{"asOf":"2026-07-26T06:05:25.812Z","block":"8800-8899 CREFELD ST","blockUrl":"https://philadelphia.blockreport.homes/block/8800-8899-crefeld-st","address":"8836 CREFELD ST","parcelNumber":"775511500","source":"https://property.phila.gov/?p=775511500","ownerType":"owner-occupied","kind":"commercial","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":true,"institutional":true,"buildingCode":"VC0","buildingCodeNew":"612","buildingClass":"SCHOOL 3 STY MASONRY","buildingClassNew":"SCHOOL","useLabel":"School","owner":"MIQUON UPPER SCHOOL","coOwner":null,"marketValue":4797800,"landAssessment":623714,"improvementAssessment":4174086,"livableArea":27359,"yearBuilt":1888,"lastSale":{"price":310000,"date":"1977-08-31T04:00:00Z"},"openViolations":0,"violations":[{"number":"1442103","date":"2007-01-03","code":"FC-914.1/4","title":"ANNUAL CERT FIRE 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REPAIR"},{"number":"VI-2024-018571","date":"2024-03-21","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2025-12-10","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-018572","date":"2024-03-21","code":"PM15-305.1","title":"INTERIOR UNSAFE GENERAL","status":"COMPLIED","resolutionDate":"2025-12-10","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-018573","date":"2024-03-21","code":"E-1201.1/503","title":"WIRING METHOD-ASSEMBLY OCCUP","status":"COMPLIED","resolutionDate":"2025-12-10","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"96563","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2007-01-04","completedDate":"2009-10-01","violations":[{"number":"1442103","date":"2007-01-03","code":"FC-914.1/4","title":"ANNUAL CERT FIRE SUPP","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1442104","date":"2007-01-03","code":"FC-914.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"508323","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2015-10-29","completedDate":"2016-01-13","violations":[{"number":"3791271","date":"2015-10-28","code":"FC-2601.2/1","title":"WELDING-PERMIT REQ¿D","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3791270","date":"2015-10-28","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3791272","date":"2015-10-28","code":"FC-2701.5/1","title":"HAZMAT-LIC REQ¿D","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3791273","date":"2015-10-28","code":"FC-805.1/3","title":"FIRE-CURTAINS/DRAPES","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2022-039238","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2022-05-04","completedDate":"2022-10-12","violations":[{"number":"VI-2022-030161","date":"2022-05-04","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"COMPLIED","resolutionDate":"2022-10-12","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2024-022720","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2024-03-21","completedDate":"2025-12-10","violations":[{"number":"VI-2024-018571","date":"2024-03-21","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2025-12-10","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-018572","date":"2024-03-21","code":"PM15-305.1","title":"INTERIOR UNSAFE GENERAL","status":"COMPLIED","resolutionDate":"2025-12-10","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-018573","date":"2024-03-21","code":"E-1201.1/503","title":"WIRING METHOD-ASSEMBLY OCCUP","status":"COMPLIED","resolutionDate":"2025-12-10","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2007,"n":2,"worst":null},{"y":2015,"n":4,"worst":null},{"y":2022,"n":1,"worst":null},{"y":2024,"n":3,"worst":"UNSAFE STRUCTURE"}],"investigations":[{"caseNumber":"96563","date":"2007-01-03","type":"CI INSP","status":"FAILED"},{"caseNumber":"96563","date":"2007-04-02","type":"CI INSP","status":"FAILED"},{"caseNumber":"96563","date":"2008-04-18","type":"CI INSP","status":"FAILED"},{"caseNumber":"96563","date":"2009-08-28","type":"CI INSP","status":"FAILED"},{"caseNumber":"96563","date":"2009-09-28","type":"CI