{"asOf":"2026-07-29T06:42:34.952Z","block":"1500-1599 W STILES ST","blockUrl":"https://philadelphia.blockreport.homes/block/1500-1599-w-stiles-st","address":"1539 W STILES ST","parcelNumber":"471044600","source":"https://property.phila.gov/?p=471044600","ownerType":"owner-occupied","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"SR","buildingCodeNew":"25","buildingClass":"VACANT LAND RESIDE < ACRE","buildingClassNew":"ROW MODERN","useLabel":"Multi-family","owner":"JONES REGINALD","coOwner":null,"marketValue":850000,"landAssessment":170000,"improvementAssessment":680000,"livableArea":2984,"yearBuilt":2022,"lastSale":{"price":1,"date":"2006-12-18T05:00:00Z"},"openViolations":0,"violations":[{"number":"624359","date":"2007-07-13","code":"A.CNE.000","title":"COULD NOT ENTER","status":"COMPEXCP","resolutionDate":null,"resolution":null},{"number":"812600","date":"2008-01-22","code":"A.CNE.000","title":"COULD NOT ENTER","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2021-050885","date":"2021-07-26","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2021-09-01","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-050888","date":"2021-07-26","code":"PM15-304.15","title":"EXTERIOR STRUCTURE DOORS","status":"COMPLIED","resolutionDate":"2021-09-01","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-050884","date":"2021-07-26","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":"2021-09-01","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-050887","date":"2021-07-26","code":"PM15-304.13","title":"EXTERIOR STRUCTURE WINDOWS, SKYLIGHTS DOOR FRAMES","status":"COMPLIED","resolutionDate":"2021-09-01","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-050886","date":"2021-07-26","code":"PM15-901.1","title":"VACANT PROPERTIES","status":"COMPLIED","resolutionDate":"2021-09-01","resolution":"COMPLIED - OWNER REPAIR"},{"number":"4869784","date":"2018-11-08","code":"A-302.10/2","title":"PERMB- WORK NOT SAME AS PERMIT","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"120541","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2007-07-16","completedDate":null,"violations":[{"number":"624359","date":"2007-07-13","code":"A.CNE.000","title":"COULD NOT ENTER","status":"COMPEXCP","resolutionDate":null,"resolution":null}]},{"number":"143756","type":"HAZARDOUS","priority":"HAZARDOUS","responsibility":"HCEU","status":"CLOSED","createdDate":"2008-01-24","completedDate":"2009-02-24","violations":[{"number":"812600","date":"2008-01-22","code":"A.CNE.000","title":"COULD NOT ENTER","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2021-070275","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"VENDING INVESTIGATOR","status":"CLOSED","createdDate":"2021-07-28","completedDate":"2021-09-10","violations":[{"number":"VI-2021-050885","date":"2021-07-26","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2021-09-01","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-050888","date":"2021-07-26","code":"PM15-304.15","title":"EXTERIOR STRUCTURE DOORS","status":"COMPLIED","resolutionDate":"2021-09-01","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-050884","date":"2021-07-26","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":"2021-09-01","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-050887","date":"2021-07-26","code":"PM15-304.13","title":"EXTERIOR STRUCTURE WINDOWS, SKYLIGHTS DOOR FRAMES","status":"COMPLIED","resolutionDate":"2021-09-01","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-050886","date":"2021-07-26","code":"PM15-901.1","title":"VACANT PROPERTIES","status":"COMPLIED","resolutionDate":"2021-09-01","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"898154","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"4869784","date":"2018-11-08","code":"A-302.10/2","title":"PERMB- WORK NOT SAME AS PERMIT","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2007,"n":1,"worst":null},{"y":2008,"n":1,"worst":null},{"y":2018,"n":1,"worst":null},{"y":2021,"n":5,"worst":null}],"investigations":[{"caseNumber":"13360","date":"2003-07-04","type":"L_INITIAL","status":"CLOSED"},{"caseNumber":"120541","date":"2007-07-14","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"143756","date":"2008-01-22","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"143756","date":"2009-02-20","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"120541","date":"2010-11-18","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"CF-2021-070275","date":"2021-07-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-070275","date":"2021-09-10","type":null,"status":"PASSED"}],"inspYears":[{"y":2007,"fails":1,"passes":0},{"y":2008,"fails":1,"passes":0},{"y":2009,"fails":0,"passes":1},{"y":2010,"fails":0,"passes":1},{"y":2021,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97292507829374,"lng":-75.16216785130969,"geom":{"type":"Polygon","coordinates":[[[-75.162174778,39.973028606],[-75.16211743,39.973020978],[-75.162160249,39.972821526],[-75.162218033,39.972828148],[-75.162174778,39.973028606]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19121","beds":8,"baths":null,"stories":3,"lotArea":1168,"zoning":"RM1","grade":null,"basement":"A","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"1539 