{"asOf":"2026-07-23T16:08:49.493Z","block":"2700-2799 S 12TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/2700-2799-s-12th-st","address":"2725 S 12TH ST","parcelNumber":"395315800","source":"https://property.phila.gov/?p=395315800","ownerType":"owner-occupied","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O30","buildingCodeNew":"24","buildingClass":"ROW 2 STY MASONRY","buildingClassNew":"ROW PORCH FRONT","useLabel":"House","owner":"RAGNI FRANK","coOwner":"RAGNI DANA","marketValue":271900,"landAssessment":54380,"improvementAssessment":217520,"livableArea":1080,"yearBuilt":1960,"lastSale":{"price":1,"date":"2019-05-23T04:00:00Z"},"openViolations":1,"violations":[{"number":"3790728","date":"2015-11-23","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3976630","date":"2016-06-15","code":"A-901.13/1","title":"PENALTY- NO BLDG PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3976629","date":"2016-06-15","code":"A-504.1/1","title":"STOP WORK ORDER","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3976620","date":"2016-06-15","code":"A-301.1/18","title":"PERMB- ENLARG EXT DR/WIN OPEN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3976621","date":"2016-06-15","code":"A-301.1/3","title":"PERMB- ALTER REP'R EXT PORTION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3976622","date":"2016-06-15","code":"A-301.1/38","title":"PERMB- STRUCTURAL REPAIR","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3976623","date":"2016-06-15","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3976624","date":"2016-06-15","code":"A-301.1/6","title":"PERMB- PARTIAL DEMOL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3976625","date":"2016-06-15","code":"A-301.1/64","title":"PERMZ- CONST REMOV CHANGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3976626","date":"2016-06-15","code":"A-301.1/7","title":"PERMB- INT DEMOL WALLS ETC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3976628","date":"2016-06-15","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3976627","date":"2016-06-15","code":"A-301.1/74","title":"PERMB- INSTALL/REPL STAIRWAY","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4121005","date":"2016-07-14","code":"A-901.13/1","title":"PENALTY- NO BLDG PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4121002","date":"2016-07-14","code":"A-302.10/3","title":"PERMB- REV WK GONE BEYOND ORIG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4121003","date":"2016-07-14","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4121004","date":"2016-07-14","code":"A-504.1/1","title":"STOP WORK ORDER","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4120998","date":"2016-07-14","code":"A-301.1/18","title":"PERMB- ENLARG EXT DR/WIN OPEN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4120999","date":"2016-07-14","code":"A-301.1/19","title":"PERMB- FILL EXT DR/WIN OPENIN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4121000","date":"2016-07-14","code":"A-301.1/35","title":"PERMB- INSTALL NEW DR/WIN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4121001","date":"2016-07-14","code":"A-301.1/74","title":"PERMB- INSTALL/REPL STAIRWAY","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2025-064278","date":"2025-08-21","code":"F-5303.5.3","title":"SECURING COMPRESSED CYLINDERS\n","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"512959","type":"STANDARD","priority":"STANDARD","responsibility":"VS","status":"CLOSED","createdDate":"2015-12-07","completedDate":"2016-01-11","violations":[{"number":"3790728","date":"2015-11-23","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"539384","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DS","status":"CLOSED","createdDate":"2016-06-15","completedDate":"2016-07-06","violations":[{"number":"3976630","date":"2016-06-15","code":"A-901.13/1","title":"PENALTY- NO BLDG PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3976629","date":"2016-06-15","code":"A-504.1/1","title":"STOP WORK ORDER","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3976620","date":"2016-06-15","code":"A-301.1/18","title":"PERMB- ENLARG EXT DR/WIN OPEN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3976621","date":"2016-06-15","code":"A-301.1/3","title":"PERMB- ALTER REP'R EXT PORTION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3976622","date":"2016-06-15","code":"A-301.1/38","title":"PERMB- STRUCTURAL REPAIR","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3976623","date":"2016-06-15","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3976624","date":"2016-06-15","code":"A-301.1/6","title":"PERMB- PARTIAL DEMOL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3976625","date":"2016-06-15","code":"A-301.1/64","title":"PERMZ- CONST REMOV CHANGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3976626","date":"2016-06-15","code":"A-301.1/7","title":"PERMB- INT DEMOL WALLS ETC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3976628","date":"2016-06-15","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3976627","date":"2016-06-15","code":"A-301.1/74","title":"PERMB- INSTALL/REPL