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- LARGE ESTABLISHMENT LICENSE","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"249613","type":"HAZARDOUS","priority":"HAZARDOUS","responsibility":"CI","status":"CLOSED","createdDate":"2010-08-31","completedDate":"2010-09-02","violations":[{"number":"1802937","date":"2010-08-31","code":"PM-306.2/1","title":"VACANT BLDG UNSECURED COUNT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1802938","date":"2010-08-31","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2024-059893","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"IN VIOLATION","createdDate":"2024-06-10","completedDate":null,"violations":[{"number":"VI-2024-047720","date":"2024-06-10","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2024-047721","date":"2024-06-10","code":"F-901.6.4.2","title":"SUBMISSION OF CERTIFICATIONS\n","status":"OPEN","resolutionDate":null,"resolution":null}]},{"number":"CF-2026-026008","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QUALITY OF LIFE COURTS","status":"IN VIOLATION","createdDate":"2026-03-20","completedDate":null,"violations":[{"number":"VI-2026-016042","date":"2026-03-20","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2026-04-23","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-016043","date":"2026-03-20","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-016044","date":"2026-03-20","code":"6-301(4)(A)(.1)","title":"FOOD - LARGE ESTABLISHMENT LICENSE","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2010,"n":2,"worst":null},{"y":2024,"n":2,"worst":null},{"y":2026,"n":3,"worst":null}],"investigations":[{"caseNumber":"34602","date":"2004-11-11","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"249613","date":"2010-08-31","type":"CI INSP","status":"FAILED"},{"caseNumber":"249613","date":"2010-09-02","type":"CI INSP","status":"CLOSED"},{"caseNumber":"CF-2024-059893","date":"2024-06-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-059893","date":"2024-07-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-059893","date":"2025-10-02","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-026008","date":"2026-03-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-026008","date":"2026-04-23","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-026008","date":"2026-05-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-026008","date":"2026-07-02","type":null,"status":"FAILED"}],"inspYears":[{"y":2004,"fails":0,"passes":1},{"y":2010,"fails":1,"passes":0},{"y":2024,"fails":2,"passes":0},{"y":2025,"fails":1,"passes":0},{"y":2026,"fails":4,"passes":0}],"taxOwed":10992.82,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":10992.82,"principalDue":8756.16,"penaltyDue":532.31,"interestDue":522.1,"otherChargesDue":1182.25,"yearsOwed":2,"oldestYearOwed":2020,"mostRecentYearOwed":2021,"mostRecentPaymentDate":"2021-01-05","assessmentYear":2022,"totalAssessment":550400,"taxableAssessment":550400,"exemptAbatementAssessment":0,"homesteadValue":0,"netTaxAfterHomestead":7704.5,"actionableAtSnapshot":true,"paymentAgreementAtSnapshot":false,"bankruptcyAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98124793461806,"lng":-75.18539630784242,"geom":{"type":"Polygon","coordinates":[[[-75.18553139,39.980901856],[-75.185848067,39.980942978],[-75.185778488,39.981260073],[-75.185209736,39.981640588],[-75.184872535,39.981342314],[-75.18553139,39.980901856]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2022-016017","type":"Special Hazards Certification","inspectionDate":"2022-11-01","result":"Certified","expirationDate":"2023-11-01","buildingId":"1036503"},{"number":"BC-2024-000834","type":"Special Hazards Certification","inspectionDate":"2023-09-14","result":"Certified","expirationDate":"2024-09-14","buildingId":"1036503"},{"number":"BC-2024-004529","type":"Fire Alarm Certification","inspectionDate":"2024-01-06","result":"Certified","expirationDate":"2025-01-06","buildingId":"1036503"},{"number":"BC-2024-016957","type":"Sprinkler Certification","inspectionDate":"2024-01-17","result":"Deficient","expirationDate":null,"buildingId":"1036503"},{"number":"BC-2024-014452","type":"Special Hazards Certification","inspectionDate":"2024-03-11","result":"Certified","expirationDate":"2024-09-30","buildingId":"1036503"},{"number":"BC-2024-025764","type":"Special Hazards Certification","inspectionDate":"2024-09-17","result":"Certified","expirationDate":"2025-09-17","buildingId":"1036503"},{"number":"BC-2024-033744","type":"Fire Alarm Certification","inspectionDate":"2024-12-10","result":"Certified","expirationDate":"2025-12-10","buildingId":"1036503"},{"number":"BC-2025-005737","type":"Special Hazards Certification","inspectionDate":"2025-03-03","result":"Certified","expirationDate":"2026-03-03","buildingId":"1036503"},{"number":"BC-2025-023553","type":"Special Hazards Certification","inspectionDate":"2025-09-08","result":"Certified","expirationDate":"2026-09-08","buildingId":"1036503"},{"number":"BC-2026-001983","type":"Fire