{"asOf":"2026-07-26T03:05:16.108Z","block":"1000-1099 MIFFLIN ST","blockUrl":"https://philadelphia.blockreport.homes/block/1000-1099-mifflin-st","address":"1025-33 MIFFLIN ST","parcelNumber":"781283350","source":"https://property.phila.gov/?p=781283350","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":true,"institutional":false,"buildingCode":"JM0","buildingCodeNew":"811","buildingClass":"AMUS REC COMPLEX MASONRY","buildingClassNew":"GOV'T MUNICIPAL/STATE/FEDERAL","useLabel":"Commercial","owner":"CITY OF PHILA","coOwner":null,"marketValue":2555200,"landAssessment":332176,"improvementAssessment":2223024,"livableArea":23846,"yearBuilt":1900,"lastSale":{"price":2,"date":"1977-08-23T04:00:00Z"},"openViolations":0,"violations":[{"number":"854530","date":"2008-02-15","code":"FC-914.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"854531","date":"2008-02-15","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"854528","date":"2008-02-15","code":"FC-1011.1/1","title":"EGRESS EXIT SIGNS REQ","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"854529","date":"2008-02-15","code":"FC-914.1/5","title":"ANNUAL CERT STANDBY/EMERG LITE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"854523","date":"2008-02-15","code":"A-701.1/3","title":"CO- NEW USE OCCUPIED PRE-CO","status":"COMPEXCP","resolutionDate":null,"resolution":null},{"number":"854524","date":"2008-02-15","code":"FC-409.1/1","title":"SHELTER PLN-REQ¿D","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"854525","date":"2008-02-15","code":"FC-409.4/1","title":"SHELTER PLN-EMPLY TRNG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"854526","date":"2008-02-15","code":"FC-409.5/1","title":"SHELTER DRILL CONDUCT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"854527","date":"2008-02-15","code":"FC-610.2/1","title":"FIRE-COMM COOKING DEVICE","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"148906","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2008-02-28","completedDate":null,"violations":[{"number":"854530","date":"2008-02-15","code":"FC-914.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"854531","date":"2008-02-15","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"854528","date":"2008-02-15","code":"FC-1011.1/1","title":"EGRESS EXIT SIGNS REQ","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"854529","date":"2008-02-15","code":"FC-914.1/5","title":"ANNUAL CERT STANDBY/EMERG LITE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"854523","date":"2008-02-15","code":"A-701.1/3","title":"CO- NEW USE OCCUPIED PRE-CO","status":"COMPEXCP","resolutionDate":null,"resolution":null},{"number":"854524","date":"2008-02-15","code":"FC-409.1/1","title":"SHELTER PLN-REQ¿D","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"854525","date":"2008-02-15","code":"FC-409.4/1","title":"SHELTER PLN-EMPLY TRNG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"854526","date":"2008-02-15","code":"FC-409.5/1","title":"SHELTER DRILL CONDUCT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"854527","date":"2008-02-15","code":"FC-610.2/1","title":"FIRE-COMM COOKING DEVICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2008,"n":9,"worst":null}],"investigations":[{"caseNumber":"148906","date":"2008-02-15","type":"CI INSP","status":"FAILED"},{"caseNumber":"148906","date":"2008-04-22","type":"CI INSP","status":"PASSED"}],"inspYears":[{"y":2008,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.92644187838852,"lng":-75.16340841320319,"geom":{"type":"Polygon","coordinates":[[[-75.163195956,39.926778012],[-75.163068629,39.926584666],[-75.163084274,39.926580505],[-75.163136547,39.926282774],[-75.163260518,39.926298758],[-75.163299393,39.926120025],[-75.163805589,39.92618529],[-75.163744543,39.92646596],[-75.163586299,39.926445557],[-75.163530191,39.926703513],[-75.163478321,39.926696825],[-75.163453442,39.926811208],[-75.163195956,39.926778012]]]},"liDistrict":"SOUTH","certifications":[{"number":"BC-2022-014954","type":"Fire