{"asOf":"2026-07-29T04:37:07.581Z","block":"0-99 S 48TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/0-99-s-48th-st","address":"28 S 48TH ST","parcelNumber":"601083900","source":"https://property.phila.gov/?p=601083900","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"SR","buildingCodeNew":"25","buildingClass":"VACANT LAND RESIDE < ACRE","buildingClassNew":"ROW MODERN","useLabel":"Multi-family","owner":"U & N UNLIMITED LLC","coOwner":null,"marketValue":904100,"landAssessment":180820,"improvementAssessment":723280,"livableArea":3000,"yearBuilt":2019,"lastSale":{"price":632000,"date":"2020-01-02T05:00:00Z"},"openViolations":0,"violations":[{"number":"5095529","date":"2019-07-02","code":"9-3902 (2)","title":"MULTI FAMILY (R2)","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5095530","date":"2019-07-02","code":"FC-13-907.51","title":"PULL STATION SIGNS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5095531","date":"2019-07-02","code":"FC-13-915.1A","title":"FIRE SUPPRESSION CERTIFICATION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5095532","date":"2019-07-02","code":"PM15-404.4.4","title":"PROHIBITED OCCUPANCY","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"693709","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2019-07-02","completedDate":"2019-07-10","violations":[{"number":"5095529","date":"2019-07-02","code":"9-3902 (2)","title":"MULTI FAMILY (R2)","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5095530","date":"2019-07-02","code":"FC-13-907.51","title":"PULL STATION SIGNS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5095531","date":"2019-07-02","code":"FC-13-915.1A","title":"FIRE SUPPRESSION CERTIFICATION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5095532","date":"2019-07-02","code":"PM15-404.4.4","title":"PROHIBITED OCCUPANCY","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2019,"n":4,"worst":null}],"investigations":[{"caseNumber":"4797","date":"2003-01-06","type":"L_INITIAL","status":"FAILED"},{"caseNumber":"4797","date":"2005-02-07","type":"L_INITIAL","status":"CLOSED"},{"caseNumber":"73209","date":"2006-08-02","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"79122","date":"2006-09-13","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"73209","date":"2007-11-30","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"79122","date":"2009-08-19","type":"CSUFINAL","status":"CLOSED"},{"caseNumber":"48197","date":"2009-08-19","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"693709","date":"2019-07-02","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"693709","date":"2019-07-10","type":"HCEU INSP","status":"PASSED"}],"inspYears":[{"y":2003,"fails":1,"passes":0},{"y":2006,"fails":1,"passes":0},{"y":2007,"fails":0,"passes":1},{"y":2019,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.95816578469985,"lng":-75.21748259296122,"geom":{"type":"Polygon","coordinates":[[[-75.217342362,39.958168386],[-75.217350473,39.958128926],[-75.217622315,39.958162798],[-75.217613761,39.95820286],[-75.217342362,39.958168386]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2024-031872","type":"Sprinkler Certification","inspectionDate":"2024-11-14","result":"Certified","expirationDate":"2025-11-14","buildingId":"1550164"},{"number":"BC-2025-008223","type":"Fire Alarm Certification","inspectionDate":"2025-03-20","result":"Certified","expirationDate":"2026-03-20","buildingId":"1550164"},{"number":"BC-2025-030743","type":"Sprinkler Certification","inspectionDate":"2025-11-13","result":"Certified","expirationDate":"2026-11-13","buildingId":"1550164"},{"number":"BC-2026-011393","type":"Fire Alarm Certification","inspectionDate":"2026-03-30","result":"Certified","expirationDate":"2027-03-30","buildingId":"1550164"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19139","beds":6,"baths":null,"stories":3,"lotArea":1155,"zoning":"RM1","grade":null,"basement":"D","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"PO BOX 1054, NEWTOWN PA, 18940","mailOut":true,"appeals":[],"taxYears":[{"year":2002,"total":2562,"principal":690.35,"interest":880.2,"penalty":48.32},{"year":2003,"total":1731.07,"principal":641.69,"interest":760.4,"penalty":44.92},{"year":2004,"total":1662.93,"principal":641.69,"interest":702.65,"penalty":44.92},{"year":2005,"total":1594.78,"principal":641.69,"interest":644.9,"penalty":44.92},{"year":2006,"total":1526.63,"principal":641.69,"interest":587.14,"penalty":44.92},{"year":2007,"total":1458.48,"principal":641.69,"interest":529.39,"penalty":44.92},{"year":2008,"total":353.95,"principal":155.1,"interest":114,"penalty":10.86},{"year":2009,"total":337.48,"principal":155.1,"interest":100.04,"penalty":10.86},{"year":2010,"total":321.01,"principal":155.1,"interest":86.08,"penalty":10.86},{"year":2011,"total":332.34,"principal":170.45,"interest":79.26,"penalty":11.93