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REISSUED/REWRITTEN","latestInvestigationDate":"2025-06-06","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=882713474&hash=AB6F219F79A275722477DE459DAE79DF2935BF48649083422ACE179B31E1980A"},{"number":"VI-2025-040654","date":"2025-06-05","code":"F-901.6","title":"INSPECTION, TESTING & MAINTENANCE\n","status":"CLOSED","resolutionDate":"2026-06-12","resolution":"CLOSED - REISSUED/REWRITTEN","latestInvestigationDate":"2025-06-06","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=882713474&hash=AB6F219F79A275722477DE459DAE79DF2935BF48649083422ACE179B31E1980A"},{"number":"VI-2025-040680","date":"2025-06-05","code":"F-1031.5","title":"NON EXIT IDENTIFICATION ","status":"COMPLIED","resolutionDate":"2026-06-12","resolution":"COMPLIED - OWNER 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REISSUED/REWRITTEN","latestInvestigationDate":"2025-06-06","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=882713474&hash=AB6F219F79A275722477DE459DAE79DF2935BF48649083422ACE179B31E1980A"},{"number":"VI-2025-040712","date":"2025-06-05","code":"F-106.8","title":"OBSTRUCTIONS\n","status":"CLOSED","resolutionDate":"2026-06-12","resolution":"CLOSED - REISSUED/REWRITTEN","latestInvestigationDate":"2025-06-06","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=882713474&hash=AB6F219F79A275722477DE459DAE79DF2935BF48649083422ACE179B31E1980A"}]},{"number":"CF-2026-069659","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL PUBLIC PROPERTY","status":"IN VIOLATION","createdDate":"2026-06-12","completedDate":null,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=998264680&hash=7E5C29F86CEA133CCB553F9B25FB7D0D375BA9A2497F8EE209D92E23DA908CEE","violations":[{"number":"VI-2026-043225","date":"2026-06-12","code":"F-1004.9","title":"POSTING OF OCCUPANT LOAD\n","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2026-06-12","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=998264680&hash=7E5C29F86CEA133CCB553F9B25FB7D0D375BA9A2497F8EE209D92E23DA908CEE"},{"number":"VI-2026-043204","date":"2026-06-12","code":"F-906.7","title":"FIRE EXTINGUISHER HANGERS & BRACKETS\n","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2026-06-12","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=998264680&hash=7E5C29F86CEA133CCB553F9B25FB7D0D375BA9A2497F8EE209D92E23DA908CEE"},{"number":"VI-2026-043206","date":"2026-06-12","code":"F-509.1.1","title":"UTILITY IDENTIFICATION\n","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2026-06-12","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=998264680&hash=7E5C29F86CEA133CCB553F9B25FB7D0D375BA9A2497F8EE209D92E23DA908CEE"},{"number":"VI-2026-043207","date":"2026-06-12","code":"F-604.3","title":"WORKING SPACE & CLEARANCE\n","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2026-06-12","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=998264680&hash=7E5C29F86CEA133CCB553F9B25FB7D0D375BA9A2497F8EE209D92E23DA908CEE"},{"number":"VI-2026-043215","date":"2026-06-12","code":"F-313.1","title":"FUELED EQUIPMENT\n","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2026-06-12","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=998264680&hash=7E5C29F86CEA133CCB553F9B25FB7D0D375BA9A2497F8EE209D92E23DA908CEE"},{"number":"VI-2026-043218","date":"2026-06-12","code":"F-1203.4.3","title":"RECORDS\n","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2026-06-12","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=998264680&hash=7E5C29F86CEA133CCB553F9B25FB7D0D375BA9A2497F8EE209D92E23DA908CEE"},{"number":"VI-2026-043223","date":"2026-06-12","code":"F-1031.2","title":"RELIABILITY\n","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2026-06-12","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=998264680&hash=7E5C29F86CEA133CCB553F9B25FB7D0D375BA9A2497F8EE209D92E23DA908CEE"},{"number":"VI-2026-043226","date":"2026-06-12","code":"F-604.6","title":"UNAPPROVED CONDITIONS\n","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2026-06-12","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=998264680&hash=7E5C29F86CEA133CCB553F9B25FB7D0D375BA9A2497F8EE209D92E23DA908CEE"},{"number":"VI-2026-043213","date":"2026-06-12","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2026-06-12","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=998264680&hash=7E5C29F86CEA133CCB553F9B25FB7D0D375BA9A2497F8EE209D92E23DA908CEE"},{"number":"VI-2026-043214","date":"2026-06-12","code":"F-315.3.3","title":"EQUIPMENT