{"asOf":"2026-07-25T23:59:36.185Z","block":"100-199 W DUVAL ST","blockUrl":"https://philadelphia.blockreport.homes/block/100-199-w-duval-st","address":"108 W DUVAL ST","parcelNumber":"593105700","source":"https://property.phila.gov/?p=593105700","ownerType":"owner-occupied","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"H30","buildingCodeNew":"32","buildingClass":"SEMI/DET 2 STY MASONRY","buildingClassNew":"TWIN CONVENTIONAL","useLabel":"House","owner":"WILSON DEBRA","coOwner":null,"marketValue":350400,"landAssessment":70080,"improvementAssessment":280320,"livableArea":1322,"yearBuilt":1900,"lastSale":{"price":342000,"date":"2021-11-20T05:00:00Z"},"openViolations":0,"violations":[{"number":"841741","date":"2008-02-19","code":"PM-302.3/1","title":"EXT A-CLEAN WEEDS/PLANTS","status":"COMPEXCP","resolutionDate":null,"resolution":null},{"number":"841740","date":"2008-02-19","code":"PM-302.2/2","title":"EXT A-CLEAN RUBBISH/GARBAGE","status":"COMPEXCP","resolutionDate":null,"resolution":null},{"number":"1061949","date":"2008-08-13","code":"PM-302.3/1","title":"EXT A-CLEAN WEEDS/PLANTS","status":"COMPEXCP","resolutionDate":null,"resolution":null},{"number":"2802587","date":"2013-02-15","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4009510","date":"2016-07-14","code":"PM15-108.2","title":"VACANT AND OPEN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4009512","date":"2016-07-14","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4009511","date":"2016-07-14","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4009518","date":"2016-07-14","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4627708","date":"2018-01-17","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4627711","date":"2018-01-17","code":"PM15-304.1L","title":"EXTERIOR STRUCT UNSAFE COND 12","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4627710","date":"2018-01-17","code":"PM15-304.1H","title":"EXTERIOR STRUCT UNSAFE COND 8","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4627709","date":"2018-01-17","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4627707","date":"2018-01-17","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3818221","date":"2015-11-02","code":"A-104.1/5","title":"DEBRIS REMOVE - CONSTR","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"147311","type":"STANDARD","priority":"STANDARD","responsibility":"BRU","status":"CLOSED","createdDate":"2008-02-19","completedDate":"2010-03-09","violations":[{"number":"841741","date":"2008-02-19","code":"PM-302.3/1","title":"EXT A-CLEAN WEEDS/PLANTS","status":"COMPEXCP","resolutionDate":null,"resolution":null},{"number":"841740","date":"2008-02-19","code":"PM-302.2/2","title":"EXT A-CLEAN RUBBISH/GARBAGE","status":"COMPEXCP","resolutionDate":null,"resolution":null}]},{"number":"174336","type":"STANDARD","priority":"STANDARD","responsibility":"BRU","status":"CLOSED","createdDate":"2008-08-14","completedDate":"2009-01-27","violations":[{"number":"1061949","date":"2008-08-13","code":"PM-302.3/1","title":"EXT A-CLEAN WEEDS/PLANTS","status":"COMPEXCP","resolutionDate":null,"resolution":null}]},{"number":"369543","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2013-02-15","completedDate":null,"violations":[{"number":"2802587","date":"2013-02-15","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"544303","type":"STANDARD","priority":"STANDARD","responsibility":"VS","status":"CLOSED","createdDate":"2016-07-15","completedDate":"2016-10-26","violations":[{"number":"4009510","date":"2016-07-14","code":"PM15-108.2","title":"VACANT AND OPEN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4009512","date":"2016-07-14","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4009511","date":"2016-07-14","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"544305","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2016-07-15","completedDate":"2016-10-26","violations":[{"number":"4009518","date":"2016-07-14","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"618576","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2018-01-17","completedDate":"2019-04-10","violations":[{"number":"4627708","date":"2018-01-17","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4627711","date":"2018-01-17","code":"PM15-304.1L","title":"EXTERIOR STRUCT UNSAFE COND 12","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4627710","date":"2018-01-17","code":"PM15-304.1H","title":"EXTERIOR STRUCT UNSAFE COND 8","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4627709","date":"2018-01-17","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4627707","date":"2018-01-17","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"553279","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"3818221","date":"2015-11-02","code":"A-104.1/5","title":"DEBRIS REMOVE - CONSTR","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2008,"n":3,"worst":null},{"y":2013,"n":1,"worst":null},{"y":2015,"n":1,"worst":null},{"y":2016,"n":4,"worst":null},{"y":2018,"n":5,"worst":"UNSAFE