{"asOf":"2026-07-27T15:20:24.627Z","block":"400-499 N 5TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/400-499-n-5th-st","address":"473-81 N 5TH ST","parcelNumber":"771091500","source":"https://property.phila.gov/?p=771091500","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"AB0","buildingCodeNew":"251","buildingClass":"STORE 2 STY MASONRY","buildingClassNew":"SOCIAL/FRATERNAL HALL","useLabel":"Store","owner":"410 GREEN P EXCHANGE INVE","coOwner":"227 GREEN EB EXCHANGE INV","marketValue":3514900,"landAssessment":646996,"improvementAssessment":2867904,"livableArea":43560,"yearBuilt":1980,"lastSale":{"price":3200000,"date":"2013-06-28T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2021-001196","date":"2021-01-06","code":"FC-13-105.6.13","title":"TENTS/MEMBRANE STRUCTURES","status":"COMPLIED","resolutionDate":"2021-02-05","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"1163937","date":"2008-11-14","code":"A-302.8/30","title":"PERM - MUST POST","status":"COMPEXCP","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"CF-2021-001771","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2021-01-08","completedDate":"2021-02-11","violations":[{"number":"VI-2021-001196","date":"2021-01-06","code":"FC-13-105.6.13","title":"TENTS/MEMBRANE STRUCTURES","status":"COMPLIED","resolutionDate":"2021-02-05","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"176305","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"1163937","date":"2008-11-14","code":"A-302.8/30","title":"PERM - MUST POST","status":"COMPEXCP","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2008,"n":1,"worst":null},{"y":2021,"n":1,"worst":null}],"investigations":[{"caseNumber":"CF-2021-001771","date":"2021-01-11","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-001771","date":"2021-02-11","type":null,"status":"PASSED"}],"inspYears":[{"y":2021,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.959980787101685,"lng":-75.14639819297535,"geom":{"type":"Polygon","coordinates":[[[-75.146002531,39.960209647],[-75.146116617,39.959665833],[-75.146794235,39.959755118],[-75.146681671,39.960293703],[-75.146002531,39.960209647]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2022-014774","type":"Fire Alarm Certification","inspectionDate":"2022-03-04","result":"Certified","expirationDate":"2023-03-04","buildingId":"1046831"},{"number":"BC-2022-014816","type":"Fire Alarm Certification","inspectionDate":"2022-06-27","result":"Certified","expirationDate":"2023-06-27","buildingId":"1046831"},{"number":"BC-2023-014430","type":"Fire Alarm Certification","inspectionDate":"2023-06-09","result":"Certified","expirationDate":"2024-06-09","buildingId":"1046831"},{"number":"BC-2024-017421","type":"Fire Alarm Certification","inspectionDate":"2024-05-28","result":"Certified","expirationDate":"2025-05-28","buildingId":"1046831"},{"number":"BC-2024-024477","type":"Fire Alarm Certification","inspectionDate":"2024-07-25","result":"Certified","expirationDate":"2025-07-25","buildingId":"1046831"},{"number":"BC-2024-024473","type":"Sprinkler Certification","inspectionDate":"2024-07-25","result":"Certified","expirationDate":"2025-07-25","buildingId":"1046831"},{"number":"BC-2025-017260","type":"Sprinkler Certification","inspectionDate":"2025-06-16","result":"Certified","expirationDate":"2026-06-16","buildingId":"1046831"},{"number":"BC-2025-017258","type":"Fire Alarm Certification","inspectionDate":"2025-06-16","result":"Certified","expirationDate":"2026-06-16","buildingId":"1046831"},{"number":"BC-2026-018835","type":"Fire Alarm Certification","inspectionDate":"2026-06-19","result":"Certified","expirationDate":"2027-06-19","buildingId":"1046831"},{"number":"BC-2026-018837","type":"Sprinkler