{"asOf":"2026-07-27T13:30:24.640Z","block":"4900-4999 UNRUH AVE","blockUrl":"https://philadelphia.blockreport.homes/block/4900-4999-unruh-ave","address":"4900 UNRUH AVE","parcelNumber":"778813002","source":"https://property.phila.gov/?p=778813002","ownerType":"investor","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"A51","buildingCodeNew":"14","buildingClass":"DET 3 STY MASONRY+OTHER","buildingClassNew":"OLD STYLE","useLabel":"House","owner":"4900 UNRUH LLC","coOwner":null,"marketValue":175500,"landAssessment":25071,"improvementAssessment":150429,"livableArea":3916,"yearBuilt":1913,"lastSale":{"price":1,"date":"2019-12-11T05:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2020-020329","date":"2020-07-17","code":"A-301.1/54","title":"NEW PLUMBING","status":"COMPLIED","resolutionDate":"2020-08-19","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2020-020330","date":"2020-07-17","code":"A-301.1/57","title":"DOMESTIC PIPING SYSTEM","status":"COMPLIED","resolutionDate":"2020-08-19","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2020-020331","date":"2020-07-17","code":"A-301.1/56","title":"SANITARY PIPING SYSTEM","status":"COMPLIED","resolutionDate":"2020-08-19","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-028195","date":"2021-05-11","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2021-09-22","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-028196","date":"2021-05-11","code":"PM15-304.1(H)","title":"ROOF DEFICIENCIES","status":"COMPLIED","resolutionDate":"2021-09-22","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2024-036517","date":"2024-05-13","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"CLOSED","resolutionDate":"2024-05-17","resolution":"CLOSED - ADMINISTRATIVELY"}],"violationCases":[{"number":"CF-2020-039474","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2020-07-17","completedDate":"2020-08-19","violations":[{"number":"VI-2020-020329","date":"2020-07-17","code":"A-301.1/54","title":"NEW PLUMBING","status":"COMPLIED","resolutionDate":"2020-08-19","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2020-020330","date":"2020-07-17","code":"A-301.1/57","title":"DOMESTIC PIPING SYSTEM","status":"COMPLIED","resolutionDate":"2020-08-19","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2020-020331","date":"2020-07-17","code":"A-301.1/56","title":"SANITARY PIPING SYSTEM","status":"COMPLIED","resolutionDate":"2020-08-19","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2021-037826","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2021-05-11","completedDate":"2021-09-23","violations":[{"number":"VI-2021-028195","date":"2021-05-11","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2021-09-22","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-028196","date":"2021-05-11","code":"PM15-304.1(H)","title":"ROOF DEFICIENCIES","status":"COMPLIED","resolutionDate":"2021-09-22","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]},{"number":"CF-2024-044681","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2024-05-13","completedDate":"2024-05-17","violations":[{"number":"VI-2024-036517","date":"2024-05-13","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"CLOSED","resolutionDate":"2024-05-17","resolution":"CLOSED - ADMINISTRATIVELY"}]}],"violYears":[{"y":2020,"n":3,"worst":null},{"y":2021,"n":2,"worst":"UNSAFE STRUCTURE"},{"y":2024,"n":1,"worst":null}],"investigations":[{"caseNumber":"CF-2020-039474","date":"2020-07-17","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-039474","date":"2020-08-19","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-037826","date":"2021-05-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-037826","date":"2021-09-23","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-044681","date":"2024-05-13","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-044681","date":"2024-05-17","type":null,"status":"PASSED"}],"inspYears":[{"y":2020,"fails":1,"passes":1},{"y":2021,"fails":1,"passes":1},{"y":2024,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.02199454386284,"lng":-75.04492518285309,"geom":{"type":"Polygon","coordinates":[[[-75.044722473,40.022028766],[-75.045008104,40.021881675],[-75.045070025,40.021918341],[-75.045104391,40.021900643],[-75.045144589,40.021946778],[-75.044803897,40.022122225],[-75.044722473,40.022028766]]]},"liDistrict":"EAST","certifications":[{"number":"BC-2024-011886","type":"Fire