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19115","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":230800,"taxable":230800,"land":17740,"improvement":213060,"taxableLand":17740,"taxableImprovement":213060,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":230800,"taxable":230800,"land":17740,"improvement":213060,"taxableLand":17740,"taxableImprovement":213060,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":230800,"taxable":230800,"land":17740,"improvement":213060,"taxableLand":17740,"taxableImprovement":213060,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":230800,"taxable":230800,"land":17740,"improvement":213060,"taxableLand":17740,"taxableImprovement":213060,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":240600,"taxable":240600,"land":18493,"improvement":222107,"taxableLand":18493,"taxableImprovement":222107,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":240600,"taxable":240600,"land":18493,"improvement":222107,"taxableLand":18493,"taxableImprovement":222107,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":240600,"taxable":240600,"land":18493,"improvement":222107,"taxableLand":18493,"taxableImprovement":222107,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":240600,"taxable":240600,"land":18493,"improvement":222107,"taxableLand":18493,"taxableImprovement":222107,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":240600,"taxable":240600,"land":18493,"improvement":222107,"taxableLand":18493,"taxableImprovement":222107,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":240600,"taxable":240600,"land":18493,"improvement":222107,"taxableLand":18493,"taxableImprovement":222107,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":240600,"taxable":240600,"land":18493,"improvement":222107,"taxableLand":18493,"taxableImprovement":222107,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":318800,"taxable":318800,"land":63760,"improvement":255040,"taxableLand":63760,"taxableImprovement":255040,"exemptLand":0,"exemptImprovement":0}],"taxNow":3368,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"670575","date":"2016-05-05","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALL NEW FIRE ALARM SYSTEM THROUGHOUT BUILDING USING SMOKE AND HEAT DETECTORS AND FIRE ALARM PANEL. POWER SUPPLY AND HORN/STROBES AND STROBES PER NFPA 72 (MIXED USE)EAST DISTRICT"},{"number":"902840","date":"2018-08-22","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2019-06-25","scope":"FOR THE INSTALLATION OF (1) UL 300 LISTED WET CHEMICAL EXTINGUISHING SYSTEM WITH ELEVEN (11) FLOW POINTS IN ACCORDANCE WITH NFPA 17A. FIRE SUPPRESSION SYSTEM TO SERVE ONE (1) 12 FT COMMERCIAL KITCHEN EXHAUST HOOD SYSTEM IN AN EXISTING TAKE-OUT RESTAURANT ON THE FIRST FLOOR OF AN EXISTING STRUCTURE. SEE A/P NO 895285 FOR MECHANICAL PERMIT AND WET CHEMICAL EXTINGUISHING SYSTEMS DATA SHEET."},{"number":"895285","date":"2018-08-22","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2019-06-25","scope":"FOR THE INSTALLATION OF ONE (1) TYPE I COMMERCIAL COOKING HOOD (12'-0\") AND ASSOCIATED DUCT WORK PER PLANS. SEE A/P NO 902840 FOR SEPARATE PERMIT FOR FIRE SUPPRESSION."},{"number":"921939","date":"2018-10-25","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2019-05-16","scope":"EZ INTERIOR DEMOLITION- FOR THE INTERIOR DEMOLITION OF NON LOAD-BEARING PARTITION WALLS AND CEILINGS AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS."