{"asOf":"2026-07-25T20:51:11.261Z","block":"1300-1399 N 15TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/1300-1399-n-15th-st","address":"1321 N 15TH ST","parcelNumber":"471179405","source":"https://property.phila.gov/?p=471179405","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"W50","buildingCodeNew":"25","buildingClass":"APT 2-4 UNITS 3 STY MASON","buildingClassNew":"ROW MODERN","useLabel":"Apartment building","owner":"USHNIK LLC","coOwner":null,"marketValue":1015900,"landAssessment":203180,"improvementAssessment":812720,"livableArea":2953,"yearBuilt":2017,"lastSale":{"price":30000,"date":"2016-03-02T05:00:00Z"},"openViolations":0,"violations":[{"number":"823271","date":"2008-01-31","code":"PM-306.0/91","title":"VACANT LOT KEEP CLEAN GET 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LOT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3637519","date":"2015-07-15","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3637518","date":"2015-07-15","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4236512","date":"2017-02-27","code":"A-301.1/54","title":"PERMP- INST NEW PLUMBING","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"145071","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2008-01-31","completedDate":"2008-04-21","violations":[{"number":"823271","date":"2008-01-31","code":"PM-306.0/91","title":"VACANT LOT KEEP CLEAN GET LIC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"823270","date":"2008-01-31","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"263455","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2011-01-06","completedDate":"2011-02-03","violations":[{"number":"1943185","date":"2011-01-06","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1943186","date":"2011-01-06","code":"PM-306.0/2","title":"VACANT LOT STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"351740","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2012-09-24","completedDate":"2012-11-07","violations":[{"number":"2585906","date":"2012-09-24","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2585905","date":"2012-09-24","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"419659","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2014-02-22","completedDate":"2014-06-24","violations":[{"number":"3136333","date":"2014-02-21","code":"PM-102.4/1","title":"LICENSE-VAC LOT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"491550","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2015-07-15","completedDate":"2015-08-06","violations":[{"number":"3637519","date":"2015-07-15","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3637518","date":"2015-07-15","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"574111","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DN","status":"CLOSED","createdDate":"2017-02-27","completedDate":"2017-04-06","violations":[{"number":"4236512","date":"2017-02-27","code":"A-301.1/54","title":"PERMP- INST NEW PLUMBING","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2008,"n":2,"worst":null},{"y":2011,"n":2,"worst":null},{"y":2012,"n":2,"worst":null},{"y":2014,"n":1,"worst":null},{"y":2015,"n":2,"worst":null},{"y":2017,"n":1,"worst":null}],"investigations":[{"caseNumber":"419659","date":"2014-02-21","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"419659","date":"2014-03-31","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"419659","date":"2014-06-24","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"574111","date":"2017-02-27","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"574111","date":"2017-04-06","type":"BP_BLDG","status":"PASSED"}],"inspYears":[{"y":2014,"fails":2,"passes":1},{"y":2017,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.973961531231105,"lng":-75.16026422229598,"geom":{"type":"Polygon","coordinates":[[[-75.160532459,39.974022106],[-75.159985093,39.973949656],[-75.159995983,39.973900959],[-75.160543348,39.973973409],[-75.160532459,39.974022106]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19121","beds":10,"baths":10,"stories":2,"lotArea":1401,"zoning":"RM1","grade":"A-","basement":"A","heater":"A","centralAir":true,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"2113 RED BUD LA, FURLONG PA, 18925","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF A THREE (3) STORY ATTACHED STRUCTURE WITH CELLAR  AND VENT SHAFT MAXIMUM HEIGHT NOT TO EXCEED 35 FEET  FOR USE AS A THREE (3) FAMILY DWELLING WITH TWO (2) ACCESSORY OFF STREET PARKING SPACES (STACKED PARKING - NOT","status":"CLOSED","outcome":"Granted with conditions","date":"2009-08-18","number":"9250","relatedPermit":"217221"},{"type":"Zoning board appeal","grounds":"PERMIT FOR Three (3) household living units in an existing three story attached structure.","status":"CLOSED","outcome":"Granted with conditions","date":"2015-01-14","number":"24096","relatedPermit":"557216"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":19100,"taxable":19100,"land":19100,"improvement":0,"taxableLand":19100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":19100,"taxable":19100,"land":19100,"improvement":0,"taxableLand":19100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":19100,"taxable":19100,"land":19100,"improvement":0,"taxableLand":19100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":554000,"taxable":160660,"land":160660,"improvement":393340,"taxableLand":160660,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":393340},{"y":2020,"v":554000,"taxable":160660,"land":160660,"improvement":393340,"taxableLand":160660,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":393340},{"y":2021,"v":554000,"taxable":160660,"land":160660,"improvement":393340,"taxableLand":160660,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":393340},{"y":2022,"v":554000,"taxable":160660,"land":160660,"improvement":393340,"taxableLand":160660,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":393340},{"y":2023,"v":959700,"taxable":191900,"land":191900,"improvement":767800,"taxableLand":191900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":767800},{"y":2024,"v":959700,"taxable":191900,"land":191900,"improvement":767800,"taxableLand":191900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":767800},{"y":2025,"v":1015900,"taxable":203180,"land":203180,"improvement":812720,"taxableLand":203180,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":812720},{"y":2026,"v":1015900,"taxable":203180,"land":203180,"improvement":812720,"taxableLand":203180,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":812720},{"y":2027,"v":1015900,"taxable":541813,"land":203180,"improvement":812720,"taxableLand":203180,"taxableImprovement":338633,"exemptLand":0,"exemptImprovement":474087}],"taxNow":2844,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"217221","date":"2009-08-28","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2009-08-28","scope":"CONSTRUCTION OF A 3 STORY TOWN HOUSE"},{"number":"363909","date":"2011-10-20","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2011-10-20","scope":"NEW CONSTRUCTION OF THREE STORY THREE FAMILY DWELLING"},{"number":"436310","date":"2012-11-08","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2012-11-08","scope":"ERECTION OF A FOUR STORY STRUCTURE WITH CELLAR; SECOND THRU FOURTH FLOOR FRONT BAYS FOR USE AS A (4) FAMILY DWELLING."},{"number":"497500","date":"2013-10-03","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2013-10-03","scope":"CREATION OF (2) LOTS FROM (1)"},{"number":"516367","date":"2014-01-31","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2014-01-31","scope":"FOR THE ERECTION OF A THREE 3 STORY STRUCTURE; 2ND & 3RD FLOOR FRONT BAYS FOR USE AS ONE (1) RETAIL SPACE AND THREE (3) APTS"},{"number":"527668","date":"2014-04-07","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2014-04-07","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE. SIZE AND LOCATION AS SHOWN ON APPLICATION/PLANS. FOR USE AS VACANT RETAIL SPACE IN THE CELLAR AND 1ST FLOOR (USE REGISTRATION PERMIT REQUIRED PRIOR TO OCCUPANCY) AND TWO (2) FAMILY HOUSEHOLD LIVING ON THE 2ND AND 3RD FLOORS. NO SIGNS ON THIS APPLICATION."},{"number":"557216","date":"2016-03-08","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2016-03-08","scope":"FOR USE TO MULTI-FAMILY HOUSEHOLD LIVING (THREE (3) DWELLING UNITS)."},{"number":"671692","date":"2016-03-10","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2016-03-10","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE, SIZE AND LOCATION AS SHOWN ON PLANS. FOR USE AS MULTI-FAMILY HOUSEHOLD LIVING (THREE (3) DWELLING UNITS). NO SIGNS ON THIS PERMIT."},{"number":"691676","date":"2016-07-27","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2017-07-07","scope":"NEW CONSTRUCTION OF A THREE STORY, ATTACHED STRUCTURE WITH CELLAR, FOR USE AS A THREE FAMILY DWELLING."