INSP","status":"PASSED"},{"caseNumber":"508323","date":"2015-10-28","type":"CI INSP","status":"FAILED"},{"caseNumber":"508323","date":"2015-12-03","type":"CI INSP","status":"FAILED"},{"caseNumber":"508323","date":"2016-01-12","type":"CI INSP","status":"PASSED"},{"caseNumber":"CF-2022-039238","date":"2022-05-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-039238","date":"2022-10-12","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-022720","date":"2024-03-21","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-022720","date":"2025-12-10","type":null,"status":"PASSED"}],"inspYears":[{"y":2007,"fails":2,"passes":0},{"y":2008,"fails":1,"passes":0},{"y":2009,"fails":1,"passes":1},{"y":2015,"fails":2,"passes":0},{"y":2016,"fails":0,"passes":1},{"y":2022,"fails":1,"passes":1},{"y":2024,"fails":1,"passes":0},{"y":2025,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.076289843419865,"lng":-75.2145214548175,"geom":{"type":"Polygon","coordinates":[[[-75.214956734,40.077042269],[-75.213403606,40.076303363],[-75.214215797,40.075479482],[-75.21561992,40.076408311],[-75.214956734,40.077042269]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2023-006580","type":"Special Hazards Certification","inspectionDate":"2023-03-07","result":"Certified","expirationDate":"2024-03-07","buildingId":"1130818"},{"number":"BC-2024-024383","type":"Special Hazards Certification","inspectionDate":"2024-09-03","result":"Certified","expirationDate":"2025-09-03","buildingId":"1131511"},{"number":"BC-2025-021913","type":"Special Hazards Certification","inspectionDate":"2025-08-20","result":"Certified","expirationDate":"2026-08-20","buildingId":"1130818"},{"number":"BC-2025-023440","type":"Fire Alarm Certification","inspectionDate":"2025-08-29","result":"Certified","expirationDate":"2026-08-29","buildingId":"1131511"},{"number":"BC-2025-023441","type":"Fire Alarm Certification","inspectionDate":"2025-08-29","result":"Certified","expirationDate":"2026-08-29","buildingId":"1131513"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19118","beds":null,"baths":null,"stories":null,"lotArea":169842,"zoning":"RSD1","grade":"B","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"8836 CREFELD ST, PHILADELPHIA PA, 19118","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":4500600,"taxable":0,"land":4246100,"improvement":254500,"taxableLand":0,"taxableImprovement":0,"exemptLand":4246100,"exemptImprovement":254500},{"y":2017,"v":4500600,"taxable":0,"land":4246100,"improvement":254500,"taxableLand":0,"taxableImprovement":0,"exemptLand":4246100,"exemptImprovement":254500},{"y":2018,"v":4797800,"taxable":0,"land":623714,"improvement":4174086,"taxableLand":0,"taxableImprovement":0,"exemptLand":623714,"exemptImprovement":4174086},{"y":2019,"v":4797800,"taxable":0,"land":623714,"improvement":4174086,"taxableLand":0,"taxableImprovement":0,"exemptLand":623714,"exemptImprovement":4174086},{"y":2020,"v":4797800,"taxable":0,"land":623714,"improvement":4174086,"taxableLand":0,"taxableImprovement":0,"exemptLand":623714,"exemptImprovement":4174086},{"y":2021,"v":4797800,"taxable":0,"land":623714,"improvement":4174086,"taxableLand":0,"taxableImprovement":0,"exemptLand":623714,"exemptImprovement":4174086},{"y":2022,"v":4797800,"taxable":0,"land":623714,"improvement":4174086,"taxableLand":0,"taxableImprovement":0,"exemptLand":623714,"exemptImprovement":4174086},{"y":2023,"v":4797800,"taxable":0,"land":623714,"improvement":4174086,"taxableLand":0,"taxableImprovement":0,"exemptLand":623714,"exemptImprovement":4174086},{"y":2024,"v":4797800,"taxable":0,"land":623714,"improvement":4174086,"taxableLand":0,"taxableImprovement":0,"exemptLand":623714,"exemptImprovement":4174086},{"y":2025,"v":4797800,"taxable":0,"land":623714,"improvement":4174086,"taxableLand":0,"taxableImprovement":0,"exemptLand":623714,"exemptImprovement":4174086},{"y":2026,"v":4797800,"taxable":0,"land":623714,"improvement":4174086,"taxableLand":0,"taxableImprovement":0,"exemptLand":623714,"exemptImprovement":4174086},{"y":2027,"v":4797800,"taxable":0,"land":623714,"improvement":4174086,"taxableLand":0,"taxableImprovement":0,"exemptLand":623714,"exemptImprovement":4174086}],"taxNow":0,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"54092","date":"2007-02-01","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2010-08-19","scope":"SUPPLY/REPLACE EXIT/EMERGENCY LIGHTS."