Certification","inspectionDate":"2026-06-19","result":"Certified","expirationDate":"2027-06-19","buildingId":"1046831"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19123","beds":null,"baths":null,"stories":null,"lotArea":38319,"zoning":"CMX3","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"812 MOUNT PLEASANT RD, BRYN MAWR PA, 19010","mailOut":true,"appeals":[{"type":"Building standards appeal","grounds":"ON 2/10/09 DEPARTMENT OF LICENSES AND INSPECTIONS ISSUED REFUSAL OF PERMIT FOR APPLICATION #184266","status":"OPEN","outcome":"APPROVED","date":"2009-04-08","number":"8472","relatedPermit":"184266"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":2762000,"taxable":2762000,"land":574800,"improvement":2187200,"taxableLand":574800,"taxableImprovement":2187200,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":2762000,"taxable":2762000,"land":574800,"improvement":2187200,"taxableLand":574800,"taxableImprovement":2187200,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":2945800,"taxable":2945800,"land":589160,"improvement":2356640,"taxableLand":589160,"taxableImprovement":2356640,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":3200700,"taxable":3200700,"land":589160,"improvement":2611540,"taxableLand":589160,"taxableImprovement":2611540,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":3224700,"taxable":3224700,"land":593578,"improvement":2631122,"taxableLand":593578,"taxableImprovement":2631122,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":3224700,"taxable":3224700,"land":593578,"improvement":2631122,"taxableLand":593578,"taxableImprovement":2631122,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":3224700,"taxable":3224700,"land":593578,"improvement":2631122,"taxableLand":593578,"taxableImprovement":2631122,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":3514900,"taxable":3514900,"land":646996,"improvement":2867904,"taxableLand":646996,"taxableImprovement":2867904,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":3514900,"taxable":3514900,"land":646996,"improvement":2867904,"taxableLand":646996,"taxableImprovement":2867904,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":3514900,"taxable":3514900,"land":646996,"improvement":2867904,"taxableLand":646996,"taxableImprovement":2867904,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":3514900,"taxable":3514900,"land":646996,"improvement":2867904,"taxableLand":646996,"taxableImprovement":2867904,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":3514900,"taxable":3514900,"land":646996,"improvement":2867904,"taxableLand":646996,"taxableImprovement":2867904,"exemptLand":0,"exemptImprovement":0}],"taxNow":49202,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"173782","date":"2008-09-04","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2009-02-02","scope":"800AMP SERVICE, DATA/COMMUNICATION, WIRING DEVICES AND LIGHTING AS PER 2005 NEC (CC DISTRICT)"},{"number":"175891","date":"2008-09-24","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2008-09-30","scope":"(1) LAVATORY, (5) WATER CLOSETS, (3) KITCHEN SINKS"},{"number":"162482","date":"2008-09-29","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2009-04-28","scope":"AMENDING PERMIT # 31931 & NONCOMBUSTIBLE CONSTRUCTION ONLY PER SUBMITTED SEALED PLANS."