{"asOf":"2026-07-24T17:37:51.304Z","block":"400-499 S 56TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/400-499-s-56th-st","address":"435 S 56TH ST","parcelNumber":"604210800","source":"https://property.phila.gov/?p=604210800","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"U30","buildingCodeNew":"25","buildingClass":"ROW CONV/APT 2 STY MASON","buildingClassNew":"ROW MODERN","useLabel":"Apartment building","owner":"1016110 LEGACY HOLDINGS LLC","coOwner":null,"marketValue":186100,"landAssessment":37220,"improvementAssessment":148880,"livableArea":3790,"yearBuilt":1925,"lastSale":{"price":200000,"date":"2023-05-01T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2020-026375","date":"2020-08-10","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":"2020-09-11","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-026382","date":"2020-08-10","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":"2020-09-11","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-026383","date":"2020-08-10","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2020-09-11","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-023307","date":"2021-04-21","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":"2024-01-29","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2021-023302","date":"2021-04-21","code":"PM15-108.2","title":"VACANT & OPEN","status":"COMPLIED","resolutionDate":"2024-01-29","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2021-023299","date":"2021-04-21","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2024-01-29","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2023-091685","date":"2023-11-27","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2024-11-16","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-091686","date":"2023-11-27","code":"PM15-304.19V","title":"DOOR AND WINDOW VACANT","status":"COMPLIED","resolutionDate":"2024-11-16","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-091687","date":"2023-11-27","code":"PM15-304.13","title":"EXTERIOR STRUCTURE WINDOWS, SKYLIGHTS DOOR FRAMES","status":"COMPLIED","resolutionDate":"2024-11-16","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-091688","date":"2023-11-27","code":"PM15-901.1","title":"VACANT PROPERTIES","status":"COMPLIED","resolutionDate":"2024-11-16","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-091689","date":"2023-11-27","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":"2024-11-16","resolution":"COMPLIED - PERMIT OBTAINED"}],"violationCases":[{"number":"CF-2020-048382","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2020-08-10","completedDate":"2020-09-11","violations":[{"number":"VI-2020-026375","date":"2020-08-10","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":"2020-09-11","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-026382","date":"2020-08-10","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":"2020-09-11","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-026383","date":"2020-08-10","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2020-09-11","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2021-030748","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2021-04-21","completedDate":"2024-01-30","violations":[{"number":"VI-2021-023307","date":"2021-04-21","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":"2024-01-29","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2021-023302","date":"2021-04-21","code":"PM15-108.2","title":"VACANT & OPEN","status":"COMPLIED","resolutionDate":"2024-01-29","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2021-023299","date":"2021-04-21","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2024-01-29","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]},{"number":"CF-2023-121181","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2023-11-27","completedDate":"2024-11-16","violations":[{"number":"VI-2023-091685","date":"2023-11-27","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2024-11-16","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-091686","date":"2023-11-27","code":"PM15-304.19V","title":"DOOR AND WINDOW VACANT","status":"COMPLIED","resolutionDate":"2024-11-16","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-091687","date":"2023-11-27","code":"PM15-304.13","title":"EXTERIOR STRUCTURE WINDOWS, SKYLIGHTS DOOR FRAMES","status":"COMPLIED","resolutionDate":"2024-11-16","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-091688","date":"2023-11-27","code":"PM15-901.1","title":"VACANT PROPERTIES","status":"COMPLIED","resolutionDate":"2024-11-16","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-091689","date":"2023-11-27","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":"2024-11-16","resolution":"COMPLIED - PERMIT