},{"number":"124491","date":"2008-01-04","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2008-02-06","scope":"RE-ISSUE LAWFUL OCCUPANCY SIGN FOR THE GYMNASIUM ( 450 PERSONS )"},{"number":"124468","date":"2008-01-24","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2008-02-06","scope":"LAWFUL OCCUPANCY PERMIT FOR THE THEATER AS PER PLANS"},{"number":"15866","date":"2008-12-19","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2008-12-19","scope":"PHILADELPHIA FIRE DEPARTMENT - FIRE CODE UNIT - FLAME EFFECTS AND OPEN BURNING - FRIDAY - DECEMBER 18TH, 2008."},{"number":"335828","date":"2011-04-19","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2011-09-23","scope":"REROOF BASED UPON SUBMITTED SCOPE OF WORK."},{"number":"22897","date":"2014-05-20","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2014-05-20","scope":"05/23/2014 ERECT ASSEMBLY TENT (30'X30')AT THE CREFELD SCHOOL"},{"number":"23034","date":"2014-07-24","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2014-07-24","scope":"07/25/2014ERECT ASSEMBLY TENT (30'X30') THE CREFELD SCHOOL"},{"number":"23962","date":"2016-01-09","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2016-01-12","scope":"HOTWORKS: WELDING/CUTTING/SOLDERING/TORCH WORK. PERMIT EXPIRES 11/10/16"},{"number":"25726","date":"2018-08-10","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2018-08-10","scope":"08/31/18 ERECT TENT 40X40"},{"number":"26569","date":"2019-09-19","work":"Temporary Tents and Canopies","type":"Operations","description":"Operations Permit","status":"Completed","completedDate":"2019-09-19","scope":null},{"number":"OP-2020-000267","date":"2020-09-09","work":"Temporary Tents and Canopies","type":"Operations","description":"Operations Permit","status":"Expired","completedDate":"2021-03-26","scope":"Erect four 30' x 20' tents for use with Tables and Chairs."},{"number":"OP-2021-000483","date":"2021-08-17","work":"Temporary Tents and Canopies","type":"Operations","description":"Operations Permit","status":"Expired","completedDate":"2022-03-31","scope":"Tent for Bat Mitzvah AS PER 2018 PHILADELPHIA FIRE CODE."},{"number":"OP-2021-000561","date":"2021-09-10","work":"Temporary Tents and Canopies","type":"Operations","description":"Operations Permit","status":"Expired","completedDate":"2022-03-22","scope":"Tent for back to school event as per 2018 Philadelphia Fire Code"},{"number":"OP-2022-000499","date":"2022-09-09","work":"Temporary Tents and Canopies","type":"Operations","description":"Operations Permit","status":"Expired","completedDate":"2023-04-26","scope":"Tent for back to school"},{"number":"OP-2024-000129","date":"2024-05-01","work":"Temporary Tents and Canopies","type":"Operations","description":"Operations Permit","status":"Expired","completedDate":"2024-11-27","scope":"tent for school event"},{"number":"EP-2024-007559","date":"2024-08-05","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-02-01","scope":"REPLACE UNDERGROUND CONDUIT AND SERVICE ENTRANCE CONDUCTORS FOR GYM BUILDING."