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PREVIOUSLY","status":"CLOSED","outcome":"Granted","date":"2015-10-28","number":"26123","relatedPermit":"629165"}],"taxYears":[],"taxNet":0,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":1450000,"taxable":507500,"land":232000,"improvement":1218000,"taxableLand":81200,"taxableImprovement":426300,"exemptLand":150800,"exemptImprovement":791700},{"y":2017,"v":1450000,"taxable":507500,"land":232000,"improvement":1218000,"taxableLand":81200,"taxableImprovement":426300,"exemptLand":150800,"exemptImprovement":791700},{"y":2018,"v":1938800,"taxable":934030,"land":640328,"improvement":1298472,"taxableLand":479565,"taxableImprovement":454465,"exemptLand":160763,"exemptImprovement":844007},{"y":2019,"v":2019800,"taxable":962380,"land":640300,"improvement":1379500,"taxableLand":479555,"taxableImprovement":482825,"exemptLand":160745,"exemptImprovement":896675},{"y":2020,"v":2019800,"taxable":1061037,"land":640300,"improvement":1379500,"taxableLand":578212,"taxableImprovement":482825,"exemptLand":62088,"exemptImprovement":896675},{"y":2021,"v":2019800,"taxable":1061037,"land":640300,"improvement":1379500,"taxableLand":578212,"taxableImprovement":482825,"exemptLand":62088,"exemptImprovement":896675},{"y":2022,"v":2019800,"taxable":1061037,"land":640300,"improvement":1379500,"taxableLand":578212,"taxableImprovement":482825,"exemptLand":62088,"exemptImprovement":896675},{"y":2023,"v":2019800,"taxable":1061037,"land":640300,"improvement":1379500,"taxableLand":578212,"taxableImprovement":482825,"exemptLand":62088,"exemptImprovement":896675},{"y":2024,"v":2019800,"taxable":1061037,"land":640300,"improvement":1379500,"taxableLand":578212,"taxableImprovement":482825,"exemptLand":62088,"exemptImprovement":896675},{"y":2025,"v":2019800,"taxable":1061037,"land":640300,"improvement":1379500,"taxableLand":578212,"taxableImprovement":482825,"exemptLand":62088,"exemptImprovement":896675},{"y":2026,"v":2019800,"taxable":1061037,"land":640300,"improvement":1379500,"taxableLand":578212,"taxableImprovement":482825,"exemptLand":62088,"exemptImprovement":896675},{"y":2027,"v":2019800,"taxable":1061037,"land":640300,"improvement":1379500,"taxableLand":578212,"taxableImprovement":482825,"exemptLand":62088,"exemptImprovement":896675}],"taxNow":14852,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"238235","date":"2009-11-23","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2009-11-23","scope":"INCREASE THE NUMBER OF CHILDREN TO 185"},{"number":"251936","date":"2010-01-05","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2010-02-23","scope":"CO TO RECORD INCREASE IN NUMBER OF CHILDREN FOR EXISTING DAYCARE, NO CHANGES IN USE CLASSIFICATION, FROM 125 TO 197 CHILDREN. SEE PRIOR BUILDING PERMIT AND APPROVED PLANS 128280/1689-C-00"},{"number":"629165","date":"2015-11-16","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2015-11-16","scope":"AN INCREASE IN THE MAXIMUM NUMBER OF CHILDREN WITHIN AN EXISTING DAY CARE CENTER WITH A CURRENT MAXIMUM OF (ONE-HUNDRED NINETY-SEVEN) 197 CHILDREN INCLUDING A MAXIMUM OF (EIGHTY) 80 CHILDREN UNDER 2-1/2 YEARS OF AGE AS PREVIOUSLY APPROVED BY THE ZBA TO A NEW TOTAL OF A MAXIMUM OF (TWO-HUNDRED AND FIFTY-ONE) 251 CHILDREN."},{"number":"956976","date":"2019-04-11","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2019-04-11","scope":"FOR USE AS PERSONAL VEHICLE REPAIR AND MAINTAINENCE WITH ACCESSORY PARKING IN AN EXISTING STRUCTURE WITH PREVIOUSLY APPROVED USE (DAY CARE CENTER)"},{"number":"26360","date":"2019-06-11","work":"Other (Descriptive)","type":"Operations","description":"Operations Permit","status":"Completed","completedDate":"2019-06-11","scope":null},{"number":"GM-2021-008104","date":"2021-08-02","work":"Roof Covering Replacement","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2022-09-02","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":"CP-2022-002076","date":"2023-03-30","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-06-29","scope":"INTERIOR ALTERATION TO AN EXISTING STRUCTURE, ALTERATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS, PROVIDE FINISHES AND FURNISHINGS THROUGHOUT. