{"asOf":"2026-07-26T15:54:45.428Z","block":"7100-7199 WOODLAND AVE","blockUrl":"https://philadelphia.blockreport.homes/block/7100-7199-woodland-ave","address":"7100 WOODLAND AVE","parcelNumber":"773196102","source":"https://property.phila.gov/?p=773196102","ownerType":"owner-occupied","kind":"commercial","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":true,"institutional":true,"buildingCode":"WC1","buildingCodeNew":"620","buildingClass":"HSE WORSHIP ALL 3 STY M+O","buildingClassNew":"RELIGIOUS","useLabel":"Place of worship","owner":"DEBRE GENET KIDUS AMANUEL","coOwner":"KIDIST MARIAM ETHIOPIAN ORTHODOX TEWAHID","marketValue":3369800,"landAssessment":449900,"improvementAssessment":2919900,"livableArea":69298,"yearBuilt":1950,"lastSale":{"price":825000,"date":"2020-02-27T05:00:00Z"},"openViolations":0,"violations":[{"number":"4040645","date":"2014-09-12","code":"A-901.13/3","title":"PENALTY- NO PLUMB PERM 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LOOSE-RES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3695054","date":"2014-09-12","code":"FC-1011.1/2","title":"EGRESS EXIT SIGNS VISIBILITY","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3695055","date":"2014-09-12","code":"FC-907.4/4","title":"FIRE-PULL STATION SIGNS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3695056","date":"2014-09-12","code":"FC-915.1/2","title":"FIRE-STANDBY/EMERG ELECT TEST","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3695057","date":"2014-09-12","code":"FC-915.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3695058","date":"2014-09-12","code":"FC-915.1/5","title":"ANNUAL CERT STANDBY/EMERG LITE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3695060","date":"2014-09-12","code":"PM-407.2/2","title":"ELEC-SYSTEM HAZARDOUS-RES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3671672","date":"2014-12-11","code":"FC-1004.3/1","title":"EGRESS-ASSEM OCC SIGNS","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"452417","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DW","status":"CLOSED","createdDate":"2014-09-12","completedDate":null,"violations":[{"number":"4040645","date":"2014-09-12","code":"A-901.13/3","title":"PENALTY- NO PLUMB PERM INFO","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4040642","date":"2014-09-12","code":"A-301.1/54","title":"PERMP- INST NEW PLUMBING","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4040644","date":"2014-09-12","code":"A-901.13/2","title":"PENALTY- NO ELEC PERM INFO","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4040641","date":"2014-09-12","code":"A-301.1/50","title":"PERME- WIRING BLDG OR PROP","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4040640","date":"2014-09-12","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4040643","date":"2014-09-12","code":"A-901.13/1","title":"PENALTY- NO BLDG PERM INFO","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"452445","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2014-09-12","completedDate":null,"violations":[{"number":"3695059","date":"2014-09-12","code":"PM-407.2/11","title":"ELEC-CABLES/WIRES LOOSE-RES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3695054","date":"2014-09-12","code":"FC-1011.1/2","title":"EGRESS EXIT SIGNS VISIBILITY","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3695055","date":"2014-09-12","code":"FC-907.4/4","title":"FIRE-PULL STATION SIGNS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3695056","date":"2014-09-12","code":"FC-915.1/2","title":"FIRE-STANDBY/EMERG ELECT TEST","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3695057","date":"2014-09-12","code":"FC-915.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3695058","date":"2014-09-12","code":"FC-915.1/5","title":"ANNUAL CERT STANDBY/EMERG LITE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3695060","date":"2014-09-12","code":"PM-407.2/2","title":"ELEC-SYSTEM HAZARDOUS-RES","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"463092","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2014-12-11","completedDate":null,"violations":[{"number":"3671672","date":"2014-12-11","code":"FC-1004.3/1","title":"EGRESS-ASSEM OCC