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2019,"k":"permit","w":"Temporary Tents and Canopies"},{"y":2020,"k":"permit","w":"Temporary Tents and Canopies"},{"y":2021,"k":"permit","w":"Temporary Tents and Canopies"},{"y":2021,"k":"permit","w":"Temporary Tents and Canopies"},{"y":2022,"k":"viol","w":"L&I violation"},{"y":2022,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2022,"k":"permit","w":"Temporary Tents and Canopies"},{"y":2024,"k":"permit","w":"Temporary Tents and Canopies"},{"y":2024,"k":"viol","w":"3 L&I violations incl UNSAFE STRUCTURE"},{"y":2024,"k":"insp","w":"Inspection failed"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"insp","w":"Inspection passed"}],"rented":false,"licenses":[{"number":"278302","type":"Dumpster License - Private Property","status":"Inactive","businessName":"THE CREFELD SCHOOL","legalName":"THE CREFELD SCHOOL","address":"8836 CREFELD ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"1995-08-14","latestIssueDate":"2010-07-28","expirationDate":"2011-07-31","inactiveDate":"2010-07-28"},{"number":"208199","type":"Food Preparing and Serving (30+ SEATS)","status":"Inactive","businessName":"CREFELD SCHOOL","legalName":"CREFELD SCHOOL","address":"8836 CREFELD ST","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2004-04-08","latestIssueDate":"2021-02-19","expirationDate":"2021-04-30","inactiveDate":"2021-06-29"},{"number":"444712","type":"Hazardous Materials","status":"Inactive","businessName":"MARK PIECHOTA (THE CREFELD SHCOOL)","legalName":"MARK PIECHOTA","address":"8836 CREFELD ST","revenueCode":"3335","rentalCategory":null,"units":null,"issuedDate":"2008-05-09","latestIssueDate":"2008-05-09","expirationDate":"2009-05-09","inactiveDate":null},{"number":"685662","type":"Hazardous Materials","status":"Inactive","businessName":"THE CREFELD SCHOOL","legalName":"THE CREFELD SCHOOL","address":"8836 CREFELD ST","revenueCode":"3335","rentalCategory":null,"units":null,"issuedDate":"2016-01-13","latestIssueDate":"2021-12-08","expirationDate":"2022-12-01","inactiveDate":"2023-01-30"}],"licenseActivity":[{"number":"685662","type":"Hazardous Materials","businessName":"THE CREFELD SCHOOL","legalName":"THE CREFELD SCHOOL","issuedDate":"2016-01-13","latestIssueDate":"2021-12-08","closureDate":"2023-01-30","expirationDate":"2022-12-01","inactiveDate":"2023-01-30","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"444712","type":"Hazardous Materials","businessName":"MARK PIECHOTA (THE CREFELD SHCOOL)","legalName":"MARK PIECHOTA","issuedDate":"2008-05-09","latestIssueDate":"2008-05-09","closureDate":"2009-05-09","expirationDate":"2009-05-09","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"208199","type":"Food Preparing and Serving (30+ SEATS)","businessName":"CREFELD SCHOOL","legalName":"CREFELD SCHOOL","issuedDate":"2004-04-08","latestIssueDate":"2021-02-19","closureDate":"2021-06-29","expirationDate":"2021-04-30","inactiveDate":"2021-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"278302","type":"Dumpster License - Private Property","businessName":"THE CREFELD SCHOOL","legalName":"THE CREFELD SCHOOL","issuedDate":"1995-08-14","latestIssueDate":"2010-07-28","closureDate":"2010-07-28","expirationDate":"2011-07-31","inactiveDate":"2010-07-28","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[],"legalChecks":[{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"5 permits not marked completed: OP-2020-000267 (Expired), OP-2021-000483 (Expired), OP-2021-000561 (Expired), OP-2022-000499 (Expired), OP-2024-000129 (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":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 10 historical violations across 4 cases.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","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":"8 failed, 4 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Dec 10, 2025.","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":"Dumpster License - Private Property #278302: Inactive since Jul 28, 2010; Food Preparing and Serving (30+ SEATS) #208199: Inactive since Jun 29, 2021; Hazardous Materials #444712: Inactive; Hazardous Materials #685662: Inactive since Jan 30, 2023","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":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Special Hazards Certification: Certified through Aug 20, 2026; Fire Alarm Certification: Certified through Aug 29, 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/"}]}