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No change in building's occupancy classification, height, area, floor area, bulk, use, parking, or signage."},{"number":"EP-2020-006216","date":"2020-08-19","work":"Rough-In","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-09-04","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":"EP-2020-006054","date":"2020-09-04","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-10-21","scope":"Installation of receptacles utilizing existing 208/120V 3Phase 4wire 225A Panel L2A as per drawing. Installation of tele/data drops as per drawing. All tele/data drops utilizing plenum rated cable less than 200 feet. AS PER THE 2017 NEC."},{"number":"MP-2020-000863","date":"2020-09-21","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2020-10-07","scope":"FOR THE EXTENSION OF AN EXISTING HVAC SYSTEM INTO RENOVATED CHEM LABS AT THE 4TH FLOOR (SPACES 401 & 411) TO INCLUDE INSTALLATION OF REGISTERS, DIFFUSERS, AND ASSOCIATED DUCTWORK AS PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IMC. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. 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PROVIDE POWER FOR THE SCORE BOARD,(2) FIELD TIMERS AND GFCI RECEPTACLES FOR THE MISCELLANEOUS EQUIPMENT. PROVIDE TRENCHING AND CONDUITS. ALL WORK IN ACCORDANCE WITH THE 2017 NEC."},{"number":"PP-2021-011775","date":"2021-09-21","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-04-08","scope":"Exterior work sports field."},{"number":"OP-2021-000660","date":"2021-10-12","work":"Temporary Tents and Canopies","type":"Operations","description":"Operations Permit","status":"Expired","completedDate":"2023-09-22","scope":"tent for homecoming event as per 2018 Philadelphia Fire Code"},{"number":"CP-2022-003056","date":"2022-06-02","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-08-29","scope":"FOR A LEVEL II INTERIOR ALTERATIONS TO A PORTION OF AN EXISTING STRUCTURE.ALTERATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS, PROVIDE FINISHES/FURNISHINGS THROUGHOUT. LIMITED EXTERIOR WORK TO BE BE PERFORMED 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":"EP-2022-005662","date":"2022-07-21","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-08-29","scope":"Run Conduit from main panel to Sub panel in location of project provide 120v floor boxes & receptacles. Added Lighting & data as per 2017 NEC."},{"number":"ZP-2022-009389","date":"2022-08-30","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Application is for the removal of one freestanding sign and for the installation of a single-faced, freestanding, statically-illuminated, monument sign (54 sqft.). Accessory to existing university campus (zoned SP-INS). Proposed sign size and location as shown on submitted drawings."},{"number":"OP-2022-000557","date":"2022-10-04","work":"Temporary Tents and Canopies","type":"Operations","description":"Operations Permit","status":"Expired","completedDate":"2023-09-22","scope":"Tent for Homecoming"},{"number":"EP-2022-011025","date":"2023-02-21","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-09-01","scope":"INSTALLING A 125 KW AND 40KW GENERATOR . ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC."},{"number":"CP-2023-002563","date":"2023-05-18","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-05-29","scope":"FOR LEVEL II INTERIOR ALTERATIONS WITH NO CHANGE IN OCCUPANCY IN EXISTING BUILDING PER APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION."},{"number":"MP-2023-002235","date":"2023-05-30","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-08-18","scope":"Mechanical / Fuel Gas Permit for combo CP-2023-002563"},{"number":"FP-2023-001203","date":"2023-06-01","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2023-08-18","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. Relocating 4 existing sprinkler heads"},{"number":"PP-2023-007141","date":"2023-06-08","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-08-18","scope":"INSTALL 2 HAND SINKS, 1 DUMP SINK, 1 THREE COMPARTMENT, 1 GREASE INTERCEPTOR, 4 FLOOR SINKS, 2 FLOOR DRAINS, 1 HOT WATER HEATER AND 1 PREP SINK ACCORDING TO THE 2018 PPC AND PER PLANS."},{"number":"EP-2023-005461","date":"2023-06-20","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-08-15","scope":"Tenant fit-out for the Saxbys Coffee Shop/Restaurant in Holy Family University as per 2017 nec"},{"number":"OP-2023-000473","date":"2023-10-20","work":"Temporary Tents and Canopies","type":"Operations","description":"Operations Permit","status":"Expired","completedDate":"2024-01-03","scope":"homecoming tent"},{"number":"ZP-2023-008213","date":"2023-10-24","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2025-12-18","scope":"FOR THE ERECTION OF A DETACHED ONE (1) STORY STRUCTURE; FOR USE AS AN ATHLETIC FIELDHOUSE AS APPROVED ON HOLY FAMILY UNIVERSITY SP-INS DISTRICT MASTER PLAN; SIZE AND LOCATION AS SHOWN IN THE PLAN."