Alarm Certification","inspectionDate":"2022-10-11","result":"Certified","expirationDate":"2023-10-11","buildingId":"1495600"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19148","beds":null,"baths":null,"stories":null,"lotArea":35429,"zoning":"RSA5","grade":"B","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"1401 JOHN F KENNEDY BLVD, PHILADELPHIA PA, 19102","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":2199000,"taxable":0,"land":199900,"improvement":1999100,"taxableLand":0,"taxableImprovement":0,"exemptLand":199900,"exemptImprovement":1999100},{"y":2017,"v":2199000,"taxable":0,"land":199900,"improvement":1999100,"taxableLand":0,"taxableImprovement":0,"exemptLand":199900,"exemptImprovement":1999100},{"y":2018,"v":2344200,"taxable":0,"land":304746,"improvement":2039454,"taxableLand":0,"taxableImprovement":0,"exemptLand":304746,"exemptImprovement":2039454},{"y":2019,"v":2344200,"taxable":0,"land":304746,"improvement":2039454,"taxableLand":0,"taxableImprovement":0,"exemptLand":304746,"exemptImprovement":2039454},{"y":2020,"v":2344200,"taxable":0,"land":304746,"improvement":2039454,"taxableLand":0,"taxableImprovement":0,"exemptLand":304746,"exemptImprovement":2039454},{"y":2021,"v":2344200,"taxable":0,"land":304746,"improvement":2039454,"taxableLand":0,"taxableImprovement":0,"exemptLand":304746,"exemptImprovement":2039454},{"y":2022,"v":2344200,"taxable":0,"land":304746,"improvement":2039454,"taxableLand":0,"taxableImprovement":0,"exemptLand":304746,"exemptImprovement":2039454},{"y":2023,"v":2555200,"taxable":0,"land":332176,"improvement":2223024,"taxableLand":0,"taxableImprovement":0,"exemptLand":332176,"exemptImprovement":2223024},{"y":2024,"v":2555200,"taxable":0,"land":332176,"improvement":2223024,"taxableLand":0,"taxableImprovement":0,"exemptLand":332176,"exemptImprovement":2223024},{"y":2025,"v":2555200,"taxable":0,"land":332176,"improvement":2223024,"taxableLand":0,"taxableImprovement":0,"exemptLand":332176,"exemptImprovement":2223024},{"y":2026,"v":2555200,"taxable":0,"land":332176,"improvement":2223024,"taxableLand":0,"taxableImprovement":0,"exemptLand":332176,"exemptImprovement":2223024},{"y":2027,"v":2555200,"taxable":0,"land":332176,"improvement":2223024,"taxableLand":0,"taxableImprovement":0,"exemptLand":332176,"exemptImprovement":2223024}],"taxNow":0,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"PP-2022-003724","date":"2022-03-14","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2023-07-19","scope":"Install 2\" water service from curb into the Recreation Center Install 2\" Watts LF909M1QT backflow at water meter"},{"number":"SP-2022-000224","date":"2022-05-16","work":"General Earth Disturbance ONLY","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Expired","completedDate":"2026-01-06","scope":"Excavate site for installation of new outdoor splash pad playground equipment with associated utilities as per approved plans."},{"number":"PP-2022-014190","date":"2022-09-29","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-10-25","scope":"Replace 5\" drain to spray area for spray ground at E Passyunk Ave Community Recreation Center"},{"number":"AP-2022-007862","date":"2022-10-06","work":"Certificate of Occupancy (CO) (may inclu…","type":"Administrative","description":"Administrative Permit","status":"Completed","completedDate":"2022-11-02","scope":"For a certificate of occupancy (CO) with a complete change of occupancy classification, from Group A-3 to Groups A-3/E throughout (East Passyunk Community Recreation Center; now to include day care program for kids 3-5 years old and no more than twenty (20) kids at any one time as part of day care program), within an existing single-story detached structure, as per plans; no work on this permit; building is currently not sprinklered; Existing Fire Alarm system to remain as-is (certificate to be provided to inspector); compliance with Philadelphia Fire and Property Maintenance Codes required prior to occupancy; no use permit required (accessory to existing use of Community Center as per original zoning/use permit #358154 dated 11/18/1987 and granted by ZBA on 02/21/1986); includes the re-issuance of lawful occupancy (LO) signs found in zoning archive."