},{"number":"176305","date":"2008-10-10","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2009-04-28","scope":"NEW HVAC AND DUCTWORK"},{"number":"184091","date":"2008-10-22","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2009-04-28","scope":"RELOCATE 78 SPRINKLER HEADS;NO CHANGE IN # OF HEADS IN 1ST FLOOR OF CHAPEL & OFFICE"},{"number":"194919","date":"2009-02-09","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2009-12-09","scope":"INCLUSIVE OF FIRE ALARM SYSTEM INSTALLATION IN AREAS WHERE WE ARE WORKING AS PER NFPA72 (CC DISTRICT)"},{"number":"184266","date":"2009-04-21","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2009-04-28","scope":"AMENDING PERMIT #162482 (WHICH WAS AN AMENDED PERMIT FOR #31931 ORIGINALLY); PER RE-SUBMITTED DRAWINGS"},{"number":"918740","date":"2018-12-27","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2018-12-27","scope":"USE OF 1ST FLOOR OF AN EXISTING SINGLE STORY BUILDING AS A MEDICAL MARIJUANA DISPENSARY."},{"number":"970731","date":"2019-04-26","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2019-06-07","scope":"INTERIOR DEMOLITION. STRUCTURAL ALTERATION OR REPAIR IS EXPRESSLY PROHIBITED UNDER THIS PERMIT. PROHIBITED STRUCTURAL WORK INCLUDES ANY MODIFICATION TO EXTERIOR WALLS, PARTY WALLS, FLOOR/ROOF FRAMING OR FOUNDATIONS; UNDERPINNING AND EXCAVATIONS (I.E. DIGGING IN BASEMENT). NOTE: CONTRACTOR IS LISTED AS A \"SOLE PROPRIETOR\" AND HAS NO EMPLOYEES AND/OR WORKERS COMPENSATION INSURANCE - ALL SUBCONTRACTORS REQUIRE SEPARATE LICENSES AND INSURANCE SEPARATE PERMITS REQUIRED FOR PLUMBING, ELECTRICAL AND MECHANICAL WORK. NO OTHER WORK ALLOWED UNDER THIS PERMIT."},{"number":"26263","date":"2019-05-02","work":"Temporary Tents and Canopies","type":"Operations","description":"Operations Permit","status":"Completed","completedDate":"2019-05-02","scope":null},{"number":"967925","date":"2019-05-17","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-08-16","scope":"DEMOLITION OF EXISTING INTERIOR FINISHES AT SELECTED AREAS, FRAME NEW WALLS AS INDICATED ON PLANS. DRYWALL AND PAINT. INSTALL DROP CEILING AND CABINETS AS SHOWN ON PLANS. INSTALL NEW BATHROOM PARTITIONS. NO STRUCTURAL WORK. SEPARATE PERMITS FOR M, E, P REQUIRED."},{"number":"980974","date":"2019-05-30","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-08-16","scope":"5 W/C, 3 LAVS, 1 URINAL, 1 DRINKING FOUNTAIN, 2 SINKS, INSTALLATION WILL COMPLY WITH PHILADELPHIA PLUMBING CODE 2004"},{"number":"980967","date":"2019-05-30","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-08-16","scope":"1 MOP RECEPTACLE, 1 LAV, INSTALLATION WILL COMPLY WITH PHILADELPHIA PLUMBING CODE 2004"},{"number":"980243","date":"2019-05-30","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-08-07","scope":"INSTALL CAT5E CABLING FOR 51-NETWORK CAMERAS WITH LONGEST RUN OF 90FT,CLASS 2 CABLING FOR 15-CARD ACCESS READERS AND 14-ELECTRIC DOOR STRIKES LONGEST RUN OF 75FT,CLASS 2 CABLING FOR 2-KEYPADS,14-MOTION SENSORS,1-GLASSBREAK DETECTOR,5-DOOR POSITION SWITCHES,MAIN CONTROL PANELS AND 1-EXTERIOR SIREN AS PER 2017 NEC (NC DISTRICT)"},{"number":"988224","date":"2019-06-24","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2019-08-16","scope":"EZ PERMIT SPRINKLER RELOCATION (NFPA 13)- FOR THE RELOCATION OF SPRINKLER HEADS AS PER ATTACHED STANDARDS. DEVIATIONS FROM THESE STANDARDS REQUIRE SUBMISSION OF CONSTRUCTION AND SITE PLANS."},{"number":"979906","date":"2019-06-27","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2020-02-04","scope":"FOR ALTERATIONS TO AN EXISTING HVAC MECHANICAL SYSTEM TO INCLUDE NEW AIR HANDLERS, CONDENSING UNIT, REGISTERS/DIFFUSERS/GRILLES, AND ASSOCIATED DUCTWORK."},{"number":"980940","date":"2019-06-28","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-08-14","scope":"FURNISH AND INSTALL WIRING FOR TELE/DATA AND TV. INSTALL OWNER SUPPLIED LIGHT FIXTURES AND LIGHTING CONTROL DEVICES. CONNECT OWNER SUPPLIED GENERATOR AND TRANSFER SWITCH. CONNECT HVAC EQUIPMENT. FURNISH AND INSTALL RECEPTACLES. 