},{"number":"ZP-2024-001553","date":"2024-04-24","work":"Fences Only","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF A FENCE IN THE FRONT OF THE EXISTING DETACHED STRUCTURE. SIZE AND LOCATION AS SHOWN IN THE APPLICATION/PLANS."},{"number":"OP-2024-000260","date":"2024-07-10","work":"Temporary Tents and Canopies","type":"Operations","description":"Operations Permit","status":"Expired","completedDate":"2024-10-16","scope":"tent for groundbreaking event"},{"number":"OP-2024-000319","date":"2024-08-28","work":"Temporary Tents and Canopies","type":"Operations","description":"Operations Permit","status":"Expired","completedDate":"2024-11-22","scope":"School event on lot as per 2018 Philadelphia Fire Code."},{"number":"GP-2023-011408","date":"2024-09-16","work":"Sign","type":"General","description":"General Permit","status":"Issued","completedDate":null,"scope":"For the Removal of one freestanding sign and for the installation of a single-faced, freestanding, statically illuminated, monument sign (54 sf.). Accessory to existing university campus."},{"number":"OP-2024-000413","date":"2024-10-30","work":"Temporary Tents and Canopies","type":"Operations","description":"Operations Permit","status":"Expired","completedDate":"2025-01-28","scope":"tent for homecoming"},{"number":"SP-2023-001217","date":"2024-12-04","work":"Sitework with Onsite Utility Services","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Issued","completedDate":null,"scope":"FOR GENERAL EARTH WORK IN ASSOCIATION WITH PROPOSED STREETSCAPE AND SITE IMPROVEMENTS TO INCLUDE NEW PAVING, CURBWORK, FENCES, SIGNS, LIGHTS, AND GRADING AS PER PLANS. SEE SR-2022-015409 FOR ASSOCIATED STREETS DEPT. REVIEW. SEPARATE PERMIT REQUIRED FOR ELECTRICAL WORK. NO SIGNS THIS PERMIT."},{"number":"SP-2024-001301","date":"2024-12-12","work":"Foundation","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Issued","completedDate":null,"scope":"FOR FOUNDATION WORK ONLY. SPEARATE BUILDING PERMIT REQUIRED FOR THE CONSTRUCTION OF BUILDING. *2018 IBC*"},{"number":"EP-2024-011615","date":"2024-12-13","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"Electrical Permit for combo SP-2023-001217"},{"number":"CP-2024-006704","date":"2025-02-06","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-12-18","scope":"FOR THE ERECTION OF ONE-STORY STRUCTURE AS PER APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR MEP WORK. FOUNDATIONS APPROVED UNDER SP-2024-1301 *2018 IBC*"},{"number":"EP-2025-001289","date":"2025-03-04","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-10-16","scope":"Install 2000a MAIN breaker , feeder panel ,receptacles, lighting per plans for small Fieldhouse building . ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC."},{"number":"MP-2025-001145","date":"2025-03-06","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-10-20","scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS, AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH THE 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":"PP-2025-002307","date":"2025-05-22","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-11-04","scope":"INSTALL TWO INCH WATER SERVICE, 1 BUILDING DRAIN, 1 CURB TRAP, 1 FAI, 2 BOTTLE FILLER, 2 FLOOR SINKS, 2 SINKS, 2 WASHING MACHINE BOXES, 2 MOP SINKS, 9 LAVATORIES, 8 FLOOR DRAINS, 9 WATER CLOSETS, 1 OIL INTERCEPTOR, 1 ELECTRIC WATER COOLER, 1 ICE MACHINE, 1 HOSE BIBB, 1 BACKFLOW PREVENTER, 2 NON FREEZE HOSE BIBBS AND 1 HOT WATER HEATER ACCORDING TO THE 2018 PPC AND PER PLANS."},{"number":"OP-2025-000403","date":"2025-10-15","work":"Temporary Tents and Canopies","type":"Operations","description":"Operations Permit","status":"Expired","completedDate":"2026-01-21","scope":"ASSEMBLY USE TENT - LAWFUL OCCUPANCY SHALL BE AS POSTED - REMOVAL DATE ELECTRICAL PERMIT REQUIRED, UNLESS POWER IS PROVIDED THROUGH EXISTING EXTERIOR GROUND FAULT PROTECTED RECEPTACLES AND POWER CORDS ARE RATED EXTRA HEAVY DUTY WITH U. L. LABEL STATING SUCH RATING. NO COOKING OR HEATING PERMITTED WITH THIS APPROVAL. IF TENT IS NOT READY FOR INSPECTION TO INCLUDE ELECTRICAL COMPONENTS, AN ADDITIONAL WILL BE APPLIED FOR ANY AFTER HOURS INSPECTION WITH POSSIBLE ISSUANCE OF CODE VIOLATION NOTICES. ELECTRICAL PERMIT NUMBER MUST BE PROVIDED 24-HRS PRIOR TO EVENT. Streets Department permit is required for street closure prior to the start work if applicable."