Alarm Certification","inspectionDate":"2024-04-23","result":"Certified","expirationDate":"2025-04-23","buildingId":"1546656"},{"number":"BC-2024-016470","type":"Sprinkler Certification","inspectionDate":"2024-05-02","result":"Certified","expirationDate":"2025-05-02","buildingId":"1546656"},{"number":"BC-2025-012134","type":"Sprinkler Certification","inspectionDate":"2025-04-28","result":"Certified","expirationDate":"2026-04-28","buildingId":"1546656"},{"number":"BC-2025-013157","type":"Fire Alarm Certification","inspectionDate":"2025-05-15","result":"Certified","expirationDate":"2026-05-15","buildingId":"1546656"},{"number":"BC-2026-012325","type":"Sprinkler Certification","inspectionDate":"2026-04-20","result":"Certified","expirationDate":"2027-04-20","buildingId":"1546656"},{"number":"BC-2026-014466","type":"Fire Alarm Certification","inspectionDate":"2026-05-20","result":"Certified","expirationDate":"2027-05-20","buildingId":"1546656"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19135","beds":null,"baths":null,"stories":1,"lotArea":4413,"zoning":"RSA5","grade":"A-","basement":null,"heater":null,"centralAir":null,"extCond":"5","intCond":"4","garage":null,"homestead":false,"mail":"199 FORREST DR, SOUTHAMPTON PA, 18966","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR TEN (10) FAMILY DWELLING (MULTI-FAMILY DWELLING) IN AN EXISTING STRUCTURE.","status":"OPEN","outcome":"Granted","date":"2018-10-17","number":"34607","relatedPermit":"895479"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2019,"v":175000,"taxable":175000,"land":25000,"improvement":150000,"taxableLand":25000,"taxableImprovement":150000,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":175500,"taxable":175500,"land":25071,"improvement":150429,"taxableLand":25071,"taxableImprovement":150429,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":175500,"taxable":175500,"land":25071,"improvement":150429,"taxableLand":25071,"taxableImprovement":150429,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":175500,"taxable":175500,"land":25071,"improvement":150429,"taxableLand":25071,"taxableImprovement":150429,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":175500,"taxable":175500,"land":25071,"improvement":150429,"taxableLand":25071,"taxableImprovement":150429,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":175500,"taxable":175500,"land":25071,"improvement":150429,"taxableLand":25071,"taxableImprovement":150429,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":175500,"taxable":175500,"land":25071,"improvement":150429,"taxableLand":25071,"taxableImprovement":150429,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":175500,"taxable":175500,"land":25071,"improvement":150429,"taxableLand":25071,"taxableImprovement":150429,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":175500,"taxable":175500,"land":25071,"improvement":150429,"taxableLand":25071,"taxableImprovement":150429,"exemptLand":0,"exemptImprovement":0}],"taxNow":2457,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"762580","date":"2017-03-17","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2017-03-17","scope":"FOR THE LOT ADJUSTMENT TO CREATE TWO (2) LOTS (PARCEL \"4\" AND PARCEL \"5\") FROM ONE (1) EXISTING PARCEL (6658 KEYSTONE STREET (PARCEL \"2\")). SIZE AND LOCATION AS SHOWN ON PLANS AND APPLICATION. STRUCTURES ON PROPOSED PARCELS \"4\" AND \"5\" ARE BOTH FOR CONTINUED USE AS RELIGIOUS ASSEMBLY. NO CHANGE TO HEIGHT OR AREA OF THE STRUCTURES. NO SIGNS ON THIS APPLCIATION."},{"number":"895479","date":"2018-12-06","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2018-12-06","scope":"FOR TEN (10) FAMILY DWELLING (MULTI-FAMILY DWELLING) IN AN EXISTING STRUCTURE. NO SIGN ON THIS PERMIT."},{"number":"954148","date":"2019-04-24","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-07-15","scope":"CHANGE IN OCCUPANCY WITH NO CHANGE IN OCCUPANCY CLASSIFICATION. LEVEL III INTERIOR ALTERATIONS, UPGRADES TO FINISHES, INTERIOR NON LOAD BEARING PARTITIONS, AND ALL OTHER WORK AS PER APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR MEP AND FIRE SUPPRESSION WORK. TYPE B DWELLING UNITS REQUIRED ON THE ENTIRE 1ST FLOOR LEVEL. *ASBESTOS ABATEMENT REQUIRED PRIOR TO COMMENCEMENT OF WORK* Amend permit on 12/22/20 for architectural revisions as per cloud 3 and attached letter."