{"asOf":"2026-07-30T21:41:18.913Z","block":"1000-1099 S FRAZIER ST","blockUrl":"https://philadelphia.blockreport.homes/block/1000-1099-s-frazier-st","address":"1018 S FRAZIER ST","parcelNumber":"513033700","source":"https://property.phila.gov/?p=513033700","ownerType":"investor","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O30","buildingCodeNew":"24","buildingClass":"ROW 2 STY MASONRY","buildingClassNew":"ROW PORCH FRONT","useLabel":"House","owner":"TCS ANIKA HOMES ACQUISITIONS 5 LLC","coOwner":null,"marketValue":168300,"landAssessment":33660,"improvementAssessment":134640,"livableArea":992,"yearBuilt":1925,"lastSale":{"price":56500,"date":"2022-05-02T04:00:00Z"},"openViolations":0,"violations":[{"number":"4064230","date":"2014-02-22","code":"PM-307.1/4","title":"ROOF FIRE DAMAGED","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2017-05-15","underAppeal":false,"noticeUrl":null},{"number":"4909591","date":"2018-10-29","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2019-04-11","underAppeal":false,"noticeUrl":null},{"number":"4909590","date":"2018-10-29","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2019-04-11","underAppeal":false,"noticeUrl":null},{"number":"4909592","date":"2018-10-29","code":"PM15-304.7","title":"EXTERIOR STRUCT ROOF DRAINAGE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2019-04-11","underAppeal":false,"noticeUrl":null},{"number":"4909593","date":"2018-10-29","code":"PM15-308.1","title":"RUBBISH AND GARBAGE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2019-04-11","underAppeal":false,"noticeUrl":null},{"number":"211957148","date":"2018-12-31","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2022-12-01","resolution":"COMPLIED - PERMIT OBTAINED","latestInvestigationDate":"2022-12-01","underAppeal":false,"noticeUrl":null},{"number":"211957149","date":"2018-12-31","code":"PM15-304.1L","title":"EXTERIOR STRUCT UNSAFE COND 12","status":"COMPLIED","resolutionDate":"2022-12-01","resolution":"COMPLIED - PERMIT OBTAINED","latestInvestigationDate":"2022-12-01","underAppeal":false,"noticeUrl":null}],"violationCases":[{"number":"419764","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2014-02-24","completedDate":"2018-12-28","noticeUrl":null,"violations":[{"number":"4064230","date":"2014-02-22","code":"PM-307.1/4","title":"ROOF FIRE DAMAGED","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2017-05-15","underAppeal":false,"noticeUrl":null}]},{"number":"661801","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2018-10-31","completedDate":null,"noticeUrl":null,"violations":[{"number":"4909591","date":"2018-10-29","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2019-04-11","underAppeal":false,"noticeUrl":null},{"number":"4909590","date":"2018-10-29","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2019-04-11","underAppeal":false,"noticeUrl":null},{"number":"4909592","date":"2018-10-29","code":"PM15-304.7","title":"EXTERIOR STRUCT ROOF DRAINAGE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2019-04-11","underAppeal":false,"noticeUrl":null},{"number":"4909593","date":"2018-10-29","code":"PM15-308.1","title":"RUBBISH AND GARBAGE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2019-04-11","underAppeal":false,"noticeUrl":null}]},{"number":"668872","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2018-12-31","completedDate":"2024-10-02","noticeUrl":null,"violations":[{"number":"211957148","date":"2018-12-31","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2022-12-01","resolution":"COMPLIED - PERMIT OBTAINED","latestInvestigationDate":"2022-12-01","underAppeal":false,"noticeUrl":null},{"number":"211957149","date":"2018-12-31","code":"PM15-304.1L","title":"EXTERIOR STRUCT UNSAFE COND 12","status":"COMPLIED","resolutionDate":"2022-12-01","resolution":"COMPLIED - PERMIT OBTAINED","latestInvestigationDate":"2022-12-01","underAppeal":false,"noticeUrl":null}]}],"violYears":[{"y":2014,"n":1,"worst":null},{"y":2018,"n":6,"worst":"UNSAFE STRUCTURE"}],"investigations":[{"caseNumber":"419764","date":"2014-02-22","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"419764","date":"2016-08-27","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"419764","date":"2017-05-15","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"661801","date":"2018-10-29","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"661801","date":"2018-12-26","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"419764","date":"2018-12-28","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"668872","date":"2018-12-31","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"661801","date":"2019-04-11","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"668872","date":"2019-04-13","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"668872","date":"2020-11-24","type":null,"status":"FAILED"},{"caseNumber":"668872","date":"2020-12-22","type":null,"status":"FAILED"},{"caseNumber":"668872","date":"2020-12-23","type":null,"status":"FAILED"},{"caseNumber":"668872","date":"2022-12-01","type":null,"status":"PASSED"}],"inspYears":[{"y":2014,"fails":1,"passes":0},{"y":2016,"fails":1,"passes":0},{"y":2017,"fails":1,"passes":0},{"y":2018,"fails":3,"passes":0},{"y":2019,"fails":1,"passes":1},{"y":2020,"fails":3,"passes":0},{"y":2022,"fails":0,"passes":1}],"taxOwed":75.1,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":75.1,"principalDue":0,"penaltyDue":0,"interestDue":0,"otherChargesDue":75.1,"yearsOwed":1,"oldestYearOwed":2013,"mostRecentYearOwed":2013,"mostRecentPaymentDate":null,"assessmentYear":2022,"totalAssessment":46100,"taxableAssessment":46100,"exemptAbatementAssessment":0,"homesteadValue":629.91,"netTaxAfterHomestead":15.4,"actionableAtSnapshot":true,"paymentAgreementAtSnapshot":false,"bankruptcyAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.944628952314474,"lng":-75.23565350627887,"geom":{"type":"Polygon","coordinates":[[[-75.235710258,39.944559566],[-75.235748418,39.944591738],[-75.235595609,39.944698501],[-75.235558478,39.944666221],[-75.235710258,39.944559566]]]},"liDistrict":"SOUTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19143","beds":3,"baths":1,"stories":2,"lotArea":912,"zoning":"RSA5","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"107 S 2ND STREET 3RD FLOOR, PHILADELPHIA PA, 19106","mailOut":false,"appeals":[],"taxYears":[{"year":2013,"total":13.37,"principal":0,"interest":0,"penalty":0},{"year":2014,"total":20.22,"principal":15.08,"interest":2.94,"penalty":1.06},{"year":2015,"total":811.64,"principal":577.88,"interest":60.67,"penalty":40.45},{"year":2016,"total":249.32,"principal":144.88,"interest":2.18,"penalty":1.45}],"taxNet":1094.55,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":39000,"taxable":9000,"land":3830,"improvement":35170,"taxableLand":3830,"taxableImprovement":5170,"exemptLand":0,"exemptImprovement":30000},{"y":2017,"v":39000,"taxable":9000,"land":5850,"improvement":33150,"taxableLand":5850,"taxableImprovement":3150,"exemptLand":0,"exemptImprovement":30000},{"y":2018,"v":39000,"taxable":9000,"land":5850,"improvement":33150,"taxableLand":5850,"taxableImprovement":3150,"exemptLand":0,"exemptImprovement":30000},{"y":2019,"v":42600,"taxable":2600,"land":6300,"improvement":36300,"taxableLand":2600,"taxableImprovement":0,"exemptLand":3700,"exemptImprovement":36300},{"y":2020,"v":46100,"taxable":1100,"land":6818,"improvement":39282,"taxableLand":1100,"taxableImprovement":0,"exemptLand":5718,"exemptImprovement":39282},{"y":2021,"v":46100,"taxable":1100,"land":6818,"improvement":39282,"taxableLand":1100,"taxableImprovement":0,"exemptLand":5718,"exemptImprovement":39282},{"y":2022,"v":46100,"taxable":1100,"land":6818,"improvement":39282,"taxableLand":1100,"taxableImprovement":0,"exemptLand":5718,"exemptImprovement":39282},{"y":2023,"v":64400,"taxable":64400,"land":12800,"improvement":51600,"taxableLand":12800,"taxableImprovement":51600,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":64400,"taxable":64400,"land":12800,"improvement":51600,"taxableLand":12800,"taxableImprovement":51600,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":186500,"taxable":56500,"land":37300,"improvement":149200,"taxableLand":37300,"taxableImprovement":19200,"exemptLand":0,"exemptImprovement":130000},{"y":2026,"v":186500,"taxable":56500,"land":37300,"improvement":149200,"taxableLand":37300,"taxableImprovement":19200,"exemptLand":0,"exemptImprovement":130000},{"y":2027,"v":168300,"taxable":50986,"land":33660,"improvement":134640,"taxableLand":33660,"taxableImprovement":17326,"exemptLand":0,"exemptImprovement":117314}],"taxNow":791,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"970522","date":"2019-04-25","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Expired","completedDate":"2020-12-22","scope":"MAKE SAFE PERMIT - For replacing front porch beam with like in-kind materials, repairing the top of the column, and installing gutter and downspout to prevent further damage to resolve case 668872. Abutting sidewalk must be closed with fencing a minimum of 6' in height. Separate Streets Department permit required for sidewalk closure. A separate permit is required for any additional alterations that are not specifically addressed on case 668872 **Home owner to complete the work**"},{"number":"RP-2022-007678","date":"2022-07-18","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2022-11-10","scope":"MAKE SAFE PERMIT TO COMPLY WITH CASE #668872- FOR THE REPAIR TO THE DAMAGED FRONT PORVH AS PLANS AND PER ENGINEER'S REPORT. ABUTTING SIDEWALK MUST BE CLOSED WITH FENCING A MINIMUM OF 6' IN HEIGHT. SEPARATE STREETS DEPARTMENT PERMIT REQUIRED FOR SIDEWALK CLOSURE. A SEPARATE PERMIT IS REQUIRED FOR ANY ADDITIONAL ALTERATIONS THAT ARE NOT SPECIFICALLY ADDRESSED ON CASE #668872. IN ACCORDANCE WITH CODE BULLETIN PM-1801, A PA PROFESSIONAL ENGINEER IS REQUIRED TO MONITOR REPAIRS MADE UNDER THIS PERMIT. THE ENGINEER MUST SUBMIT A SEALED STATEMENT TO THE DEPARTMENT CONFIRMING THAT THE STRUCTURE IS IN SOUND CONDITION AT COMPLETION."