},{"year":2012,"total":325.43,"principal":177.02,"interest":66.38,"penalty":12.39},{"year":2013,"total":316.82,"principal":183.38,"interest":52.27,"penalty":12.84},{"year":2014,"total":325.43,"principal":149.48,"interest":29.15,"penalty":10.46},{"year":2015,"total":309.55,"principal":149.48,"interest":15.69,"penalty":10.46},{"year":2016,"total":261.56,"principal":156.15,"interest":2.34,"penalty":1.56}],"taxNet":13419.46,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":9700,"taxable":9700,"land":9700,"improvement":0,"taxableLand":9700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":14000,"taxable":14000,"land":14000,"improvement":0,"taxableLand":14000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":14000,"taxable":14000,"land":14000,"improvement":0,"taxableLand":14000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":14000,"taxable":14000,"land":14000,"improvement":0,"taxableLand":14000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":14000,"taxable":14000,"land":14000,"improvement":0,"taxableLand":14000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":14000,"taxable":14000,"land":14000,"improvement":0,"taxableLand":14000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":14000,"taxable":14000,"land":14000,"improvement":0,"taxableLand":14000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":34900,"taxable":34900,"land":34900,"improvement":0,"taxableLand":34900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":34900,"taxable":34900,"land":34900,"improvement":0,"taxableLand":34900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":726000,"taxable":145200,"land":145200,"improvement":580800,"taxableLand":145200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":580800},{"y":2026,"v":726000,"taxable":145200,"land":145200,"improvement":580800,"taxableLand":145200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":580800},{"y":2027,"v":904100,"taxable":180820,"land":180820,"improvement":723280,"taxableLand":180820,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":723280}],"taxNow":2033,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"872748","date":"2018-09-10","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2019-05-14","scope":"FOR THE ERECTION OF AN ATTACHED BUILDING TO INCLUDE A ROOF DECK ACCESSED BY A PILOTHOUSE.FOR USE AS MULTI-FAMILY (3 UNITS) HOUSEHOLD LIVING.BUILDING TO BE FULLY SPRINKLERED,SEPARATE PERMITS TO BE REQUIRED FOR NEW ELECTRICAL, MECHANICAL, PLUMBING, AND FIRE SUPPRESSION SYSTEM WORK."},{"number":"872747","date":"2018-09-11","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2018-09-11","scope":"FOR THE ERECTION OF AN ATTACHED BUILDING TO INCLUDE A ROOF DECK ACCESSED BY A PILOTHOUSE.SIZE AND LOCATION AS SHOWN ON THE PLAN. FOR USE AS MULTI-FAMILY (3 UNITS) HOUSEHOLD LIVING."},{"number":"911252","date":"2018-10-17","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2019-05-14","scope":"FOR THE INSTALLATION OF A FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 2007, STANDARD 13R, TO INCLUDE A 2-INCH DIAMETER SERVICE LINE AND BACKFLOW PREVENTION ASSEMBLY."},{"number":"920363","date":"2018-10-19","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-01-11","scope":"1\" WATER SERVICE 5\" CURB TRAP 4\" MAIN DRAIN 4\" FAI"},{"number":"920967","date":"2018-12-10","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-05-14","scope":"NEW CONSTRUCTION: INTERIOR PLUMBING; 4 STORY STRUCTURE; 3 FAMILY DWELLING; ROOF DECK; 7-TOILETS,7-SINKS,6-TUB/SHOWERS,3-KITCHEN SINKS,3-LAUNDRY,3-GARBAGE DISPOSALS,3-WATER HEATERS,HOUSE DRAIN,STACK AND AREA DRAIN.THE INSTALLATION WILL COMPLY WITH THE PHILADEPHIA PLUBMING CODE 2004"},{"number":"933974","date":"2018-12-11","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2019-05-14","scope":"TO AMEND PERMIT #920967"},{"number":"936459","date":"2018-12-20","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2019-05-14","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES - INSTALL NEW CUCT WORK, ELECTRIC HEAT AND A/C AS FOLLOWS: 1ST FLOOR - AHVAC SYSTEM 30,000 BTU HEAT PUMP 14 SEER WITH 2 1/2 TON CONDENSER, 2ND FL - AHVAC SYSTEM 24,000 BTU HEAT PUMP 14 SEER WITH 2 TON CONDENSER, 3RD FLOOR - AHVAC SYSTEM 24,000 BTU HEAT PUMP 14 SEER WITH 2 TON CONDENSER, ALL 3 CONDENSERS MOUNTED ON THE GROUND REAR YARD. DEVIATIONS FROM THESE STANDARDS REQUIRE SUBMISSION OF CONSTRUCTION AND SITE PLANS."},{"number":"935692","date":"2018-12-28","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-05-16","scope":"400AMP SERVICE COMPLETE WITH 4-GANG METERS SOCKET AND WIRE SWITCHES, OUTLETS, LIGHTS AS PER NEC 2008 WEST DISTRICT AND FIRE ALARM AS PER NFPA 72"},{"number":"927082","date":"2019-01-29","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2019-02-14","scope":"AMENDING APPROVED PERMIT #872748 TO REMOVE THE PREVIOUSELY APPROVED 4TH STORY AND INCREASE THE ELEVATION OF THE BASEMENT. AND REVISE THE SIZE AND LOCATION OF ROOF DECK WITH ACCESS STRUCTURE AS PER APPROVED PLAN."