},{"number":"PP-2022-014678","date":"2022-10-19","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2023-07-19","scope":"Install new 5\" cast iron drain pipe and install new 4\" cleanout a Connect to existing 5\" cast iron drain pipe as per plan"},{"number":"ZP-2025-002701","date":"2025-05-06","work":"Site Clearing or Earth Disturbance ONLY","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR GENERAL SITE CLEARING ASSOCIATED WITH PLAYGROUND EQUIPMENT. SIZE AND LOCATION AS SHOWN IN THE APPLICATION / PLANS."},{"number":"SP-2025-000598","date":"2025-06-03","work":"General Earth Disturbance ONLY","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Completed","completedDate":"2026-05-27","scope":"For clearing existing furnishings, paving, turf, and a few trees. Installing new playground equipment, safety surface, paving, furnishings, trees, and plantings as per approved plans."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2008,"k":"viol","w":"9 L&I violations"},{"y":2008,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2022,"k":"permit","w":"Alterations"},{"y":2022,"k":"permit","w":"General Earth Disturbance ONLY"},{"y":2022,"k":"permit","w":"Alterations"},{"y":2022,"k":"permit","w":"Certificate of Occupancy (CO) (may inclu…"},{"y":2022,"k":"permit","w":"New Construction or Additions"},{"y":2025,"k":"permit","w":"Site Clearing or Earth Disturbance ONLY"},{"y":2025,"k":"permit","w":"General Earth Disturbance ONLY"}],"rented":false,"licenses":[{"number":"301026","type":"Bingo","status":"Inactive","businessName":"TOLENTINE SENIOR CITIZENS CTR","legalName":"TOLENTINE SENIOR CITIZENS CTR","address":"1025-33 MIFFLIN ST","revenueCode":"3809","rentalCategory":null,"units":null,"issuedDate":"2003-10-16","latestIssueDate":"2003-10-16","expirationDate":"2004-10-31","inactiveDate":"2006-11-09"},{"number":"299750","type":"Bingo","status":"Inactive","businessName":"TOLENTINE COMMUNITY CTR DAYCAR","legalName":"TOLENTINE COMMUNITY CTR DAYCAR","address":"1025-33 MIFFLIN ST","revenueCode":"3809","rentalCategory":null,"units":null,"issuedDate":"2003-11-06","latestIssueDate":"2003-11-06","expirationDate":"2004-10-31","inactiveDate":null},{"number":"202994","type":"Food Preparing and Serving","status":"Inactive","businessName":"TOLENTINE COMMUNITY CENTER (SENIORS BINGO)","legalName":"TOLENTINE COMMUNITY CENTER","address":"1025-33 MIFFLIN ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2004-04-17","latestIssueDate":"2007-05-02","expirationDate":"2008-04-30","inactiveDate":"2012-12-22"},{"number":"327924","type":"Annual Small Games Of Chance","status":"Inactive","businessName":"TOLENTINE COMM CTR & DEVELOP CORP","legalName":"TOLENTINE COMM CTR & DEVELOP CORP","address":"1025-33 MIFFLIN ST","revenueCode":"3843","rentalCategory":null,"units":null,"issuedDate":"2005-08-22","latestIssueDate":"2012-10-26","expirationDate":"2013-10-31","inactiveDate":"2013-11-18"},{"number":"327926","type":"Bingo","status":"Inactive","businessName":"TOLENTINE COMMUNITY CENTER (SENIORS BINGO)","legalName":"TOLENTINE COMMUNITY CENTER","address":"1025-33 MIFFLIN ST","revenueCode":"3809","rentalCategory":null,"units":null,"issuedDate":"2005-08-22","latestIssueDate":"2005-08-22","expirationDate":"2005-10-31","inactiveDate":"2006-11-09"},{"number":"327928","type":"Bingo","status":"Inactive","businessName":"TOLENTINE COMMUNITY CENTER (CHILD CARE BINGO)","legalName":"TOLENTINE COMMUNITY CENTER","address":"1025-33 MIFFLIN ST","revenueCode":"3809","rentalCategory":null,"units":null,"issuedDate":"2006-11-09","latestIssueDate":"2012-10-26","expirationDate":"2013-10-31","inactiveDate":"2013-11-18"},{"number":"432242","type":"Food