W STILES ST, PHILADELPHIA PA, 19121","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH PILOT HOUSE. SIZE AND LOCATION AS SHOWN IN PLANS. FOR USE AS MULTI-FAMILY HOUSEHOLD LIVING (FOUR (4) DWELLING UNITS) WITH ROOF DECK.","status":"OPEN","outcome":"Granted","date":"2017-03-21","number":"29186","relatedPermit":"709054"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":70100,"taxable":70100,"land":6891,"improvement":63209,"taxableLand":6891,"taxableImprovement":63209,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":70100,"taxable":70100,"land":21030,"improvement":49070,"taxableLand":21030,"taxableImprovement":49070,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":70100,"taxable":70100,"land":21030,"improvement":49070,"taxableLand":21030,"taxableImprovement":49070,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":46700,"taxable":46700,"land":46700,"improvement":0,"taxableLand":46700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":46700,"taxable":46700,"land":46700,"improvement":0,"taxableLand":46700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":46700,"taxable":46700,"land":46700,"improvement":0,"taxableLand":46700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":46700,"taxable":46700,"land":46700,"improvement":0,"taxableLand":46700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":68300,"taxable":68300,"land":68300,"improvement":0,"taxableLand":68300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":850000,"taxable":850000,"land":170000,"improvement":680000,"taxableLand":170000,"taxableImprovement":680000,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":850000,"taxable":850000,"land":850000,"improvement":0,"taxableLand":850000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":850000,"taxable":850000,"land":850000,"improvement":0,"taxableLand":850000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":850000,"taxable":850000,"land":170000,"improvement":680000,"taxableLand":170000,"taxableImprovement":680000,"exemptLand":0,"exemptImprovement":0}],"taxNow":11898,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"709054","date":"2017-09-29","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2017-09-29","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH PILOT HOUSE. SIZE AND LOCATION AS SHOWN IN PLANS. FOR USE AS MULTI-FAMILY HOUSEHOLD LIVING (FOUR (4) DWELLING UNITS)."},{"number":"820801","date":"2018-06-22","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-08-07","scope":"NEW CONSTRUCTION OF FOUR (4) STORY ABOVE GRADE PLANE, W. BASEMENT & COMMON ROOF DECK, BUILDING TO CREATE A FOUR (4) FAMILY DWELLING OF LIGHT-FRAME WOOD & SHALLOW CONCRETE FOUNDATION CONSTRUCTION INCLUDING UNDERPINNING WORK AT ABBUTTING PROPERTY PER APPROVED PLANS; BUILDING TO BE FULLY SPRINKLERED PER NFPA 13. SEPARATE PERMIT REQ'D FOR ANY MECH., ELEC., PLUMB., & FIRESUPP WORK. SITE TO BE EXCAVATED AT AREAS ABUTTING PROPERTIES NOT WITHIN THE SCOPE OF THIS PERMIT. ADJONING PROPERTY OWNER(S) TO BE NOTIFIED IN WRITING MIN. TEN (10) DAYS PRIOR TO START OF WORK PER SEC. B-3307.1 OF THE PHILA. BLDG. CODE. ALL UNDERPINNIG WORK TO BE CONTINUOUSLY INSPECTED BY AN APPROVED SPECIAL INSPECTION AGENCY."},{"number":"890744","date":"2018-07-02","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-04-24","scope":"SEAL 5\" LATERAL & FAI - PA1# 2018-1831575 - REMOVE HOUSE TRAP AND HERMETICALLY SEALING THE LATERAL BY A CAP OR PLUG PER SECTION P-606.1 OF THE PHILADELPHIA PLUMBING CODE 2004 - \"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":"898159","date":"2018-09-25","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2018-09-25","scope":"FOR THE COMPLETE DEMOLITION OF AN EXISTING ATTACHED TWO (2) STORY MASONRY STRUCTURE"},{"number":"898154","date":"2018-09-25","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2020-03-03","scope":"FOR THE COMPLETE DEMOLITION OF AN EXISTING ATTACHED TWO (2) STORY MASONRY STRUCTURE.STRUCTURE TO BE DEMOLISHED BY HAND ONLY. PEDESTRIAN PROTECTION TO BE IN PLACE PRIOR TO START OF WORK AND TO BE MAINTAINED DURING ALL DEMOLITION ACTIVITIES. SEPARATE STREETS DEPARTMENT APPROVAL REQUIRED FOR SIDEWALK CLOSURE."},{"number":"991505","date":"2019-09-27","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2019-10-08","scope":"AMEND PERMIT #820801 TO REVISE THE PARTY WALL CONSTRUCTION BETWEEN 1539 AND 1537 W STILES STREET PER APPROVED PLAN AND ENGINEER'S LETTER."},{"number":"CP-2020-005358","date":"2021-04-20","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-08-04","scope":"FOR THE REPLACEMENT OF THE PARTY WALL AS PER PLANS."