{"asOf":"2026-07-26T21:32:34.373Z","block":"700-799 ARCH ST","blockUrl":"https://philadelphia.blockreport.homes/block/700-799-arch-st","address":"701-19 ARCH ST","parcelNumber":"781004600","source":"https://property.phila.gov/?p=781004600","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"ZD0","buildingCodeNew":"680","buildingClass":"MISC MUSEUM MASONRY","buildingClassNew":"CULTURAL FACILITIES","useLabel":"Museum","owner":"CITY OF PHILA","coOwner":"DEPT PUB PROP","marketValue":8674700,"landAssessment":2616129,"improvementAssessment":6058571,"livableArea":32100,"yearBuilt":1750,"lastSale":{"price":1050000,"date":"1977-12-22T05:00:00Z"},"openViolations":1,"violations":[{"number":"3124554","date":"2014-03-26","code":"A-000.0/1","title":"VIOL NONE 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INVESTIGATOR","status":"CLOSED","createdDate":"2019-10-24","completedDate":"2021-01-19","violations":[{"number":"211975241","date":"2019-10-24","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2021-01-15","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211975237","date":"2019-10-24","code":"A-501.1/2","title":"PERMF- REQUIRED TO CORR VIOL","status":"COMPLIED","resolutionDate":"2021-01-15","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211975236","date":"2019-10-24","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":"2021-01-15","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211975239","date":"2019-10-24","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2021-01-15","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2020-039853","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PUBLIC PROPERTY","status":"IN VIOLATION","createdDate":"2020-07-20","completedDate":null,"violations":[{"number":"VI-2020-020596","date":"2020-07-20","code":"FC-13-901.6","title":"FIRE SYSTEMS MAINTAINED","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2014,"n":4,"worst":null},{"y":2017,"n":3,"worst":null},{"y":2019,"n":4,"worst":"EXTERIOR STRUCT UNSAFE COND 7"},{"y":2020,"n":1,"worst":null}],"investigations":[{"caseNumber":"423931","date":"2014-03-26","type":"CI INSP","status":"PASSED"},{"caseNumber":"424468","date":"2014-03-31","type":"CI INSP","status":"PASSED"},{"caseNumber":"608782","date":"2017-10-18","type":"CI INSP","status":"FAILED"},{"caseNumber":"608782","date":"2017-12-28","type":"CI INSP","status":"FAILED"},{"caseNumber":"608782","date":"2018-06-04","type":"CI INSP","status":"PASSED"},{"caseNumber":"712775","date":"2019-10-24","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"712775","date":"2020-01-31","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"CF-2020-039853","date":"2020-07-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-039853","date":"2020-09-01","type":null,"status":"FAILED"},{"caseNumber":"712775","date":"2021-01-19","type":null,"status":"PASSED"}],"inspYears":[{"y":2014,"fails":0,"passes":2},{"y":2017,"fails":2,"passes":0},{"y":2018,"fails":0,"passes":1},{"y":2019,"fails":1,"passes":0},{"y":2020,"fails":3,"passes":0},{"y":2021,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.953309886913694,"lng":-75.15200759130269,"geom":{"type":"Polygon","coordinates":[[[-75.151545608,39.953445834],[-75.151626608,39.95307056],[-75.152468502,39.953172918],[-75.152387951,39.953550218],[-75.151545608,39.953445834]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2021-000525","type":"Fire Alarm Certification","inspectionDate":"2021-02-15","result":"Certified","expirationDate":"2022-02-15","buildingId":"1379273"},{"number":"BC-2024-001736","type":"Fire Alarm Certification","inspectionDate":"2023-11-07","result":"Certified","expirationDate":"2024-11-07","buildingId":"1379273"},{"number":"BC-2024-028517","type":"Fire Alarm Certification","inspectionDate":"2024-10-08","result":"Certified","expirationDate":"2025-10-08","buildingId":"1379273"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19106","beds":null,"baths":null,"stories":null,"lotArea":32999,"zoning":"CMX4","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"701-19 ARCH ST, PHILADELPHIA PA, 