{"asOf":"2026-07-24T05:22:53.205Z","block":"400-499 MC KEAN ST","blockUrl":"https://philadelphia.blockreport.homes/block/400-499-mc-kean-st","address":"434 MCKEAN ST","parcelNumber":"392032000","source":"https://property.phila.gov/?p=392032000","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"U30","buildingCodeNew":"22","buildingClass":"ROW CONV/APT 2 STY MASON","buildingClassNew":"ROW TYPICAL","useLabel":"Apartment building","owner":"INVEST PHILLY LLC","coOwner":null,"marketValue":370000,"landAssessment":74000,"improvementAssessment":296000,"livableArea":1472,"yearBuilt":1920,"lastSale":{"price":73000,"date":"2022-09-13T04:00:00Z"},"openViolations":0,"violations":[{"number":"2383182","date":"2012-03-12","code":"PM-102.0/1","title":"LICENSE-RES GENERAL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2383183","date":"2012-03-12","code":"PM-304.3/1","title":"EXT S-WALLS REPAIR/MAINTAIN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4732991","date":"2018-04-02","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4732992","date":"2018-04-02","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4732993","date":"2018-04-02","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4640457","date":"2018-04-12","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2021-069857","date":"2021-10-04","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2022-12-05","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-069856","date":"2021-10-04","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2022-12-05","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-065193","date":"2022-08-29","code":"PM15-110.1","title":"ID STRUCTURE","status":"COMPLIED","resolutionDate":"2022-12-05","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-065194","date":"2022-08-29","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2022-12-05","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-065195","date":"2022-08-29","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2022-12-05","resolution":"COMPLIED - PERMIT OBTAINED"}],"violationCases":[{"number":"319109","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2012-03-12","completedDate":"2012-05-07","violations":[{"number":"2383182","date":"2012-03-12","code":"PM-102.0/1","title":"LICENSE-RES GENERAL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2383183","date":"2012-03-12","code":"PM-304.3/1","title":"EXT S-WALLS REPAIR/MAINTAIN","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"627127","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2018-04-03","completedDate":"2018-08-16","violations":[{"number":"4732991","date":"2018-04-02","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4732992","date":"2018-04-02","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4732993","date":"2018-04-02","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"628894","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2018-04-13","completedDate":"2018-06-04","violations":[{"number":"4640457","date":"2018-04-12","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2021-097291","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2021-10-04","completedDate":"2022-12-05","violations":[{"number":"VI-2021-069857","date":"2021-10-04","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2022-12-05","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-069856","date":"2021-10-04","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2022-12-05","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2022-088788","type":"NOTICE OF VIOLATION","priority":"IMMINENTLY DANGEROUS","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2022-08-29","completedDate":"2022-12-20","violations":[{"number":"VI-2022-065193","date":"2022-08-29","code":"PM15-110.1","title":"ID STRUCTURE","status":"COMPLIED","resolutionDate":"2022-12-05","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-065194","date":"2022-08-29","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2022-12-05","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-065195","date":"2022-08-29","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2022-12-05","resolution":"COMPLIED - PERMIT OBTAINED"}]}],"violYears":[{"y":2012,"n":2,"worst":null},{"y":2018,"n":4,"worst":"UNSAFE STRUCTURE"},{"y":2021,"n":2,"worst":"UNSAFE