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SEPARATE PERMIT REQUIRED FOR MECHANICAL, ELECTRICAL AND PLUMBING."},{"number":"592837","date":"2015-03-19","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2015-04-29","scope":"DEMO OF WIREMOLD AND DEVICES,INSTALLATION OF 5 NEW RECEPTS USING EXISTING WIREMOLD CIRCUITS,ADD 1 SWITCH AT NEW DOOR,RELOCATION OF 1 EMERGENCY RECEPT AND (2)2X4 LIGHT FIXTURES,ADD CONDUIT,BOX AND PULL STRING AT 4 LOCATIONS FOR TELE/DATA AS PER 2008 NEC(NORTH DISTRICT)"},{"number":"699473","date":"2016-06-13","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2016-06-29","scope":"INT DEMO-UNIVERSITY CLASSROOM-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":"699225","date":"2016-06-23","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2016-09-16","scope":"FOR INTERIOR ALTERATIONS TO PARTIAL FIRST FLOOR TO INCLUDE DEMO AND CONSTRUCTION OF INTERIOR NON-BEARING PARTITIONS AND INTERIOR FINISHES, AS PER APPROVED PLANS. **NO CHANGE IN OCCUPANCY** SEPARATE PERMIT REQUIRED FOR MECHANICAL, ELECTRICAL AND PLUMBING WORK."},{"number":"704241","date":"2016-06-30","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2017-03-16","scope":"EZ PERMIT RE-ROOFING - FOR THE INSTALLATION OF NEW ROOF COVERINGS ON EXITING ROOFS AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS."},{"number":"700577","date":"2016-07-13","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2016-09-22","scope":"FOR ALTERATIONS TO AN EXISTING HVAC MECHANICAL SYSTEM FOR NEW DIFFUSERS AND ASSOCIATED DUCTWORK."},{"number":"706582","date":"2016-08-17","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2016-09-15","scope":"DEMO 14 LIGHTS, OLD FURNITURE FEEDS AND CIRCUITS. RELOCATE 6 EXISTING LIGHTS, PROVIDE (9)NEW ELECTRICAL CIRCUITS. PROVIDE 14 NEW FEED POINTS TO 3-0 NEW FURNITURE LOCATIONS, PROVIDE 10 RECEPTS FOR TV SCREENS.AS PER 2008 NEC.RELOCATE 1 SMOKE,2 NEW DUCT DETECTORS,REPLACE 2 HORN STROBES AND 3 NEW HORN STROBE DEVICES PER NFPA 72 (NORTH DISTRICT)"},{"number":"783367","date":"2017-05-12","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"EXPIRED","completedDate":null,"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":"773799","date":"2017-05-18","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2017-07-28","scope":"FOR INTERIOR ALTERATIONS TO EXISTING STRUCTURE TO CONVERT EXISTING LABORATORY TO NEW CLASSROOM SPACE, AS PER APPROVED PLANS. *REMOVAL OF ASBESTOS REQUIRED PRIOR TO START OF WORK*"},{"number":"785136","date":"2017-06-16","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-07-28","scope":"FURNISH & INSTALL NEW LIGHTS, SWITCHES & RECEPTACLES, 3P/50AMP BREAKER AND FEEDER FOR NEW PANEL APG-4C. AS PER NEC 2008 NORTH DISTRICT"},{"number":"796376","date":"2017-07-19","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2017-09-20","scope":"FOR PRESCRIPTIVE ALTERATIONS TO CREATE NEW EXAM ROOMS WITHIN WING B OF AN EXISTING THREE (3) STORY DETACHED STRUCTURE USED AS A MEDICAL COLLEGE, AS PER PLANS; SEPARATE PERMITS REQUIRED FOR ALL MECHANICAL, ELECTRICAL, PLUMBING, AND FIRE SUPPRESSION WORK; BUILDING IS FULLY SPRINKLERED."},{"number":"803393","date":"2017-07-27","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2017-09-20","scope":"AMMEND AP# 796376 TO MODIFY EXISTING MECHANCIAL LAYOUT TO ACCOMODATE NEW USE OF THE SPACE.ADD (4) FOUR ADDITIONAL DIFFUSERS"},{"number":"792505","date":"2017-07-28","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-09-27","scope":"FURNISH & INSTALL NEW NAC PANEL, 4 SMOKE DETECTORS, 12 AV DETECTORS AS PER NFPA72 (NORTH DISTRICT)"},{"number":"803399","date":"2017-09-11","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-09-20","scope":"ADD 2 ADDITIONAL SINKS AND RELOCTE 1 SINK FOR THE NEW LAYOUT (MEDICAL COLLEGE)THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"807964","date":"2017-09-18","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-09-20","scope":"INSTALLATION OF NEW RECEPTS, UTIZING EXISTING CIRCUTIS FROM DEMOLITION, REMOVE AND REINSTALL LIGHTS AS PER 2008 NEC(NORTH DISTRICT) INSTALLING 4 FIRE ALARM STROBES AS PER NFPA72"},{"number":"855675","date":"2018-03-23","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-08-03","scope":"INTERIOR RENOVATIONS TO PARTIAL FIRST FLOOR TO INCLUDE DEMO AND CONSTRUCTION OF INTERIOR PARTITIONS AND FINISHES AS PER APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR ELECTRICAL AND PLUMBING."