STRUCTURE"}],"investigations":[{"caseNumber":"35461","date":"2004-12-28","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"68226","date":"2006-06-21","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"79548","date":"2006-09-15","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"79548","date":"2006-11-15","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"147311","date":"2008-02-19","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"174336","date":"2008-08-13","type":"BRU INSP","status":"FAILED"},{"caseNumber":"68226","date":"2008-11-10","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"174336","date":"2009-01-27","type":"BRU INSP","status":"PASSED"},{"caseNumber":"147311","date":"2010-03-09","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"369543","date":"2013-02-14","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"369543","date":"2013-04-02","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"369543","date":"2013-05-21","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"544303","date":"2016-07-14","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"544305","date":"2016-07-14","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"544303","date":"2016-10-25","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"544305","date":"2016-10-25","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"618576","date":"2018-01-16","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"618576","date":"2018-04-02","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"618576","date":"2019-04-10","type":"CSUINITIAL","status":"PASSED"}],"inspYears":[{"y":2006,"fails":2,"passes":1},{"y":2008,"fails":2,"passes":1},{"y":2009,"fails":0,"passes":1},{"y":2010,"fails":0,"passes":1},{"y":2013,"fails":2,"passes":0},{"y":2016,"fails":2,"passes":2},{"y":2018,"fails":2,"passes":0},{"y":2019,"fails":0,"passes":1}],"taxOwed":22.6,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":22.6,"principalDue":17.22,"penaltyDue":1.03,"interestDue":0.9,"otherChargesDue":3.45,"yearsOwed":1,"oldestYearOwed":2021,"mostRecentYearOwed":2021,"mostRecentPaymentDate":null,"assessmentYear":2022,"totalAssessment":82000,"taxableAssessment":82000,"exemptAbatementAssessment":0,"homesteadValue":0,"netTaxAfterHomestead":1147.84,"actionableAtSnapshot":true,"paymentAgreementAtSnapshot":false,"bankruptcyAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.04267573240378,"lng":-75.1836032257238,"geom":{"type":"Polygon","coordinates":[[[-75.183505495,40.042583857],[-75.183742089,40.042725934],[-75.183700237,40.042767814],[-75.183463509,40.042624282],[-75.183505495,40.042583857]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19144","beds":3,"baths":2,"stories":2,"lotArea":1599,"zoning":"RSA3","grade":"C","basement":"A","heater":"A","centralAir":true,"extCond":"2","intCond":"2","garage":null,"homestead":true,"mail":"108 W DUVAL ST, PHILADELPHIA PA, 19144","mailOut":false,"appeals":[{"type":"LIRB Violation Appeal","grounds":"See Attached","status":"Closed","outcome":"Complete","date":"2024-03-21","number":"HA-2023-001450","relatedPermit":null}],"taxYears":[{"year":2014,"total":2978.88,"principal":1881.56,"interest":366.9,"penalty":131.71},{"year":2015,"total":2435.38,"principal":1881.56,"interest":197.56,"penalty":131.71},{"year":2016,"total":2227.45,"principal":1965.53,"interest":29.48,"penalty":19.66}],"taxNet":7641.71,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":19000,"taxable":19000,"land":12156,"improvement":6844,"taxableLand":12156,"taxableImprovement":6844,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":19000,"taxable":19000,"land":5700,"improvement":13300,"taxableLand":5700,"taxableImprovement":13300,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":19000,"taxable":19000,"land":5700,"improvement":13300,"taxableLand":5700,"taxableImprovement":13300,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":19000,"taxable":19000,"land":4200,"improvement":14800,"taxableLand":4200,"taxableImprovement":14800,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":82000,"taxable":82000,"land":13530,"improvement":68470,"taxableLand":13530,"taxableImprovement":68470,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":82000,"taxable":82000,"land":13530,"improvement":68470,"taxableLand":13530,"taxableImprovement":68470,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":82000,"taxable":82000,"land":13530,"improvement":68470,"taxableLand":13530,"taxableImprovement":68470,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":118000,"taxable":38000,"land":23600,"improvement":94400,"taxableLand":23600,"taxableImprovement":14400,"exemptLand":0,"exemptImprovement":80000},{"y":2024,"v":118000,"taxable":38000,"land":23600,"improvement":94400,"taxableLand":23600,"taxableImprovement":14400,"exemptLand":0,"exemptImprovement":80000},{"y":2025,"v":350000,"taxable":250000,"land":70000,"improvement":280000,"taxableLand":70000,"taxableImprovement":180000,"exemptLand":0,"exemptImprovement":100000},{"y":2026,"v":350000,"taxable":250000,"land":70000,"improvement":280000,"taxableLand":70000,"taxableImprovement":180000,"exemptLand":0,"exemptImprovement":100000},{"y":2027,"v":350400,"taxable":250400,"land":70080,"improvement":280320,"taxableLand":70080,"taxableImprovement":180320,"exemptLand":0,"exemptImprovement":100000}],"taxNow":3500,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"553279","date":"2014-11-28","work":"Addition","type":"BP_ADDITON","description":"ADDITION PERMIT","status":"COMPLETED","completedDate":"2016-07-21","scope":"REAR ADDITION TO AN EXISTING SEMI-DETACHED SINGLE FAMILY DWELLING AS SHOWN IN THE SEALED SUBMITTED PLANS. ELECTRICAL, PLUMBING, AND MECHANICAL WORK REQUIRES ADDITIONAL PERMITS. CALL THE INSPECTOR PRIOR TO STARTING WORK."