},{"number":"FP-2025-002337","date":"2026-01-27","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"INSTALLATION OF AN AUTOMATIC FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 13 WITH A FIRE DEPARTMENT CONNECTION, BACKKFLOW PREVENTION DEVICE AND 6\" SERVICE LINE, THROUGHOUT NEW WELCOME CENTER. SEPARATE PERMIT REQUIRE FOR ALL PLUMBING WORK"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2024,"k":"permit","w":"Temporary Tents and Canopies"},{"y":2024,"k":"permit","w":"Sign"},{"y":2024,"k":"permit","w":"Temporary Tents and Canopies"},{"y":2024,"k":"permit","w":"Sitework with Onsite Utility Services"},{"y":2024,"k":"permit","w":"Foundation"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"New Construction or Additions"},{"y":2025,"k":"permit","w":"Temporary Tents and Canopies"},{"y":2026,"k":"permit","w":"Addition and/or Alterations"}],"rented":false,"licenses":[{"number":"285072","type":"Hazardous Materials","status":"Active","businessName":"HOLY FAMILY UNIVERSITY","legalName":"HOLY FAMILY UNIVERSITY","address":"9801 FRANKFORD AVE","revenueCode":"3335","rentalCategory":null,"units":null,"issuedDate":"2005-01-03","latestIssueDate":"2026-01-13","expirationDate":"2026-12-31","inactiveDate":null},{"number":"312663","type":"Hazardous Materials","status":"Inactive","businessName":"HOLY FAMILY UNIVERSITY","legalName":"HOLY FAMILY UNIVERSITY","address":"9801 FRANKFORD AVE","revenueCode":"3335","rentalCategory":null,"units":null,"issuedDate":"2005-04-07","latestIssueDate":"2005-04-07","expirationDate":"2005-05-31","inactiveDate":"2005-05-21"},{"number":"434451","type":"Food Preparing and Serving (30+ SEATS)","status":"Active","businessName":"HOLY FAMILY UNIVERSITY","legalName":"HOLY FAMILY UNIVERSITY","address":"9801 FRANKFORD AVE","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2008-02-21","latestIssueDate":"2026-03-16","expirationDate":"2027-04-30","inactiveDate":null},{"number":"614684","type":"Food Preparing and Serving","status":"Inactive","businessName":"EAT N PARK HOSPITALITY GROUP (PARKHURST DINING SERVICES)","legalName":"EAT N PARK HOSPITALITY GROUP","address":"9801 FRANKFORD AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2014-01-10","latestIssueDate":"2019-05-01","expirationDate":"2020-04-30","inactiveDate":"2020-06-29"},{"number":"831794","type":"Annual Small Games Of Chance","status":"Active","businessName":"HOLY FAMILY UNIVERSITY","legalName":"HOLY FAMILY UNIVERSITY","address":"9801 FRANKFORD AVE","revenueCode":"3843","rentalCategory":null,"units":null,"issuedDate":"2019-12-17","latestIssueDate":"2026-01-15","expirationDate":"2026-12-16","inactiveDate":null}],"licenseActivity":[{"number":"831794","type":"Annual Small Games Of Chance","businessName":"HOLY FAMILY UNIVERSITY","legalName":"HOLY FAMILY UNIVERSITY","issuedDate":"2019-12-17","latestIssueDate":"2026-01-15","closureDate":null,"expirationDate":"2026-12-16","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"614684","type":"Food Preparing and Serving","businessName":"EAT N PARK HOSPITALITY GROUP (PARKHURST DINING SERVICES)","legalName":"EAT N PARK HOSPITALITY GROUP","issuedDate":"2014-01-10","latestIssueDate":"2019-05-01","closureDate":"2020-06-29","expirationDate":"2020-04-30","inactiveDate":"2020-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"434451","type":"Food Preparing and Serving (30+ SEATS)","businessName":"HOLY FAMILY UNIVERSITY","legalName":"HOLY FAMILY UNIVERSITY","issuedDate":"2008-02-21","latestIssueDate":"2026-03-16","closureDate":null,"expirationDate":"2027-04-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"285072","type":"Hazardous Materials","businessName":"HOLY FAMILY UNIVERSITY","legalName":"HOLY FAMILY UNIVERSITY","issuedDate":"2005-01-03","latestIssueDate":"2026-01-13","closureDate":null,"expirationDate":"2026-12-31","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-28","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":["2 open L&I violations","failed L&I inspection activity in 2024"],"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":["12 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 #130219: 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":"14 permits not marked completed: PP-2020-002178 (Expired), EP-2021-008799 (Expired), OP-2021-000660 (Expired), OP-2022-000557 (Expired), OP-2023-000473 (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":"2 open L&I violations","finding":"18 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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Sprinkler Certification: Certified through Jul 24, 2025; Special Hazards Certification: Certified through Jun 5, 2027; Fire Alarm Certification: Certified through Aug 8, 2026; Emergency and Standby Power Systems Certification: Certified through Feb 11, 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":"16 failed, 11 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Sep 9, 2024.","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":"Hazardous Materials #312663: Inactive since May 21, 2005; Food Preparing and Serving #614684: Inactive since Jun 29, 2020","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/"}],"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/"}]}