Preparing and Serving","status":"Inactive","businessName":"MORICH CHILD CARE SERVICES (MORICH CHILD CARE SERVICES)","legalName":"MORICH CHILD CARE SERVICES","address":"1025-33 MIFFLIN ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2008-01-03","latestIssueDate":"2008-01-03","expirationDate":"2008-04-30","inactiveDate":"2012-12-22"},{"number":"933144","type":"Food Preparing and Serving","status":"Inactive","businessName":"South Philly Co-Op Playschool","legalName":"South Philly Co-Op Playschool","address":"1025-33 MIFFLIN ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2023-09-14","latestIssueDate":"2023-09-14","expirationDate":"2024-09-13","inactiveDate":"2024-11-12"}],"licenseActivity":[{"number":"933144","type":"Food Preparing and Serving","businessName":"South Philly Co-Op Playschool","legalName":"South Philly Co-Op Playschool","issuedDate":"2023-09-14","latestIssueDate":"2023-09-14","closureDate":"2024-11-12","expirationDate":"2024-09-13","inactiveDate":"2024-11-12","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"432242","type":"Food Preparing and Serving","businessName":"MORICH CHILD CARE SERVICES (MORICH CHILD CARE SERVICES)","legalName":"MORICH CHILD CARE SERVICES","issuedDate":"2008-01-03","latestIssueDate":"2008-01-03","closureDate":"2012-12-22","expirationDate":"2008-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"327928","type":"Bingo","businessName":"TOLENTINE COMMUNITY CENTER (CHILD CARE BINGO)","legalName":"TOLENTINE COMMUNITY CENTER","issuedDate":"2006-11-09","latestIssueDate":"2012-10-26","closureDate":"2013-11-18","expirationDate":"2013-10-31","inactiveDate":"2013-11-18","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"327924","type":"Annual Small Games Of Chance","businessName":"TOLENTINE COMM CTR & DEVELOP CORP","legalName":"TOLENTINE COMM CTR & DEVELOP CORP","issuedDate":"2005-08-22","latestIssueDate":"2012-10-26","closureDate":"2013-11-18","expirationDate":"2013-10-31","inactiveDate":"2013-11-18","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"327926","type":"Bingo","businessName":"TOLENTINE COMMUNITY CENTER (SENIORS BINGO)","legalName":"TOLENTINE COMMUNITY CENTER","issuedDate":"2005-08-22","latestIssueDate":"2005-08-22","closureDate":"2006-11-09","expirationDate":"2005-10-31","inactiveDate":"2006-11-09","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"202994","type":"Food Preparing and Serving","businessName":"TOLENTINE COMMUNITY CENTER (SENIORS BINGO)","legalName":"TOLENTINE COMMUNITY CENTER","issuedDate":"2004-04-17","latestIssueDate":"2007-05-02","closureDate":"2012-12-22","expirationDate":"2008-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"299750","type":"Bingo","businessName":"TOLENTINE COMMUNITY CTR DAYCAR","legalName":"TOLENTINE COMMUNITY CTR DAYCAR","issuedDate":"2003-11-06","latestIssueDate":"2003-11-06","closureDate":"2004-10-31","expirationDate":"2004-10-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"301026","type":"Bingo","businessName":"TOLENTINE SENIOR CITIZENS CTR","legalName":"TOLENTINE SENIOR CITIZENS CTR","issuedDate":"2003-10-16","latestIssueDate":"2003-10-16","closureDate":"2006-11-09","expirationDate":"2004-10-31","inactiveDate":"2006-11-09","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"The history also contains “CO- NEW USE OCCUPIED PRE-CO.”","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: PP-2022-003724 (Expired), SP-2022-000224 (Expired), PP-2022-014678 (Expired). At least one row also carries a completion date, so the City fields conflict.","why":"Issued work is not the same as approved final work. L&I uses final inspections and required certifications to close construction permits; expired, withdrawn, and completed are different City statuses.","action":"Open the permit file and confirm final inspections, holds, and any resulting occupancy certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Oct 11, 