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN PROFESSIONAL PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"PP-2023-004201","date":"2023-04-24","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-06-22","scope":"Plumbing Permit (Interior) for combo CP-2022-002076"},{"number":"EP-2023-002898","date":"2023-04-24","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-06-15","scope":"Electrical Permit for combo CP-2022-002076"},{"number":"FP-2023-001231","date":"2023-06-12","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2023-06-29","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 12 sprinkler heads"},{"number":"ZP-2025-004442","date":"2025-05-12","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Wholesale, Distribution, and Storage - Wholesale Sales and Distribution"},{"number":"CP-2025-002391","date":"2025-05-29","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-08-19","scope":"LEVEL II ALTERATIONS WITH PARTIAL CHANGE OF OCCUPANCY TO CREATE A WHOLESALE SALES AND DISTRIBUTION USE IN SPACES 'C' & 'D' OF AN EXISTING ONE-STORY BUILDING AS PER APPROVED PLANS. EXISTING BUILDING SPRINKLERED. *2018 IEBC REVIEW* **SEPARATE PERMITS REQUIRED FOR ANY MEP OR FIRE SUPPRESSION WORK** AMENDMENT APPROVED 7/26/25 AMEND ALTERATIONS PERMIT CP-2025-002391 FOR CHANGES TO LAYOUT AS PER APPROVED PLANS."},{"number":"FP-2025-001186","date":"2025-06-04","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-08-19","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. *CP-2025-002391* RELOCATE (30) SPRINKLER HEADS IN SPACES C & D"},{"number":"MP-2025-003051","date":"2025-06-06","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-08-19","scope":"FOR A NEW MECHANICAL WORK. 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":"PP-2025-007155","date":"2025-06-09","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-08-19","scope":"INTERIOE ALTERATIONS TO RETAIL SPACE. INSTALLATION OF DRANAGE, WASTE, VENT, AND WATER SUPPLY FOR LISTED FOR FIXTURES CONNECTING TO EXISTING METALLIC PIPING. ALL PIPING SHALL BE METALLIC TO ROOF/ VENT EXTENSION. VENTING TO BE DESIGNED AND INSTALLED IN ACCORDANCE WITH SECTION 919 PHILADELPHIA SINGLE STACK VENT SYSTEM. ALL WORK SHALL BE PERFORMED IN STRICT COMPLIANCE WITH 2018 PPC AND APPROVED PLANS. A MECHANICAL PERMIT IS REQUIRED FOR ALL MECHANICAL FUEL/GAS PIPING."},{"number":"EP-2025-005283","date":"2025-07-03","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-07-23","scope":"Install 400A service equipment as per plans, wiring throughout, install devices, light fixtures, emergency lights, exit signs Provide power for the mechanical and hvac equipment, install fire alarm system. ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC,2016 NFPA-72."},{"number":"ZP-2025-007912","date":"2025-08-14","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF ONE (1) STATIC ILLUMINATED WALL SIGN. SIZE AND LOCATION AS SHOWN IN PLAN."},{"number":"GP-2025-007829","date":"2025-08-29","work":"Sign","type":"General","description":"General Permit","status":"Issued","completedDate":"2026-03-30","scope":"FOR THE ERECTION OF ONE (1) STATIC ILLUMINATED WALL SIGN. SIZE AND LOCATION AS SHOWN IN PLAN. SEPARATE PERMIT REQUIRED FOR ELECTRIC."},{"number":"CP-2025-004623","date":"2025-09-15","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-10-24","scope":"FOR INSTALLATION OF A PALLET RACKING SYSTEM PER APPROVED PLANS. *AMEND 10-17-25; ADJUST PERMIT FEE TO TWO-PERCENT OF CONTRACT COST*"},{"number":"ZP-2026-004253","date":"2026-05-20","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF ONE (1) ACCESSORY NON-ILLUMINATED FLAT WALL SIGN. SIZE AND LOCATION AS SHOWN ON PLANS."},{"number":"GP-2026-003137","date":"2026-07-09","work":"Sign","type":"General","description":"General Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF ONE (1) NON-ILLUMINATED ACCESSORY WALL SIGN AS PER APPROVED PLANS. SEE ZP-2026-004253 FOR ASSOCIATED ZONING APPROVAL."},{"number":"EP-2026-005342","date":"2026-07-10","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"Install dedicated circuit for exterior sign"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2025,"k":"permit","w":"Alterations"},{"y":2025,"k":"viol","w":"5 L&I violations"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"insp","w":"L&I: 3 failed, 1 passed"},{"y":2025,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2025,"k":"permit","w":"Sign"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2026,"k":"viol","w":"L&I violation"},{"y":2026,"k":"permit","w":"Sign"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"insp","w":"L&I: 3 failed, 1 passed"}],"rented":false,"licenses":[{"number":"210046","type":"Food Preparing and Serving (30+ SEATS)","status":"Inactive","businessName":"BRIGHTSIDE ACADEMY","legalName":"BRIGHTSIDE ACADEMY","address":"105-35 W ERIE AVE","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2004-09-16","latestIssueDate":"2019-04-30","expirationDate":"2020-04-30","inactiveDate":"2020-06-29"},{"number":"518075","type":"Dumpster