Alarm Certification","inspectionDate":"2025-12-11","result":"Certified","expirationDate":"2026-12-11","buildingId":"1036503"},{"number":"BC-2026-007264","type":"Sprinkler Certification","inspectionDate":"2026-01-16","result":"Deficient","expirationDate":null,"buildingId":"1036503"},{"number":"BC-2026-019702","type":"Sprinkler Certification","inspectionDate":"2026-01-16","result":"Certified","expirationDate":"2027-01-16","buildingId":"1036503"},{"number":"BC-2026-006979","type":"Special Hazards Certification","inspectionDate":"2026-03-13","result":"Certified","expirationDate":"2027-03-13","buildingId":"1036503"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19121","beds":null,"baths":null,"stories":null,"lotArea":40200,"zoning":"IRMX","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"1936 JUDSON ST, PHILADELPHIA PA, 19121","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":424800,"taxable":0,"land":80400,"improvement":344400,"taxableLand":0,"taxableImprovement":0,"exemptLand":80400,"exemptImprovement":344400},{"y":2017,"v":424800,"taxable":0,"land":80400,"improvement":344400,"taxableLand":0,"taxableImprovement":0,"exemptLand":80400,"exemptImprovement":344400},{"y":2019,"v":546900,"taxable":546900,"land":218760,"improvement":328140,"taxableLand":218760,"taxableImprovement":328140,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":550400,"taxable":550400,"land":220160,"improvement":330240,"taxableLand":220160,"taxableImprovement":330240,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":550400,"taxable":550400,"land":220160,"improvement":330240,"taxableLand":220160,"taxableImprovement":330240,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":550400,"taxable":550400,"land":220160,"improvement":330240,"taxableLand":220160,"taxableImprovement":330240,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":660500,"taxable":660500,"land":264200,"improvement":396300,"taxableLand":264200,"taxableImprovement":396300,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":660500,"taxable":660500,"land":264200,"improvement":396300,"taxableLand":264200,"taxableImprovement":396300,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":660500,"taxable":660500,"land":264200,"improvement":396300,"taxableLand":264200,"taxableImprovement":396300,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":660500,"taxable":660500,"land":264200,"improvement":396300,"taxableLand":264200,"taxableImprovement":396300,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":660500,"taxable":660500,"land":264200,"improvement":396300,"taxableLand":264200,"taxableImprovement":396300,"exemptLand":0,"exemptImprovement":0}],"taxNow":9246,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"643645","date":"2016-01-15","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2016-01-15","scope":"FOR THE PARTIAL DEMOLITION AN EXISTING TWO (2) STORY PORTION AND FOR THE ERECTION OF AN ADDITION. SIZE AND LOCATION AS SHOWN ON APPLICATION/PLANS. FOR USE AS AN EDUCATIONAL FACILITY."},{"number":"800814","date":"2017-07-18","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2018-10-10","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. AND TRASH REMOVAL & DISPOSAL"},{"number":"809102","date":"2017-09-29","work":"Addition","type":"BP_ADDITON","description":"ADDITION PERMIT","status":"COMPLETED","completedDate":"2019-02-19","scope":"FOR THE PARTIAL DEMOLITION OF EXISTING STRUCTURE, THE ERECTION OF AN ADDITION AND LEVEL 3 INTERIOR ALTERATIONS FOR A NEW SCHOOL AS PER PLANS. *ASBESTOS REMOVAL PRIOR TO THE START OF WORK* SEPARATE PERMITS REQUIRED FOR ALL MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION WORK."},{"number":"857826","date":"2018-04-27","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2019-02-14","scope":"AMENDMENT OF PREVIOUSLY APPROVED PERMIT 809102, TO REFLECT A RELOCATION OF UPPER FLOOR BATHROOMS, MODIFICATION TO EXTERIOR FINISH MATERIAL, SLIGHT RELOCATION OF FOUNDATIONS AND WALLS AT GYMNASIUM, ADDITIONAL DROP CEILINGS, AND THE REPLACING OF PAVING AT REAR WITH LANDSCAPING AS PER PLANS."},{"number":"868143","date":"2018-05-21","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2019-02-19","scope":"FOR THE INSTALLATION OF A NFPA 13 SYSTEM SERVICED BY A 4 INCH FIRE SERVICE LINE WITH A BACKFLOW PREVENTER ASSEMBLY FOR AN EDUCATION FACILITY. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. FIRE SUPPRESSION SYSTEM TO BE INSTALLED IN ACCORDANCE WITH NFPA 13 STANDARD."},{"number":"866458","date":"2018-06-07","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2019-02-19","scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS AND APPLIANCES WITH ASSOCIATED DUCTOWRK IN AN EXISTING SCHOOL. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."