OBTAINED"}]}],"violYears":[{"y":2020,"n":3,"worst":null},{"y":2021,"n":3,"worst":null},{"y":2023,"n":5,"worst":null}],"investigations":[{"caseNumber":"CF-2020-048382","date":"2020-08-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-048382","date":"2020-09-01","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-048382","date":"2020-09-11","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-030748","date":"2021-04-21","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-030748","date":"2021-05-11","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-121181","date":"2023-11-27","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-121181","date":"2024-11-16","type":null,"status":"PASSED"}],"inspYears":[{"y":2020,"fails":2,"passes":1},{"y":2021,"fails":2,"passes":0},{"y":2023,"fails":1,"passes":0},{"y":2024,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.95342799535462,"lng":-75.23421296068474,"geom":{"type":"Polygon","coordinates":[[[-75.234298793,39.953463387],[-75.234064726,39.953432946],[-75.234072717,39.953385697],[-75.234362141,39.953423493],[-75.234353261,39.953470465],[-75.234298793,39.953463387]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19143","beds":null,"baths":null,"stories":3,"lotArea":1320,"zoning":"CMX2","grade":"C","basement":"D","heater":"A","centralAir":true,"extCond":"2","intCond":"2","garage":1,"homestead":false,"mail":"6033 PINE ST, PHILADELPHIA PA, 19143","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR FOUR (4) FAMILY DWELLING (MULTI-FAMILY DWELLING) IN AN EXISTING STRUCTURE","status":"Closed","outcome":"Withdrawn","date":"2025-10-27","number":"37965","relatedPermit":null},{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR THE ERECTION OF AN ADDITION AT THE REAR AND ABOVE EXISTING THREE-STORY ATTACHED STRUCTURE WITH ROOF DECK AND ROOF DECK ACCESS STRUCTURES. FOR USE AS FOUR (4) DWELLING UNITS (MULTI-FAMILY HOUSEHOLD LIVING). SIZE AND LOCATION AS SH","status":"Completed","outcome":"Granted with conditions","date":"2021-04-16","number":"ZP-2020-006197","relatedPermit":"ZP-2020-006197"}],"taxYears":[{"year":1983,"total":1495.83,"principal":326.17,"interest":835.6,"penalty":24.06},{"year":1984,"total":2775.84,"principal":773.66,"interest":1938.02,"penalty":54.16},{"year":1985,"total":2729.45,"principal":773.67,"interest":1891.62,"penalty":54.16},{"year":1986,"total":2400.86,"principal":692,"interest":1650.42,"penalty":48.44},{"year":1988,"total":2120.02,"principal":632.69,"interest":1433.04,"penalty":44.29},{"year":1989,"total":1433.74,"principal":434.73,"interest":958.58,"penalty":30.43},{"year":1990,"total":1570.52,"principal":423.11,"interest":890.56,"penalty":46.6},{"year":1991,"total":341.94,"principal":88.68,"interest":184.89,"penalty":6.21},{"year":1992,"total":1848.28,"principal":515.55,"interest":1033.86,"penalty":46.2},{"year":1993,"total":2528.57,"principal":699.46,"interest":1374.44,"penalty":48.96},{"year":2009,"total":133.49,"principal":56.55,"interest":36.47,"penalty":3.96},{"year":2012,"total":220.42,"principal":115.43,"interest":43.29,"penalty":8.08},{"year":2013,"total":1403.4,"principal":862.97,"interest":245.94,"penalty":60.41},{"year":2016,"total":1326.71,"principal":1136.5,"interest":17.04,"penalty":11.37}],"taxNet":22329.07,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":70600,"taxable":70600,"land":6479,"improvement":64121,"taxableLand":6479,"taxableImprovement":64121,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":70600,"taxable":70600,"land":11649,"improvement":58951,"taxableLand":11649,"taxableImprovement":58951,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":70600,"taxable":70600,"land":11649,"improvement":58951,"taxableLand":11649,"taxableImprovement":58951,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":77600,"taxable":77600,"land":12804,"improvement":64796,"taxableLand":12804,"taxableImprovement":64796,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":80600,"taxable":80600,"land":13299,"improvement":67301,"taxableLand":13299,"taxableImprovement":67301,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":80600,"taxable":80600,"land":13299,"improvement":67301,"taxableLand":13299,"taxableImprovement":67301,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":80600,"taxable":80600,"land":13299,"improvement":67301,"taxableLand":13299,"taxableImprovement":67301,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":104300,"taxable":104300,"land":20800,"improvement":83500,"taxableLand":20800,"taxableImprovement":83500,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":104300,"taxable":104300,"land":20800,"improvement":83500,"taxableLand":20800,"taxableImprovement":83500,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":174300,"taxable":174300,"land":34860,"improvement":139440,"taxableLand":34860,"taxableImprovement":139440,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":174300,"taxable":174300,"land":34860,"improvement":139440,"taxableLand":34860,"taxableImprovement":139440,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":186100,"taxable":186100,"land":37220,"improvement":148880,"taxableLand":37220,"taxableImprovement":148880,"exemptLand":0,"exemptImprovement":0}],"taxNow":2440,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2020-006197","date":"2021-03-24","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF ADDITION AT THE REAR AND ABOVE EXISTING ATTACHED STRUCTURE, ROOF DECK, ROOF DECK ACCESS STRUCTURES. SIZE AND LOCATION AS SHOWN IN PLAN."