{"asOf":"2026-07-29T10:48:53.609Z","block":"4600-4699 SANSOM ST","blockUrl":"https://philadelphia.blockreport.homes/block/4600-4699-sansom-st","address":"4623 SANSOM ST","parcelNumber":"601023900","source":"https://property.phila.gov/?p=601023900","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"W30","buildingCodeNew":"24","buildingClass":"APT 2-4 UNITS 2 STY MASON","buildingClassNew":"ROW PORCH FRONT","useLabel":"Apartment building","owner":"PHILADELPHIA PROPERTY EXCHANGE LLC","coOwner":null,"marketValue":354000,"landAssessment":70800,"improvementAssessment":283200,"livableArea":2800,"yearBuilt":1923,"lastSale":{"price":1,"date":"2026-03-27T04:00:00Z"},"openViolations":0,"violations":[{"number":"211936066","date":"2017-01-28","code":"A-301.1/51","title":"PERME- INST/REPL/REPAIR WIRE","status":"COMPLIED","resolutionDate":"2021-07-29","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211936065","date":"2017-01-28","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":"2021-07-29","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"4898840","date":"2018-02-07","code":"PM15-304.1K","title":"EXTERIOR STRUCT UNSAFE COND 11","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4898839","date":"2018-02-07","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4898838","date":"2018-02-07","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4792679","date":"2018-06-20","code":"FC-13-101115","title":"FIRE ESCAPE REPORT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2023-083618","date":"2023-10-25","code":"F-1104.16.5.1.8","title":"FIRE ESCAPE REPORT REQUIRED\n","status":"COMPLIED","resolutionDate":"2024-04-30","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}],"violationCases":[{"number":"571066","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2017-01-28","completedDate":"2021-08-02","violations":[{"number":"211936066","date":"2017-01-28","code":"A-301.1/51","title":"PERME- INST/REPL/REPAIR WIRE","status":"COMPLIED","resolutionDate":"2021-07-29","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211936065","date":"2017-01-28","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":"2021-07-29","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"621374","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2018-02-07","completedDate":"2019-03-30","violations":[{"number":"4898840","date":"2018-02-07","code":"PM15-304.1K","title":"EXTERIOR STRUCT UNSAFE COND 11","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4898839","date":"2018-02-07","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4898838","date":"2018-02-07","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"639973","type":"STANDARD","priority":"STANDARD","responsibility":"AIU","status":"CLOSED","createdDate":"2018-06-20","completedDate":"2019-02-12","violations":[{"number":"4792679","date":"2018-06-20","code":"FC-13-101115","title":"FIRE ESCAPE REPORT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2023-111628","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"AUDITS AND INVESTIGATIONS BUILDING CERTS","status":"CLOSED","createdDate":"2023-10-25","completedDate":"2024-04-30","violations":[{"number":"VI-2023-083618","date":"2023-10-25","code":"F-1104.16.5.1.8","title":"FIRE ESCAPE REPORT REQUIRED\n","status":"COMPLIED","resolutionDate":"2024-04-30","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]}],"violYears":[{"y":2017,"n":2,"worst":null},{"y":2018,"n":4,"worst":"EXTERIOR STRUCT UNSAFE COND 11"},{"y":2023,"n":1,"worst":null}],"investigations":[{"caseNumber":"571066","date":"2017-01-28","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"571066","date":"2017-03-02","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"571066","date":"2017-06-21","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"571066","date":"2017-10-05","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"621374","date":"2018-02-06","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"621374","date":"2018-06-06","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"639973","date":"2018-06-20","type":"AIU INSP","status":"FAILED"},{"caseNumber":"639973","date":"2018-07-25","type":"AIU INSP","status":"FAILED"},{"caseNumber":"621374","date":"2018-08-17","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"639973","date":"2018-08-29","type":"AIU INSP","status":"CLOSED"},{"caseNumber":"621374","date":"2018-09-19","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"621374","date":"2018-12-10","type":"PRECOURT","status":"FAILED"},{"caseNumber":"621374","date":"2018-12-26","type":"PRECOURT","status":"PASSED"},{"caseNumber":"639973","date":"2019-01-08","type":"PRECOURT","status":"PASSED"},{"caseNumber":"571066","date":"2021-08-02","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-111628","date":"2023-10-25","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-111628","date":"2023-12-18","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-111628","date":"2024-04-30","type":null,"status":"PASSED"}],"inspYears":[{"y":2017,"fails":3,"passes":0},{"y":2018,"fails":6,"passes":1},{"y":2019,"fails":0,"passes":1},{"y":2021,"fails":0,"passes":1},{"y":2023,"fails":2,"passes":0},{"y":2024,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.956584323121355,"lng":-75.21459090687506,"geom":{"type":"Polygon","coordinates":[[[-75.214527301,39.956711846],[-75.214583719,39.956448345],[-75.214656494,39.956456579],[-75.214600363,39.956720828],[-75.214527301,39.956711846]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2023-004689","type":"Fire Escape Report","inspectionDate":"2018-09-05","result":"Safe","expirationDate":"2023-09-05","buildingId":"1515071"},{"number":"BC-2024-011046","type":"Fire Escape Report","inspectionDate":"2024-04-18","result":"Safe","expirationDate":"2029-04-18","buildingId":"1515071"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19139","beds":null,"baths":null,"stories":2,"lotArea":2000,"zoning":"RSA5","grade":"C","basement":null,"heater":null,"centralAir":false,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"30 E PROVIDENCE RD, YEADON PA, 19050","mailOut":true,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR A MULTI-FAMILY HOUSEHOLD LIVING (FOUR (4) DWELLING UNITS) IN AN EXISTING