{"asOf":"2026-07-28T12:30:59.591Z","block":"2100-2199 S 4TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/2100-2199-s-4th-st","address":"2117 S 4TH ST","parcelNumber":"392249800","source":"https://property.phila.gov/?p=392249800","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"U50","buildingCodeNew":"22","buildingClass":"ROW CONV/APT 3 STY MASON","buildingClassNew":"ROW TYPICAL","useLabel":"Apartment building","owner":"AYO 1918 LLC","coOwner":null,"marketValue":477300,"landAssessment":95460,"improvementAssessment":381840,"livableArea":1842,"yearBuilt":1915,"lastSale":{"price":175000,"date":"2021-05-25T04:00:00Z"},"openViolations":0,"violations":[{"number":"2640426","date":"2012-09-04","code":"FC-703.1/4","title":"INT DOOR SELF-CLOSE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2640427","date":"2012-09-04","code":"FC-901.6/7","title":"FA-REPLACE DETECTOR/ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2021-000014","date":"2021-01-03","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2021-10-13","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-000017","date":"2021-01-03","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2021-10-13","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-000015","date":"2021-01-03","code":"PM15-304.1(M)","title":"CHIMNEY VIOLATIONS","status":"COMPLIED","resolutionDate":"2021-10-13","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-000016","date":"2021-01-03","code":"PM15-305.1","title":"INTERIOR UNSAFE GENERAL","status":"COMPLIED","resolutionDate":"2021-10-13","resolution":"COMPLIED - PERMIT OBTAINED"}],"violationCases":[{"number":"348223","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2012-09-05","completedDate":"2013-05-22","violations":[{"number":"2640426","date":"2012-09-04","code":"FC-703.1/4","title":"INT DOOR SELF-CLOSE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2640427","date":"2012-09-04","code":"FC-901.6/7","title":"FA-REPLACE DETECTOR/ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2021-000017","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2021-01-03","completedDate":"2021-10-14","violations":[{"number":"VI-2021-000014","date":"2021-01-03","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2021-10-13","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-000017","date":"2021-01-03","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2021-10-13","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-000015","date":"2021-01-03","code":"PM15-304.1(M)","title":"CHIMNEY VIOLATIONS","status":"COMPLIED","resolutionDate":"2021-10-13","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-000016","date":"2021-01-03","code":"PM15-305.1","title":"INTERIOR UNSAFE GENERAL","status":"COMPLIED","resolutionDate":"2021-10-13","resolution":"COMPLIED - PERMIT OBTAINED"}]}],"violYears":[{"y":2012,"n":2,"worst":null},{"y":2021,"n":4,"worst":"UNSAFE STRUCTURE"}],"investigations":[{"caseNumber":"348223","date":"2012-09-04","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"348223","date":"2012-10-15","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"348223","date":"2012-11-14","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"348223","date":"2013-05-06","type":"PRECOURT","status":"PASSED"},{"caseNumber":"CF-2021-000017","date":"2021-01-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-000017","date":"2021-02-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-000017","date":"2021-10-14","type":null,"status":"PASSED"}],"inspYears":[{"y":2012,"fails":2,"passes":0},{"y":2013,"fails":0,"passes":1},{"y":2021,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.92168743601573,"lng":-75.15333561002114,"geom":{"type":"Polygon","coordinates":[[[-75.153224755,39.921693798],[-75.153234575,39.921653785],[-75.153445079,39.921680266],[-75.153436049,39.92172157],[-75.153224755,39.921693798]]]},"liDistrict":"SOUTH","certifications":[{"number":"BC-2023-018906","type":"Fire Alarm Certification","inspectionDate":"2023-09-14","result":"Certified","expirationDate":"2024-09-14","buildingId":"1486461"},{"number":"BC-2024-015548","type":"Sprinkler Certification","inspectionDate":"2024-05-16","result":"Certified","expirationDate":"2025-05-16","buildingId":"1486461"},{"number":"BC-2024-025140","type":"Fire Alarm Certification","inspectionDate":"2024-09-05","result":"Certified","expirationDate":"2025-09-05","buildingId":"1486461"},{"number":"BC-2026-000774","type":"Sprinkler Certification","inspectionDate":"2025-05-06","result":"Certified","expirationDate":"2026-05-06","buildingId":"1486461"},{"number":"BC-2025-022606","type":"Fire Alarm Certification","inspectionDate":"2025-08-20","result":"Certified","expirationDate":"2026-08-20","buildingId":"1486461"},{"number":"BC-2026-012674","type":"Sprinkler