19106","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":8137300,"taxable":1685656,"land":4124800,"improvement":4012500,"taxableLand":1685656,"taxableImprovement":0,"exemptLand":2439144,"exemptImprovement":4012500},{"y":2017,"v":8137300,"taxable":1685656,"land":4124800,"improvement":4012500,"taxableLand":1685656,"taxableImprovement":0,"exemptLand":2439144,"exemptImprovement":4012500},{"y":2018,"v":8674700,"taxable":1807968,"land":4424097,"improvement":4250603,"taxableLand":1807968,"taxableImprovement":0,"exemptLand":2616129,"exemptImprovement":4250603},{"y":2019,"v":8674700,"taxable":1069117,"land":2616129,"improvement":6058571,"taxableLand":1069117,"taxableImprovement":0,"exemptLand":1547012,"exemptImprovement":6058571},{"y":2020,"v":8674700,"taxable":1069117,"land":2616129,"improvement":6058571,"taxableLand":1069117,"taxableImprovement":0,"exemptLand":1547012,"exemptImprovement":6058571},{"y":2021,"v":8674700,"taxable":1069117,"land":2616129,"improvement":6058571,"taxableLand":1069117,"taxableImprovement":0,"exemptLand":1547012,"exemptImprovement":6058571},{"y":2022,"v":8674700,"taxable":1069117,"land":2616129,"improvement":6058571,"taxableLand":1069117,"taxableImprovement":0,"exemptLand":1547012,"exemptImprovement":6058571},{"y":2023,"v":8674700,"taxable":1069117,"land":2616129,"improvement":6058571,"taxableLand":1069117,"taxableImprovement":0,"exemptLand":1547012,"exemptImprovement":6058571},{"y":2024,"v":8674700,"taxable":1069117,"land":2616129,"improvement":6058571,"taxableLand":1069117,"taxableImprovement":0,"exemptLand":1547012,"exemptImprovement":6058571},{"y":2025,"v":8674700,"taxable":1069117,"land":2616129,"improvement":6058571,"taxableLand":1069117,"taxableImprovement":0,"exemptLand":1547012,"exemptImprovement":6058571},{"y":2026,"v":8674700,"taxable":1069117,"land":2616129,"improvement":6058571,"taxableLand":1069117,"taxableImprovement":0,"exemptLand":1547012,"exemptImprovement":6058571},{"y":2027,"v":8674700,"taxable":1069117,"land":2616129,"improvement":6058571,"taxableLand":1069117,"taxableImprovement":0,"exemptLand":1547012,"exemptImprovement":6058571}],"taxNow":14965,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"1121","date":"2007-04-27","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2007-04-27","scope":"ERECT TENT ON SATURDAY, APRIL 28, 2007 AT THE AFRICAN AMERICAN MUSEUM."},{"number":"195819","date":"2009-01-08","work":"Fast form building","type":"L_FFORM","description":"FAST FORM BUILDING PERMIT","status":"COMPLETED","completedDate":"2009-10-14","scope":null},{"number":"202869","date":"2009-03-05","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2009-03-05","scope":"COVER REAR ENTRANCE REARRANGING INTERIOR STAIR AT AUDITORIUM LEVEL PAINTING AND REPLACE DAMAGED TOILET FIXTURES"},{"number":"202870","date":"2009-03-10","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2009-06-26","scope":"CONSTRUCTION OF COVERED REAR ENTRYWAY. ALTERATIONS TO INTERIOR STAIRS AT AUDITORIUM LEVEL. APPLICATION OF INTERIOR FINISHES AND FIXTURE REPLACEMENT. NO CHANGE IN USE OR OCCUPANCY."},{"number":"206178","date":"2009-03-20","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2010-06-21","scope":"CHANGE TRACK LIGHTING FIXTURES, INSTALL 120 VOLT POWER FOR (7) EXIBITS, AS PER 2005 NEC (CC DIST) - (INSPECTED BY RICH DEAN,UNITED INSPECTION, 12/4/2009)"},{"number":"208473","date":"2009-04-02","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2009-08-18","scope":"REPLACE EXISTING LIGHT FIXTURES(100),EXIT SIGNS(25),DEVICES(50), COVER PLATES,ALL WIRING IS EXISTING, UPDATING ALL FIXTURES AND DEVICES, AS PER 2005 NEC (CC DIST)"},{"number":"212300","date":"2009-04-23","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2009-12-03","scope":"LOWER LEVEL: 5 WC'S, 5 LAV'S, 2 URINALS, 1 KITCHEN SINK, 1ST LEVEL, 2ND & 3RD EACH: 2 WC'S, 2 LAV'S, 1 URINAL"},{"number":"234401","date":"2009-09-14","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2009-09-14","scope":"ENCLOSE THREE EXISTING ARCADE SPACES WITHIN BLDG. FOOTPRINT TO CREATE MORE USEABLE FL. SPACE AT FIRST FL. STREET LEVEL FOR MUSEUM."},{"number":"237387","date":"2009-11-13","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2011-05-03","scope":"NEW GLAZING ENCLOSURES TO CREATE ADDTIONAL INTERIOR SPACE WITH RELATED STRUCTURAL,AND SITE WORK AS PER PLANS."},{"number":"265067","date":"2010-03-24","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALL NEW LIGHT FIXTURES FOR NEW ENTRANCE."},{"number":"513900","date":"2014-02-05","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2015-04-28","scope":"REMOVE EXISTING FIRE ALRM, EXIT SIGNS, EMERGENCY BATTERY UNITS AND REPLACE ALL WITH NEW AS PER NFPA72 (CC DISTRICT)"},{"number":"22780","date":"2014-03-20","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2014-03-20","scope":"3/26/2014 ERRECT TWO (2) ASSEMBY USE TENTS AND ONE (1) COOK TENT (50'X130') (30'X55') AND (20'X30')"},{"number":"549971","date":"2014-07-31","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"EXPIRED","completedDate":"2015-06-15","scope":"FOR THE REPLACEMENT OF FIRE PUMP AND JOCKEY PUMP AS PER PLANS AND MANUFACTURER'S SPECIFICATIONS."