},{"number":"CP-2023-005647","date":"2024-01-07","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Amendment Applicant Revisions","completedDate":null,"scope":"FOR THE ERECTION OF AN ADDITION ABOVE AND AT THE REAR OF EXISTING 2-STORY STRUCTURE AND LEVEL III ALTERATION TO INCLUDE SISTERING OR JOIST, NEW PARTITIONS, FIXTURES, FURNISHINGS, FINISHES AS PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED PER NFPA 13R MINIMUM. SEPARATE PERMITS REQUIRED FOR MEP AND FIRE SUPPRESSION WORK."},{"number":"EP-2024-009664","date":"2024-10-29","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"Install 400 amp service/wire building to include: outlets-switches-light fixtures-hard wired smoke alarms-and utility circuits as per 2017 NEC. Install fire alarm system as per 2016 NFPA 72."},{"number":"MP-2025-000806","date":"2025-03-10","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF HVAC APPLICANCES, EQUIPMENT, DUCTWORK AND REGISTERS/DIFFUSERS PER APPROVED PLANS AND MANUFACTURER'S SPECIFICATIONS."},{"number":"PP-2024-016495","date":"2025-04-21","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"NEW CONSTRUCTION OF MULTI-FAMILY BUILDING. EXTERIOR CURB TRAP, FAI, MAIN DRAIN, AND 1\" WATER DISTRIBUTION PIPE. INTERIOR INSTALLATION OF DRAINAGE, WASTE, VENT, AND WATER SUPPLY FOR LISTED FIXTURES. INSTALLATION FROM ROUGH TO FINISH. ALL WORK PERFORMED IN COMPLIANCE WITH 2018 PPC AND APPROVED PLANS."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2021,"k":"appeal","w":"Appeal granted with conditions"},{"y":2021,"k":"viol","w":"3 L&I violations"},{"y":2021,"k":"insp","w":"Inspection failed ×2"},{"y":2023,"k":"sale","p":200000},{"y":2023,"k":"viol","w":"5 L&I violations"},{"y":2023,"k":"insp","w":"Inspection failed"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"insp","w":"Inspection passed"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"permit","w":"New Construction or Additions"},{"y":2025,"k":"appeal","w":"Appeal withdrawn"}],"rented":false,"licenses":[{"number":"849932","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"JiiC Corp","legalName":"JiiC Corp","address":"435 S 56TH ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2020-08-27","latestIssueDate":"2021-10-01","expirationDate":"2022-08-26","inactiveDate":"2022-10-25"}],"licenseActivity":[{"number":"849932","type":"Vacant Residential Property / Lot","businessName":"JiiC Corp","legalName":"JiiC Corp","issuedDate":"2020-08-27","latestIssueDate":"2021-10-01","closureDate":"2022-10-25","expirationDate":"2022-08-26","inactiveDate":"2022-10-25","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","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":["a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2021, 2023"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 4 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2023","permit activity in 2024, 2025"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #37965: Closed · Withdrawn.","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":"4 permits not marked completed: CP-2023-005647 (Amendment Applicant Revisions), EP-2024-009664 (Issued), MP-2025-000806 (Issued), PP-2024-016495 (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":"rental-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as multi-family; no active Rental License row matched.","why":"A multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.","action":"Confirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.","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":"5 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Nov 16, 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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"2 fire/suppression-related permits matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #849932: Inactive since Oct 25, 2022","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":"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 11 historical violations across 3 cases.","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/"}],"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"}]}