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ADMINISTRATIVELY"},{"number":"VI-2026-005024","date":"2026-01-22","code":"PM15-505.4","title":"PLUMBING SYSTEMS- WATER HEATING","status":"CLOSED","resolutionDate":"2026-06-08","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2026-005019","date":"2026-01-22","code":"9-3902 (1)","title":"RENTAL LICENSE- ONE & TWO FAMILY (R3)","status":"COMPLIED","resolutionDate":"2026-02-17","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2026-005020","date":"2026-01-22","code":"PM15-304.7","title":"EXTERIOR STRUCTURE ROOF DRAINAGE","status":"CLOSED","resolutionDate":"2026-06-08","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2026-005021","date":"2026-01-22","code":"PM15-304.5","title":"EXTERIOR STRUCTURE FOUNDATIONS","status":"CLOSED","resolutionDate":"2026-06-08","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2026-005022","date":"2026-01-22","code":"F-604.1","title":"ABATEMENT OF ELECTRICAL HAZARDS\n","status":"CLOSED","resolutionDate":"2026-06-08","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2026-005023","date":"2026-01-22","code":"PM15-305.1(E)","title":"INTERIOR STAIRS","status":"CLOSED","resolutionDate":"2026-06-08","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2026-005029","date":"2026-01-22","code":"F-907.8.5","title":"INSPECTION, TESTING AND MAINTENANCE\n","status":"CLOSED","resolutionDate":"2026-06-08","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2026-005027","date":"2026-01-22","code":"F-1103.8.1","title":"SMOKE ALARM LOCATION\n","status":"CLOSED","resolutionDate":"2026-06-08","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2026-005028","date":"2026-01-22","code":"PM15-305.3","title":"INTERIOR SURFACES","status":"CLOSED","resolutionDate":"2026-06-08","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2026-005026","date":"2026-01-22","code":"PM15-602.3","title":"MECHANICAL- HEATING RESIDENTIAL 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INSP","status":"FAILED"},{"caseNumber":"616474","date":"2018-01-26","type":"CI INSP","status":"FAILED"},{"caseNumber":"616474","date":"2018-03-05","type":"CI INSP","status":"PASSED"},{"caseNumber":"693916","date":"2019-07-02","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"693916","date":"2019-08-08","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"693916","date":"2019-09-24","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"693916","date":"2020-02-12","type":"PRECOURT","status":"FAILED"},{"caseNumber":"CF-2020-025796","date":"2020-06-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-025796","date":"2020-08-13","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-028204","date":"2021-04-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-028204","date":"2021-05-21","type":null,"status":"FAILED"},{"caseNumber":"693916","date":"2021-06-30","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-028204","date":"2021-06-30","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-014107","date":"2023-02-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-014107","date":"2025-02-07","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-008499","date":"2025-02-07","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-008517","date":"2025-02-07","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-008524","date":"2025-02-07","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-011028","date":"2025-02-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-008524","date":"2025-03-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-008499","date":"2025-03-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-023257","date":"2025-03-31","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-028204","date":"2025-03-31","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-008499","date":"2025-03-31","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-023257","date":"2025-04-01","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-023753","date":"2025-04-01","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-023753","date":"2025-08-08","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-008524","date":"2025-08-08","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-011028","date":"2025-10-31","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-007650","date":"2026-01-27","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-007650","date":"2026-04-30","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-054598","date":"2026-05-18","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-007650","date":"2026-06-08","type":null,"status":"PASSED"}],"inspYears":[{"y":2012,"fails":1,"passes":1},{"y":2017,"fails":1,"passes":0},{"y":2018,"fails":1,"passes":1},{"y":2019,"fails":2,"passes":0},{"y":2020,"fails":2,"passes":1},{"y":2021,"fails":3,"passes":1},{"y":2023,"fails":1,"passes":0},{"y":2025,"fails":8,"passes":7},{"y":2026,"fails":3,"passes":1}],"taxOwed":15683.18,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":15683.18,"principalDue":10561.03,"penaltyDue":702.9,"interestDue":1496.24,"otherChargesDue":2923.01,"yearsOwed":5,"oldestYearOwed":2010,"mostRecentYearOwed":2021,"mostRecentPaymentDate":"2018-11-27","assessmentYear":2022,"totalAssessment":225900,"taxableAssessment":225900,"exemptAbatementAssessment":0,"homesteadValue":0,"netTaxAfterHomestead":3162.15,"actionableAtSnapshot":true,"paymentAgreementAtSnapshot":false,"bankruptcyAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.00123274434805,"lng":-75.06630431158602,"geom":{"type":"Polygon","coordinates":[[[-75.06618126,40.001138935],[-75.066240886,40.001108742],[-75.066427364,40.001326555],[-75.066367739,40.001356747],[-75.06618126,40.001138935]]]},"liDistrict":"EAST","certifications":[{"number":"BC-2025-006474","type":"Special