},{"number":"23197","date":"2014-10-06","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2014-10-06","scope":"10/16/2014 ERECT ASSEMBLY TENTS (50'X90') AND (20'X30') AT AFRICAN AMERICAN MUSEUM"},{"number":"23405","date":"2015-04-02","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2015-04-02","scope":"04/08/2015 ERECT ASSEMBLY TENTS (50'X130') AND (30'X70') (2)30'X25') AT AFRICAN AMERICAN MUSEUM GALA 2015"},{"number":"24089","date":"2016-04-04","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2016-04-04","scope":"4/7/16 ERECT ASSEMBLY TENT (1)50X30, (2)30X25, (1) 30X70"},{"number":"677460","date":"2016-04-11","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"EXPIRED","completedDate":null,"scope":"HVAC AND MECHANICAL UPGRADES/REPAIRS AS PER PLAN."},{"number":"687502","date":"2016-06-03","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"FURNISH AND INSTALL NEW POWER TO HVAC EQUIPMENT AND PROVIDE NEW SUBPANEL PER 2008 NEC (MUSEUM)CC DISTRICT"},{"number":"739802","date":"2016-12-06","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-08-29","scope":"REPLACE INCANDESCENT LIGHTING WITH LED LIGHTING (5 ROWS OF TRACK LIGHTING WITH 10 HEADS ON EACH), REUSE EXISTING CIRCUITS... IN ACCORDANCE WITH 2008 NEC"},{"number":"743832","date":"2016-12-16","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-08-29","scope":"REPLACEMENT ONLY: 5- ROWS (TEN HEADS) OF INCANDESCENT LIGHTS WITH LED LIGHTING; REUSE EXISTING CIRCUITS....IN ACCORDANCE WITH 2008 NEC FOR A ONE FAMILY BUILDING"},{"number":"745556","date":"2016-12-27","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-08-29","scope":"REPLACE IN KIND..5- ROWS (TEN HEADS) OF INCANDESCENT LIGHTS WITH LED LIGHTING; REUSE EXISTING CIRCUITS.... IN ACCORDANCE WITH 2008 NEC"},{"number":"24806","date":"2017-04-28","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2017-04-28","scope":"5/6/17 ERECT ASSEMBLY TENT 40X80"},{"number":"845432","date":"2018-02-14","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2018-05-15","scope":"DEMOLISH EXISTING HALON SYSTEM, EXTEND EXISTING FIRE CYCLE III DOUBLE INTERLOCK PRE-ACTION SYSTEM TO PROTECT VAULT ROOM IN ACCORDANCE WITH NFPA 13 AS PER APPROVED PLANS."},{"number":"25533","date":"2018-05-14","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2018-05-14","scope":"ERECT,ON 05/17/2018, ONE ASSEMBLY TENT 50'X 120'"},{"number":"26226","date":"2019-04-26","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":null,"scope":"05/01/19 ERECT ASSEMBLY TENT: 50X125"},{"number":"CP-2020-006213","date":"2020-11-19","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2021-01-19","scope":"MAKE SAFE PERMIT TO COMPLY WITH CASE# 712775 . FOR EXTERIOR WORK ONLY ,TO INCLUDE REPAIRS OF MASONRY WALL OF AN EXISTING STRUCTURE AS PER APPROVED PLAN. ABUTTING SIDEWALK MUST BE CLOSED WITH FENCING A MINIMUM OF 6? IN HEIGHT. SEPARATE STREETS DEPARTMENT PERMIT REQUIRED FOR SIDEWALK CLOSURE. A SEPARATE PERMIT IS REQUIRED FOR ANY ADDITIONAL ALTERATIONS THAT ARE NOT SPECIFICALLY ADDRESSED ON CASE #712575."},{"number":"GP-2020-009409","date":"2021-04-21","work":"Shelter/Platform","type":"General","description":"General Permit","status":"Expired","completedDate":"2022-04-26","scope":"SHELTER PLATFORM PERMIT- Erection of sidewalk shelter platform on Arch St. ( 63 l.f.) with the deck at 300 P.S.I. each as per Engineered Plans. Streets Department permit is required for sidewalk closure prior to the start work."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2017,"k":"viol","w":"3 L&I violations"},{"y":2018,"k":"permit","w":"Suppression"},{"y":2018,"k":"permit","w":"Operations"},{"y":2018,"k":"insp","w":"Inspection passed"},{"y":2019,"k":"permit","w":"Operations"},{"y":2019,"k":"viol","w":"4 L&I violations incl EXTERIOR STRUCT UNSAFE COND 7"},{"y":2019,"k":"insp","w":"Inspection failed"},{"y":2020,"k":"viol","w":"L&I violation"},{"y":2020,"k":"insp","w":"Inspection failed ×3"},{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Shelter/Platform"},{"y":2021,"k":"insp","w":"Inspection passed"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-25","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #202869: 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":"3 permits not marked completed: 549971 (EXPIRED), 677460 (EXPIRED), GP-2020-009409 (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":"1 open L&I violation","finding":"12 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":"Fire Alarm Certification: Certified through Oct 8, 2025","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":"6 failed, 4 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jan 19, 2021.","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":"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/"}],"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/"}]}