{"asOf":"2026-07-23T20:14:44.839Z","block":"4600-4699 LOCUST ST","blockUrl":"https://philadelphia.blockreport.homes/block/4600-4699-locust-st","address":"4623 LOCUST ST","parcelNumber":"461005500","source":"https://property.phila.gov/?p=461005500","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"W30","buildingCodeNew":"24","buildingClass":"APT 2-4 UNITS 2 STY MASON","buildingClassNew":"ROW PORCH FRONT","useLabel":"Apartment building","owner":"PRIME HOME PHILLY LLC","coOwner":null,"marketValue":483100,"landAssessment":96620,"improvementAssessment":386480,"livableArea":2700,"yearBuilt":1925,"lastSale":{"price":230000,"date":"2018-03-12T04:00:00Z"},"openViolations":0,"violations":[{"number":"2131505","date":"2011-04-28","code":"PM-102.3/1","title":"LICENSE-RES SFD/2FD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2022-091980","date":"2022-12-12","code":"PM15-304.1","title":"GENERAL EXTERIOR VIOLATIONS","status":"SVN ISSUED","resolutionDate":"2022-12-12","resolution":"SVN ISSUED"},{"number":"VI-2023-018474","date":"2023-03-24","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2023-03-24","resolution":"SVN ISSUED"},{"number":"VI-2023-019462","date":"2023-03-28","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2023-03-28","resolution":"SVN ISSUED"}],"violationCases":[{"number":"274845","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2011-04-29","completedDate":"2011-07-15","violations":[{"number":"2131505","date":"2011-04-28","code":"PM-102.3/1","title":"LICENSE-RES SFD/2FD","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2022-122127","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2022-12-09","completedDate":null,"violations":[{"number":"VI-2022-091980","date":"2022-12-12","code":"PM15-304.1","title":"GENERAL EXTERIOR VIOLATIONS","status":"SVN ISSUED","resolutionDate":"2022-12-12","resolution":"SVN ISSUED"}]},{"number":"CF-2023-024335","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2023-03-24","completedDate":null,"violations":[{"number":"VI-2023-018474","date":"2023-03-24","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2023-03-24","resolution":"SVN ISSUED"}]},{"number":"CF-2023-025425","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2023-03-28","completedDate":null,"violations":[{"number":"VI-2023-019462","date":"2023-03-28","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2023-03-28","resolution":"SVN ISSUED"}]}],"violYears":[{"y":2011,"n":1,"worst":null},{"y":2022,"n":1,"worst":null},{"y":2023,"n":2,"worst":null}],"investigations":[{"caseNumber":"274845","date":"2011-04-28","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"274845","date":"2011-05-31","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"274845","date":"2011-07-01","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"274845","date":"2011-07-01","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"274845","date":"2011-07-13","type":"PRECOURT","status":"PASSED"},{"caseNumber":"CF-2022-122127","date":"2022-12-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-024335","date":"2023-03-24","type":null,"status":null},{"caseNumber":"CF-2023-025425","date":"2023-03-28","type":null,"status":null}],"inspYears":[{"y":2011,"fails":3,"passes":1},{"y":2022,"fails":1,"passes":0}],"taxOwed":20512.19,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":20512.19,"principalDue":13701.69,"penaltyDue":1111.05,"interestDue":2296.13,"otherChargesDue":3403.32,"yearsOwed":3,"oldestYearOwed":2019,"mostRecentYearOwed":2021,"mostRecentPaymentDate":"2018-03-27","assessmentYear":2022,"totalAssessment":398400,"taxableAssessment":398400,"exemptAbatementAssessment":0,"homesteadValue":629.91,"netTaxAfterHomestead":4946.89,"actionableAtSnapshot":true,"paymentAgreementAtSnapshot":false,"bankruptcyAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.95464679707325,"lng":-75.21458040505549,"geom":{"type":"Polygon","coordinates":[[[-75.214517988,39.954778581],[-75.21457734,39.954505988],[-75.214642154,39.954513612],[-75.214584702,39.95478639],[-75.214517988,39.954778581]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2024-002400","type":"Fire Alarm Certification","inspectionDate":"2023-12-28","result":"Certified","expirationDate":"2024-12-28","buildingId":"1483976"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19139","beds":null,"baths":null,"stories":2,"lotArea":1854,"zoning":"RM1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"4","garage":null,"homestead":false,"mail":"2326 