},{"number":"FP-2021-002068","date":"2021-08-17","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2023-07-27","scope":"FOR THE INSTALLATION OF A FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 13, WITH A TWO-INCH FIRE SERVIE LINE; FOR THE INSTALLATION OF A MANUAL WET STANDPIPE SYSTEM IN ACCORDANCE WITH NFPA 14 AND THE INSTALLATION OF A BACKFLOW PREVENTION ASSEMBLY, FOR A MULTI-FAMILY DWELLING, AS PER APPROVED PLANS."},{"number":"PP-2021-011635","date":"2021-08-18","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-08-04","scope":"1\" water distribution service, curb trap, FAI, and house drain"},{"number":"MP-2021-006358","date":"2021-11-02","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-07-27","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES - For the installation of New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans. EACH HVAC UNIT TO BE SELF-CONTAINED WITHIN EACH DWELLING UNIT. NO PENETRATIONS OF RATED ASSEMBLIES. (Install Four (4)- 90% Eff. 40,000 BTU Gas furnaces Exhausted via direct vent to the exterior (Side) install ductwork, grilles, registers and diffusers, installing (Four) 2-Ton Coil & One 2-Ton 13 SEER A/C condenser located on a pad at the rear of the building and 2 -Ton 13 Seer A/C condensers on pad on the roof. CP-2020-005358)."},{"number":"EP-2021-011849","date":"2022-01-05","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-04-12","scope":"New electrical wiring through out, new switches, outlets, lighting, interconnected 120 Volts CO/Smoke detectors to each unit. 400 amps Service single phase, (4) 100 amp Sub-Panels for each Unit, (1) 60 Amps for House Panel as per drawing plan & as per 2017 NEC. Install low voltage fire alarms system per 2016 NFPA 72."},{"number":"PP-2022-001955","date":"2022-04-11","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-07-27","scope":"4 HWH 4 Kitchen Sink 4 Laundry Sink 8 Lavatories 8 Shower/tub 8 Toilets"}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2018,"k":"permit","w":"Zoning/use"},{"y":2018,"k":"permit","w":"Demolition"},{"y":2019,"k":"permit","w":"Administrative"},{"y":2020,"k":"demo"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"viol","w":"5 L&I violations"},{"y":2021,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"Alterations"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"New Construction or Additions"}],"rented":true,"licenses":[{"number":"430253","type":"Rental","status":"Closed","businessName":"REGINALD LAMAR JONES (RJ PROPERTIES LLC)","legalName":"REGINALD LAMAR JONES","address":"1539 W STILES ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2007-12-04","latestIssueDate":"2020-05-26","expirationDate":"2021-02-28","inactiveDate":"2021-04-29"},{"number":"932995","type":"Rental","status":"Active","businessName":"Reginald Jones","legalName":"Reginald Jones","address":"1539 W STILES ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":4,"issuedDate":"2023-09-12","latestIssueDate":"2025-10-01","expirationDate":"2026-09-11","inactiveDate":null}],"licenseActivity":[{"number":"932995","type":"Rental","businessName":"Reginald Jones","legalName":"Reginald Jones","issuedDate":"2023-09-12","latestIssueDate":"2025-10-01","closureDate":null,"expirationDate":"2026-09-11","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"430253","type":"Rental","businessName":"REGINALD LAMAR JONES (RJ PROPERTIES LLC)","legalName":"REGINALD LAMAR JONES","issuedDate":"2007-12-04","latestIssueDate":"2020-05-26","closureDate":"2021-04-29","expirationDate":"2021-02-28","inactiveDate":"2021-04-29","status":"Closed","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-28","units":4,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 1145% in 2024, but no matching permit appears in the property timeline.","evidence":["assessment moved from $68,300 to $850,000","no permit shown in 2023-2025"],"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":"Appeal #29186: OPEN · Granted; related permit 709054. Use permit #709054: 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":"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":"3 failed, 3 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Sep 10, 2021.","why":"A PASSED or FAILED value applies to that inspection visit. CLOSED is a separate source status; none of the three alone proves the parent permit or violation case closed—or describes today’s condition.","action":"Open the parent case/permit for each material failure and confirm its later disposition.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"3 fire/suppression-related permits matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"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/"},{"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 8 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.","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"}]}