2023","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":"1 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Apr 22, 2008.","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":"Bingo #301026: Inactive since Nov 9, 2006; Bingo #299750: Inactive; Food Preparing and Serving #202994: Inactive since Dec 22, 2012; Annual Small Games Of Chance #327924: Inactive since Nov 18, 2013","why":"A license record proves the licensed activity existed at that time. An inactive or expired license does not establish that the business still operates—or that it may legally reopen under the same use.","action":"If business income matters, verify the current tenant, use registration, and active license in eCLIPSE.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/licenses/business-licenses/"},{"id":"full-tax-exemption","level":"verify","title":"OPA shows a full exemption; its legal basis is unverified","finding":"OPA currently marks the land and building assessment fully tax-exempt; BlockReport does not receive the exemption determination or basis.","why":"Full OPA exemptions can have different legal bases, including government, religious, charitable/institutional, veteran, or other treatment. The current owner/use record is not a buyer’s tax forecast.","action":"Confirm the exact exemption basis, buyer eligibility, and next tax-year treatment directly with OPA.","url":"https://www.phila.gov/departments/office-of-property-assessment/tax-exemptions-and-abatements/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as commercial. BlockReport does not receive a current Commercial Trash account balance.","why":"Philadelphia charges qualifying small commercial, mixed-use, and multi-unit properties that use City collection; exemptions and private collection can change applicability. A use category alone does not prove a fee is due.","action":"Check the Commercial Trash account inside the date-effective Property Payoff.","url":"https://www.phila.gov/2026-06-09-pay-your-trash-fee-bill-by-june-30/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 9 historical violations across 1 case.","why":"A closed case is materially better than an open one, but it does not by itself prove that every altered use, unit, or concealed condition matches today’s approvals.","action":"Use the closed cases to target the inspection and occupancy-file review.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"}],"closingChecks":[{"title":"Property Sales Certification","body":"The seller must obtain Philadelphia’s certificate showing the base zoning, last use in the zoning record, and open violations. The City warns that it does not prove Building Code occupancy or show zoning overlays.","action":"Obtain the fresh certificate and compare it with the CO, permits, and Atlas overlays.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-property-sales-certification/"},{"title":"Date-effective City Property Payoff","body":"The Tax Center Property Payoff covers Real Estate Tax, Commercial Trash, and L&I abatement-work invoices. Philadelphia says it does not include business-tax debts or liens, water and sewer charges, or fines for code violations.","action":"Request the City statement effective through settlement; read every period and invoice.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"title":"Professional title and water-lien searches","body":"OPA ownership, deed summaries, and a zero tax balance are not clear title. Mortgages, judgments, municipal claims, water liens, easements, heirs, and other encumbrances require separate searches.","action":"Use a Pennsylvania lawyer/title company and obtain owner’s title insurance; order the separate water search/payoff.","url":"https://www.phila.gov/2026-04-07-why-title-insurance-is-your-best-friend-when-buying-a-home-in-philadelphia/","secondaryUrl":"https://www.phila.gov/services/water-gas-utilities/pay-or-dispute-a-water-bill/resolve-water-liens-judgments/"}]}