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Certification","inspectionDate":"2026-06-25","result":"Certified","expirationDate":"2027-06-25","buildingId":"1456701"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19103","beds":null,"baths":null,"stories":null,"lotArea":18634,"zoning":"CMX4","grade":"A-","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"210 W RITTENHOUSE SQ, PHILADELPHIA PA, 19103","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":14773300,"taxable":0,"land":3726700,"improvement":11046600,"taxableLand":0,"taxableImprovement":0,"exemptLand":3726700,"exemptImprovement":11046600},{"y":2017,"v":14773300,"taxable":0,"land":3726700,"improvement":11046600,"taxableLand":0,"taxableImprovement":0,"exemptLand":3726700,"exemptImprovement":11046600},{"y":2018,"v":15748700,"taxable":0,"land":2047331,"improvement":13701369,"taxableLand":0,"taxableImprovement":0,"exemptLand":2047331,"exemptImprovement":13701369},{"y":2019,"v":15748700,"taxable":0,"land":2047331,"improvement":13701369,"taxableLand":0,"taxableImprovement":0,"exemptLand":2047331,"exemptImprovement":13701369},{"y":2020,"v":15748700,"taxable":0,"land":2047331,"improvement":13701369,"taxableLand":0,"taxableImprovement":0,"exemptLand":2047331,"exemptImprovement":13701369},{"y":2021,"v":15748700,"taxable":0,"land":2047331,"improvement":13701369,"taxableLand":0,"taxableImprovement":0,"exemptLand":2047331,"exemptImprovement":13701369},{"y":2022,"v":15748700,"taxable":0,"land":2047331,"improvement":13701369,"taxableLand":0,"taxableImprovement":0,"exemptLand":2047331,"exemptImprovement":13701369},{"y":2023,"v":15748700,"taxable":0,"land":2047331,"improvement":13701369,"taxableLand":0,"taxableImprovement":0,"exemptLand":2047331,"exemptImprovement":13701369},{"y":2024,"v":15748700,"taxable":0,"land":2047331,"improvement":13701369,"taxableLand":0,"taxableImprovement":0,"exemptLand":2047331,"exemptImprovement":13701369},{"y":2025,"v":15748700,"taxable":0,"land":2047331,"improvement":13701369,"taxableLand":0,"taxableImprovement":0,"exemptLand":2047331,"exemptImprovement":13701369},{"y":2026,"v":15748700,"taxable":0,"land":2047331,"improvement":13701369,"taxableLand":0,"taxableImprovement":0,"exemptLand":2047331,"exemptImprovement":13701369},{"y":2027,"v":15748700,"taxable":0,"land":2047331,"improvement":13701369,"taxableLand":0,"taxableImprovement":0,"exemptLand":2047331,"exemptImprovement":13701369}],"taxNow":0,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"65219","date":"2007-04-05","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2007-05-17","scope":"AMEND PERMIT 26645 FOR REVISIONS TO GARAGE EXHAUST SYSTEM"},{"number":"82699","date":"2007-06-29","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2016-01-13","scope":"INTERIOR ALTERATIONS TO INCLUDE TOILET ROOM UPGRADES AND THE CREATION OF LIBRARY AND ARTS CENTER IN THE BASEMENT."},{"number":"92411","date":"2007-08-01","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2008-07-08","scope":"FIXTURE INSTALLATIONS"},{"number":"95179","date":"2007-08-09","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2008-10-02","scope":"FOR THE INSTALLATION OF A NEW HVAC SYSTEM WITH DUCTWORK INCLUDED, AS SHOWN ON THE APPROVED PLANS."},{"number":"96168","date":"2007-10-11","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2011-01-28","scope":"1 NEW 225AMP PANEL AND FEEDER, HVAC EQUIPMENT LINE/CONNECTIONS, PLUMBING EQUIPMENT LINES/CONNECTIONS, LIGHTING, RECEPTS, SWITCHES, SECURITY SYSTEM WORK AND NEW FIRE ALARM DEVICES (WEST DISTRICT)"},{"number":"141079","date":"2008-03-26","work":"Fast form building","type":"L_FFORM","description":"FAST FORM BUILDING PERMIT","status":"COMPLETED","completedDate":"2009-01-08","scope":null},{"number":"160421","date":"2008-08-15","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2009-03-18","scope":"REPLACE EXISTING FIRE ALARM SYSTEM IN CHARTER SCHOOL AS PER NFPA-72 (CC DIST)"},{"number":"305374","date":"2010-10-08","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2010-10-08","scope":"ADDING THE USE OF PREPARING AND SERVING OF FOOD IN A CHARTER SCHOOL."},{"number":"415734","date":"2012-07-11","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2013-08-07","scope":"RELOCATION OF 10 SPRINKLER HEADS."},{"number":"758174","date":"2017-04-06","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2017-04-06","scope":"NEW 540 SF, SINGLE STORY ENTRY ADDITION ON THE NOR/EAST CORNER OF THE PROPERTY, AS WELL AS RENOVATIONS TO THE 17,000 SF BASEMENT OF THE EXISTING BUILDING."},{"number":"790148","date":"2017-06-07","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2017-09-25","scope":"INTERIOR DEMOLITION - 16,000 SQUARE FEET, INTERIOR DEMOLITION OF NON LOAD BEARING WALLS AND CEILINGS ONLY. NO OTHER WORK ALLOWED UNDER THIS PERMIT. SEPARATE PERMITS REQUIRED FOR RENOVATION. NO STRUCTURAL CHANGES. MUST MAINTAIN ALL CODE REQUIRED FIRE RATING ON WALL AND FLOOR/CEILING ASSEMBLIES."