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INSP","status":"PASSED"},{"caseNumber":"226982","date":"2016-06-29","type":"PRECOURT","status":"PASSED"},{"caseNumber":"612576","date":"2017-11-17","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"612580","date":"2017-11-17","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"612580","date":"2017-11-17","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"612576","date":"2017-12-08","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"612576","date":"2017-12-18","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"612576","date":"2018-01-04","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"612580","date":"2018-01-24","type":"CSUFINAL","status":"PASSED"},{"caseNumber":"612576","date":"2018-02-13","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"612576","date":"2018-04-30","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"612576","date":"2018-06-04","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"612576","date":"2018-06-14","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"612576","date":"2018-08-31","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"612576","date":"2018-09-25","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"612576","date":"2018-10-26","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"612576","date":"2018-11-06","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"612576","date":"2018-11-26","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"612576","date":"2018-12-07","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"612576","date":"2018-12-24","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"612576","date":"2019-01-30","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"612576","date":"2019-02-14","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"612576","date":"2019-02-28","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"612576","date":"2019-04-26","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"612576","date":"2019-08-27","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"612576","date":"2022-11-22","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-053175","date":"2026-05-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-053175","date":"2026-06-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-079957","date":"2026-07-02","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-053175","date":"2026-07-02","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-079957","date":"2026-07-20","type":null,"status":"PASSED"}],"inspYears":[{"y":2008,"fails":1,"passes":0},{"y":2009,"fails":1,"passes":2},{"y":2010,"fails":3,"passes":1},{"y":2011,"fails":1,"passes":0},{"y":2012,"fails":1,"passes":1},{"y":2016,"fails":0,"passes":1},{"y":2017,"fails":4,"passes":0},{"y":2018,"fails":12,"passes":1},{"y":2019,"fails":4,"passes":1},{"y":2022,"fails":0,"passes":1},{"y":2026,"fails":4,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.9349665459812,"lng":-75.22054153945518,"geom":{"type":"Polygon","coordinates":[[[-75.220468118,39.934864448],[-75.220668066,39.935032794],[-75.220616685,39.935069236],[-75.220415559,39.934901573],[-75.220468118,39.934864448]]]},"liDistrict":"SOUTH","certifications":[{"number":"BC-2026-018726","type":"Fire Alarm Certification","inspectionDate":"2026-07-01","result":"Certified","expirationDate":"2027-07-01","buildingId":"1453900"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19143","beds":null,"baths":null,"stories":1,"lotArea":1660,"zoning":"CMX2","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"7","intCond":"4","garage":null,"homestead":false,"mail":"73 MEETINGHOUSE CIR, SICKLERVILLE NJ, 08081","mailOut":true,"appeals":[{"type":"Building standards appeal","grounds":"ON 05/16/2018, THE DEPARTMENT OF LICENSES AND INSPECTIONS ISSUED A NOTICE OF IMMINENTLY DANGEROUS VIOLATION,CASE 3612576.","status":"OPEN","outcome":null,"date":"2018-06-14","number":"33908","relatedPermit":"612576"}],"taxYears":[{"year":2010,"total":126.09,"principal":0,"interest":0,"penalty":98.97},{"year":2011,"total":174.6,"principal":0,"interest":0,"penalty":142.71},{"year":2012,"total":749.67,"principal":0,"interest":442.81,"penalty":148.21},{"year":2013,"total":884.4,"principal":0,"interest":536.27,"penalty":153.54}],"taxNet":1934.76,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":54200,"taxable":54200,"land":6034,"improvement":48166,"taxableLand":6034,"taxableImprovement":48166,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":54200,"taxable":54200,"land":6034,"improvement":48166,"taxableLand":6034,"taxableImprovement":48166,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":71700,"taxable":71700,"land":10755,"improvement":60945,"taxableLand":10755,"taxableImprovement":60945,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":84400,"taxable":84400,"land":12660