},{"number":"RP-2022-013195","date":"2022-12-02","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2024-11-20","scope":"EZ PERMIT STANDARDS ALTERATIONS - For alterations to an Existing One Family Dwelling as per attached standard. Deviations from this standard will result in permit revocation and require submission of construction plans. Structural alteration or repair is expressly prohibited under this permit. Prohibited structural work any modifications to exterior walls, party walls, floor/roof framing or foundations, including underpinning, excavation, and removal of foundation slab. WORK IN THE BASEMENT OR CELLAR IS NOT INCLUDED ON THE EZ ALT PERMIT. Full interior clean-out. Interior non-load bearing wall demolition and construction. Replace interior doors throughout both 1st and 2nd floors. Install ceramic tile on bathroom floor as well as tub surround. Install new LVT flooring on both 1st and 2nd floors. Install new kitchen cabinets and countertops. Install and repair GWB at the 1st and 2nd floor where needed. No exterior doors or windows included on this permit. No work schedule for basement. Separate permits required for Mechanical, Electric and Plumbing."},{"number":"PP-2022-018481","date":"2022-12-27","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-11-20","scope":"Install supply lines and drainage pipes for 1- toilet, 1- kitchen sink, 1- tub, 1- laundry, 1-vanity"},{"number":"MP-2022-006588","date":"2022-12-30","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-11-20","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. 54,000 BTU furnace, 2 Ton condenser, & ductwork with 7 diffusers. Heater in basement and duct work to be ran on main level and second floor."},{"number":"EP-2022-012425","date":"2023-01-27","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-12-08","scope":"full rewire, lights, switches, outlets and smoke detectors replacing 200 amp panel as per 2017 nec"},{"number":"PP-2023-010994","date":"2023-08-10","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-11-20","scope":"REPAIR/REPLACE CT & FAI"}],"storyTag":"Renovated & sold on","storyDelta":112,"timeline":[{"y":2018,"k":"insp","w":"Inspection failed ×3"},{"y":2019,"k":"permit","w":"Addition and/or Alteration"},{"y":2019,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2020,"k":"insp","w":"Inspection failed ×3"},{"y":2022,"k":"sale","p":56500},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"insp","w":"Inspection passed"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Alterations"},{"y":2022,"k":"permit","w":"Addition and/or Alterations"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Alterations"}],"rented":true,"licenses":[{"number":"264913","type":"Rental","status":"Inactive","businessName":"RONALD LEVINE &","legalName":"RONALD LEVINE &","address":"1018 S FRAZIER ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2004-02-26","latestIssueDate":"2004-02-26","expirationDate":"2005-02-28","inactiveDate":"2012-12-22"},{"number":"923590","type":"Rental","status":"Active","businessName":"TCS Anika Homes Acquisitions 5 LLC","legalName":"TCS Anika Homes Acquisitions 5 LLC","address":"1018 S FRAZIER ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2023-05-15","latestIssueDate":"2026-04-02","expirationDate":"2027-05-14","inactiveDate":null}],"licenseActivity":[{"number":"923590","type":"Rental","businessName":"TCS Anika Homes Acquisitions 5 LLC","legalName":"TCS Anika Homes Acquisitions 5 LLC","issuedDate":"2023-05-15","latestIssueDate":"2026-04-02","closureDate":null,"expirationDate":"2027-05-14","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"264913","type":"Rental","businessName":"RONALD LEVINE &","legalName":"RONALD LEVINE &","issuedDate":"2004-02-26","latestIssueDate":"2004-02-26","closureDate":"2012-12-22","expirationDate":"2005-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-29","signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["$75 appeared in the City's June 2022 delinquency snapshot","a lien number appears in the historical tax ledger through 2016"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 6 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2022","permit activity in 2022, 2023"],"caveat":"This does not show that the property is listed or that a sale is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 190% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $64,400 to $186,500","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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: 970522 (Expired). At least one row also carries a completion date, so the City fields conflict.","why":"Issued work is not the same as approved final work. L&I uses final inspections and required certifications to close construction permits; expired, withdrawn, and completed are different City statuses.","action":"Open the permit file and confirm final inspections, holds, and any resulting occupancy certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 7 historical violations across 3 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":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$75.10 was recorded in the City’s 2022-06 delinquency snapshot for 2013.","why":"That is historical evidence, not today’s amount due. A current exemption, payment, credit, or assistance agreement can coexist with an older snapshot row.","action":"Check period balances and request a dated Property Payoff statement for settlement.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"id":"rental-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":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1925 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"10 failed, 2 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Dec 1, 2022.","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/"}],"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"}]}