{"asOf":"2026-07-23T20:05:07.236Z","block":"900-999 W SUSQUEHANNA AVE","blockUrl":"https://philadelphia.blockreport.homes/block/900-999-w-susquehanna-ave","address":"922 W SUSQUEHANNA AVE","parcelNumber":"201098700","source":"https://property.phila.gov/?p=201098700","ownerType":"vacant","kind":"vacant land","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"SR","buildingCodeNew":null,"buildingClass":"VACANT LAND RESIDE < ACRE","buildingClassNew":null,"useLabel":"Vacant lot","owner":"BEFIRSTINVESTMENTS LLC","coOwner":null,"marketValue":83100,"landAssessment":83100,"improvementAssessment":0,"livableArea":null,"yearBuilt":null,"lastSale":{"price":100000,"date":"2023-04-07T04:00:00Z"},"openViolations":0,"violations":[{"number":"642697","date":"2007-07-05","code":"A-503.2/2","title":"PROSEC- STD 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OBTAINED"},{"number":"VI-2025-002153","date":"2025-01-15","code":"A-302.10/2","title":"WORK NOT ACCORDING TO PLANS","status":"COMPLIED","resolutionDate":"2025-03-26","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2025-059642","date":"2025-08-08","code":"A-603.3/1","title":"TRADE OR PRACTICE","status":"CLOSED","resolutionDate":"2026-02-11","resolution":"CLOSED - ADMINISTRATIVELY"}],"violationCases":[{"number":"120702","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2007-07-17","completedDate":null,"violations":[{"number":"642697","date":"2007-07-05","code":"A-503.2/2","title":"PROSEC- STD INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"642699","date":"2007-07-05","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"642698","date":"2007-07-05","code":"PM-102.4/1","title":"LICENSE-VAC LOT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2025-001779","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2025-01-10","completedDate":"2025-01-15","violations":[{"number":"VI-2025-001246","date":"2025-01-10","code":"A-302.10/3","title":"WORK OUTSIDE OF SCOPE","status":"CLOSED","resolutionDate":"2025-01-15","resolution":"CLOSED - WRITTEN IN ERROR"}]},{"number":"CF-2025-002138","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2025-01-13","completedDate":"2025-01-14","violations":[{"number":"VI-2025-001677","date":"2025-01-13","code":"A-302.10/2","title":"WORK NOT ACCORDING TO PLANS","status":"CLOSED","resolutionDate":"2025-01-14","resolution":"CLOSED - WRITTEN IN ERROR"}]},{"number":"CF-2025-002816","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2025-01-15","completedDate":"2025-03-26","violations":[{"number":"VI-2025-002152","date":"2025-01-15","code":"A-302.10/2","title":"WORK NOT ACCORDING TO PLANS","status":"COMPLIED","resolutionDate":"2025-03-26","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2025-002153","date":"2025-01-15","code":"A-302.10/2","title":"WORK NOT ACCORDING TO PLANS","status":"COMPLIED","resolutionDate":"2025-03-26","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2025-082220","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"AUDITS AND INVESTIGATIONS INVESTIGATOR","status":"CLOSED","createdDate":"2025-08-06","completedDate":"2026-02-11","violations":[{"number":"VI-2025-059642","date":"2025-08-08","code":"A-603.3/1","title":"TRADE OR PRACTICE","status":"CLOSED","resolutionDate":"2026-02-11","resolution":"CLOSED - ADMINISTRATIVELY"}]}],"violYears":[{"y":2007,"n":3,"worst":null},{"y":2025,"n":5,"worst":null}],"investigations":[{"caseNumber":"15306","date":"2003-08-23","type":"L_INITIAL","status":"CLOSED"},{"caseNumber":"15306","date":"2003-11-19","type":"L_LATERAL","status":"PASSED"},{"caseNumber":"15306","date":"2003-11-19","type":"L_FINAL","status":"PASSED"},{"caseNumber":"120702","date":"2007-07-05","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"120702","date":"2011-10-03","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"CF-2025-001779","date":"2025-01-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-002138","date":"2025-01-13","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-002138","date":"2025-01-14","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-001779","date":"2025-01-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-001779","date":"2025-01-15","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-002816","date":"2025-01-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-002816","date":"2025-02-19","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-002816","date":"2025-03-26","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-082220","date":"2025-08-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-082220","date":"2026-02-11","type":null,"status":"PASSED"}],"inspYears":[{"y":2003,"fails":0,"passes":2},{"y":2007,"fails":1,"passes":0},{"y":2011,"fails":0,"passes":1},{"y":2025,"fails":6,"passes":3},{"y":2026,"fails":0,"passes":1}],"taxOwed":3545.93,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":3545.93,"principalDue":2011.25,"penaltyDue":137.14,"interestDue":531.22,"otherChargesDue":866.32,"yearsOwed":7,"oldestYearOwed":2015,"mostRecentYearOwed":2021,"mostRecentPaymentDate":"2020-02-29","assessmentYear":2022,"totalAssessment":22700,"taxableAssessment":22700,"exemptAbatementAssessment":0,"homesteadValue":0,"netTaxAfterHomestead":317.75,"actionableAtSnapshot":true,"paymentAgreementAtSnapshot":false,"bankruptcyAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98514416205262,"lng":-75.14872925769119,"geom":{"type":"Polygon","coordinates":[[[-75.148698578,39.985233036],[-75.148681423,39.985230665],[-75.148722014,39.985049559],[-75.148776719,39.98505694],[-75.1487371,39.985238375],[-75.148698578,39.985233036]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19122","beds":null,"baths":null,"stories":null,"lotArea":990,"zoning":"RM1","grade":null,"basement":null,"heater":null,"centralAir":null,"extCond":null,"intCond":null,"garage":null,"homestead":false,"mail":"446 GERMANTOWN PIKE, LAFAYETTE HILL PA, 19444","mailOut":true,"appeals":[{"type":"LIRB-C L&I Revocation","grounds":"See attached","status":"Closed","outcome":"Complete","date":"2025-08-01","number":"HA-2025-000992","relatedPermit":null}],"taxYears":[{"year":2015,"total":120.92,"principal":97.08,"interest":10.2,"penalty":6.8},{"year":2016,"total":202.09,"principal":101.42,"interest":1.52,"penalty":1.01}],"taxNet":323.01,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":6300,"taxable":6300,"land":6300,"improvement":0,"taxableLand":6300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":22700,"taxable":22700,"land":22700,"improvement":0,"taxableLand":22700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":22700,"taxable":22700,"land":22700,"improvement":0,"taxableLand":22700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":22700,"taxable":22700,"land":22700,"improvement":0,"taxableLand":22700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":22700,"taxable":22700,"land":22700,"improvement":0,"taxableLand":22700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":22700,"taxable":22700,"land":22700,"improvement":0,"taxableLand":22700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":22700,"taxable":22700,"land":22700,"improvement":0,"taxableLand":22700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":59900,"taxable":59900,"land":59900,"improvement":0,"taxableLand":59900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":59900,"taxable":59900,"land":59900,"improvement":0,"taxableLand":59900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":98000,"taxable":98000,"land":98000,"improvement":0,"taxableLand":98000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":98000,"taxable":98000,"land":98000,"improvement":0,"taxableLand":98000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":83100,"taxable":83100,"land":83100,"improvement":0,"taxableLand":83100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0}],"taxNow":1372,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2023-006511","date":"2023-09-15","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2025-12-18","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH CELLAR AND AN ACCESSORY ROOF DECK (FOR RESIDENTIAL USE ONLY) WITH ROOF ACCESS STRUCTURE. SIZE AND LOCATION AS SHOWN IN THE APPLICATION / PLAN."},{"number":"SP-2023-000990","date":"2024-01-17","work":"Excavation","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Completed","completedDate":"2025-10-28","scope":"FOR EXCAVATION-ONLY WORK FOR A FUTURE THREE (3)-STORY ATTACHED STRUCTURE TO BE USED AS A SUBSTATION, AS PER PLANS; NO OTHER WORK ON THIS PERMIT; NO UNDERPINNING PROPOSED AS EXCAVATION LESS THEN ADJACENT STRUCTURES."},{"number":"RP-2023-007922","date":"2024-01-18","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Cancelled","completedDate":"2025-03-10","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH A ROOF DECK AND PILOT HOUSE. STRUCTURE FOR USE AS TWO (2) DWELLING UNITS. SPRINKLERED THROUGH PER NFPA 13. SEPARATE PERMITS REQUIRED FOR PLUMBING, MECHANICAL, ELECTRICAL AND FIRE SUPPRESSION. A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED IN ACCORDANCE WITH SECTION 3306 OF THE IBC. SEPARATE BUILDING AND/OR STREETS DEPARTMENT PERMITS ARE REQUIRED. AMENDMENT APPROVED AS OF 4/8/2024: AMEND THE ORIGINAL PERMIT TO CHANGE THE PROPOSED FIRE SPRINKLER SYSTEM TO NFPA 13D AMENDMENT APPROVED AS OF 12/12/2024: AMEND THE ORIGINAL PERMIT TO CHANGE THE STRUCTURAL FRAMING OF FLOOR JOIST PER APPROVED PLAN"},{"number":"PP-2024-000810","date":"2024-02-10","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-10-28","scope":"Plumbing Permit (Interior) for combo RP-2023-007922"},{"number":"EP-2024-002550","date":"2024-03-27","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-07-11","scope":"INSTALL 200A SINGLE PHASE SERVICE INCLUDING 2 125A SUBFEEDERS FOR 2 DWELLING UNITS WIRING THROUGHOUT ,INSTALL LIGHT FIXTURES ,OUTLETS,SWITCHES,SMOKE ALARM ,GROUNDING AS PER 2017 NEC"},{"number":"FP-2024-000626","date":"2024-04-16","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-10-28","scope":"FOR THE INSTALLATION OF A 1.5-INCH COMBINED FIRE/DOMESTIC WATER SERVICE LINE AND FIRE SPRINKLER SYSTEM IN ACCORDANCE WITH APPROVED PLANS, HYDRAULIC CALCULATIONS AND NFPA 13D."