License - Private Property","status":"Active","businessName":"BRIGHTSIDE ACADEMY INC","legalName":"BRIGHTSIDE ACADEMY INC","address":"105-35 W ERIE AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2010-10-27","latestIssueDate":"2013-07-30","expirationDate":null,"inactiveDate":null},{"number":"532513","type":"Dumpster License - Private Property","status":"Active","businessName":"IMPACT SERVICES CORP.","legalName":"IMPACT SERVICES CORP.","address":"105-35 W ERIE AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2011-05-09","latestIssueDate":"2013-08-08","expirationDate":null,"inactiveDate":null},{"number":"830148","type":"Motor Vehicle Repair / Fuel Dispensing","status":"Active","businessName":"Unico Auto Repair Inc","legalName":"Unico Auto Repair Inc ","address":"105-35 W ERIE AVE","revenueCode":"3311","rentalCategory":null,"units":null,"issuedDate":"2019-11-26","latestIssueDate":"2025-12-10","expirationDate":"2026-11-25","inactiveDate":null},{"number":"833471","type":"Food Preparing and Serving (30+ SEATS)","status":"Active","businessName":"Brightside Academy Philadelphia LLC","legalName":"Brightside Academy Philadelphia LLC","address":"105-35 W ERIE AVE","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2020-01-09","latestIssueDate":"2026-01-08","expirationDate":"2027-01-08","inactiveDate":null},{"number":"861426","type":"Motor Vehicle Repair / Fuel Dispensing","status":"Inactive","businessName":"FLEET LORD LLC","legalName":"FLEET LORD LLC","address":"105-35 W ERIE AVE","revenueCode":"3311","rentalCategory":null,"units":null,"issuedDate":"2021-02-12","latestIssueDate":"2021-02-12","expirationDate":"2022-02-11","inactiveDate":"2022-04-12"}],"licenseActivity":[{"number":"861426","type":"Motor Vehicle Repair / Fuel Dispensing","businessName":"FLEET LORD LLC","legalName":"FLEET LORD LLC","issuedDate":"2021-02-12","latestIssueDate":"2021-02-12","closureDate":"2022-04-12","expirationDate":"2022-02-11","inactiveDate":"2022-04-12","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"833471","type":"Food Preparing and Serving (30+ SEATS)","businessName":"Brightside Academy Philadelphia LLC","legalName":"Brightside Academy Philadelphia LLC","issuedDate":"2020-01-09","latestIssueDate":"2026-01-08","closureDate":null,"expirationDate":"2027-01-08","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"830148","type":"Motor Vehicle Repair / Fuel Dispensing","businessName":"Unico Auto Repair Inc","legalName":"Unico Auto Repair Inc ","issuedDate":"2019-11-26","latestIssueDate":"2025-12-10","closureDate":null,"expirationDate":"2026-11-25","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"532513","type":"Dumpster License - Private Property","businessName":"IMPACT SERVICES CORP.","legalName":"IMPACT SERVICES CORP.","issuedDate":"2011-05-09","latestIssueDate":"2013-08-08","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"518075","type":"Dumpster License - Private Property","businessName":"BRIGHTSIDE ACADEMY INC","legalName":"BRIGHTSIDE ACADEMY INC","issuedDate":"2010-10-27","latestIssueDate":"2013-07-30","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"210046","type":"Food Preparing and Serving (30+ SEATS)","businessName":"BRIGHTSIDE ACADEMY","legalName":"BRIGHTSIDE ACADEMY","issuedDate":"2004-09-16","latestIssueDate":"2019-04-30","closureDate":"2020-06-29","expirationDate":"2020-04-30","inactiveDate":"2020-06-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["1 open L&I violation","a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2021, 2022, 2025, 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":["8 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 #238235: 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-2021-008104 (Expired), GP-2025-007829 (Issued), GP-2026-003137 (Issued), EP-2026-005342 (Issued). 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":"27 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":"26 failed, 12 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was FAILED on Jul 1, 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 (30+ SEATS) #210046: Inactive since Jun 29, 2020; Motor Vehicle Repair / Fuel Dispensing #861426: Inactive since Apr 12, 2022","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":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"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 Sep 19, 2026; Sprinkler Certification: Certified through Apr 9, 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":"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/"}]}