},{"number":"926857","date":"2018-11-13","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-12-19","scope":"REPLACE RAIN LINES FOR PREP SINK HAND SINK DISHWASHER"},{"number":"936621","date":"2018-12-20","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-06-25","scope":"EZ STANDARD LIMITED COMMERCIAL ALTERATIONS & REPAIRS - FOR THE LIMITED DEMOLITION AND COMMERCIAL ALTERATIONS AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS. INTERIOR NON-LOAD BEARING PARTITIONS, NEW GWB, NEW FIRE RATED SUSPENDED CEILING TILES WITH NO CHANGES IN FIRE RATED ASSEMBLIES. *CONTRACTOR HAS NO EMPLOYEES PER NOTARIZED LETTER*"},{"number":"934718","date":"2018-12-26","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-02-13","scope":"REPLACEMENT OF (1)200AMP 42CIRCUIT PANEL AND TRANSFER EXISTING CIRCUITS, REPLACEMENT OF (1) 100AMP 30 CIRCUIT PANEL AND TRANSFER EXISTING CIRCUITS. ADD (7) 2X4 LIGHT FIXTURES (3)SINGLE POLE SWITCHES (2)20 AMP GFCI OUTLETS CONNECT POWER FOR GARBAGE DISPOSAL, MUA UNIT, EXHAUST FAN, AND REMOVE/REWIRE WHERE WALLS WERE DEMOED.PER 2008 NEC"},{"number":"959983","date":"2019-04-24","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-05-24","scope":"CONNECTING NEW ANSUL SYSTEM TO EXISTING PANEL. VISTA 128. PER NEC 2008."},{"number":"974006","date":"2019-05-08","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-05-29","scope":"CORNER PROPERTY REMOVE EXTISTING SIDING AND INSALL ENTIRE 2ND AND 3RD FLOOR LEVELS WITH VINYLE SIDIG AND INSULATION AS PER EZ EXTERIOR WALL COVERING STAMDARD- FOR THE APPLICATIONS OF EXTERIOR WALL COVERINGS AS PER ATTACHED STANDARDS. DEVIATIONS FROM THESE STANDARDS REQUIRE SUBMISSION OF CONSTRUCTION AND SITE PLANS.NOTE AS PER NOTARIZED LETTER CONTRACTOR HAS NO EMPLOYEES"},{"number":"976179","date":"2019-09-11","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2019-09-11","scope":"NEW AWNING SIGN PLEASE SEE PLANS"}],"storyTag":"Improved","storyDelta":0,"timeline":[{"y":2018,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2018,"k":"permit","w":"Suppression"},{"y":2018,"k":"permit","w":"Mechanical"},{"y":2018,"k":"permit","w":"Demolition"},{"y":2018,"k":"permit","w":"Plumbing"},{"y":2018,"k":"permit","w":"Major alteration"},{"y":2018,"k":"permit","w":"Electrical"},{"y":2019,"k":"permit","w":"Electrical"},{"y":2019,"k":"permit","w":"Alteration"},{"y":2019,"k":"permit","w":"Zoning/use"},{"y":2022,"k":"viol","w":"L&I violation"},{"y":2022,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":true,"licenses":[{"number":"203423","type":"Food Preparing and Serving","status":"Closed","businessName":"TORRESDALE PIZZA","legalName":"TORRESDALE PIZZA","address":"7517 TORRESDALE AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2002-04-18","latestIssueDate":"2002-04-18","expirationDate":"2003-04-30","inactiveDate":null},{"number":"281139","type":"Dumpster License - Private Property","status":"Inactive","businessName":"KONSTANTINOS VALKANIS (T/A TORRESDALE PIZZA)","legalName":"KONSTANTINOS VALKANIS","address":"7517 TORRESDALE AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2003-01-08","latestIssueDate":"2003-01-08","expirationDate":"2010-07-31","inactiveDate":null},{"number":"247002","type":"Rental","status":"Inactive","businessName":"HRAIR BAGHAMIAN (YEPRAXI BAGHAMIAN)","legalName":"HRAIR BAGHAMIAN","address":"7517 TORRESDALE AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2003-03-13","latestIssueDate":"2017-02-03","expirationDate":"2018-02-28","inactiveDate":"2018-04-29"},{"number":"206564","type":"Food Preparing and Serving","status":"Closed","businessName":"KONSTANTINOS VALKANIS (TORRESDALE PIZZA)","legalName":"KONSTANTINOS VALKANIS","address":"7517 TORRESDALE AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2003-06-02","latestIssueDate":"2003-06-02","expirationDate":"2004-04-30","inactiveDate":null},{"number":"298547","type":"Handbill Distribution","status":"Inactive","businessName":"THE ORIGINAL TORRESDALE PIZZA INC","legalName":"THE ORIGINAL TORRESDALE PIZZA INC","address":"7517 TORRESDALE AVE","revenueCode":"3418","rentalCategory":null,"units":null,"issuedDate":"2003-10-27","latestIssueDate":"2016-08-25","expirationDate":"2017-08-31","inactiveDate":"2017-10-30"},{"number":"281771","type":"Dumpster License - Private Property","status":"Inactive","businessName":"THE