{"asOf":"2026-07-27T05:44:59.745Z","block":"1300-1399 N 19TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/1300-1399-n-19th-st","address":"1307 N 19TH ST","parcelNumber":"471322300","source":"https://property.phila.gov/?p=471322300","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"U50","buildingCodeNew":"22","buildingClass":"ROW CONV/APT 3 STY MASON","buildingClassNew":"ROW TYPICAL","useLabel":"Apartment building","owner":"AGNES & COMPANY LLC","coOwner":null,"marketValue":506300,"landAssessment":101260,"improvementAssessment":405040,"livableArea":2481,"yearBuilt":1915,"lastSale":{"price":60000,"date":"2016-02-10T05:00:00Z"},"openViolations":0,"violations":[{"number":"2045066","date":"2011-03-18","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2045068","date":"2011-03-18","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2045067","date":"2011-03-18","code":"PM-306.2/1","title":"VACANT BLDG UNSECURED COUNT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3250733","date":"2014-07-11","code":"PM-306.2/1","title":"VACANT BLDG UNSECURED COUNT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3387713","date":"2014-07-11","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3387712","date":"2014-07-11","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3918149","date":"2015-02-24","code":"PM-307.1/7","title":"FLOOR/CEILING FIRE DAMAGED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3918148","date":"2015-02-24","code":"PM-307.1/4","title":"ROOF FIRE DAMAGED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3918147","date":"2015-02-24","code":"PM-307.1/13","title":"WALL FIRE DAMAGED","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"269831","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2011-03-21","completedDate":"2012-01-06","violations":[{"number":"2045066","date":"2011-03-18","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2045068","date":"2011-03-18","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2045067","date":"2011-03-18","code":"PM-306.2/1","title":"VACANT BLDG UNSECURED COUNT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"442081","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2014-07-11","completedDate":"2014-10-23","violations":[{"number":"3250733","date":"2014-07-11","code":"PM-306.2/1","title":"VACANT BLDG UNSECURED COUNT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"442085","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2014-07-11","completedDate":"2015-04-01","violations":[{"number":"3387713","date":"2014-07-11","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3387712","date":"2014-07-11","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"469557","type":"HAZARDOUS","priority":"HAZARDOUS","responsibility":"CSU","status":"CLOSED","createdDate":"2015-02-24","completedDate":"2016-06-01","violations":[{"number":"3918149","date":"2015-02-24","code":"PM-307.1/7","title":"FLOOR/CEILING FIRE DAMAGED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3918148","date":"2015-02-24","code":"PM-307.1/4","title":"ROOF FIRE DAMAGED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3918147","date":"2015-02-24","code":"PM-307.1/13","title":"WALL FIRE DAMAGED","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2011,"n":3,"worst":null},{"y":2014,"n":3,"worst":null},{"y":2015,"n":3,"worst":null}],"investigations":[{"caseNumber":"269831","date":"2011-03-18","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"269831","date":"2011-04-19","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"269831","date":"2012-01-05","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"442081","date":"2014-07-11","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"442085","date":"2014-07-11","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"442081","date":"2014-07-11","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"442085","date":"2014-11-08","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"442085","date":"2014-12-18","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"469557","date":"2015-02-24","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"469557","date":"2016-04-30","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"469557","date":"2016-05-31","type":"CSUINITIAL","status":"PASSED"}],"inspYears":[{"y":2011,"fails":2,"passes":0},{"y":2012,"fails":0,"passes":1},{"y":2014,"fails":3,"passes":0},{"y":2015,"fails":1,"passes":0},{"y":2016,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97443719657802,"lng":-75.16675572819642,"geom":{"type":"Polygon","coordinates":[[[-75.166610123,39.97444186],[-75.166620048,39.974396868],[-75.166900879,39.974432431],[-75.166891787,39.974477571],[-75.166610123,39.97444186]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2023-024853","type":"Sprinkler