Hazards Certification","inspectionDate":"2025-03-13","result":"Deficient","expirationDate":null,"buildingId":"1392596"},{"number":"BC-2025-019523","type":"Fire Alarm Certification","inspectionDate":"2025-07-23","result":"Certified","expirationDate":"2026-07-23","buildingId":"1392596"},{"number":"BC-2025-020690","type":"Special Hazards Certification","inspectionDate":"2025-08-05","result":"Certified","expirationDate":"2026-08-05","buildingId":"1392596"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19137","beds":4,"baths":null,"stories":3,"lotArea":2000,"zoning":"RSA5","grade":"C+","basement":"D","heater":"B","centralAir":false,"extCond":"3","intCond":"4","garage":null,"homestead":false,"mail":"93-16 71 DRIVE, FOREST HILLS NY, 11375","mailOut":true,"appeals":[],"taxYears":[{"year":2010,"total":600,"principal":0,"interest":0,"penalty":0},{"year":2013,"total":2196.81,"principal":1359.19,"interest":387.37,"penalty":95.14},{"year":2014,"total":281.43,"principal":183.09,"interest":35.28,"penalty":13.26},{"year":2015,"total":3307.21,"principal":2311.5,"interest":242.71,"penalty":161.81},{"year":2016,"total":3022.84,"principal":2414.66,"interest":36.22,"penalty":24.15}],"taxNet":9408.29,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":150000,"taxable":150000,"land":30433,"improvement":119567,"taxableLand":30433,"taxableImprovement":119567,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":150000,"taxable":150000,"land":45000,"improvement":105000,"taxableLand":45000,"taxableImprovement":105000,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":150000,"taxable":150000,"land":45000,"improvement":105000,"taxableLand":45000,"taxableImprovement":105000,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":209700,"taxable":209700,"land":62910,"improvement":146790,"taxableLand":62910,"taxableImprovement":146790,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":225900,"taxable":225900,"land":67770,"improvement":158130,"taxableLand":67770,"taxableImprovement":158130,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":225900,"taxable":225900,"land":67770,"improvement":158130,"taxableLand":67770,"taxableImprovement":158130,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":225900,"taxable":225900,"land":67770,"improvement":158130,"taxableLand":67770,"taxableImprovement":158130,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":272000,"taxable":272000,"land":54400,"improvement":217600,"taxableLand":54400,"taxableImprovement":217600,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":272000,"taxable":272000,"land":54400,"improvement":217600,"taxableLand":54400,"taxableImprovement":217600,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":316200,"taxable":316200,"land":63240,"improvement":252960,"taxableLand":63240,"taxableImprovement":252960,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":316200,"taxable":316200,"land":63240,"improvement":252960,"taxableLand":63240,"taxableImprovement":252960,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":256900,"taxable":256900,"land":51380,"improvement":205520,"taxableLand":51380,"taxableImprovement":205520,"exemptLand":0,"exemptImprovement":0}],"taxNow":4426,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"CP-2025-001965","date":"2025-04-21","work":"Commercial Make Safe Permit","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-11-03","scope":"MAKE SAFE PERMIT TO COMPLY WITH UNSAFE VIOLATION# CF-2025-011028 TO INCLUDE REPAIR/REPLACEMENT OF FLOOR FRAMING AT FIRST-FLOOR OF EXISTING BUILDING PER APPROVED PLANS, ENGINEER'S REPORT AND IN ACCORDANCE WITH CODE BULLETIN PM-1801. LICENSED 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."}],"storyTag":"Improved","storyDelta":-0.26,"timeline":[{"y":2018,"k":"sale","p":590000},{"y":2021,"k":"viol","w":"L&I violation"},{"y":2021,"k":"insp","w":"L&I: 3 failed, 1 passed"},{"y":2023,"k":"viol","w":"8 L&I violations"},{"y":2023,"k":"insp","w":"Inspection failed"},{"y":2024,"k":"sale","p":435000},{"y":2025,"k":"permit","w":"Commercial Make Safe Permit"},{"y":2025,"k":"viol","w":"25 L&I violations incl UNSAFE STRUCTURE"},{"y":2025,"k":"insp","w":"L&I: 8 failed, 7 passed"},{"y":2026,"k":"viol","w":"13 L&I violations"},{"y":2026,"k":"insp","w":"L&I: 3 failed, 1 passed"}],"rented":true,"licenses":[{"number":"208651","type":"Food Preparing and Serving (30+ SEATS)","status":"Inactive","businessName":"R & K INCORPORATED","legalName":"R & K INCORPORATED","address":"4742 RICHMOND ST","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2005-01-28","latestIssueDate":"2005-01-28","expirationDate":"2009-06-30","inactiveDate":null},{"number":"320702","type":"Food Preparing and Serving","status":"Inactive","businessName":"R & K INCORPORATED","legalName":"R & K INCORPORATED","address":"4742 RICHMOND ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2005-06-01","latestIssueDate":"2019-06-20","expirationDate":"2020-04-30","inactiveDate":"2020-06-29"},{"number":"776054","type":"Rental","status":"Closed","businessName":"R & K INCORPORATED","legalName":"R & K INCORPORATED","address":"4742 RICHMOND ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2018-05-09","latestIssueDate":"2018-05-09","expirationDate":"2019-05-08","inactiveDate":null},{"number":"855632","type":"Food Preparing and Serving (30+ SEATS)","status":"Inactive","businessName":"PINT & PIES LLC (Irish Eyes)","legalName":"PINT & PIES LLC","address":"4742 RICHMOND ST","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2020-11-16","latestIssueDate":"2024-08-08","expirationDate":"2024-11-15","inactiveDate":"2025-01-14"},{"number":"0999250","type":"Rental","status":"Active","businessName":"Penn One Properties","legalName":"Penn One Properties ","address":"4742 RICHMOND ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2026-02-10","latestIssueDate":"2026-02-10","expirationDate":"2027-02-09","inactiveDate":null}],"licenseActivity":[{"number":"0999250","type":"Rental","businessName":"Penn One Properties","legalName":"Penn One Properties ","issuedDate":"2026-02-10","latestIssueDate":"2026-02-10","closureDate":null,"expirationDate":"2027-02-09","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"855632","type":"Food Preparing and Serving (30+ SEATS)","businessName":"PINT & PIES LLC (Irish Eyes)","legalName":"PINT & PIES LLC","issuedDate":"2020-11-16","latestIssueDate":"2024-08-08","closureDate":"2025-01-14","expirationDate":"2024-11-15","inactiveDate":"2025-01-14","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"776054","type":"Rental","businessName":"R & K INCORPORATED","legalName":"R & K INCORPORATED","issuedDate":"2018-05-09","latestIssueDate":"2018-05-09","closureDate":"2019-05-08","expirationDate":"2019-05-08","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false},{"number":"320702","type":"Food Preparing and Serving","businessName":"R & K INCORPORATED","legalName":"R & K INCORPORATED","issuedDate":"2005-06-01","latestIssueDate":"2019-06-20","closureDate":"2020-06-29","expirationDate":"2020-04-30","inactiveDate":"2020-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"208651","type":"Food Preparing and Serving (30+ SEATS)","businessName":"R & K INCORPORATED","legalName":"R & K INCORPORATED","issuedDate":"2005-01-28","latestIssueDate":"2005-01-28","closureDate":"2009-06-30","expirationDate":"2009-06-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","units":2,"signals":[{"kind":"record-pressure","level":"strong","title":"Records to verify together","summary":"Several independent, separately dated records stack up here and deserve prompt verification.","evidence":["1 open L&I violation","$15,683 appeared in the City's June 2022 delinquency snapshot","a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2021, 2023, 2025, 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"post-purchase-work","level":"watch","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 1 permit event matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2024","permit activity in 2025"],"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":"1 open L&I violation","finding":"56 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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Special Hazards Certification: Certified through Aug 5, 2026; Fire Alarm Certification: Certified through Jul 23, 2026","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":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$15,683.18 was recorded in the City’s 2022-06 delinquency snapshot for 2010–2021.","why":"That is historical evidence, not today’s amount due. A current exemption, payment, credit, or assistance agreement can coexist with an older snapshot row.","action":"Check period balances and request a dated Property Payoff statement for settlement.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"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":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (93-16 71 DRIVE, FOREST HILLS NY, 11375).","why":"A tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.","action":"Verify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.","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 1910 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":"22 failed, 12 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Jun 8, 2026.","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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Preparing and Serving (30+ SEATS) #208651: Inactive; Food Preparing and Serving #320702: Inactive since Jun 29, 2020; Food Preparing and Serving (30+ SEATS) #855632: Inactive since Jan 14, 2025","why":"A license record proves the licensed activity existed at that time. An inactive or expired license does not establish that the business still operates—or that it may legally reopen under the same use.","action":"If business income matters, verify the current tenant, use registration, and active license in eCLIPSE.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/licenses/business-licenses/"},{"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"}]}