},{"number":"890107","date":"2018-07-10","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-07-31","scope":"ADDITION: EXTERIOR PLUMBING; SITE WORK; (1)-12\"STORM CURBTRAP & (1)8\" SANITARY CURBTRAP AT CURB LINE; MAIN HOUSE DRAIN TO 5LF FROM BUILDING; 1 MANHOLE PERTAINING SANITARY PIPING - THE INSTALLATION WILL COMPLY WITH THE PHILADEPHIA PLUMBING CODE 2004"},{"number":"888828","date":"2018-08-03","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-02-13","scope":"PULL FIRE ALARM WIRE TO NECESSARY EQUIPMENT, PULL STATION STROBES AND CAMERAS"},{"number":"885088","date":"2018-08-27","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-02-13","scope":"PROVIDE & INSTALL 1200AMP ELECTRIC SERVICE, LIGHTING RECEPTACLES, POWER/CONNECTION TO HVAC EQUIPMENT & ELEVATOR & KITCHEN EQUIPMENT, LOW VOLTAGE WIRING FOR PHONE, DATA & SECURITY AS PER NEC 2008 NORTH DISTRICT"},{"number":"874033","date":"2018-09-28","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-02-19","scope":"INSTALL PLUMBING FIXTURES TO INCLUDE TOILETS,SINKS,DRINKING FOUNTAINS,GREASE TRAP,KITCHEN EQUIPMENT,INJECTOR PUMPS,SEWAGE INJECT PIT,2 WATER HEATER AND ROOF DRAINS (EDUCATIONAL FACILITY)"},{"number":"944478","date":"2019-02-08","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2019-02-19","scope":"INSTALLATION OF ONE (1) UL710 LISTED & LABELED COMMERCIAL KITCHEN EXHAUST HOOD PER APPROVED PLANS TO BE CONNECTED TO PREVIOUSLY APPROVED HVAC DUCTWORK & EQUIPMENT - THIS PERMIT FOR KITCHEN HOOD INSTALLATION ONLY. SEE MECHANICAL PERMIT# 866458 FOR APPROVED EXHAUST & MAKEUP AIR DUCTWORK & EQUIPMENT/FANS. SEPARATE PERMIT REQ'D FOR FIRE SUPPRESSION SYSTEM INSTALL."},{"number":"946244","date":"2019-02-11","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2019-02-19","scope":"EZ STANDARD KITCHEN FIRE SUPPRESSION- FOR THE INSTALLATION OF NEW WET CHEMICAL KITCHEN HOOD FIRE SUPPRESSION SYSTEM AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS."},{"number":"CP-2024-001656","date":"2024-04-17","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2025-08-16","scope":"FOR THE CREATION OF A PLAYGROUND AREA TO ACCOMMODATE AN EXISTING STRUCTURE. ALL WORK TO BE DONE PER APPROVED PLANS. **WORK TO BE IN ACCORDANCE WITH THE ACCESSIBILITY REQUIREMENTS PER ICC A117.1**IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. **SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK.** EXTERIOR WORK ONLY**"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2018,"k":"permit","w":"Plumbing"},{"y":2018,"k":"permit","w":"Electrical"},{"y":2018,"k":"permit","w":"Electrical"},{"y":2018,"k":"permit","w":"Plumbing"},{"y":2019,"k":"permit","w":"Mechanical"},{"y":2019,"k":"permit","w":"Suppression"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"viol","w":"2 L&I violations"},{"y":2024,"k":"insp","w":"Inspection failed ×2"},{"y":2025,"k":"insp","w":"Inspection failed"},{"y":2026,"k":"viol","w":"3 L&I violations"},{"y":2026,"k":"insp","w":"Inspection failed ×4"}],"rented":false,"licenses":[{"number":"938559","type":"Food Preparing and Serving","status":"Inactive","businessName":"COOPER POLK SHARON C","legalName":"COOPER POLK SHARON C","address":"3033-65 W GLENWOOD AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2023-11-22","latestIssueDate":"2023-11-22","expirationDate":"2024-11-21","inactiveDate":"2025-01-20"}],"licenseActivity":[{"number":"938559","type":"Food Preparing and Serving","businessName":"COOPER POLK SHARON C","legalName":"COOPER POLK SHARON C","issuedDate":"2023-11-22","latestIssueDate":"2023-11-22","closureDate":"2025-01-20","expirationDate":"2024-11-21","inactiveDate":"2025-01-20","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"record-pressure","level":"strong","title":"Records to verify together","summary":"Several independent, separately dated records stack up here and deserve prompt verification.","evidence":["5 open L&I violations","$10,993 appeared in the City's June 2022 delinquency snapshot","failed L&I inspection activity in 2024, 2025, 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #643645: 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: CP-2024-001656 (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":"5 open L&I violations","finding":"7 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":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$10,992.82 was recorded in the City’s 2022-06 delinquency snapshot for 2020–2021.","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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"8 failed, 1 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was FAILED on Jul 2, 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Preparing and Serving #938559: Inactive since Jan 20, 2025","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":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Special Hazards Certification: Certified through Mar 13, 2027; Fire Alarm Certification: Certified through Dec 11, 2026; Sprinkler Certification: Certified through Jan 16, 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/"}]}