STAIRWAY","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"544249","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DS","status":"CLOSED","createdDate":"2016-07-14","completedDate":"2017-01-10","violations":[{"number":"4121005","date":"2016-07-14","code":"A-901.13/1","title":"PENALTY- NO BLDG PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4121002","date":"2016-07-14","code":"A-302.10/3","title":"PERMB- REV WK GONE BEYOND ORIG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4121003","date":"2016-07-14","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4121004","date":"2016-07-14","code":"A-504.1/1","title":"STOP WORK ORDER","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4120998","date":"2016-07-14","code":"A-301.1/18","title":"PERMB- ENLARG EXT DR/WIN OPEN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4120999","date":"2016-07-14","code":"A-301.1/19","title":"PERMB- FILL EXT DR/WIN OPENIN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4121000","date":"2016-07-14","code":"A-301.1/35","title":"PERMB- INSTALL NEW DR/WIN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4121001","date":"2016-07-14","code":"A-301.1/74","title":"PERMB- INSTALL/REPL STAIRWAY","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2025-089932","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"IN VIOLATION","createdDate":"2025-08-21","completedDate":null,"violations":[{"number":"VI-2025-064278","date":"2025-08-21","code":"F-5303.5.3","title":"SECURING COMPRESSED CYLINDERS\n","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2015,"n":1,"worst":null},{"y":2016,"n":19,"worst":null},{"y":2025,"n":1,"worst":null}],"investigations":[{"caseNumber":"512959","date":"2015-11-23","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"512959","date":"2016-01-08","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"539384","date":"2016-06-15","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"539384","date":"2016-07-06","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"544249","date":"2016-07-14","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"544249","date":"2016-09-01","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"544249","date":"2016-10-21","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"544249","date":"2017-01-06","type":"PRECOURT","status":"PASSED"},{"caseNumber":"CF-2025-089932","date":"2025-08-21","type":null,"status":"FAILED"}],"inspYears":[{"y":2015,"fails":1,"passes":0},{"y":2016,"fails":3,"passes":2},{"y":2017,"fails":0,"passes":1},{"y":2025,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.915519095928325,"lng":-75.1675186903296,"geom":{"type":"Polygon","coordinates":[[[-75.167424115,39.915483217],[-75.167641497,39.915510649],[-75.16763161,39.915556593],[-75.16739634,39.915528291],[-75.16740674,39.915481004],[-75.167424115,39.915483217]]]},"liDistrict":"SOUTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19148","beds":3,"baths":1,"stories":2,"lotArea":1192,"zoning":"RSA5","grade":"C","basement":"J","heater":"H","centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"2725 S 12TH ST, PHILADELPHIA PA, 19148","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":167400,"taxable":167400,"land":22527,"improvement":144873,"taxableLand":22527,"taxableImprovement":144873,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":167400,"taxable":167400,"land":46370,"improvement":121030,"taxableLand":46370,"taxableImprovement":121030,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":167400,"taxable":167400,"land":46370,"improvement":121030,"taxableLand":46370,"taxableImprovement":121030,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":196400,"taxable":196400,"land":54403,"improvement":141997,"taxableLand":54403,"taxableImprovement":141997,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":212800,"taxable":212800,"land":58946,"improvement":153854,"taxableLand":58946,"taxableImprovement":153854,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":212800,"taxable":212800,"land":58946,"improvement":153854,"taxableLand":58946,"taxableImprovement":153854,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":212800,"taxable":212800,"land":58946,"improvement":153854,"taxableLand":58946,"taxableImprovement":153854,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":248600,"taxable":248600,"land":49720,"improvement":198880,"taxableLand":49720,"taxableImprovement":198880,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":248600,"taxable":248600,"land":49720,"improvement":198880,"taxableLand":49720,"taxableImprovement":198880,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":273300,"taxable":273300,"land":54660,"improvement":218640,"taxableLand":54660,"taxableImprovement":218640,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":273300,"taxable":273300,"land":54660,"improvement":218640,"taxableLand":54660,"taxableImprovement":218640,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":271900,"taxable":271900,"land":54380,"improvement":217520,"taxableLand":54380,"taxableImprovement":217520,"exemptLand":0,"exemptImprovement":0}],"taxNow":3826,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"222211","date":"2009-06-19","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2009-06-25","scope":"REPLACE DEFECTED CURB TRAP, FRESH AIR INLET AND PHILA REGULATION VENT BOX ON SIDEWALK"},{"number":"701601","date":"2016-07-06","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2016-07-06","scope":"THE REMOVAL AND RECONSTRUCTION OF THE EXISTING FIRST FLOOR FRONT ADDITION. SIZE AND LOCATION AS SHOWN IN SUBMITTED PLAN."