SIGNS","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2014,"n":14,"worst":null}],"investigations":[{"caseNumber":"150589","date":"2008-03-07","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"452417","date":"2014-09-12","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"452445","date":"2014-09-12","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"452417","date":"2014-10-20","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"452417","date":"2014-12-10","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"463092","date":"2014-12-10","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"452445","date":"2014-12-10","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"463092","date":"2015-03-19","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"452445","date":"2015-03-19","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"452417","date":"2015-04-09","type":"PRECOURT","status":"FAILED"},{"caseNumber":"463092","date":"2015-04-24","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"452445","date":"2015-05-29","type":"PRECOURT","status":"FAILED"},{"caseNumber":"452417","date":"2015-07-28","type":"PRECOURT","status":"FAILED"},{"caseNumber":"463092","date":"2015-08-07","type":"PRECOURT","status":"FAILED"},{"caseNumber":"452445","date":"2015-08-31","type":"PRECOURT","status":"FAILED"},{"caseNumber":"452445","date":"2015-09-16","type":"PRECOURT","status":"PASSED"},{"caseNumber":"463092","date":"2015-09-16","type":"PRECOURT","status":"PASSED"},{"caseNumber":"452417","date":"2015-11-02","type":"PRECOURT","status":"FAILED"},{"caseNumber":"452417","date":"2016-03-10","type":"PRECOURT","status":"FAILED"},{"caseNumber":"452417","date":"2016-08-09","type":"PRECOURT","status":"FAILED"}],"inspYears":[{"y":2014,"fails":5,"passes":0},{"y":2015,"fails":7,"passes":2},{"y":2016,"fails":2,"passes":0}],"taxOwed":131155.06,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":131155.06,"principalDue":106369.39,"penaltyDue":6903.4,"interestDue":10275.5,"otherChargesDue":7606.77,"yearsOwed":2,"oldestYearOwed":2020,"mostRecentYearOwed":2021,"mostRecentPaymentDate":"2003-11-01","assessmentYear":2022,"totalAssessment":3369800,"taxableAssessment":3369800,"exemptAbatementAssessment":0,"homesteadValue":0,"netTaxAfterHomestead":47170.46,"actionableAtSnapshot":true,"paymentAgreementAtSnapshot":false,"bankruptcyAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.9188375647667,"lng":-75.24290884021643,"geom":{"type":"Polygon","coordinates":[[[-75.242203358,39.91868063],[-75.24239856,39.918542592],[-75.242412155,39.91848962],[-75.242545338,39.918397214],[-75.242709678,39.918535002],[-75.242726315,39.918523244],[-75.242765322,39.918555965],[-75.242800831,39.91853087],[-75.242817097,39.918544508],[-75.242889319,39.918493457],[-75.243087511,39.918659614],[-75.24328434,39.918520422],[-75.243483826,39.918688611],[-75.24337835,39.918761978],[-75.243570171,39.918923756],[-75.242984682,39.919335704],[-75.242203358,39.91868063]]]},"liDistrict":"SOUTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19142","beds":null,"baths":null,"stories":null,"lotArea":75871,"zoning":"RSA3","grade":"B+","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"7100 WOODLAND AVE, PHILADELPHIA PA, 19142","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT IS FOR THE CONVERSION OF AN EXISTING \"BUILDING \"B\" ON LOT 2 INTO A ROOMING HOUSE WITH A TOTAL OF FOURTEEN (14) ROOMING UNITS FOR A MAXIMUM OF THIRTY (30) PERSONS (NO RESIDENTS OR STAFF AS DEFINED IN 14-1605), TO INCLUDE ACCESSORY KIT","status":"CLOSED","outcome":"Granted","date":"2007-05-09","number":"1703","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":3675100,"taxable":0,"land":1138100,"improvement":2537000,"taxableLand":0,"taxableImprovement":0,"exemptLand":1138100,"exemptImprovement":2537000},{"y":2017,"v":3675100,"taxable":0,"land":1138100,"improvement":2537000,"taxableLand":0,"taxableImprovement":0,"exemptLand":1138100,"exemptImprovement":2537000},{"y":2018,"v":3917800,"taxable":0,"land":509314,"improvement":3408486,"taxableLand":0,"taxableImprovement":0,"exemptLand":509314,"exemptImprovement":3408486},{"y":2020,"v":3369800,"taxable":0,"land":449900,"improvement":2919900,"taxableLand":0,"taxableImprovement":0,"exemptLand":449900,"exemptImprovement":2919900},{"y":2021,"v":3369800,"taxable":0,"land":449900,"improvement":2919900,"taxableLand":0,"taxableImprovement":0,"exemptLand":449900,"exemptImprovement":2919900},{"y":2022,"v":3369800,"taxable":0,"land":449900,"improvement":2919900,"taxableLand":0,"taxableImprovement":0,"exemptLand":449900,"exemptImprovement":2919900},{"y":2023,"v":3369800,"taxable":0,"land":449900,"improvement":2919900,"taxableLand":0,"taxableImprovement":0,"exemptLand":449900,"exemptImprovement":2919900},{"y":2024,"v":3369800,"taxable":0,"land":449900,"improvement":2919900,"taxableLand":0,"taxableImprovement":0,"exemptLand":449900,"exemptImprovement":2919900},{"y":2025,"v":3369800,"taxable":0,"land":449900,"improvement":2919900,"taxableLand":0,"taxableImprovement":0,"exemptLand":449900,"exemptImprovement":2919900},{"y":2026,"v":3369800,"taxable":0,"land":449900,"improvement":2919900,"taxableLand":0,"taxableImprovement":0,"exemptLand":449900,"exemptImprovement":2919900},{"y":2027,"v":3369800,"taxable":0,"land":449900,"improvement":2919900,"taxableLand":0,"taxableImprovement":0,"exemptLand":449900,"exemptImprovement":2919900}],"taxNow":0,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"66151","date":"2007-05-23","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2007-05-23","scope":"CONVERSION OF EXISTING BUILDING \"B\" ON LOT 2 TO A ROOMING HOUSE FOR A TOTAL OF FOURTEEN ROOMING UNITS FOR A MAXIMUM OF THIRTY PERSONS, NO RESIDENTS OR STAFF AS DEFINED IN SECTION 14-1605) TO INCLUDE ACCESSORY KITCHEN/FOOD SERVICE AREA, DINING ROOM, LAUNDRY ROOM AND ACCESSORY STORAGE, ADMINISTRATIVE OFFICES, SOCIAL WORKERS OFFICES, MEETING ROOMS AND STAFF OFFICES."