,"improvement":71740,"taxableLand":12660,"taxableImprovement":71740,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":91500,"taxable":91500,"land":13725,"improvement":77775,"taxableLand":13725,"taxableImprovement":77775,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":91500,"taxable":91500,"land":13725,"improvement":77775,"taxableLand":13725,"taxableImprovement":77775,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":91500,"taxable":91500,"land":13725,"improvement":77775,"taxableLand":13725,"taxableImprovement":77775,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":163500,"taxable":163500,"land":32700,"improvement":130800,"taxableLand":32700,"taxableImprovement":130800,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":163500,"taxable":163500,"land":32700,"improvement":130800,"taxableLand":32700,"taxableImprovement":130800,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":163000,"taxable":163000,"land":32600,"improvement":130400,"taxableLand":32600,"taxableImprovement":130400,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":163000,"taxable":163000,"land":32600,"improvement":130400,"taxableLand":32600,"taxableImprovement":130400,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":215900,"taxable":215900,"land":43180,"improvement":172720,"taxableLand":43180,"taxableImprovement":172720,"exemptLand":0,"exemptImprovement":0}],"taxNow":2282,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"207951","date":"2009-03-31","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2009-03-31","scope":"REDUCE UNIT TO SINGLE FAMILY DWELLING ON 2ND & 3RD FLR IN SAME BUILDING WITH EXISTING GROUP DAYCARE ON THE 1ST FLR"},{"number":"248835","date":"2010-02-26","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2010-02-26","scope":"CHANGE FROM DAYCARE GROUP TO DAY CARE CENTER WITH CHILDREN UNDER 2 1/2 YEARS OF AGE IN THE CELLAR, FIRST AND SECOND FLOOR AND ONE FAMILY DWELLING ON THE THIRD FLOOR"},{"number":"279637","date":"2010-05-17","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2010-05-17","scope":"REDUCE TO ORIGINAL USE SFD 2ND AND 3RD FLOOR WITH GROUP DAY CARE ON 1ST FLOOR. NO SIGNS THIS APPLICATION."},{"number":"408952","date":"2012-07-02","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2012-07-02","scope":"CO FOR EXISTING DAYCARE, NO WORK."},{"number":"953620","date":"2019-03-01","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"EXPIRED","completedDate":null,"scope":"FOR THE COMPLETE DEMO OF A VACANT SFD AS PART OF THE CITY OF PHILADELPHIA DEPT. OF LICENSES & INSPECTIONS DEMOLITION PROGRAM. ADDITIONAL SPECS: NO STUCCO. REMOVE ALL VEGETATION. REPLACE BOTH FRONT SIDEWALKS."},{"number":"976921","date":"2019-05-16","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-08-28","scope":"IN ACCORDANCE WITH CODE BULLETIN PM1801, 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.” MAKE SAFE PERMIT - FOR (REMOVE 1ST FLOOR SHED,REPAIR/REPLACE REAR 2ND FLOOR BAY WITH LIKE KIND, REPAIR SECTION OF THE MAIN ROOF AT REAR,(APPROXIMATELY 10%). AS PER ENGINEER’S REPORT) TO RESOLVE CASE #612576. 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 #612576."},{"number":"1013285","date":"2019-09-24","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2019-09-24","scope":"FOR A BUSINESS AND PROFESSIONAL OFFICE AT FIRST FLOOR IN THE SAME BUILDING WITH TWO(2) APARTMENTS ABOVE. NO SIGN ON THIS APPLICATION."},{"number":"1008683","date":"2019-10-21","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-10-15","scope":"FOR INTERIOR LEVEL 3 ALTERATIONS TO EXISTING STRUCTURE INCLUDING FRAMING, INSULATION, DRYWALL, TILE, BATH, KITCHEN CABINETS, FLOORING, EXTERIOR WALL COVERING/STUCCO AS PER PLANS. FOR OFFICE ON THE FIRST FLOOR WITH TWO DWELLING UNITS AND AN ACCESSORY LAUNDRY SPACE ABOVE."},{"number":"1020989","date":"2019-10-22","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Expired","completedDate":"2022-09-22","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES- For the installation if New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans."},{"number":"1045025","date":"2020-04-29","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2023-03-24","scope":"200 AMP SERVICE/4 GANG METER SOCKET/ AMP PANELS AND REWIRE FIRE ALARM AND DEVICES/REWIRE PER 2017 NEC AND NFPA 72 (WEST DIST) 200 AMP SERVICE/4 GANG METER SOCKET/ AMP PANELS AND REWIRE FIRE ALARM AND DEVICES/REWIRE PER 2017 NEC AND NFPA 72 (WEST DIST)"},{"number":"PP-2023-000190","date":"2023-04-05","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-10-15","scope":"Drain and Supply PVC and PEX thru out replace (3) hot water heater, replace (4) toilets and replace (4) sinks and cast iron with copper for office space."