},{"number":"MP-2024-000262","date":"2024-04-19","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-10-28","scope":"Mechanical / Fuel Gas Permit for combo RP-2023-007922"},{"number":"PP-2024-000808","date":"2024-05-06","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-05-29","scope":"Plumbing Permit (Water Distribution) for combo RP-2023-007922"},{"number":"PP-2024-000809","date":"2024-05-06","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-05-29","scope":"Plumbing Permit (Exterior Building Drainage) for combo RP-2023-007922"},{"number":"RP-2025-001349","date":"2025-02-21","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2025-12-18","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH A ROOF DECK AND PILOT HOUSE. STRUCTURE FOR USE AS TWO (2) DWELLING UNITS. SPRINKLERED THROUGH PER NFPA 13D. SEPARATE PERMITS REQUIRED FOR PLUMBING, MECHANICAL, ELECTRICAL AND FIRE SUPPRESSION. A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED IN ACCORDANCE WITH SECTION 3306 OF THE IBC. SEPARATE BUILDING AND/OR STREETS DEPARTMENT PERMITS ARE REQUIRED."}],"storyTag":"New construction","storyDelta":10.11,"timeline":[{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"New Construction or Additions"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"New Construction or Additions"},{"y":2024,"k":"permit","w":"New Construction or Additions"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"viol","w":"5 L&I violations"},{"y":2025,"k":"appeal","w":"Appeal complete"},{"y":2025,"k":"insp","w":"L&I: 6 failed, 3 passed"},{"y":2026,"k":"insp","w":"Inspection passed"}],"rented":true,"licenses":[{"number":"545194","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"FRANK G KILSON (AKA FRANCIS KILSON)","legalName":"FRANK G KILSON","address":"922 W SUSQUEHANNA AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2011-09-29","latestIssueDate":"2011-09-29","expirationDate":"2012-02-29","inactiveDate":"2012-12-22"},{"number":"1000144","type":"Rental","status":"Active","businessName":"Befirstinvestment LLC","legalName":"Befirstinvestment LLC","address":"922 W SUSQUEHANNA AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2026-02-20","latestIssueDate":"2026-02-20","expirationDate":"2027-02-19","inactiveDate":null}],"licenseActivity":[{"number":"1000144","type":"Rental","businessName":"Befirstinvestment LLC","legalName":"Befirstinvestment LLC","issuedDate":"2026-02-20","latestIssueDate":"2026-02-20","closureDate":null,"expirationDate":"2027-02-19","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"545194","type":"Vacant Residential Property / Lot","businessName":"FRANK G KILSON (AKA FRANCIS KILSON)","legalName":"FRANK G KILSON","issuedDate":"2011-09-29","latestIssueDate":"2011-09-29","closureDate":"2012-12-22","expirationDate":"2012-02-29","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","units":2,"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":["$3,546 appeared in the City's June 2022 delinquency snapshot","a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2025"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"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":["8 permit events since 2023","1 zoning/board appeal 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":"The record identifies more than one dwelling/use.","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":"1 permit not marked completed: RP-2023-007922 (Cancelled).","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":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$3,545.93 was recorded in the City’s 2022-06 delinquency snapshot for 2015–2021.","why":"That is historical evidence, not today’s amount due. A current exemption, payment, credit, or assistance agreement can coexist with an older snapshot row.","action":"Check period balances and request a dated Property Payoff statement for settlement.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"id":"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 (446 GERMANTOWN PIKE, LAFAYETTE HILL PA, 19444).","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":"7 failed, 7 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Feb 11, 2026.","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":"4 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 #545194: Inactive since Dec 22, 2012","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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 8 historical violations across 5 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/"}]}