},{"number":"553278","date":"2014-11-28","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2014-11-28","scope":"REAR ADDITION TO AN EXISTING SEMI-DETACHEDSINGLE FAMILY HOUSEHOLD LIVING STRUCTURE AS SHOWN IN THE SUBMITTED PLAN/APPLICATION. HEIGHT NOT TO EXCEED 38'-0\"."},{"number":"874936","date":"2018-05-08","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-04-10","scope":"REMOVAL OF FRONT PORCH AND PERFORM REPAIRS AS PRESCRIBED IN SUBMITTED STRUCTURAL ENGINEER REPORT.IN COMPLIANCE WITH CODE BULLETIN PM-1801 – PERMITTING OF REPAIRS TO IMMINENTLY DANGEROUS AND UNSAFE STRUCTURES - UPON COMPLETION OF THE REPAIRS, THE ENGINEER MUST SUBMIT A SEALED STATEMENT TO THE DEPARTMENT THAT THE STRUCTURE HAS BEEN MADE SAFE."},{"number":"966807","date":"2019-04-12","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2022-02-02","scope":"EZ PERMIT STADARD 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 INCLUDES ANY MODIFICATION TO EXTERIOR WALLS, PARTY WALLS, FLOOR/ROOF FRAMING OR FOUNDATIONS; UNDERPINNING AND EXCAVATIONS (I.E. DIGGING IN BASEMENT)"},{"number":"970918","date":"2019-04-26","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-11-28","scope":"INSTALL NEW PVC DRAIN, PEX WATER LINE, 10 FIXTURES: 3 W/C, 1 BATHTUB, 1 SHOWER, 3 LAVS, KITCHEN SINK, LAUNDRY SINK, WATER HEATER, INSTALLATION WILL COMPLY WITH PHILADELPHIA PLUMBING CODE 2004"},{"number":"991021","date":"2019-07-03","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-12-07","scope":"REWIRE OF EXISTING STRUCTURE IN ACCORDANCE WITH R3 STRUCTURE. INSTALLTION IN ACCORDANCE WITH 2014"},{"number":"997757","date":"2019-07-30","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"HEATPUMP AND DUCTWORK INSTALLATION. (SFD)"}],"storyTag":"New construction","storyDelta":12.41,"timeline":[{"y":2016,"k":"viol","w":"4 L&I violations"},{"y":2016,"k":"insp","w":"L&I: 2 failed, 2 passed"},{"y":2018,"k":"permit","w":"Major alteration"},{"y":2018,"k":"viol","w":"5 L&I violations incl UNSAFE STRUCTURE"},{"y":2018,"k":"insp","w":"Inspection failed ×2"},{"y":2019,"k":"permit","w":"Addition and/or Alteration"},{"y":2019,"k":"permit","w":"Alterations"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"insp","w":"Inspection passed"},{"y":2021,"k":"sale","p":342000},{"y":2024,"k":"appeal","w":"Appeal complete"}],"rented":false,"licenses":[{"number":"724083","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"BRICE LENTZ","legalName":"BRICE LENTZ","address":"108 W DUVAL ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2016-12-22","latestIssueDate":"2016-12-22","expirationDate":"2017-12-21","inactiveDate":"2018-02-19"}],"licenseActivity":[{"number":"724083","type":"Vacant Residential Property / Lot","businessName":"BRICE LENTZ","legalName":"BRICE LENTZ","issuedDate":"2016-12-22","latestIssueDate":"2016-12-22","closureDate":"2018-02-19","expirationDate":"2017-12-21","inactiveDate":"2018-02-19","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","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":["$23 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":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 197% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $118,000 to $350,000","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: 997757 (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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 14 historical violations across 7 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":"$22.60 was recorded in the City’s 2022-06 delinquency snapshot for 2021.","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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"10 failed, 7 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Apr 10, 2019.","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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #724083: Inactive since Feb 19, 2018","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":"homestead","level":"verify","title":"Homestead is tied to owner occupancy and the deed","finding":"OPA shows the Homestead Exemption.","why":"Philadelphia limits Homestead to an owner’s primary residence. The City says a deed change can require a new application or update.","action":"A buyer should apply in their own name and not assume the seller’s benefit continues.","url":"https://www.phila.gov/documents/homestead-exemption-application/"}],"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"}]}