ORIGINAL TORRESDALE PIZZA INC","legalName":"THE ORIGINAL TORRESDALE PIZZA INC","address":"7517 TORRESDALE AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2004-09-10","latestIssueDate":"2004-09-10","expirationDate":"2010-07-31","inactiveDate":null},{"number":"280210","type":"Dumpster License - Private Property","status":"Inactive","businessName":"TORRESDALE PIZZA","legalName":"TORRESDALE PIZZA","address":"7517 TORRESDALE AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2004-12-06","latestIssueDate":"2004-12-06","expirationDate":"2010-07-31","inactiveDate":null},{"number":"208665","type":"Food Preparing and Serving","status":"Inactive","businessName":"HRAIR & YERRAYI BAGHAMIAN (TORRESDALE PIZZA)","legalName":"HRAIR & YERRAYI BAGHAMIAN","address":"7517 TORRESDALE AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2005-01-11","latestIssueDate":"2017-07-05","expirationDate":"2018-04-30","inactiveDate":"2018-06-29"},{"number":"546877","type":"Dumpster License - Private Property","status":"Active","businessName":"YEPRAIXI & HRIAR BAGHAMIAN","legalName":"YEPRAIXI & HRIAR BAGHAMIAN","address":"7517 TORRESDALE AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2011-10-20","latestIssueDate":"2013-07-24","expirationDate":null,"inactiveDate":null},{"number":"765769","type":"Rental","status":"Active","businessName":"Jason Pillai (Chindu Investments LLC)","legalName":"Jason Pillai","address":"7517 TORRESDALE AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2018-02-13","latestIssueDate":"2025-12-31","expirationDate":"2027-02-12","inactiveDate":null},{"number":"855672","type":"Food Preparing and Serving","status":"Closed","businessName":"New Torresdale Pizza INC (Torresdale Pizza)","legalName":"New Torresdale Pizza INC","address":"7517 TORRESDALE AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2020-11-16","latestIssueDate":"2021-12-02","expirationDate":"2022-11-15","inactiveDate":null},{"number":"0992993","type":"Food Preparing and Serving","status":"Active","businessName":"Said Hot Chicken","legalName":"Said Hot Chicken","address":"7517 TORRESDALE AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2025-11-06","latestIssueDate":"2025-11-06","expirationDate":"2026-11-05","inactiveDate":null}],"licenseActivity":[{"number":"0992993","type":"Food Preparing and Serving","businessName":"Said Hot Chicken","legalName":"Said Hot Chicken","issuedDate":"2025-11-06","latestIssueDate":"2025-11-06","closureDate":null,"expirationDate":"2026-11-05","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"855672","type":"Food Preparing and Serving","businessName":"New Torresdale Pizza INC (Torresdale Pizza)","legalName":"New Torresdale Pizza INC","issuedDate":"2020-11-16","latestIssueDate":"2021-12-02","closureDate":"2022-11-15","expirationDate":"2022-11-15","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false},{"number":"765769","type":"Rental","businessName":"Jason Pillai (Chindu Investments LLC)","legalName":"Jason Pillai","issuedDate":"2018-02-13","latestIssueDate":"2025-12-31","closureDate":null,"expirationDate":"2027-02-12","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"546877","type":"Dumpster License - Private Property","businessName":"YEPRAIXI & HRIAR BAGHAMIAN","legalName":"YEPRAIXI & HRIAR BAGHAMIAN","issuedDate":"2011-10-20","latestIssueDate":"2013-07-24","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"208665","type":"Food Preparing and Serving","businessName":"HRAIR & YERRAYI BAGHAMIAN (TORRESDALE PIZZA)","legalName":"HRAIR & YERRAYI BAGHAMIAN","issuedDate":"2005-01-11","latestIssueDate":"2017-07-05","closureDate":"2018-06-29","expirationDate":"2018-04-30","inactiveDate":"2018-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"280210","type":"Dumpster License - Private Property","businessName":"TORRESDALE PIZZA","legalName":"TORRESDALE