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2018,"k":"permit","w":"New construction"},{"y":2018,"k":"permit","w":"Zoning/use"},{"y":2018,"k":"permit","w":"Suppression"},{"y":2018,"k":"permit","w":"Plumbing"},{"y":2018,"k":"permit","w":"Plumbing"},{"y":2018,"k":"permit","w":"Administrative"},{"y":2018,"k":"permit","w":"Mechanical"},{"y":2018,"k":"permit","w":"Electrical"},{"y":2019,"k":"permit","w":"Administrative"},{"y":2019,"k":"viol","w":"4 L&I violations"},{"y":2019,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2020,"k":"sale","p":632000}],"rented":true,"licenses":[{"number":"817856","type":"Rental","status":"Closed","businessName":"Brandywine Associates LLC","legalName":"Brandywine Associates LLC","address":"28 S 48TH ST","revenueCode":"3202","rentalCategory":null,"units":3,"issuedDate":"2019-07-12","latestIssueDate":"2019-07-12","expirationDate":"2020-07-11","inactiveDate":"2020-09-08"},{"number":"833102","type":"Rental","status":"Active","businessName":"U&N Unlimited LLC","legalName":"U&N Unlimited LLC","address":"28 S 48TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2020-01-06","latestIssueDate":"2025-12-16","expirationDate":"2027-01-05","inactiveDate":null},{"number":"840254","type":"Vacant Residential Property / Lot","status":"Closed","businessName":"MD PROPERTY LLC","legalName":"MD PROPERTY LLC","address":"28 S 48TH ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2020-03-19","latestIssueDate":"2020-03-19","expirationDate":"2021-03-18","inactiveDate":null}],"licenseActivity":[{"number":"840254","type":"Vacant Residential Property / Lot","businessName":"MD PROPERTY LLC","legalName":"MD PROPERTY LLC","issuedDate":"2020-03-19","latestIssueDate":"2020-03-19","closureDate":"2021-03-18","expirationDate":"2021-03-18","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false},{"number":"833102","type":"Rental","businessName":"U&N Unlimited LLC","legalName":"U&N Unlimited LLC","issuedDate":"2020-01-06","latestIssueDate":"2025-12-16","closureDate":null,"expirationDate":"2027-01-05","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"817856","type":"Rental","businessName":"Brandywine Associates LLC","legalName":"Brandywine Associates LLC","issuedDate":"2019-07-12","latestIssueDate":"2019-07-12","closureDate":"2020-09-08","expirationDate":"2020-07-11","inactiveDate":"2020-09-08","status":"Closed","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-28","units":3,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 1980% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $34,900 to $726,000","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":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #872747: COMPLETED.","why":"Philadelphia says a zoning approval or Property Sales Certification can identify a use without proving that it was established under the Building Code. A change of use, unit count, exits, or fire rating can require a Building Permit and Certificate of Occupancy.","action":"Verify the lawful use, unit count, associated construction permits, and Certificate of Occupancy with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"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 (PO BOX 1054, NEWTOWN PA, 18940).","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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"3 failed, 2 passed, and 4 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jul 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 #840254: Closed","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":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as multi-family. BlockReport does not receive a current Commercial Trash account balance.","why":"Philadelphia charges qualifying small commercial, mixed-use, and multi-unit properties that use City collection; exemptions and private collection can change applicability. A use category alone does not prove a fee is due.","action":"Check the Commercial Trash account inside the date-effective Property Payoff.","url":"https://www.phila.gov/2026-06-09-pay-your-trash-fee-bill-by-june-30/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 4 historical violations across 1 case.","why":"A closed case is materially better than an open one, but it does not by itself prove that every altered use, unit, or concealed condition matches today’s approvals.","action":"Use the closed cases to target the inspection and occupancy-file review.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Sprinkler Certification: Certified through Nov 13, 2026; Fire Alarm Certification: Certified through Mar 30, 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.","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"}]}