},{"number":"700697","date":"2016-07-06","work":"Addition","type":"BP_ADDITON","description":"ADDITION PERMIT","status":"COMPLETED","completedDate":"2017-04-05","scope":"THE REMOVAL AND RECONSTRUCTION OF THE EXISTING FRONT ADDITION"},{"number":"705679","date":"2016-07-08","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2022-05-31","scope":"RE-WIRE 30 RECEPTACLES, 24- LIGHT FIXTURES, 12- SWITCHES. INSTALL 100A SERVICE, HARD WIRED SMOKE DETECTORS. ALL WORK IN ACCORDANCE WITH 2008 NEC FOR A ONE FAMILY BUILDING"},{"number":"710661","date":"2016-07-28","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2017-11-07","scope":"INTERIOR ALTERATIONS THROUGHOUT, TO INCLUDE DRYWALL THROUGHOUT, MOISTURE RESISTANT DRYWALL IN THE BATHROOM AND KITCHEN, NEW WINDOWS AND DOORS IN EXISTING OPENING. APPLICANT AGREES TO LIMIT THE CONSTRUCTION TO COMPLY WITH EZ PERMIT STANDARD FOR INTERIOR ALTERATIONS, DATED JANUARY 2011. DEVIATION FROM THE STANDARD WILL RESULT IN REVOCATION OF THIS PERMIT AND IMPOSITION OF FURTHER PENALTIES. NOTE: CONTRACTOR IS LISTED AS A \"SOLE PROPRIETOR\" AND HAS NO EMPLOYEES AND/OR WORKERS COMPENSATION INSURANCE - ALL SUBCONTRACTORS REQUIRE SEPARATE LICENSES AND INSURANCE SEPARATE PERMITS REQUIRED FOR PLUMBING, ELECTRICAL AND MECHANICAL WORK"},{"number":"721415","date":"2016-09-13","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-04-05","scope":"3-TOILETS, 3-VANITIES, 1-TUB, 2-SHOWER STALLS, 1-WASHING MACHINE & 1 KITCHEN SINK THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"724856","date":"2016-09-27","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2017-04-05","scope":"INSTALL NEW 90% EFF FURNACE 60,000 BTU WITH NEW 3 TON A/C WITH DUCT WORK"},{"number":"713694","date":"2016-10-11","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2016-10-11","scope":"THE REMOVAL AND RECONSTRUCTION OF THE EXISTING FIRST FLOOR FRONT ADDITION. THE ADDITION OF A PARAPET AROUND THE ROOF OF THE FIRST FLOOR ADDITION. THE REMOVAL OF THE EDISTING SECOND FSTPORY FRONT WINDOWS AND THE INSTALLATION OF A SLIDING GLASS DOOR AT THE SECOND FLOOR FRONT TO ACCESS THE ADDITION ROOF."},{"number":"727454","date":"2017-05-08","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2017-06-01","scope":"AMEND A/P #700697 TO ADD A PARPET AROUND THE ROOF OF THE FIRST FLOOR ADDITION. THE REMOVAL OF THE EXISTING SECOND STORY FRONT WINDOWS FOR THE INSTALLATION OF A SLIDING GLASS DOOR AT THE SECOND FLOOR FRONT TO ACCESS THE ROOF OVER THE FIRST FLOOR ADDITION.AREA ABOVE 1ST FLOOR FRONT ADDITION NOT TO BE USED AS A ROOF DECK PER OWNER'S NOTARIZED AFFADAVIT."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2016,"k":"permit","w":"Zoning/use"},{"y":2016,"k":"permit","w":"Addition"},{"y":2016,"k":"permit","w":"New Construction"},{"y":2016,"k":"permit","w":"Major alteration"},{"y":2016,"k":"insp","w":"L&I: 3 failed, 2 passed"},{"y":2016,"k":"permit","w":"Plumbing"},{"y":2016,"k":"permit","w":"Mechanical"},{"y":2016,"k":"permit","w":"Zoning"},{"y":2017,"k":"permit","w":"Administrative"},{"y":2017,"k":"insp","w":"Inspection passed"},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2025,"k":"insp","w":"Inspection failed"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"record-pressure","level":"watch","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["1 open L&I violation","failed L&I inspection activity in 2025"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #701601: COMPLETED.","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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: 705679 (Expired). At least one row also carries a completion date, so the City fields conflict.","why":"Issued work is not the same as approved final work. L&I uses final inspections and required certifications to close construction permits; expired, withdrawn, and completed are different City statuses.","action":"Open the permit file and confirm final inspections, holds, and any resulting occupancy certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"violations","level":"attention","title":"1 open L&I violation","finding":"21 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"5 failed, 3 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was FAILED on Aug 21, 2025.","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":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration and appears related-party/family-held.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"}],"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"}]}