S 12TH ST, PHILADELPHIA PA, 19147","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":174800,"taxable":144800,"land":58131,"improvement":116669,"taxableLand":58131,"taxableImprovement":86669,"exemptLand":0,"exemptImprovement":30000},{"y":2017,"v":174800,"taxable":144800,"land":26220,"improvement":148580,"taxableLand":26220,"taxableImprovement":118580,"exemptLand":0,"exemptImprovement":30000},{"y":2018,"v":174800,"taxable":144800,"land":26220,"improvement":148580,"taxableLand":26220,"taxableImprovement":118580,"exemptLand":0,"exemptImprovement":30000},{"y":2019,"v":383500,"taxable":343500,"land":57525,"improvement":325975,"taxableLand":57525,"taxableImprovement":285975,"exemptLand":0,"exemptImprovement":40000},{"y":2020,"v":398400,"taxable":353400,"land":59760,"improvement":338640,"taxableLand":59760,"taxableImprovement":293640,"exemptLand":0,"exemptImprovement":45000},{"y":2021,"v":398400,"taxable":353400,"land":59760,"improvement":338640,"taxableLand":59760,"taxableImprovement":293640,"exemptLand":0,"exemptImprovement":45000},{"y":2022,"v":398400,"taxable":353400,"land":59760,"improvement":338640,"taxableLand":59760,"taxableImprovement":293640,"exemptLand":0,"exemptImprovement":45000},{"y":2023,"v":297000,"taxable":217000,"land":59400,"improvement":237600,"taxableLand":59400,"taxableImprovement":157600,"exemptLand":0,"exemptImprovement":80000},{"y":2024,"v":297000,"taxable":217000,"land":59400,"improvement":237600,"taxableLand":59400,"taxableImprovement":157600,"exemptLand":0,"exemptImprovement":80000},{"y":2025,"v":542100,"taxable":542100,"land":108420,"improvement":433680,"taxableLand":108420,"taxableImprovement":433680,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":542100,"taxable":542100,"land":108420,"improvement":433680,"taxableLand":108420,"taxableImprovement":433680,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":483100,"taxable":483100,"land":96620,"improvement":386480,"taxableLand":96620,"taxableImprovement":386480,"exemptLand":0,"exemptImprovement":0}],"taxNow":7588,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"150529","date":"2008-05-07","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2009-08-24","scope":"REPLACE HOUSE TRAP"},{"number":"876016","date":"2018-05-11","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2019-02-11","scope":"EZ INTERIOR DEMOLITION- FOR THE INTERIOR DEMOLITION ON NON-BEARING PARTITION WALL AND CEILINGS AS PER ATTACHED STANDARD. DEVIATIONS FROM THESE STANDARDS REQUIRE SUBMISSION OF CONSTRUCTION AND SITE PLANS."},{"number":"940925","date":"2019-01-11","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2019-01-11","scope":"FOR A MULTI-FAMILY HOUSEHOLD LIVING (THREE(3) DWELLING UNITS) IN AN EXISTING STRUCTURE."},{"number":"952419","date":"2019-02-26","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Expired","completedDate":"2021-04-30","scope":"RERROOF AND REMOVE/ REPLACE OR REINFORCE ROOF AND MISC FLOOR JOIST ( NOT TO EXCEED 40% OF AREA) DOUBLING UP JOIST AND REUSING EXT'G POCKETS FOR REPLACEMENT / ROOF SHEATHING MIN 1/2\" FIRE RATED WITHING 4 FT OF PROPERTY LINE FLOOR DECKING MIN 5/8\" NEW ROOF MEMBRANE INCLUDED THIS PERMIT SPECIAL INSPECTION NOT REQ'D WITH REUSE OF EXT'G POCKETS"},{"number":"973306","date":"2019-06-10","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2019-06-10","scope":"FOR THE ADDITION OF A TWO (2) STORY ENCLOSURE OF EXITING PORCH IN FRONT OF EXISTING ATTACHED STRUCTURE. SIZE AND LOCATION AS SHOWN IN APPLICATION/PLAN. FOR USE AS A MULTI-FAMILY (THREE (3) DWELLINGS HOUSEHOLD LIVING)."},{"number":"961590","date":"2019-07-23","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-04-11","scope":"FOR A LEVEL III ALTERATIONS TO INCLUDE RENOVATION/REPLACEMENT OF FINISHES, INSTALLATION OF APPLIANCES AND RECONFIGURATION OF SPACES ON ALL LEVELS AND BASEMENT WITHIN AN EXISTING TWO (2) STORY ATTACHED STRUCTURE.ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN PROFESSIONAL PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."