},{"number":"857469","date":"2018-03-23","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2018-08-23","scope":"MODIFY MECHANICAL LAYOUT TO ACCOMMODATE NEW USE OF SPACE AS PER PLANS. (12) NEW DIFFUSERS/REGISTERS."},{"number":"866548","date":"2018-05-09","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-08-03","scope":"INSTALL 9-LIGHT FIXTURES,2-LIGHT SWITCHES,6-RECEPTS,1-EXHAUST FAN AND 3-ACTUATOR AS PER 2008 NEC (NORTH DISTRICT) INSTALL 1-HORN/STROBE AND 1-ALARM BEACON ON EXISTING FIRE ALARM SYSTEM AS PER NFPA72"},{"number":"881642","date":"2018-06-07","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-09-06","scope":"LEVEL II ALTERATIONS INCLUDES CLASSROOM, EXIT ACCESS CORRIDOR, LABORATORY VESTIBULE AS PER PLAN. ** SEPARATE PERMIT REQUIRED FOR MECHANICAL AND ELECTRICAL WORK.**"},{"number":"885590","date":"2018-06-19","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2018-08-03","scope":"FOR THE INSTALLATION OF MECHANICAL WORK TO INCLUDE REGISTERS/DIFFUSERS, DUCTWORK, AND ALL OTHER WORK AS PER APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR ELECTRICAL AND PLUMBING WORK."},{"number":"892314","date":"2018-07-10","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2018-09-06","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":"862687","date":"2018-07-30","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-08-03","scope":"INSTALL 1-SINK, 2-FLOOR DRAINS AND AUTOPSY TABLE THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"890682","date":"2018-08-02","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-08-23","scope":"RENOVATIONS TO EXISTING SPACE INSTALL 25 LIGHT FIXTURES, 23 RECEPTACLES, 6 LIGHTS, 2 FCU POWER AS PER 2008 NEC (NORTH DISTRICT)"},{"number":"902388","date":"2018-09-17","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-11-13","scope":"RENOVATION TO EXISTING SPACE.INSTALL 2 PHOTO SENSOR AND 1 CONTROL MODULE PER NFPA 72(MEDICAL COLLEGE FACILITY)"},{"number":"968500","date":"2019-04-18","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2019-10-30","scope":"RELOCATE 18 EXISTING SPRINKLER HEADS"},{"number":"983057","date":"2019-06-18","work":"Roof Covering Replacement","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2020-10-29","scope":"REPLACEMENT OF EXISTING ROOFS ON BUILDINGS B, C & D OF AN EXISTING MEDICAL COLLEGE COMPLEX AS PER APPROVED PLANS. SEE A/P 963794 FOR RTU REPLACEMENTS. NO INTERIOR WORK ON THIS PERMIT."},{"number":"1011550","date":"2019-10-17","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2024-09-26","scope":"LEVEL I INTERIOR ALTERATION TO AN EXISTING MEDICAL SCHOOL FACILITY. ALTERATIONS LIMITED TO THE ROOF AND CEILING PROTION OF THE FIRST FLOOR TO ACCOMMODATE THE INSTALLATION OF MECHANICAL EQUIPMENTS AS PER APPROVED PLANS.**IEBC 2018** SEPARATE PERMITS REQUIRED FOR ANY MECHANICAL, ELECTRICAL OR PLUMBING WORK**"},{"number":"1018888","date":"2019-10-17","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2020-01-02","scope":"INSTALLATION OF A NEW MECHANICAL SYSTEM FOR THE 1ST FLOOR OF AN EXISTING STRUCTURE TO INCLUDE NEW HVAC SYSTEMS,AIR HANDLERS , REGISTERS AND DIFFUSERS AND ALL ASSOCIATED DUCTWORK AS PER APPROVED PLANS.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 ANY OTHER ELECTRICAL PLUMBING AND FIRE SUPPRESSION WORK**"},{"number":"OP-2021-000588","date":"2021-10-06","work":"Temporary Tents and Canopies","type":"Operations","description":"Operations Permit","status":"Expired","completedDate":"2022-08-08","scope":"Install a temporary 30' x 45' tent for Drexel College of Medicine as per 2018 Philadelphia Fire Code."}],"storyTag":"Torn down & rebuilt","storyDelta":0,"timeline":[{"y":2018,"k":"permit","w":"Electrical"},{"y":2018,"k":"permit","w":"Major alteration"},{"y":2018,"k":"permit","w":"Mechanical"},{"y":2018,"k":"permit","w":"Suppression"},{"y":2018,"k":"permit","w":"Plumbing"},{"y":2018,"k":"permit","w":"Electrical"},{"y":2018,"k":"permit","w":"Electrical"},{"y":2019,"k":"permit","w":"Suppression"},{"y":2019,"k":"permit","w":"Roof Covering Replacement"},{"y":2019,"k":"permit","w":"Addition and/or Alteration"},{"y":2019,"k":"permit","w":"Mechanical"},{"y":2021,"k":"permit","w":"Temporary Tents and Canopies"}],"rented":false,"licenses":[{"number":"199582","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"BARNES & NOBLE COLLEGE","legalName":"BARNES & NOBLE COLLEGE","address":"2900 W QUEEN LN","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2004-06-08","latestIssueDate":"2014-05-15","expirationDate":"2015-04-30","inactiveDate":"2015-06-29"},{"number":"208549","type":"Food