STRUCTURE.","status":"Completed","outcome":"Granted","date":"2021-07-20","number":"ZP-2021-001124","relatedPermit":"ZP-2021-001124"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":151600,"taxable":151600,"land":19625,"improvement":131975,"taxableLand":19625,"taxableImprovement":131975,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":151600,"taxable":151600,"land":22740,"improvement":128860,"taxableLand":22740,"taxableImprovement":128860,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":151600,"taxable":151600,"land":22740,"improvement":128860,"taxableLand":22740,"taxableImprovement":128860,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":190400,"taxable":190400,"land":28500,"improvement":161900,"taxableLand":28500,"taxableImprovement":161900,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":197800,"taxable":197800,"land":29608,"improvement":168192,"taxableLand":29608,"taxableImprovement":168192,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":197800,"taxable":197800,"land":29608,"improvement":168192,"taxableLand":29608,"taxableImprovement":168192,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":197800,"taxable":197800,"land":29608,"improvement":168192,"taxableLand":29608,"taxableImprovement":168192,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":292200,"taxable":292200,"land":58440,"improvement":233760,"taxableLand":58440,"taxableImprovement":233760,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":292200,"taxable":292200,"land":58440,"improvement":233760,"taxableLand":58440,"taxableImprovement":233760,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":381200,"taxable":381200,"land":76240,"improvement":304960,"taxableLand":76240,"taxableImprovement":304960,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":381200,"taxable":381200,"land":76240,"improvement":304960,"taxableLand":76240,"taxableImprovement":304960,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":354000,"taxable":354000,"land":70800,"improvement":283200,"taxableLand":70800,"taxableImprovement":283200,"exemptLand":0,"exemptImprovement":0}],"taxNow":5336,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"ZP-2021-001124","date":"2021-06-30","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Multi-Family"},{"number":"EP-2021-007395","date":"2021-07-16","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2023-01-24","scope":"replace 100 outlets with new, wire fishing wall method only as per 2014 nec"},{"number":"CP-2022-002353","date":"2022-07-30","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"**Amendment dated 6/4/2025 to add floor plans of existing conditions on 2nd/3rd floor so a CO can be issued as part of this permit, and for documentation of penetrations for sprinkler installation** For Level II Alterations (at the \"basement\"/first floor only), with a complete change of occupancy classification from Groups B/R-3 (Beauty Parlor w/Two (2) Dwelling Units) to Group R-2 (Four (4) Dwelling Units) throughout the existing three (3) story attached structure, as per plans; no structural work on this permit; no work to existing dwelling units at the second and third floors; separate permits required for all MEP/FSP work; building to be fully sprinklered throughout in accordance with NFPA 13R and with fire alarms installed throughout in accordance with NFPA 72; see ZP-2021-001124 for use registration permit; separate CO permit required for entire building due to complete change of occupancy from Groups B/R-3 to Group R-2 throughout; at least one (1) window in each dwelling unit to face a public way and be an emergency escape and rescue opening."},{"number":"PP-2024-005077","date":"2024-07-21","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"INSTALL 2 HAND SINKS, 2 LAVATORIES, 2 WATER CLOSETS, 2 AREA DRAINS, 1 FLOOR DRAIN, 4 FRENCH DRAINS, 2 HOT WATER HEATERS AND 1 EJECTOR SUMP PUMP ACCORDING TO THE 2018 PPC AND PER PLANS."},{"number":"EP-2024-010014","date":"2024-10-14","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."},{"number":"FP-2025-001358","date":"2025-07-03","work":"Rough-In","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-09-08","scope":"Rough-In Permit for FP-2025-001345 Adding a fire sprinkler system to the property"},{"number":"FP-2025-001345","date":"2025-09-03","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF A NFPA 13R SYSTEM FOR A MULTI-FAMILY DWELLING SERVICED BY A TWO (2) INCH FIRE SERVICE LINE WITH A 2-INCH WILKINS 950XLT2BFSS BACKFLOW PREVENTER AND AUTOMATIC FIRE SUPPRESSION SYSTEM. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/HYDRAULIC CALCULATIONS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK."},{"number":"MP-2025-004614","date":"2025-11-02","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH THE MANUFACTURER’S SPECIFICATIONS. FOR USE AS PREVIOUSLY APPROVED. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"appeal","w":"Appeal granted"},{"y":2021,"k":"insp","w":"Inspection passed"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"viol","w":"L&I violation"},{"y":2023,"k":"insp","w":"Inspection failed ×2"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2024,"k":"insp","w":"Inspection passed"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Rough-In"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"}],"rented":true,"licenses":[{"number":"625282","type":"Rental","status":"Active","businessName":"ELIJAH CLARK","legalName":"ELIJAH CLARK","address":"4623 SANSOM ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2014-04-14","latestIssueDate":"2026-04-12","expirationDate":"2027-02-28","inactiveDate":null}],"licenseActivity":[{"number":"625282","type":"Rental","businessName":"ELIJAH CLARK","legalName":"ELIJAH CLARK","issuedDate":"2014-04-14","latestIssueDate":"2026-04-12","closureDate":null,"expirationDate":"2027-02-28","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-28","units":2,"signals":[{"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."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #ZP-2021-001124: Completed · Granted; related permit ZP-2021-001124.","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":"6 permits not marked completed: EP-2021-007395 (Expired), CP-2022-002353 (Issued), PP-2024-005077 (Issued), EP-2024-010014 (Issued), FP-2025-001345 (Issued). 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 4 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":"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 (30 E PROVIDENCE RD, YEADON PA, 19050).","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 1923 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":"11 failed, 4 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Apr 30, 2024.","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":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"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":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Escape Report: Safe through Apr 18, 2029","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"}]}