},{"number":"EP-2023-004182","date":"2023-06-21","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-06-27","scope":"INSTALL A 200 AMP SERVICE, (5) GANG METER BANK, (1) 125 AMP PANEL & FEEDER, (4) 100 AMP PANELS & FEEDERS. INSTALL WIRING THROUGHOUT THE COMMON AREAS, OFFICE, & THREE DWELLING UNITS. INSTALL LIGHTS, SWITCHES, SENSORS, RECEPTACLES, SMOKE & CARBON MONOXIDE ALARMS. PROVIDE POWER FOR THE MECHANICAL & HVAC EQUIPMENT. INSTALL A NEW FIRE ALARM SYSTEM THROUGHOUT. ALL WORK IN ACCORDANCE WITH THE 2017 NEC & 2016 NFPA-72."},{"number":"ZP-2023-013723","date":"2023-12-29","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Office - Business and Professional"},{"number":"ZP-2024-000441","date":"2024-02-07","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2024-04-19","scope":"For the erection of a flat wall sign accessory to a previously approved business and professional office, size and location as shown on plan."},{"number":"GP-2024-001328","date":"2024-03-13","work":"Sign","type":"General","description":"General Permit","status":"Completed","completedDate":"2024-04-19","scope":"FOR THE ERECTION OF ONE (1) STATIC INTERNALLY ILLUMINATED ACCESSORY WALL SIGN AS PER APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR ELECTRICAL WORK. SEE ZP-2024-000441 FOR ZONING APPROVAL."}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2019,"k":"permit","w":"Use"},{"y":2019,"k":"permit","w":"Addition and/or Alteration"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2022,"k":"insp","w":"Inspection passed"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Change of Use"},{"y":2024,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2024,"k":"permit","w":"Sign"},{"y":2026,"k":"viol","w":"5 L&I violations"},{"y":2026,"k":"insp","w":"L&I: 4 failed, 1 passed"}],"rented":true,"licenses":[{"number":"212411","type":"Rental","status":"Inactive","businessName":"WILHELMINA DAVIS (DAVIS GROUP DAYCARE)","legalName":"WILHELMINA DAVIS","address":"5512 WOODLAND AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2003-03-24","latestIssueDate":"2003-03-24","expirationDate":"2004-02-29","inactiveDate":null},{"number":"1014122","type":"Rental","status":"Active","businessName":"Lashibi Investment LLc","legalName":"Lashibi Investment LLc","address":"5512 WOODLAND AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2026-07-30","latestIssueDate":"2026-07-30","expirationDate":"2027-07-29","inactiveDate":null}],"licenseActivity":[{"number":"1014122","type":"Rental","businessName":"Lashibi Investment LLc","legalName":"Lashibi Investment LLc","issuedDate":"2026-07-30","latestIssueDate":"2026-07-30","closureDate":null,"expirationDate":"2027-07-29","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"212411","type":"Rental","businessName":"WILHELMINA DAVIS (DAVIS GROUP DAYCARE)","legalName":"WILHELMINA DAVIS","issuedDate":"2003-03-24","latestIssueDate":"2003-03-24","closureDate":"2004-02-29","expirationDate":"2004-02-29","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-30","units":2,"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":["1 open L&I violation","a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"transition-activity","level":"watch","title":"Recent transition activity","summary":"The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.","evidence":["5 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 32% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $163,000 to $215,900","no permit shown in 2026-2028"],"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 #207951: COMPLETED. The history also contains “PERM Z- NEW USE.”","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":"3 permits not marked completed: 953620 (EXPIRED), 1020989 (Expired), 1045025 (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":"1 open L&I violation","finding":"35 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"rental-license","level":"verify","title":"A rental license does not transfer with the deed","finding":"1 active Rental License record matched.","why":"If dwelling space is rented, the buyer must obtain a new annual Rental License; the seller’s license is not transferable. New applications require proof of ownership and legal occupancy, tax compliance, no open L&I violations, and lead compliance where applicable.","action":"Plan the buyer’s replacement license before settlement.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (73 MEETINGHOUSE CIR, SICKLERVILLE NJ, 08081).","why":"A tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.","action":"Verify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.","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 1915 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":"31 failed, 9 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jul 20, 2026.","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":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Jul 1, 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"}]}