Certification","inspectionDate":"2023-12-04","result":"Certified","expirationDate":"2024-12-04","buildingId":"1004866"},{"number":"BC-2025-031262","type":"Sprinkler Certification","inspectionDate":"2025-11-17","result":"Certified","expirationDate":"2026-11-17","buildingId":"1004866"},{"number":"BC-2026-011782","type":"Fire Alarm Certification","inspectionDate":"2026-04-27","result":"Certified","expirationDate":"2027-04-27","buildingId":"1004866"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19121","beds":7,"baths":5,"stories":3,"lotArea":1333,"zoning":"RSA5","grade":"C+","basement":"B","heater":"A","centralAir":true,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"435 PEPPER RD, HUNTINGDON VALLEY PA, 19006","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":66600,"taxable":66600,"land":8970,"improvement":57630,"taxableLand":8970,"taxableImprovement":57630,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":66600,"taxable":66600,"land":20879,"improvement":45721,"taxableLand":20879,"taxableImprovement":45721,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":350000,"taxable":95500,"land":94500,"improvement":255500,"taxableLand":94500,"taxableImprovement":1000,"exemptLand":0,"exemptImprovement":254500},{"y":2019,"v":350000,"taxable":95500,"land":94500,"improvement":255500,"taxableLand":94500,"taxableImprovement":1000,"exemptLand":0,"exemptImprovement":254500},{"y":2020,"v":362100,"taxable":99073,"land":98039,"improvement":264061,"taxableLand":98039,"taxableImprovement":1034,"exemptLand":0,"exemptImprovement":263027},{"y":2021,"v":362100,"taxable":99073,"land":98039,"improvement":264061,"taxableLand":98039,"taxableImprovement":1034,"exemptLand":0,"exemptImprovement":263027},{"y":2022,"v":362100,"taxable":99073,"land":98039,"improvement":264061,"taxableLand":98039,"taxableImprovement":1034,"exemptLand":0,"exemptImprovement":263027},{"y":2023,"v":409200,"taxable":85114,"land":81840,"improvement":327360,"taxableLand":81840,"taxableImprovement":3274,"exemptLand":0,"exemptImprovement":324086},{"y":2024,"v":409200,"taxable":85114,"land":81840,"improvement":327360,"taxableLand":81840,"taxableImprovement":3274,"exemptLand":0,"exemptImprovement":324086},{"y":2025,"v":514100,"taxable":106933,"land":102820,"improvement":411280,"taxableLand":102820,"taxableImprovement":4113,"exemptLand":0,"exemptImprovement":407167},{"y":2026,"v":514100,"taxable":106933,"land":102820,"improvement":411280,"taxableLand":102820,"taxableImprovement":4113,"exemptLand":0,"exemptImprovement":407167},{"y":2027,"v":506300,"taxable":105310,"land":101260,"improvement":405040,"taxableLand":101260,"taxableImprovement":4050,"exemptLand":0,"exemptImprovement":400990}],"taxNow":1497,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"690587","date":"2016-05-09","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"MAKE SAFE PERMIT - For small amount of non load bearing demolition/clean up of finish malterial from fire to resolve case 469557. A Separate permit is required for any additional alterations that are not specifically addressed on case 469557.SEPRERATE PERMITS/PLANS ARE REQUIRED FOR ZONING AND BUILDING FOR INTERIOR ALERATIONS. THIS PERMIT IS FOR CLEAN OUT ONLY. CALL AND SCHEDULE AN INTIAL INSPECTION PRIOR TO THE START OF WORK."},{"number":"698734","date":"2016-06-09","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2016-06-09","scope":"FOR A MULTI-FAMILY HOUSEHOLD LIVING ( THREE(3) FAMILY HOUSEHOLD LIVING IN AN EXISTING STRUCTURE."},{"number":"702815","date":"2016-07-28","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2017-12-22","scope":"FOR A COMPLETE CHANGE OF OCCUPANCY CLASSIFICATION & LEVEL 3 ALTERATIONS WITHIN AN EXISTING THREE (3) STORY ABOVE GRADE PLANE, W. OCCUPIED BASEMENT, TO CREATE A THREE (3) FAMILY DWELLING W. ALTERATIONS TO INCLUDE ENCLOSURE OF STAIR WITH FIRE-RESISTANCE RATED CONSTRUCTION, LIMITED FRAMING REPAIR, INSTALLATION OF EMERGENCY ESCAPE OPENING AT BASEMENT BEDROOM & OTHER FINISH WORK; BUILDING TO BE FULLY SPRINKLERED. SEPARATE PERMIT REQ'D FOR ANY MECH., ELEC., PLUMB. & FIRESUPP WORK."},{"number":"722698","date":"2016-09-27","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2017-12-22","scope":"FOR THE INSTALLATION OF A (2) INCH FIRE SERVICE LINE W. BACKFLOW PREVENTOR (BFP) ASSEMBLY AND FOR INSTALLATION OF A FIRE SUPPRESSION SYSTEM AS PER NFPA 13R. ALL WORK SHALL BE IN ACCORDANCE WITH APPROVED PLANS AND HYDRAULIC CALCULATIONS."