Preparing and Serving (30+ SEATS)","status":"Inactive","businessName":"SODEXO","legalName":"SODEXO","address":"2900 W QUEEN LN","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2004-06-12","latestIssueDate":"2016-04-29","expirationDate":"2017-04-30","inactiveDate":"2017-06-29"},{"number":"563140","type":"Hazardous Materials","status":"Inactive","businessName":"DREXEL UNIVERSITY COLLEGE OF MEDICINE (PHILADELPHIA HEALTH &EDUCATION)","legalName":"DREXEL UNIVERSITY COLLEGE OF MEDICINE","address":"2900 W QUEEN LN","revenueCode":"3335","rentalCategory":null,"units":null,"issuedDate":"2012-08-17","latestIssueDate":"2012-08-17","expirationDate":"2012-12-31","inactiveDate":null},{"number":"741490","type":"Food Preparing and Serving (30+ SEATS)","status":"Closed","businessName":"ARAMARK SERVICES, INC (DREXEL - QUEEN LANE)","legalName":"ARAMARK SERVICES, INC","address":"2900 W QUEEN LN","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2017-06-08","latestIssueDate":"2017-06-08","expirationDate":"2018-06-07","inactiveDate":null},{"number":"930000","type":"Food Establishment, Retail Permanent Location","status":"Active","businessName":"Compass Group USA, Inc. (Drexel University - Queen Lane)","legalName":"Compass Group USA, Inc.","address":"2900 W QUEEN LN","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2023-08-03","latestIssueDate":"2025-06-20","expirationDate":"2026-08-02","inactiveDate":null}],"licenseActivity":[{"number":"930000","type":"Food Establishment, Retail Permanent Location","businessName":"Compass Group USA, Inc. (Drexel University - Queen Lane)","legalName":"Compass Group USA, Inc.","issuedDate":"2023-08-03","latestIssueDate":"2025-06-20","closureDate":null,"expirationDate":"2026-08-02","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"741490","type":"Food Preparing and Serving (30+ SEATS)","businessName":"ARAMARK SERVICES, INC (DREXEL - QUEEN LANE)","legalName":"ARAMARK SERVICES, INC","issuedDate":"2017-06-08","latestIssueDate":"2017-06-08","closureDate":"2018-06-07","expirationDate":"2018-06-07","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false},{"number":"563140","type":"Hazardous Materials","businessName":"DREXEL UNIVERSITY COLLEGE OF MEDICINE (PHILADELPHIA HEALTH &EDUCATION)","legalName":"DREXEL UNIVERSITY COLLEGE OF MEDICINE","issuedDate":"2012-08-17","latestIssueDate":"2012-08-17","closureDate":"2012-12-31","expirationDate":"2012-12-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"208549","type":"Food Preparing and Serving (30+ SEATS)","businessName":"SODEXO","legalName":"SODEXO","issuedDate":"2004-06-12","latestIssueDate":"2016-04-29","closureDate":"2017-06-29","expirationDate":"2017-04-30","inactiveDate":"2017-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"199582","type":"Food Establishment, Retail Permanent Location","businessName":"BARNES & NOBLE COLLEGE","legalName":"BARNES & NOBLE COLLEGE","issuedDate":"2004-06-08","latestIssueDate":"2014-05-15","closureDate":"2015-06-29","expirationDate":"2015-04-30","inactiveDate":"2015-06-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-10","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #34321: 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":"5 permits not marked completed: 590370 (EXPIRED), 783367 (EXPIRED), 983057 (Expired), 1011550 (Expired), OP-2021-000588 (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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Sprinkler Certification: Certified through Feb 6, 2026; Fire Alarm Certification: Certified through Feb 27, 2027; Emergency and Standby Power Systems Certification: Certified through Mar 13, 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":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"2 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jan 27, 2017.","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 Establishment, Retail Permanent Location #199582: Inactive since Jun 29, 2015; Food Preparing and Serving (30+ SEATS) #208549: Inactive since Jun 29, 2017; Hazardous Materials #563140: Inactive; Food Preparing and Serving (30+ SEATS) #741490: Closed","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":"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 5 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/"}],"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/"}]}