Certification","inspectionDate":"2026-04-20","result":"Certified","expirationDate":"2027-04-20","buildingId":"1486461"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19148","beds":6,"baths":3,"stories":3,"lotArea":997,"zoning":"RSA5","grade":"C+","basement":"B","heater":"A","centralAir":true,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"PO BOX 21794, PHILADELPHIA PA, 19146","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":175700,"taxable":175700,"land":18364,"improvement":157336,"taxableLand":18364,"taxableImprovement":157336,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":175700,"taxable":175700,"land":35667,"improvement":140033,"taxableLand":35667,"taxableImprovement":140033,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":175700,"taxable":175700,"land":35667,"improvement":140033,"taxableLand":35667,"taxableImprovement":140033,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":231500,"taxable":231500,"land":46994,"improvement":184506,"taxableLand":46994,"taxableImprovement":184506,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":250800,"taxable":250800,"land":50912,"improvement":199888,"taxableLand":50912,"taxableImprovement":199888,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":250800,"taxable":250800,"land":50912,"improvement":199888,"taxableLand":50912,"taxableImprovement":199888,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":250800,"taxable":250800,"land":50912,"improvement":199888,"taxableLand":50912,"taxableImprovement":199888,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":539000,"taxable":190000,"land":107800,"improvement":431200,"taxableLand":107800,"taxableImprovement":82200,"exemptLand":0,"exemptImprovement":349000},{"y":2024,"v":539000,"taxable":190000,"land":107800,"improvement":431200,"taxableLand":107800,"taxableImprovement":82200,"exemptLand":0,"exemptImprovement":349000},{"y":2025,"v":453600,"taxable":159896,"land":90720,"improvement":362880,"taxableLand":90720,"taxableImprovement":69176,"exemptLand":0,"exemptImprovement":293704},{"y":2026,"v":453600,"taxable":159896,"land":90720,"improvement":362880,"taxableLand":90720,"taxableImprovement":69176,"exemptLand":0,"exemptImprovement":293704},{"y":2027,"v":477300,"taxable":168251,"land":95460,"improvement":381840,"taxableLand":95460,"taxableImprovement":72791,"exemptLand":0,"exemptImprovement":309049}],"taxNow":2238,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"105730","date":"2007-10-11","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2008-02-02","scope":"INSTALL 6 SMOKE DETECTORS, 3 PULL STATIONS, 5 HORN STROBES, 1 6160 ANNUNCIATOR, ADEMCO 32FB FIRE ALARM PANEL ACCORDING TO BLUE PRINTS. (SOUTH DIST)"},{"number":"764275","date":"2017-03-06","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-03-23","scope":"REPLACE CURB TRAP AND LATERAL"},{"number":"CP-2021-003856","date":"2021-06-28","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2021-10-18","scope":"MAKE SAFE PERMIT- For (The replacement of existing fire-damaged roof, roof deck, and roof deck access structure, as shown on plans ) to resolve case CF-2021-000017. Abutting sidewalk must be closed with fencing a minimum of 6? in height. Separate Streets Department permit required for sidewalk closure. A separate permit is required for any additional alterations that are not specifically addressed on case CF-2021-000017. 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.? MAKE SAFE- Replace existing fire damage roof as shown on plans AMENDED AS OF 10.6.2021: FOR THE UPDATED 2x12 ROOF JOISTS AS CONNECTED TO PARTY WALL BY LEDGER."},{"number":"CP-2021-007512","date":"2021-11-03","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-09-23","scope":"FOR LEVEL III ALTERATION WITHOUT CHANGE OF OCCUPANCY CLASSIFICATION TO THE EXISTING MULTI-FAMILY HOUSEHOLD LIVING (3 DWELLING UNITS). BUILDING TO BE FULLY SPRINKLERED. SEPARATE PERMITS REQUIRED FOR MEP & FP WORK."},{"number":"PP-2022-000472","date":"2022-01-11","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-08-18","scope":"Installing 15 Fixtures & 3 Washer Machines"},{"number":"MP-2022-000027","date":"2022-01-15","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-08-26","scope":"*MULTI FAMILY* EACH HVAC UNIT TO BE SELF-CONTAINED WITHIN EACH DWELLING UNIT. NO PENETRATIONS OF RATED ASSEMBLIES. 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. Floor 1 - installation of forced air hvac system. 60000 BTU 13 SEER. Installation of ductwork for bathroom exhaust fan. Installation of ductwork for clothes dryer. Floor 2 - installation of ducted mini split HVAC system. 24000 BTU unit 21.5 SEER. Installation of ductwork for bathroom exhaust fan. Installation of ductwork for clothes dryer. Floor 3 - installation of ducted mini split HVAC system. 24000 BTU unit 21.5 SEER. Installation of ductwork for bathroom exhaust fan. Installation of ductwork for clothes dryer."