{"asOf":"2026-07-23T17:19:48.752Z","block":"5600-5699 CATHARINE ST","blockUrl":"https://philadelphia.blockreport.homes/block/5600-5699-catharine-st","address":"5616 CATHARINE ST","parcelNumber":"463107500","source":"https://property.phila.gov/?p=463107500","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"SR","buildingCodeNew":"24","buildingClass":"VACANT LAND RESIDE < ACRE","buildingClassNew":"ROW PORCH FRONT","useLabel":"Multi-family","owner":"CATHARINE STREET ASSOCIATES LLC","coOwner":null,"marketValue":626100,"landAssessment":125220,"improvementAssessment":500880,"livableArea":3086,"yearBuilt":2020,"lastSale":{"price":1,"date":"2020-02-13T05:00:00Z"},"openViolations":0,"violations":[{"number":"4338351","date":"2016-09-22","code":"PM15-304.1H","title":"EXTERIOR STRUCT UNSAFE COND 8","status":"DEMOLISH","resolutionDate":null,"resolution":null},{"number":"4338348","date":"2016-09-22","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"DEMOLISH","resolutionDate":null,"resolution":null},{"number":"4338349","date":"2016-09-22","code":"PM15-110.1","title":"ID STRUCTURE","status":"DEMOLISH","resolutionDate":null,"resolution":null},{"number":"4338350","date":"2016-09-22","code":"PM15-304.1C","title":"EXTERIOR STRUCT UNSAFE COND 3","status":"DEMOLISH","resolutionDate":null,"resolution":null},{"number":"4090253","date":"2016-09-22","code":"PM15-110.1","title":"ID STRUCTURE","status":"DEMOLISH","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"556349","type":"IMMINENTLY DANGEROUS","priority":"IMMINENTLY DANGEROUS","responsibility":"CSU","status":"CLOSED","createdDate":"2016-09-22","completedDate":"2017-07-27","violations":[{"number":"4338351","date":"2016-09-22","code":"PM15-304.1H","title":"EXTERIOR STRUCT UNSAFE COND 8","status":"DEMOLISH","resolutionDate":null,"resolution":null},{"number":"4338348","date":"2016-09-22","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"DEMOLISH","resolutionDate":null,"resolution":null},{"number":"4338349","date":"2016-09-22","code":"PM15-110.1","title":"ID STRUCTURE","status":"DEMOLISH","resolutionDate":null,"resolution":null},{"number":"4338350","date":"2016-09-22","code":"PM15-304.1C","title":"EXTERIOR STRUCT UNSAFE COND 3","status":"DEMOLISH","resolutionDate":null,"resolution":null}]},{"number":"556351","type":"IMMINENTLY DANGEROUS","priority":"IMMINENTLY DANGEROUS","responsibility":"CSU","status":"CLOSED","createdDate":"2016-09-22","completedDate":"2016-09-27","violations":[{"number":"4090253","date":"2016-09-22","code":"PM15-110.1","title":"ID STRUCTURE","status":"DEMOLISH","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2016,"n":5,"worst":"EXTERIOR STRUCT UNSAFE COND 8"}],"investigations":[{"caseNumber":"556351","date":"2016-09-22","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"556351","date":"2016-09-22","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"556349","date":"2017-06-06","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"556349","date":"2017-06-06","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"556349","date":"2017-06-06","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"556349","date":"2017-06-06","type":"CSUFINAL","status":"CLOSED"},{"caseNumber":"556349","date":"2017-06-06","type":"CSUSTUBAR","status":"CLOSED"},{"caseNumber":"556349","date":"2017-06-06","type":"CSUCURBINT","status":"CLOSED"},{"caseNumber":"556349","date":"2017-06-06","type":"CSUTESTPIT","status":"CLOSED"},{"caseNumber":"556349","date":"2017-06-06","type":"CSUSTUBAR","status":"CLOSED"},{"caseNumber":"556349","date":"2017-06-06","type":"CSUCURBINT","status":"CLOSED"},{"caseNumber":"556349","date":"2017-06-06","type":"CSUFINAL","status":"CLOSED"},{"caseNumber":"556349","date":"2017-06-06","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"556349","date":"2017-06-06","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"556349","date":"2017-06-06","type":"CSUFINAL","status":"CLOSED"},{"caseNumber":"556349","date":"2017-06-06","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"556349","date":"2017-06-06","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"556349","date":"2017-06-06","type":"CSUINITIAL","status":"CLOSED"}],"inspYears":[{"y":2016,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.949843548023274,"lng":-75.2357892206432,"geom":{"type":"Polygon","coordinates":[[[-75.235785513,39.949953694],[-75.235737903,39.949947572],[-75.235780714,39.949731301],[-75.235840187,39.949738875],[-75.23579829,39.949955328],[-75.235785513,39.949953694]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2022-008624","type":"Sprinkler Certification","inspectionDate":"2022-04-11","result":"Certified","expirationDate":"2023-04-11","buildingId":"1500600"},{"number":"BC-2021-002706","type":"Sprinkler