},{"number":"782799","date":"2017-06-29","work":"Addition","type":"BP_ADDITON","description":"ADDITION PERMIT","status":"COMPLETED","completedDate":"2018-09-18","scope":"FOR THE ERECTION OF AN ADDITION, INTERIOR ALTERATIONS, STRUCTURAL WORK, AND ALL OTHER WORK AS PER APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR MEP AND FIRE SUPPRESSION WORK."},{"number":"796607","date":"2017-08-01","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-06-08","scope":"ADDITION: INTERIOR PLUMBING; CHARTER SCHOOL; NOTE THAT THIS PERMIT DOES NOT INCLUDE THE INSTALLATION OF FIXTURES/EQUIPMENT IN THE USE OF PREPARING AND SERVING OF FOOD - THE INSTALLATION WILL COMPY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"805163","date":"2017-08-03","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2018-09-18","scope":"EZ PERMIT SPRINKLER RELOCATION (NFPA 13)- FOR THE RELOCATION OF SPRINKLER HEADS AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS."},{"number":"800603","date":"2017-08-07","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2018-06-08","scope":"FOR THE INSTALLATION OF A MECHANICAL SYSTEM TO INCLUDE REGISTERS/DIFFUSER, SUPPLY/EXHAUST DUCTWORK, RTU, VAVS, PUMPS,EXHAUST FANS, AND ALL OTHER WORK AS PER APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR PLUMBING AND ELECTRICAL WORK."},{"number":"813751","date":"2017-09-05","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2017-11-22","scope":"TEMPORARY CERTIFICATE OF OCCUPANCY"},{"number":"799017","date":"2017-10-04","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-07-17","scope":"ADD 2-100AMP PANELS, 1-30 KVA TRANSFORMER AND CONNECT TO EXISTING SERVICE, ADD LIGHTS, RECEPTS, SWITCHES AND HVAC POWER WIRING AS PER 2008 NEC (CC DISTRICT) ADD FIRE ALARM DEVICES TO EXISTING FIRE ALARM CONTROL PANEL AS PER NFPA72"},{"number":"840893","date":"2017-12-20","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2017-12-21","scope":"TEMPORARY CERTIFICATE OF OCCUPANCY"},{"number":"CP-2021-001953","date":"2021-06-15","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-04-13","scope":"AMENDMENT: FOR THE AMENDMENT OF PREVIOUSLY APPROVED PERMIT CP-2021-001953, TO DOCUMENT CONVERSION OF STORAGE ROOM INTO OFFICE SPACE ON THE SECOND AND THIRD FLOOR LEVEL. AND COVERSION OF STORAGE ROOM ON THE FIRST FLOOR LEVEL IN TO ACCESSORY FOOD PREP AREA AS SHOWN PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN PROFESSIONAL PRIOR TO THE START OF ANY WORK. ORIGINAL: FOR INTERIOR ALTERATIONS TO AN EXISTING EDUCATION FACILITY TO INCLUDE ALTERATIONS TO ACCOMODATE CHANGE IN MECHANICAL LAYOUT WITH THE CONVERSION OF A MECHANICAL ROOM INTO A STORAGE ROOM AS SHOWN PER APPROVED PLANS. STRUCTURAL MODIFICATIONS TO BE DONE PER APPROVED PLANS SEALED BY STRUCTURAL ENGINEER. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"EP-2021-005229","date":"2021-07-08","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-08-27","scope":"Re-Feed HVAC equipment, relocate existing power and install new lighting as per 2017 NEC"},{"number":"MP-2021-002952","date":"2021-07-19","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-04-13","scope":"FOR THE INSTALLATION OF AN HVAC MECHANICAL SYSTEM TO INCLUDE AIR HANDLING UNITS, CONDENSER UNITS, DIFFUSERS/REGISTERS/GRILLES, AND ASSOCIATED DUCTWORK FOR AN EXISTING EDUCATIONAL FACILITY. APPLIANCE TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT THE DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."},{"number":"FP-2021-002156","date":"2021-08-23","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2022-04-13","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. Relocate 6 sprinkler heads for new ceilings (CP-2021-001953)"},{"number":"GM-2022-004158","date":"2022-05-17","work":"Roof Covering Replacement","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2023-12-04","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":"PP-2022-008140","date":"2022-07-25","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2023-02-10","scope":"Replace [10] Roof Drains in new locations Connect to existing rainwater conductor .all piping will be metallic"},{"number":"EP-2023-005822","date":"2023-06-20","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-06-03","scope":"Annual Maintenance Work. Maintain & Survey All Electrical Systems as needed. Routine Maintenance as needed. Annual electrical maintenance permit to perform routine maintenance or replacement work on all already approved electrical system in an existing building includes replacement of lamps, broken switches, receptacles and fixtures as per 2017 NEC."