STRUCTURE"},{"y":2022,"n":3,"worst":null}],"investigations":[{"caseNumber":"319109","date":"2012-03-09","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"319109","date":"2012-05-04","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"627127","date":"2018-04-02","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"628894","date":"2018-04-12","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"628894","date":"2018-06-04","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"627127","date":"2018-07-09","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"627127","date":"2018-08-01","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"CF-2021-097291","date":"2021-10-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-097291","date":"2021-11-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-097291","date":"2021-12-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-097291","date":"2022-01-27","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-097291","date":"2022-03-05","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-097291","date":"2022-04-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-097291","date":"2022-05-19","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-088788","date":"2022-08-29","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-088788","date":"2022-09-13","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-088788","date":"2022-11-19","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-097291","date":"2022-11-19","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-088788","date":"2022-12-05","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-097291","date":"2022-12-05","type":null,"status":"PASSED"}],"inspYears":[{"y":2012,"fails":1,"passes":1},{"y":2018,"fails":3,"passes":2},{"y":2021,"fails":3,"passes":0},{"y":2022,"fails":8,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.923477014565194,"lng":-75.1543504606512,"geom":{"type":"Polygon","coordinates":[[[-75.154305756,39.923552124],[-75.15433786,39.923395084],[-75.154395672,39.923402583],[-75.15436232,39.923559417],[-75.154305756,39.923552124]]]},"liDistrict":"SOUTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19148","beds":4,"baths":2,"stories":2,"lotArea":928,"zoning":"RSA5","grade":"C","basement":"D","heater":"A","centralAir":true,"extCond":"4","intCond":"2","garage":null,"homestead":false,"mail":"1018 PINE ST, PHILADELPHIA PA, 19107","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":110600,"taxable":77700,"land":13642,"improvement":96958,"taxableLand":13642,"taxableImprovement":64058,"exemptLand":0,"exemptImprovement":32900},{"y":2017,"v":110600,"taxable":77700,"land":18360,"improvement":92240,"taxableLand":18360,"taxableImprovement":59340,"exemptLand":0,"exemptImprovement":32900},{"y":2018,"v":110600,"taxable":77700,"land":18360,"improvement":92240,"taxableLand":18360,"taxableImprovement":59340,"exemptLand":0,"exemptImprovement":32900},{"y":2019,"v":145600,"taxable":77700,"land":24170,"improvement":121430,"taxableLand":24170,"taxableImprovement":53530,"exemptLand":0,"exemptImprovement":67900},{"y":2020,"v":181100,"taxable":77700,"land":30063,"improvement":151037,"taxableLand":30063,"taxableImprovement":47637,"exemptLand":0,"exemptImprovement":103400},{"y":2021,"v":181100,"taxable":77700,"land":30063,"improvement":151037,"taxableLand":30063,"taxableImprovement":47637,"exemptLand":0,"exemptImprovement":103400},{"y":2022,"v":181100,"taxable":77700,"land":30063,"improvement":151037,"taxableLand":30063,"taxableImprovement":47637,"exemptLand":0,"exemptImprovement":103400},{"y":2023,"v":277700,"taxable":277700,"land":55540,"improvement":222160,"taxableLand":55540,"taxableImprovement":222160,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":277700,"taxable":277700,"land":55540,"improvement":222160,"taxableLand":55540,"taxableImprovement":222160,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":360000,"taxable":200000,"land":72000,"improvement":288000,"taxableLand":72000,"taxableImprovement":128000,"exemptLand":0,"exemptImprovement":160000},{"y":2026,"v":360000,"taxable":200000,"land":72000,"improvement":288000,"taxableLand":72000,"taxableImprovement":128000,"exemptLand":0,"exemptImprovement":160000},{"y":2027,"v":370000,"taxable":205555,"land":74000,"improvement":296000,"taxableLand":74000,"taxableImprovement":131555,"exemptLand":0,"exemptImprovement":164445}],"taxNow":2800,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"RP-2022-010839","date":"2022-10-21","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2022-12-07","scope":"MAKE-SAFE PERMIT: FOR THE REPLACEMENT OF THE FRONT EXTERIOR WALL AND THE INSTALLATION OF STARBOLTS TO RESOLVE CASE CF-2021-097291 and CF-2022-088788. ALL WORK TO BE DONE PER APPROVED PLANS AND ENGINEERING INSPECTION LETTER. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. “A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED WITHIN 7 FEET OF THE BUILDING FAÇADE IN ACCORDANCE WITH SECTION 3306 OF THE 2018 IBC. SEPARATE BUILDING AND/OR STREETS DEPARTMENT PERMIT REQUIRED PRIOR TO THE START OF ANY WORK.” A SEPARATE PERMIT IS REQUIRED FOR ANY ADDITIONAL ALTERATIONS THAT ARE NOT SPECIFICALLY ADDRESSED ON CASE CF-2021-097291 and CF-2022-088788. \"IN ACCORDANCE WITH CODE BULLETIN PM-1801, A PA PROFESSIONAL ENGINEER IS REQUIRED TO MONITOR REPAIRS MADE UNDER THIS PERMIT. THE ENGINEER MUST SUBMIT A SEALED STATEMENT TO THE DEPARTMENT CONFIRMING THAT THE STRUCTURE IS IN SOUND CONDITION AT COMPLETION.\""},{"number":"RP-2023-003863","date":"2023-05-12","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2024-01-09","scope":"interior renovations only, details a shown-on plan, minimum 1 hour fire rating shall be maintained between dwelling units."},{"number":"PP-2023-008545","date":"2023-06-20","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-11-08","scope":"Installing 10 Fixtures & 2 Washer Machines"},{"number":"EP-2023-006554","date":"2023-07-26","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-11-03","scope":"INSTALL 200 AMP SERVICE, WIRING THROUGHOUT, INSTALL LIGHT FIXTURES, INSTALL OUTLETS, SWITCHES, SMOKE DETECTORS, GROUNDING. AS PER NEC 2017"},{"number":"MP-2023-003496","date":"2023-08-16","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-11-08","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES - For the installation of New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans. MULTI FAMILY - EACH HVAC UNIT TO BE SELF-CONTAINED WITHIN EACH DWELLING UNIT. NO PENETRATIONS OF RATED ASSEMBLIES. 2 units. 45,000 btu gas furnaces, 2 AC units (one lower roof, second one higher roof), ductwork, & 6 diffusers in each unit."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2018,"k":"viol","w":"4 L&I violations incl UNSAFE STRUCTURE"},{"y":2018,"k":"insp","w":"L&I: 3 failed, 2 passed"},{"y":2021,"k":"viol","w":"2 L&I violations incl UNSAFE STRUCTURE"},{"y":2021,"k":"insp","w":"Inspection failed ×3"},{"y":2022,"k":"viol","w":"3 L&I violations"},{"y":2022,"k":"insp","w":"L&I: 8 failed, 2 passed"},{"y":2022,"k":"sale","p":73000},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Addition and/or Alterations"}],"rented":true,"licenses":[{"number":"259938","type":"Rental","status":"Inactive","businessName":"ASHOK DAVAR","legalName":"ASHOK DAVAR","address":"434 MCKEAN ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2004-11-19","latestIssueDate":"2018-05-20","expirationDate":"2019-02-28","inactiveDate":"2019-04-29"},{"number":"951357","type":"Rental","status":"Active","businessName":"Ylli Qarkaxhia","legalName":"Ylli Qarkaxhia","address":"434 MCKEAN ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2024-05-13","latestIssueDate":"2026-03-30","expirationDate":"2027-05-12","inactiveDate":null}],"licenseActivity":[{"number":"951357","type":"Rental","businessName":"Ylli Qarkaxhia","legalName":"Ylli Qarkaxhia","issuedDate":"2024-05-13","latestIssueDate":"2026-03-30","closureDate":null,"expirationDate":"2027-05-12","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"259938","type":"Rental","businessName":"ASHOK DAVAR","legalName":"ASHOK DAVAR","issuedDate":"2004-11-19","latestIssueDate":"2018-05-20","closureDate":"2019-04-29","expirationDate":"2019-02-28","inactiveDate":"2019-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","units":2,"signals":[{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 5 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2022","permit activity in 2022, 2023"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"The history also contains “PERM Z- NEW USE.”","why":"Philadelphia says a zoning approval or Property Sales Certification can identify a use without proving that it was established under the Building Code. A change of use, unit count, exits, or fire rating can require a Building Permit and Certificate of Occupancy.","action":"Verify the lawful use, unit count, associated construction permits, and Certificate of Occupancy with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 11 historical violations across 5 cases.