},{"number":"992264","date":"2019-08-07","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2022-09-28","scope":"FOR THE INSTALLATION OF A \"TWO (2) INCH\" FIRE SERVICE LINE WITH BACKFLOW PREVENTER AND AUTOMATIC FIRE SUPPRESSION SYSTEM AS PER NFPA 13. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/HYDRAULIC. AMENDMENT TO INSTALL MANDATED BACKFLOW WITH SLOW-CLOSING VALVES."},{"number":"1027551","date":"2019-11-22","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2019-12-12","scope":"AMENDMENT PERMIT #954148 FOR ADDITIONAL BEAM & POST INFORMATION AND ALL OTHER WORK AS PER APPROVED PLANS."},{"number":"1037448-RI","date":"2020-01-29","work":"Rough-In","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-01-12","scope":"NEW 600 AMP 3 PHASE SERVICE. 6-125AMP PANELS FOR APTS, 4-150 AMP SERVICES FOR UNITS AND 1-2.0 AMP FOR HOUSE METERING. ALL UNITS NEW WIRING. INSTALL ALL SWITCHES, OUTLETS, 110vSMOKES AND LIGHT FIXTURES. PER ENGINEERS SEALED DRAWINGS.'o8 NEC. INSTALL COMPLETE FIRE ALARM SYSTEM PER ENGINEERS SEALED AND CITY APPROVED DRAWINGS."},{"number":"MP-2020-001595","date":"2020-07-15","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-09-28","scope":"For Mechanical work in a Existing [10] Family Dwelling to include the installation of [10] HVAC Units witH Ductwork: Apartment No: 1, 2, 4, 5, 8: Air Handler 1.5 ton, 18000 Btu,600 Cfm-5pc Heat Pump 1.5ton,14 Seer-5pc Apartment No: 6, 7, 9, 10 : Air Handler 2.5 ton, 30000 Btu,1000 Cfm-4pc Heat Pump 2.5 ton,14 Seer-4pc Apartment No: 3: Air Handler 2.0 ton, 24000 Btu,1000 Cfm-1pc Heat Pump 2.0 ton,14 Seer-1pc No penetrations of fire rated assemblies allowed. All work as per attached standards. Deviations from these standards require submission of construction and site plans. *ROOFTOP UNITS PERMITTED IF INCLUDED IN BUILDING PLANS OR REPLACING WITH LIKE IN KIND MATERIALS ON EXISTING CURB*"},{"number":"PP-2020-006008","date":"2020-08-08","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-07-15","scope":"Installation of new 1,5 and 2 inch water services, interior plumbing,12 WC,12 tubs,16 BS,10 KS,10 LL,11 WH"},{"number":"1037448","date":"2021-01-12","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-09-26","scope":"NEW 600 AMP 3 PHASE SERVICE. 6-125AMP PANELS FOR APTS, 4-150 AMP SERVICES FOR UNITS AND 1-2.0 AMP FOR HOUSE METERING. ALL UNITS NEW WIRING. INSTALL ALL SWITCHES, OUTLETS, 110vSMOKES AND LIGHT FIXTURES. PER ENGINEERS SEALED DRAWINGS.'o8 NEC. INSTALL COMPLETE FIRE ALARM SYSTEM PER ENGINEERS SEALED AND CITY APPROVED DRAWINGS."},{"number":"CP-2021-004308","date":"2021-07-26","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2021-09-27","scope":"MAKE SAFE PERMIT- TO MAKE SAFE AS PER SUBMITTED PLANS AND as per Engineer's report to replace fire damaged roof to resolve case #CF-2021-037826 Abutting sidewalk must be closed with fencing a minimum of 6' in height. Separate Streets Department permit required for sidewalk closure. A separate permit is required for any additional alterations that are not specifically addressed on case #CF-2021-037826. In accordance with Code Bulletin PM-1801, a PA professional engineer is required to monitor repairs made under this permit. The engineer must submit a sealed statement to the Department confirming that the structure is in sound condition at completion.\""}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2019,"k":"permit","w":"Administrative"},{"y":2020,"k":"permit","w":"Rough-In"},{"y":2020,"k":"viol","w":"3 L&I violations"},{"y":2020,"k":"permit","w":"Addition and/or Alterations"},{"y":2020,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2020,"k":"permit","w":"Alterations"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"viol","w":"2 L&I violations incl UNSAFE STRUCTURE"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2024,"k":"viol","w":"L&I violation"},{"y":2024,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":true,"licenses":[{"number":"911731","type":"Rental","status":"Active","businessName":"4900 Unruh LLC","legalName":"4900 Unruh LLC","address":"4900 UNRUH AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":10,"issuedDate":"2022-12-01","latestIssueDate":"2025-10-17","expirationDate":"2026-11-30","inactiveDate":null}],"licenseActivity":[{"number":"911731","type":"Rental","businessName":"4900 Unruh LLC","legalName":"4900 Unruh