},{"number":"78246","date":"2007-06-01","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2007-11-14","scope":"INTERIOR ALTERATIONS AND DEMO. - RFM ADDED CONR MEMO TO OLE."},{"number":"91631","date":"2007-07-24","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2010-02-25","scope":"GR FL:320A SVS,(7) 30A 220 CIR,(10) 120 CIR GFI, 7 EXIT LTS, 2 DOUBLE LAMP EMERG LTS, 6 SINGLE LAMP EM LTS, 1ST FL:3 DOUBLE LAMP EM LTS, 6 SINGLE LAMP EMERG LTS, 7 EXIT LTS, 1 LTING CIRT. 2ND & 3RD FL: 2 DOUBLE LAMP EMERG LTS, 2 SINGLE LAMP EMERG LTS, 4 EXIT LTS, 11 DUPL RECS GFI, REPL 100A 16 CIRT PANEL,(2) 110 CIRTS, 3 DOUBLE & 2 SINGLE EMERG LTS."},{"number":"96969","date":"2007-08-17","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2007-08-24","scope":"INSTALLING (4) WASHERS IN BASEMENT WITH STACK PIPE."},{"number":"103786","date":"2007-09-18","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2007-10-11","scope":"REPAIR 20 EXISTING LAVY SINKS, SEVEN TRAPS, 8 FAUCETS, 40 SUPPLY TUBS, CLEARED 10 LAVY DRAINS"},{"number":"99906","date":"2007-09-18","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"NEW FIRE ALARM SYSTEM THROUGHOUT BUILDING PER NFPA 72.(WEST DIST)"},{"number":"114482","date":"2007-11-13","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2007-12-04","scope":"INSTALL TWO (2) THREE (3) TON SANYO UNITS, INSTALL DUCTWORK AND REGISTERS (39)AS PER PLAN. INSTALL ONE (1) FIVE TON SPLIT SYSTEM."},{"number":"620404","date":"2015-07-24","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2015-07-24","scope":"FOR USE AS GROUP LIVING IN AN EXISTING DETACHED STRUCTURE (BUILDING 'B'), NOT TO EXCEED CONDITIONS OF VARIANCE GRANTED FOR A/P NO 66151, CAL NO 1703. NO CHANGE TO PARKING, SIGNS, HEIGHT/AREA OR STRUCTURES OF PREVIOUSLY APPROVED USES IN BUILDINGS 'A' AND 'C'."},{"number":"677335","date":"2016-09-21","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":"2018-05-02","scope":"FOR LEVEL II ALTERATIONS: INTERIOR DEMO ON ALL FLOORS, NEW PARTITIONS/WALLS TO CREATE ONE (1) NEW ACCESSIBLE BATHROOM, 1 NEW NON-ACCESSIBLE BATHROOM, THREE (3) NEW KITCHENS, NEW LAUNDRY ROOMS, AND NEW BEDROOMS (NO CHANGE IN OCCUPANCY OF GROUP LIVING) AS PER PLAN. TO BE SPRINKLERED WITH NFPA 13R MINIMUM IN BASEMENT. SEPERATE PERMITS REQUIRED FOR ALL MECHANICAL, ELECTRICAL, PLUMBING, AND FIRE SUPPRESSION WORK."},{"number":"876933","date":"2018-05-15","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2018-11-14","scope":"REMOVE A 1,000 AND A 5,000 GALLON UNDERGROUND STORAGE TANKS FROM 7100 WOODLAND AVENUE."},{"number":"869211","date":"2018-07-02","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2018-07-02","scope":"FOR THE RELOCATION OF LOT LINES (SUBDIVISION) TO CREATE TWO (2) LOTS [PARCELS \"B\" & \"C'] FROM ONE (1) EXISTING LOT [7100-20 WOODLAND AVENUE]. SIZE AND LOCATION AS SHOWN IN APPLICATION/PLANS."}],"storyTag":"Improved","storyDelta":-0.4,"timeline":[{"y":2007,"k":"permit","w":"Electrical"},{"y":2007,"k":"permit","w":"Mechanical"},{"y":2014,"k":"viol","w":"14 L&I violations"},{"y":2014,"k":"insp","w":"Inspection failed ×5"},{"y":2015,"k":"permit","w":"Use"},{"y":2015,"k":"insp","w":"L&I: 7 failed, 2 passed"},{"y":2016,"k":"insp","w":"Inspection failed ×2"},{"y":2016,"k":"permit","w":"Major alteration"},{"y":2018,"k":"permit","w":"Demolition"},{"y":2018,"k":"permit","w":"Zoning"},{"y":2018,"k":"demo"},{"y":2020,"k":"sale","p":825000}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-25","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #1703: CLOSED · Granted. Use permit #66151: 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: 677335 (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":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$131,155.06 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":"14 failed, 2 passed, and 4 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Aug 9, 2016.","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":"2 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":"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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 14 historical violations across 3 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/"}]}