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"rental-license","level":"verify","title":"A rental license does not transfer with the deed","finding":"1 active Rental License record matched.","why":"If dwelling space is rented, the buyer must obtain a new annual Rental License; the seller’s license is not transferable. New applications require proof of ownership and legal occupancy, tax compliance, no open L&I violations, and lead compliance where applicable.","action":"Plan the buyer’s replacement license before settlement.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1920 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"15 failed, 5 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Dec 5, 2022.","why":"A PASSED or FAILED value applies to that inspection visit. CLOSED is a separate source status; none of the three alone proves the parent permit or violation case closed—or describes today’s condition.","action":"Open the parent case/permit for each material failure and confirm its later disposition.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"1 fire/suppression-related permit matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as multi-family. BlockReport does not receive a current Commercial Trash account balance.","why":"Philadelphia charges qualifying small commercial, mixed-use, and multi-unit properties that use City collection; exemptions and private collection can change applicability. A use category alone does not prove a fee is due.","action":"Check the Commercial Trash account inside the date-effective Property Payoff.","url":"https://www.phila.gov/2026-06-09-pay-your-trash-fee-bill-by-june-30/"}],"closingChecks":[{"title":"Property Sales Certification","body":"The seller must obtain Philadelphia’s certificate showing the base zoning, last use in the zoning record, and open violations. The City warns that it does not prove Building Code occupancy or show zoning overlays.","action":"Obtain the fresh certificate and compare it with the CO, permits, and Atlas overlays.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-property-sales-certification/"},{"title":"Date-effective City Property Payoff","body":"The Tax Center Property Payoff covers Real Estate Tax, Commercial Trash, and L&I abatement-work invoices. Philadelphia says it does not include business-tax debts or liens, water and sewer charges, or fines for code violations.","action":"Request the City statement effective through settlement; read every period and invoice.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"title":"Professional title and water-lien searches","body":"OPA ownership, deed summaries, and a zero tax balance are not clear title. Mortgages, judgments, municipal claims, water liens, easements, heirs, and other encumbrances require separate searches.","action":"Use a Pennsylvania lawyer/title company and obtain owner’s title insurance; order the separate water search/payoff.","url":"https://www.phila.gov/2026-04-07-why-title-insurance-is-your-best-friend-when-buying-a-home-in-philadelphia/","secondaryUrl":"https://www.phila.gov/services/water-gas-utilities/pay-or-dispute-a-water-bill/resolve-water-liens-judgments/"},{"title":"Seller-specific tax relief is not the buyer’s bill","body":"LOOP and low-income or senior Real Estate Tax freezes depend on the qualifying owner and continued program eligibility; a buyer cannot assume the seller’s capped or frozen bill continues. A separately verified property abatement often remains with the property for its remaining term, but program-specific new-owner filing, use, and tax-compliance conditions still must be confirmed—not inferred from the reduced assessment alone.","action":"Have Revenue or OPA identify every current benefit, model the buyer’s bill without seller-specific relief, and confirm any verified abatement in writing.","url":"https://www.phila.gov/services/payments-assistance-taxes/payment-plans-and-assistance-programs/income-based-programs-for-residents/apply-for-the-longtime-owner-occupants-program-loop/","secondaryUrl":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/tax-freeze/"},{"title":"Seller disclosure and independent inspections","body":"For a covered Pennsylvania residential transfer, obtain the statutory seller disclosure. It reports the seller’s knowledge; it is not a warranty, title search, code review, or substitute for inspections. Because OPA dates this building before 1978, separately obtain the required federal/City lead disclosures and any test results.","action":"Have the agreement and disclosure reviewed for this transaction’s coverage and exceptions.","url":"https://www.pa.gov/agencies/dos/department-and-offices/bpoa/boards-commissions/real-estate-commission"}]}