1-100AMP PANEL, 1-200AMP PANEL AND SUB METER. ALL IN ACCORDANCE WITH DRAWINGS E-00A THRU E-810 AS PER 2017 NEC (CC DIST)"},{"number":"981035","date":"2019-07-02","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-08-07","scope":"CLASS 2 FIRE POWER LIMITED FPL FIRE ALARM CABLING, 23 SMOKE DETECTORS, 3 HEAT DETECTORS, 3 MANUAL PULL STATIONS, 9 CEILING STROBE LIGHTS, 6 CEILING COMBO HORN STROBES, 1 FIRE ALARM CONTROL PANEL AND 1 REMOTE ANNUNCIATOR. SYSTEM IS BEING INSTALLED TO MEET THE REQUIREMENTS FOR THE STATE DEPT OF HEALTH FOR A MEDICAL CANIBUS FACILITY AS PER 2017 NEC (CC DIST)"},{"number":"OP-2020-000080","date":"2020-06-22","work":"Temporary Tents and Canopies","type":"Operations","description":"Operations Permit","status":"Completed","completedDate":"2021-01-11","scope":"Install 2 tents (1) 400 sq ft (1) 4,000 sq ft"},{"number":"OP-2020-000434","date":"2021-02-09","work":"Temporary Tents and Canopies","type":"Operations","description":"Operations Permit","status":"Expired","completedDate":"2025-06-11","scope":"ASSEMBLY USE TENT - Erecting 20'X40\" tent (800 sq. ft.) for Tables & Chairs (OUTDOOR DINING) 12/09/2020 with Existing GFCI Protected Outlets for Temporary Caf?/Streetery - LAWFUL OCCUPANCY SHALL BE AS POSTED - REMOVAL DATE: 05/26/2021 ELECTRICAL PERMIT REQUIRED, UNLESS POWER IS PROVIDED THROUGH EXISTING EXTERIOR GROUND FAULT PROTECTED RECEPTACLES AND POWER CORDS ARE RATED EXTRA HEAVY DUTY WITH U. L. LABEL STATING SUCH RATING. NO COOKING OR HEATING PERMITTED WITH THIS APPROVAL. IF TENT IS NOT READY FOR INSPECTION TO INCLUDE ELECTRICAL COMPONENTS, AN ADDITIONAL FEE OF $200.00 WILL BE APPLIED FOR ANY AFTER HOURS INSPECTION WITH POSSIBLE ISSUANCE OF CODE VIOLATION NOTICES. ELECTRICAL PERMIT NUMBER MUST BE PROVIDED 24-HRS PRIOR TO EVENT."},{"number":"GM-2021-002933","date":"2021-03-31","work":"Roof Covering Replacement","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2021-08-13","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."},{"number":"ZP-2021-007207","date":"2021-10-11","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE REMOVAL AND REPLACEMENT OF ONE (1) STATICALLY ILLUMINATED WALL SIGN AND ONE (1) NON-ILLUMINATED WALL SIGN. FOR THE ERECTION OF ONE (1) NON-ILLUMINATED WALL SIGN. ALL SIGNS LOCATED BELOW THE BOTTOM OF THE SECOND FLOOR. SIZES AND LOCATIONS AS SHOWN ON APPLICATION/PLAN."}],"storyTag":"Renovated & sold on","storyDelta":0.33,"timeline":[{"y":2019,"k":"permit","w":"Plumbing"},{"y":2019,"k":"permit","w":"Electrical"},{"y":2019,"k":"permit","w":"Suppression"},{"y":2019,"k":"permit","w":"Mechanical"},{"y":2019,"k":"permit","w":"Electrical"},{"y":2019,"k":"permit","w":"Electrical"},{"y":2020,"k":"permit","w":"Temporary Tents and Canopies"},{"y":2021,"k":"permit","w":"Temporary Tents and Canopies"},{"y":2021,"k":"permit","w":"Roof Covering Replacement"},{"y":2021,"k":"viol","w":"L&I violation"},{"y":2021,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2021,"k":"permit","w":"Signs (Accessory / Non-Accessory)"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-25","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #918740: 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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: OP-2020-000434 (Expired). At least one row also carries a completion date, so the City fields conflict.","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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"1 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Feb 11, 2021.","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":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as commercial. 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 2 historical violations across 2 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":"Fire Alarm Certification: Certified through Jun 19, 2027; Sprinkler Certification: Certified through Jun 19, 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/"}]}