LLC","issuedDate":"2022-12-01","latestIssueDate":"2025-10-17","closureDate":null,"expirationDate":"2026-11-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-25","units":10,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #34607: OPEN · Granted; related permit 895479. Use permit #762580: 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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 6 historical violations across 3 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 (199 FORREST DR, SOUTHAMPTON PA, 18966).","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 1913 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":"3 failed, 3 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on May 17, 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 and appears related-party/family-held.","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":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through May 20, 2027; Sprinkler Certification: Certified through Apr 20, 2027","why":"Fire-protection certifications apply to the named system and inspection period only; they are not a whole-building safety certificate. Philadelphia generally requires annual sprinkler, standpipe, fire-alarm, special-hazard, and emergency-power inspections where those systems exist.","action":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"closingChecks":[{"title":"Property Sales Certification","body":"The seller must obtain Philadelphia’s certificate showing the base zoning, last use in the zoning record, and open violations. The City warns that it does not prove Building Code occupancy or show zoning overlays.","action":"Obtain the fresh certificate and compare it with the CO, permits, and Atlas overlays.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-property-sales-certification/"},{"title":"Date-effective City Property Payoff","body":"The Tax Center Property Payoff covers Real Estate Tax, Commercial Trash, and L&I abatement-work invoices. Philadelphia says it does not include business-tax debts or liens, water and sewer charges, or fines for code violations.","action":"Request the City statement effective through settlement; read every period and invoice.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"title":"Professional title and water-lien searches","body":"OPA ownership, deed summaries, and a zero tax balance are not clear title. Mortgages, judgments, municipal claims, water liens, easements, heirs, and other encumbrances require separate searches.","action":"Use a Pennsylvania lawyer/title company and obtain owner’s title insurance; order the separate water search/payoff.","url":"https://www.phila.gov/2026-04-07-why-title-insurance-is-your-best-friend-when-buying-a-home-in-philadelphia/","secondaryUrl":"https://www.phila.gov/services/water-gas-utilities/pay-or-dispute-a-water-bill/resolve-water-liens-judgments/"},{"title":"Seller-specific tax relief is not the buyer’s bill","body":"LOOP and low-income or senior Real Estate Tax freezes depend on the qualifying owner and continued program eligibility; a buyer cannot assume the seller’s capped or frozen bill continues. A separately verified property abatement often remains with the property for its remaining term, but program-specific new-owner filing, use, and tax-compliance conditions still must be confirmed—not inferred from the reduced assessment alone.","action":"Have Revenue or OPA identify every current benefit, model the buyer’s bill without seller-specific relief, and confirm any verified abatement in writing.","url":"https://www.phila.gov/services/payments-assistance-taxes/payment-plans-and-assistance-programs/income-based-programs-for-residents/apply-for-the-longtime-owner-occupants-program-loop/","secondaryUrl":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/tax-freeze/"},{"title":"Seller disclosure and independent inspections","body":"For a covered Pennsylvania residential transfer, obtain the statutory seller disclosure. It reports the seller’s knowledge; it is not a warranty, title search, code review, or substitute for inspections. Because OPA dates this building before 1978, separately obtain the required federal/City lead disclosures and any test results.","action":"Have the agreement and disclosure reviewed for this transaction’s coverage and exceptions.","url":"https://www.pa.gov/agencies/dos/department-and-offices/bpoa/boards-commissions/real-estate-commission"}]}