},{"number":"731637","date":"2016-10-25","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-11-18","scope":"5\" SEWER LATERAL, 5\" X 4\" CURB TRAP, 5\" MAIN DRAIN AND 3/4\" WATER SERVICE PA20168251725 (MULTI FAMILY)SELF CERTIFICATION'S ARE NO LONGER PERMITTED\",\"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FT IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"731673","date":"2016-10-25","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-11-18","scope":"INSTALL 3/4\" WATER SERVICE PA20162851725 (MULIT FAMILY)SELF CERTIFICATION'S ARE NO LONGER PERMITTED\",\"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FT IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"731674","date":"2016-10-25","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-11-18","scope":"INSTALL 3/4\" WATER SERVICE PA20162851725 (MULIT FAMILY)SELF CERTIFICATION'S ARE NO LONGER PERMITTED\",\"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FT IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"733895","date":"2016-11-02","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-06-22","scope":"MAIN DRAIN & 3-STACKS & SUPPLY & FURNISH 3-WATER HEATERS, DRAIN LINES TO 3-KITCHEN SINK, 3-DISH WASHERS, 3-WASHER MACHINES, 5-3PC BATHS THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"756833","date":"2017-02-03","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2017-06-07","scope":"INSTALL (3) HVAC SYSTEMS WITH DUCTWORK. (MULTI-FAMILY)"},{"number":"745315","date":"2017-02-16","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-09-27","scope":"300AMP SERVICE WITH GROUNDING AS PER 2008 CODE. EACH UNIT TO GET SMOKES AND CARBONS AS PER CODE. ALL WORK TO BE PERFORMED AS PER DRAWINGS. SWITCHES, RECPETACLES GFCIS RECESSED LIGHTS LIGHT FIXTURES INTERCOM IN EACH UNIT"},{"number":"796798","date":"2017-08-23","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2017-08-24","scope":"PROPOSED REAR SECOND AND THIRD FLOOR DECKS"},{"number":"796797","date":"2017-08-23","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2017-08-23","scope":"PROPOSED REAR SECOND AND THIRD FLOOR DECKS"},{"number":"847348","date":"2018-03-08","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-06-27","scope":"INSTALL FIRE ALARM SYSTEM 10 HORNS, 5 HORN STROBES, 1 PULL STATIONS, 3 SMOKES & PANEL AS PER NFPA72 (NORTH DISTROICT)"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2016,"k":"permit","w":"Major alteration"},{"y":2016,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2016,"k":"permit","w":"Suppression"},{"y":2016,"k":"permit","w":"Plumbing"},{"y":2016,"k":"permit","w":"Plumbing"},{"y":2016,"k":"permit","w":"Plumbing"},{"y":2016,"k":"permit","w":"Plumbing"},{"y":2017,"k":"permit","w":"Mechanical"},{"y":2017,"k":"permit","w":"Electrical"},{"y":2017,"k":"permit","w":"Major alteration"},{"y":2017,"k":"permit","w":"Zoning/use"},{"y":2018,"k":"permit","w":"Electrical"}],"rented":false,"licenses":[{"number":"381437","type":"Rental","status":"Inactive","businessName":"JOSE MAYMI (MERCURY REAL ESTATE AGT)","legalName":"JOSE MAYMI","address":"1307 N 19TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2006-08-16","latestIssueDate":"2008-04-04","expirationDate":"2010-02-28","inactiveDate":"2012-12-22"}],"licenseActivity":[{"number":"381437","type":"Rental","businessName":"JOSE MAYMI (MERCURY REAL ESTATE AGT)","legalName":"JOSE MAYMI","issuedDate":"2006-08-16","latestIssueDate":"2008-04-04","closureDate":"2012-12-22","expirationDate":"2010-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 26% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $409,200 to $514,100","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 #698734: 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":"1 permit not marked completed: 690587 (Issued).","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":"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":"7 failed, 2 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on May 31, 2016.","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":"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 9 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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Sprinkler Certification: Certified through Nov 17, 2026; Fire Alarm Certification: Certified through Apr 27, 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. 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"}]}