},{"number":"GM-2024-005209","date":"2024-06-11","work":"Annual Electrical Permit","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2025-06-06","scope":"Annual Maintenance Work. Maintain & Survey all electrical systems as needed. Routine maintenance as needed. Annual electrical maintenance permit to perform routine maintenance or replacement work on an already approved electrical system in an existing building includes replacement of lamps, broken switches, receptacles and fixtures as per 2017 NEC."},{"number":"CP-2024-002683","date":"2024-06-17","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2026-05-12","scope":"FOR A PLAY DECK RENOVATION. WORK TO BE PERFORMED PER APPROVED PLANS. IF FIELD CONDITIONS VARY, CONTACT DESIGN PROFESSIONAL PRIOR TO START OF WORK. ELECTRICAL WORK TO INCLUDE THE INSTALLATION OF HEAT TRACE AND THE LIGHTING REPLACEMENT PER NFC 2017. PLUMBING WORK TO INCLUDE THE INSTALLATION OF 1 DRINKING FOUNTAIN, 1 WATER HYDRANT AND 6 ROOF DRAINS ACCORDING TO THE 2018 PPC REQUIREMENTS."},{"number":"PP-2024-008519","date":"2024-06-18","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2026-05-12","scope":"Plumbing Permit (Interior) for combo CP-2024-002683"},{"number":"EP-2024-005908","date":"2024-06-20","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-09-05","scope":"Electrical Permit for combo CP-2024-002683"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2023,"k":"viol","w":"4 L&I violations"},{"y":2023,"k":"insp","w":"L&I: 1 failed, 3 passed"},{"y":2024,"k":"permit","w":"Annual Electrical Permit"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"viol","w":"5 L&I violations"},{"y":2024,"k":"insp","w":"L&I: 1 failed, 2 passed"},{"y":2025,"k":"viol","w":"5 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2026,"k":"viol","w":"L&I violation"},{"y":2026,"k":"insp","w":"Inspection failed"}],"rented":false,"licenses":[{"number":"516593","type":"Food Preparing and Serving (30+ SEATS)","status":"Active","businessName":"RUSSELL BYERS CHARTER SCHOOL","legalName":"RUSSELL BYERS CHARTER SCHOOL","address":"1911-13 ARCH ST","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2010-10-08","latestIssueDate":"2026-03-30","expirationDate":"2027-04-30","inactiveDate":null},{"number":"280310","type":"Dumpster License - Private Property","status":"Active","businessName":"RUSSELL BYERS CHARTER SCHOOL","legalName":"RUSSELL BYERS CHARTER SCHOOL","address":"1911-13 ARCH ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2012-01-31","latestIssueDate":"2013-08-20","expirationDate":null,"inactiveDate":null}],"licenseActivity":[{"number":"280310","type":"Dumpster License - Private Property","businessName":"RUSSELL BYERS CHARTER SCHOOL","legalName":"RUSSELL BYERS CHARTER SCHOOL","issuedDate":"2012-01-31","latestIssueDate":"2013-08-20","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"516593","type":"Food Preparing and Serving (30+ SEATS)","businessName":"RUSSELL BYERS CHARTER SCHOOL","legalName":"RUSSELL BYERS CHARTER SCHOOL","issuedDate":"2010-10-08","latestIssueDate":"2026-03-30","closureDate":null,"expirationDate":"2027-04-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-27","signals":[{"kind":"record-pressure","level":"watch","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["1 open L&I violation","failed L&I inspection activity in 2021, 2022, 2026"],"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":["4 permit events 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":"Use permit #305374: 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":"4 permits not marked completed: GM-2022-004158 (Expired), PP-2022-008140 (Expired), CP-2024-002683 (Expired), PP-2024-008519 (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":"violations","level":"attention","title":"1 open L&I violation","finding":"38 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"20 failed, 9 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jun 30, 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":"full-tax-exemption","level":"verify","title":"OPA shows a full exemption; its legal basis is unverified","finding":"OPA currently marks the land and building assessment fully tax-exempt; BlockReport does not receive the exemption determination or basis.","why":"Full OPA exemptions can have different legal bases, including government, religious, charitable/institutional, veteran, or other treatment. The current owner/use record is not a buyer’s tax forecast.","action":"Confirm the exact exemption basis, buyer eligibility, and next tax-year treatment directly with OPA.","url":"https://www.phila.gov/departments/office-of-property-assessment/tax-exemptions-and-abatements/"},{"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":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Nov 11, 2026; Sprinkler Certification: Certified through Jun 25, 2027; Emergency and Standby Power Systems Certification: Certified through Nov 11, 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/"}]}