},{"number":"1013121","date":"2019-09-24","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-10-03","scope":"CURB TRAP, FAI, HOUSE DRAIN & YARD DRAIN PA20192632126 \"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"1025352","date":"2019-11-14","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Expired","completedDate":"2022-10-20","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13R THROUGHOUT THE BUILDING TO INCLUDE 2\" MAIN FIRE SERVICE LINE WITH 2\" WATTS LF007 M1QT BACKFLOW PREVENTION ASSEMBLY AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"1020690","date":"2019-11-25","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-04-03","scope":"AMEND CHANGE THE ELECTRICAL INSPECTION AGENCY TO MUNICIPAL INSPECTION CORP NEW 300AMP SERVICE, WIRE 3 UNITS AS PER ATTACHED PLANS, NEW ELECTRICAL SERVICE INCLUDES 3 TWENTY CIRCUIT PANELS FOR THE UNITS AND A 20 CIRCUIT HOUSE PANEL-ARC BUILT BREAKER AND GFI'S AS REQUIRED --NEW FIRE ALARM SYSTEM AS PER PLANS INSTALL A NEW FIRE ALARM SYSTEM AS PER PLANS 2008 NEC & 2007 NFPA72 Amendment: I WOULD LIKE CHANGE THE ELECTRICAL INSPECTION AGENCY TO MUNICIPAL INSPECTION CORP. THANK YOU."},{"number":"1021918","date":"2019-12-17","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-04-11","scope":"INSTALL CURB TRAP BASEMENT; TUB, TOILET, VANITY, WASHER, KITCHEN SINK, HWH. 1ST FLOOR: TUB/SHOWER, 2 TOILETS, 2 VANITIES, WASHER, KITCHEN SINK, HWH. 2ND FLOOR: SAME AS 1ST FLOOR PER 2018 PHILA PLUMBING CODE"},{"number":"FP-2023-000226","date":"2023-02-02","work":"Rough-In","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2023-04-28","scope":"Rough-in Permit for FP-2023-000224 (961590)"},{"number":"MP-2023-000955","date":"2023-04-25","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-04-11","scope":"INSTALLATION OF A NEW HVAC SYSTEM FOR A THREE (3) FAMILY DWELLING IN AN EXISTING BUILDING AS PER APPROVED PLANS. *2018 IMC REVIEW*"},{"number":"FP-2023-000224","date":"2023-04-27","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2024-04-11","scope":"FOR THE INSTALLATION OF A 2-INCH FIRE SERVICE LINE FOR AN AUTOMATIC FIRE SUPPRESSION SPRINKLER SYSTEM WITH A 2 INCH WILKINS 950XLT2BFSS BACKFLOW PREVENTION ASSEMBLY IN ACCORDANCE WITH NFPA 13R. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/HYDRAULIC CALCULATIONS."},{"number":"GM-2023-004850","date":"2023-06-01","work":"Wall Covering Replacement","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2023-09-26","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2019,"k":"permit","w":"Addition and/or Alteration"},{"y":2019,"k":"permit","w":"Plumbing"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"Alterations"},{"y":2022,"k":"viol","w":"L&I violation"},{"y":2022,"k":"insp","w":"Inspection failed"},{"y":2023,"k":"permit","w":"Rough-In"},{"y":2023,"k":"permit","w":"Addition and/or Alterations"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"Wall Covering Replacement"},{"y":2023,"k":"viol","w":"2 L&I violations"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["$20,512 appeared in the City's June 2022 delinquency snapshot","failed L&I inspection activity in 2022"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"transition-activity","level":"watch","title":"Recent transition activity","summary":"The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.","evidence":["4 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 83% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $297,000 to $542,100","no permit shown in 2024-2026"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #940925: 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":"2 permits not marked completed: 952419 (Expired), 1025352 (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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Dec 28, 2024","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":"$20,512.19 was recorded in the City’s 2022-06 delinquency snapshot for 2019–2021.","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-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as multi-family; no active Rental License row matched.","why":"A multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.","action":"Confirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"4 failed, 1 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was unlabeled on Mar 28, 2023.","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":"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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 4 historical violations across 4 cases.","why":"A closed case is materially better than an open one, but it does not by itself prove that every altered use, unit, or concealed condition matches today’s approvals.","action":"Use the closed cases to target the inspection and occupancy-file review.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"}],"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"}]}