},{"number":"728534","date":"2016-12-05","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-06-06","scope":"400 AMP SERVICE, 4 GANG METER, GROUND. (1) 100 AMP PNL, (3) 200 AMP PNL. RUN WIRES, INSTALL JUNCTION BOXES, LGTS FIXTURES, TRIMS, SWITCHES, RECEPTS GFCI, SM DETECTORS AS PER NEC 2008 & FIRE ALARA AS PER NFPA 72"},{"number":"740008","date":"2016-12-07","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2017-06-29","scope":"FOR THE INSTALLATION OF A TWO (2) INCH FIRE SERVICE LINE WITH BACKFLOW PREVENTOR FOR THE INSTALLATION OF FIRE SUPPRESSION SYSTEM PER NFPA 13R. ALL WORK SHALL BE IN ACCORDANCE WITH APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR ANY ELECTRICAL AND PLUMBING WORK."},{"number":"761418","date":"2017-02-24","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2017-07-07","scope":"INSTALL 3 HEAT PUMPS WITH DUCTWORK (MULTI-FAMILY)"},{"number":"720713","date":"2017-02-28","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-06-29","scope":"NEW CONSTRUCTION: EXTERIOR & INTERIOR PLUMBING OF A 3-STORY, (3) DWELLING UNIT BUILDING. THE PERMIT INCLUDES A 1-1/2\" DOMESTIC WATER DISTRIBUTION SERVICE AND A 5\" SEWER LATERAL TO THE STREET MAINS.THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE, 2004."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2015,"k":"appeal","w":"Appeal granted with conditions"},{"y":2015,"k":"viol","w":"2 L&I violations"},{"y":2016,"k":"land","p":30000},{"y":2016,"k":"permit","w":"Use"},{"y":2016,"k":"permit","w":"Zoning/use"},{"y":2016,"k":"permit","w":"New construction"},{"y":2016,"k":"permit","w":"Electrical"},{"y":2016,"k":"permit","w":"Suppression"},{"y":2017,"k":"permit","w":"Mechanical"},{"y":2017,"k":"permit","w":"Plumbing"},{"y":2017,"k":"viol","w":"L&I violation"},{"y":2017,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":false,"licenses":[{"number":"475567","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"JACOB SCHRAETER (AGT :GEORGE DUTTON)","legalName":"JACOB SCHRAETER","address":"1321 N 15TH ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2009-06-03","latestIssueDate":"2010-02-01","expirationDate":"2011-02-28","inactiveDate":"2012-12-22"},{"number":"625570","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"COMPLEX PU LLC","legalName":"COMPLEX PU LLC","address":"1321 N 15TH ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2014-04-16","latestIssueDate":"2014-04-16","expirationDate":"2015-02-28","inactiveDate":"2015-04-29"},{"number":"745314","type":"Rental","status":"Inactive","businessName":"Ushnik LLC","legalName":"Ushnik LLC","address":"1321 N 15TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2017-07-12","latestIssueDate":"2022-06-30","expirationDate":"2023-07-11","inactiveDate":"2023-09-09"}],"licenseActivity":[{"number":"745314","type":"Rental","businessName":"Ushnik LLC","legalName":"Ushnik LLC","issuedDate":"2017-07-12","latestIssueDate":"2022-06-30","closureDate":"2023-09-09","expirationDate":"2023-07-11","inactiveDate":"2023-09-09","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"625570","type":"Vacant Residential Property / Lot","businessName":"COMPLEX PU LLC","legalName":"COMPLEX PU LLC","issuedDate":"2014-04-16","latestIssueDate":"2014-04-16","closureDate":"2015-04-29","expirationDate":"2015-02-28","inactiveDate":"2015-04-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"475567","type":"Vacant Residential Property / Lot","businessName":"JACOB SCHRAETER (AGT :GEORGE DUTTON)","legalName":"JACOB SCHRAETER","issuedDate":"2009-06-03","latestIssueDate":"2010-02-01","closureDate":"2012-12-22","expirationDate":"2011-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 73% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $554,000 to $959,700","no permit shown in 2022-2024"],"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 #9250: CLOSED · Granted with conditions; related permit 217221. Use permit #217221: 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-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":"3 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Apr 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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"2 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #475567: Inactive since Dec 22, 2012; Vacant Residential Property / Lot #625570: Inactive since Apr 29, 2015","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":"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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 10 historical violations across 6 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"}]}