Certification","inspectionDate":"2023-03-20","result":"Certified","expirationDate":"2024-03-20","buildingId":"1500600"},{"number":"BC-2023-009831","type":"Fire Alarm Certification","inspectionDate":"2023-04-27","result":"Certified","expirationDate":"2024-04-27","buildingId":"1500600"},{"number":"BC-2024-010486","type":"Sprinkler Certification","inspectionDate":"2024-02-23","result":"Certified","expirationDate":"2025-02-23","buildingId":"1500600"},{"number":"BC-2024-012891","type":"Fire Alarm Certification","inspectionDate":"2024-04-22","result":"Certified","expirationDate":"2025-04-22","buildingId":"1500600"},{"number":"BC-2025-004521","type":"Sprinkler Certification","inspectionDate":"2025-02-05","result":"Certified","expirationDate":"2026-02-05","buildingId":"1500600"},{"number":"BC-2025-011305","type":"Fire Alarm Certification","inspectionDate":"2025-03-26","result":"Certified","expirationDate":"2026-03-26","buildingId":"1500600"},{"number":"BC-2026-004459","type":"Sprinkler Certification","inspectionDate":"2026-02-05","result":"Certified","expirationDate":"2027-02-05","buildingId":"1500600"},{"number":"BC-2026-007380","type":"Fire Alarm Certification","inspectionDate":"2026-02-25","result":"Certified","expirationDate":"2027-02-25","buildingId":"1500600"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19143","beds":6,"baths":null,"stories":3,"lotArea":1280,"zoning":"RSA5","grade":null,"basement":"A","heater":null,"centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"1602 FRANKFORD AVE #3757, PHILADELPHIA PA, 19125","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":93200,"taxable":93200,"land":6656,"improvement":86544,"taxableLand":6656,"taxableImprovement":86544,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":93200,"taxable":93200,"land":13980,"improvement":79220,"taxableLand":13980,"taxableImprovement":79220,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":14000,"taxable":14000,"land":14000,"improvement":0,"taxableLand":14000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":14000,"taxable":14000,"land":14000,"improvement":0,"taxableLand":14000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":14000,"taxable":14000,"land":14000,"improvement":0,"taxableLand":14000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":14000,"taxable":14000,"land":14000,"improvement":0,"taxableLand":14000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":402000,"taxable":60300,"land":60300,"improvement":341700,"taxableLand":60300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":341700},{"y":2023,"v":402000,"taxable":80400,"land":80400,"improvement":321600,"taxableLand":80400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":321600},{"y":2024,"v":402000,"taxable":80400,"land":80400,"improvement":321600,"taxableLand":80400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":321600},{"y":2025,"v":561400,"taxable":112280,"land":112280,"improvement":449120,"taxableLand":112280,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":449120},{"y":2026,"v":561400,"taxable":112280,"land":112280,"improvement":449120,"taxableLand":112280,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":449120},{"y":2027,"v":626100,"taxable":125220,"land":125220,"improvement":500880,"taxableLand":125220,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":500880}],"taxNow":1572,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"191833","date":"2008-12-09","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2009-09-15","scope":"REPLACE HOUSE DRAIN AND TRAP"},{"number":"780876","date":"2017-05-16","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2017-06-06","scope":"FOR THE COMPLETE DEMO OF A VACANT SFD AS PART OF THE CITY OF PHILADELPHIA DEPT. OF LICENSES & INSPECTIONS DEMOLITION PROGRAM."},{"number":"875481","date":"2018-06-06","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2018-06-06","scope":"ERECTION OF AN ATTACHED STRUCTURE FOR USE AS MULTI FAMILY HOUSEHOLD LIVING(THREE (3) DWELLING UNITS)(SIZE AND LOCATION AS SHOWN ON PLANS)"},{"number":"917997","date":"2018-12-19","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2021-05-07","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURES. STRUCTURE FOR USE AS THREE (3) DWELLING UNITS. SPRINKLERED THROUGH PER NFPA 13R. SEPARATE PERMITS REQUIRED FOR PLUMBING, MECHANICAL, ELECTRICAL AND FIRE SUPPRESSION. A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED WITHIN 10 FEET OF BUILDING FAÇADE IN ACCORDANCE WITH SECTION 3306 OF THE IBC. SEPARATE BUILDING AND/OR STREETS DEPARTMENT PERMITS ARE REQUIRED."},{"number":"938121","date":"2018-12-28","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-04-29","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES- For the installation if New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans."},{"number":"977336","date":"2019-08-13","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-04-29","scope":"5 WATER CLOSETS, 5 LAV, 3 BATH TUBS, 2 SHOWERS, 3 KITCHEN SINKS, 3 GARBAGE DISPOSALS, 3 LAUNDRY BOXES, 1 SUMP PUMP, 3 WATER HEATERS AND YARD DRAIN."},{"number":"1047259","date":"2020-03-04","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2021-04-29","scope":"FOR THE INSTALLATION OF A \"TWO (2) INCH\" FIRE SERVICE LINE WITH BACKFLOW PREVENTER AND AUTOMATIC FIRE SUPPRESSION SYSTEM AS PER NFPA 13R. ALL WORK SHALL BE DONE IN ACCRODANCE WITH APPROVED PLANS/HYDRAULIC CALCULATIONS."},{"number":"EP-2020-004013","date":"2020-07-07","work":"Rough-In","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-12-14","scope":"Rough-In Permit for EP-2020-003308 Total wiring of building . Install lights , switches , outlets , smoke detectors etc... Install a 400 amp Service Install a fire alarm system"},{"number":"PP-2020-008320","date":"2020-09-10","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-05-03","scope":"WATER SERVICE, CURB TRAP, FAI & HOUSE DRAIN PPC 2018"},{"number":"EP-2020-003308","date":"2020-12-15","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-03-23","scope":"INSTALL A 400 AMP SERVICE, (4) GANG METER BANK, (3) 100 AMP PANELS & FEEDERS, (1) 60 AMP PANEL & FEEDER,WIRING THROUGHOUT LIGHTS , SWITCHES, RECEPTACLES, HVAC EQUIPMENT. INSTALL A NEW FIRE ALARM SYSTEM THROUGHOUT. AS PER THE 2017 NEC & 2016 NFPA-72."}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2016,"k":"insp","w":"Inspection failed"},{"y":2017,"k":"permit","w":"Demolition"},{"y":2017,"k":"demo"},{"y":2018,"k":"land","p":22525},{"y":2018,"k":"permit","w":"Zoning/use"},{"y":2018,"k":"permit","w":"New Construction"},{"y":2018,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"New Construction or Additions"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"Rough-In"},{"y":2020,"k":"permit","w":"New Construction or Additions"},{"y":2020,"k":"permit","w":"New Construction"}],"rented":true,"licenses":[{"number":"706107","type":"Vacant Residential Property / Lot","status":"Closed","businessName":"CARRINGTON MORTGAGE SERVICES","legalName":"CARRINGTON MORTGAGE SERVICES","address":"5616 CATHARINE ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2016-06-25","latestIssueDate":"2016-06-25","expirationDate":"2017-06-24","inactiveDate":null},{"number":"734999","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"CARRINGTON MORTGAGE SERVICES","legalName":"CARRINGTON MORTGAGE SERVICES","address":"5616 CATHARINE ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2017-04-12","latestIssueDate":"2017-04-12","expirationDate":"2018-04-11","inactiveDate":"2018-06-10"},{"number":"867016","type":"Rental","status":"Active","businessName":"Catharine Street Associates, LLC","legalName":"Catharine Street Associates, LLC","address":"5616 CATHARINE ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2021-04-27","latestIssueDate":"2026-03-13","expirationDate":"2027-04-26","inactiveDate":null}],"licenseActivity":[{"number":"867016","type":"Rental","businessName":"Catharine Street Associates, LLC","legalName":"Catharine Street Associates, LLC","issuedDate":"2021-04-27","latestIssueDate":"2026-03-13","closureDate":null,"expirationDate":"2027-04-26","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"734999","type":"Vacant Residential Property / Lot","businessName":"CARRINGTON MORTGAGE SERVICES","legalName":"CARRINGTON MORTGAGE SERVICES","issuedDate":"2016-06-25","latestIssueDate":"2017-04-12","closureDate":"2018-06-10","expirationDate":"2018-04-11","inactiveDate":"2018-06-10","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","units":3,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 2771% in 2022, but no matching permit appears in the property timeline.","evidence":["assessment moved from $14,000 to $402,000","no permit shown in 2021-2023"],"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 #875481: 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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 5 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"1 failed, 0 passed, and 17 CLOSED investigation outcomes are in the fetched history; the latest dated visit was CLOSED on Jun 6, 2017.","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":"Vacant Residential Property / Lot #706107: Closed; Vacant Residential Property / Lot #734999: Inactive since Jun 10, 2018","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":"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.","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/"},{"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":"Sprinkler Certification: Certified through Feb 5, 2027; Fire Alarm Certification: Certified through Feb 25, 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.","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"}]}