PIZZA","issuedDate":"2004-12-06","latestIssueDate":"2004-12-06","closureDate":"2010-07-31","expirationDate":"2010-07-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"281771","type":"Dumpster License - Private Property","businessName":"THE ORIGINAL TORRESDALE PIZZA INC","legalName":"THE ORIGINAL TORRESDALE PIZZA INC","issuedDate":"2004-09-10","latestIssueDate":"2004-09-10","closureDate":"2010-07-31","expirationDate":"2010-07-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"298547","type":"Handbill Distribution","businessName":"THE ORIGINAL TORRESDALE PIZZA INC","legalName":"THE ORIGINAL TORRESDALE PIZZA INC","issuedDate":"2003-10-27","latestIssueDate":"2016-08-25","closureDate":"2017-10-30","expirationDate":"2017-08-31","inactiveDate":"2017-10-30","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"206564","type":"Food Preparing and Serving","businessName":"KONSTANTINOS VALKANIS (TORRESDALE PIZZA)","legalName":"KONSTANTINOS VALKANIS","issuedDate":"2003-06-02","latestIssueDate":"2003-06-02","closureDate":"2004-04-30","expirationDate":"2004-04-30","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false},{"number":"247002","type":"Rental","businessName":"HRAIR BAGHAMIAN (YEPRAXI BAGHAMIAN)","legalName":"HRAIR BAGHAMIAN","issuedDate":"2003-03-13","latestIssueDate":"2017-02-03","closureDate":"2018-04-29","expirationDate":"2018-02-28","inactiveDate":"2018-04-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"281139","type":"Dumpster License - Private Property","businessName":"KONSTANTINOS VALKANIS (T/A TORRESDALE PIZZA)","legalName":"KONSTANTINOS VALKANIS","issuedDate":"2003-01-08","latestIssueDate":"2003-01-08","closureDate":"2010-07-31","expirationDate":"2010-07-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"203423","type":"Food Preparing and Serving","businessName":"TORRESDALE PIZZA","legalName":"TORRESDALE PIZZA","issuedDate":"2002-04-18","latestIssueDate":"2002-04-18","closureDate":"2003-04-30","expirationDate":"2003-04-30","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false}],"businessLicenseSourceDate":"2026-07-30","units":2,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 33% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $240,600 to $318,800","no permit shown in 2026-2028"],"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 #976179: 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":"mixed-use","level":"verify","title":"Residential and business space run on separate compliance tracks","finding":"OPA classifies this parcel as mixed-use.","why":"The zoning/use and occupancy file must cover the actual residential and commercial spaces. Dwelling units can require Rental Licenses and lead compliance; the operator can separately need an Activity License and sector license; installed fire systems can require annual certification.","action":"Match every dwelling and business use to the zoning permit, CO, current operator licenses, and life-safety filings.","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":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1953 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":"17 failed, 11 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Dec 14, 2022.","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":"Food Preparing and Serving #203423: Closed; Dumpster License - Private Property #281139: Inactive; Food Preparing and Serving #206564: Closed; Handbill Distribution #298547: Inactive since Oct 30, 2017","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 mixed-use. 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 37 historical violations across 10 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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Special Hazards Certification: Certified through Nov 1, 2026","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/"}]}