},{"number":"FP-2021-003694","date":"2022-03-07","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2022-09-22","scope":"FOR THE INSTALLATION OF A NEW TWO-INCH FIRE SERVICE LINE, TWO-INCH BACKFLOW PREVENTER AND FIRE SPRINKLER SYSTEM IN ACCORDANCE WITH APPROVED PLANS, HYDRAULIC CALCULATIONS AND NFPA 13R."},{"number":"EP-2022-001117","date":"2022-03-18","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-08-11","scope":"INSTALL 400AMP SERVICE, WIRING THROUGHOUT, INSTALL LIGHT FIXTURES, OUTLETS, SWITCHES, 110v INTERCONNECTED SMOKE ALARMS, GROUNDING SYSTEM, EMERGENCY LIGHTS, EXIT SIGNS AS PER APPROVED DRAWINGS- 2017 NEC. **SEPARATE FIRE ALARM PERMIT IS REQ'D**"},{"number":"PP-2022-009227","date":"2022-06-14","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-06-27","scope":"Installing 1” Water Service, 5” curb Trap, 4” Main Drain & 4” Fresh Air Inlet"}],"storyTag":"New construction","storyDelta":-0.1,"timeline":[{"y":2013,"k":"insp","w":"Inspection passed"},{"y":2017,"k":"permit","w":"Plumbing"},{"y":2021,"k":"sale","p":175000},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"viol","w":"4 L&I violations incl UNSAFE STRUCTURE"},{"y":2021,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Alterations"},{"y":2022,"k":"permit","w":"Addition and/or Alterations"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"New Construction or Additions"}],"rented":true,"licenses":[{"number":"220238","type":"Rental","status":"Inactive","businessName":"JOHN L LINCOLN","legalName":"JOHN L LINCOLN","address":"2117 S 4TH ST","revenueCode":"3202","rentalCategory":null,"units":3,"issuedDate":"1996-10-31","latestIssueDate":"1996-10-31","expirationDate":"1997-02-28","inactiveDate":"2012-12-22"},{"number":"340159","type":"Rental","status":"Inactive","businessName":"JOHN LINCOLN","legalName":"JOHN LINCOLN","address":"2117 S 4TH ST","revenueCode":"3202","rentalCategory":null,"units":3,"issuedDate":"2005-10-07","latestIssueDate":"2005-10-07","expirationDate":"2006-02-28","inactiveDate":"2012-12-22"},{"number":"427257","type":"Rental","status":"Inactive","businessName":"MICHELE FRANK","legalName":"MICHELE FRANK","address":"2117 S 4TH ST","revenueCode":"3202","rentalCategory":null,"units":3,"issuedDate":"2007-10-25","latestIssueDate":"2021-02-02","expirationDate":"2022-02-28","inactiveDate":"2022-04-29"},{"number":"907931","type":"Rental","status":"Active","businessName":"AYO 1918 LLC","legalName":"AYO 1918 LLC","address":"2117 S 4TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2022-10-06","latestIssueDate":"2025-09-11","expirationDate":"2026-10-05","inactiveDate":null}],"licenseActivity":[{"number":"907931","type":"Rental","businessName":"AYO 1918 LLC","legalName":"AYO 1918 LLC","issuedDate":"2022-10-06","latestIssueDate":"2025-09-11","closureDate":null,"expirationDate":"2026-10-05","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"427257","type":"Rental","businessName":"MICHELE FRANK","legalName":"MICHELE FRANK","issuedDate":"2007-10-25","latestIssueDate":"2021-02-02","closureDate":"2022-04-29","expirationDate":"2022-02-28","inactiveDate":"2022-04-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"340159","type":"Rental","businessName":"JOHN LINCOLN","legalName":"JOHN LINCOLN","issuedDate":"2005-10-07","latestIssueDate":"2005-10-07","closureDate":"2012-12-22","expirationDate":"2006-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"220238","type":"Rental","businessName":"JOHN L LINCOLN","legalName":"JOHN L LINCOLN","issuedDate":"1996-10-31","latestIssueDate":"1996-10-31","closureDate":"2012-12-22","expirationDate":"1997-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-27","units":3,"signals":[{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 7 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2021","permit activity in 2021, 2022"],"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 record identifies more than one dwelling/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 6 historical violations across 2 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 1915 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":"4 failed, 2 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Oct 14, 2021.","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":"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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Aug 20, 2026; Sprinkler Certification: Certified through Apr 20, 2027","why":"Fire-protection certifications apply to the named system and inspection period only; they are not a whole-building safety certificate. Philadelphia generally requires annual sprinkler, standpipe, fire-alarm, special-hazard, and emergency-power inspections where those systems exist.","action":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"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"}]}