ROOMS\n","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2026-06-12","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=998264680&hash=7E5C29F86CEA133CCB553F9B25FB7D0D375BA9A2497F8EE209D92E23DA908CEE"}]}],"violYears":[{"y":2008,"n":14,"worst":null},{"y":2009,"n":13,"worst":null},{"y":2020,"n":7,"worst":null},{"y":2021,"n":15,"worst":null},{"y":2022,"n":9,"worst":null},{"y":2023,"n":9,"worst":null},{"y":2024,"n":12,"worst":null},{"y":2025,"n":13,"worst":null},{"y":2026,"n":10,"worst":null}],"investigations":[{"caseNumber":"65766","date":"2006-09-07","type":"CI INSP","status":"FAILED"},{"caseNumber":"170404","date":"2008-07-22","type":"CI INSP","status":"FAILED"},{"caseNumber":"170404","date":"2008-08-12","type":"CI INSP","status":"FAILED"},{"caseNumber":"65766","date":"2008-08-13","type":"CI INSP","status":"FAILED"},{"caseNumber":"206975","date":"2009-07-16","type":"CI INSP","status":"FAILED"},{"caseNumber":"65766","date":"2009-07-16","type":"CI INSP","status":"CLOSED"},{"caseNumber":"170404","date":"2009-07-16","type":"CI INSP","status":"CLOSED"},{"caseNumber":"206975","date":"2010-09-02","type":"CI INSP","status":"CLOSED"},{"caseNumber":"CF-2020-037524","date":"2020-07-13","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-064785","date":"2021-07-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-063895","date":"2022-06-30","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-067175","date":"2023-07-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-063895","date":"2023-07-14","type":null,"status":"PASSED"},{"caseNumber":"CF-2020-037524","date":"2023-07-14","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-064785","date":"2023-07-14","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-076267","date":"2024-07-17","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-067175","date":"2024-07-17","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-076267","date":"2025-06-06","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-053741","date":"2025-06-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-069659","date":"2026-06-12","type":null,"status":"FAILED"}],"inspYears":[{"y":2006,"fails":1,"passes":0},{"y":2008,"fails":3,"passes":0},{"y":2009,"fails":1,"passes":0},{"y":2020,"fails":1,"passes":0},{"y":2021,"fails":1,"passes":0},{"y":2022,"fails":1,"passes":0},{"y":2023,"fails":1,"passes":3},{"y":2024,"fails":1,"passes":1},{"y":2025,"fails":1,"passes":1},{"y":2026,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.92394780205205,"lng":-75.2269759801635,"geom":{"type":"Polygon","coordinates":[[[-75.226819914,39.924223663],[-75.22640866,39.923881987],[-75.226933131,39.923509755],[-75.227545987,39.924011981],[-75.227014716,39.924385243],[-75.226819914,39.924223663]]]},"liDistrict":null,"certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":false,"permits":true,"licenses":true},"zip":"19142","beds":null,"baths":null,"stories":null,"lotArea":50000,"zoning":"RM1","grade":"A-","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"440 N BROAD ST, PHILADELPHIA PA, 19130","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":4462300,"taxable":0,"land":750000,"improvement":3712300,"taxableLand":0,"taxableImprovement":0,"exemptLand":750000,"exemptImprovement":3712300},{"y":2017,"v":4462300,"taxable":0,"land":750000,"improvement":3712300,"taxableLand":0,"taxableImprovement":0,"exemptLand":750000,"exemptImprovement":3712300},{"y":2018,"v":4757000,"taxable":0,"land":618410,"improvement":4138590,"taxableLand":0,"taxableImprovement":0,"exemptLand":618410,"exemptImprovement":4138590},{"y":2019,"v":4757000,"taxable":0,"land":618410,"improvement":4138590,"taxableLand":0,"taxableImprovement":0,"exemptLand":618410,"exemptImprovement":4138590},{"y":2020,"v":4757000,"taxable":0,"land":618410,"improvement":4138590,"taxableLand":0,"taxableImprovement":0,"exemptLand":618410,"exemptImprovement":4138590},{"y":2021,"v":4757000,"taxable":0,"land":618410,"improvement":4138590,"taxableLand":0,"taxableImprovement":0,"exemptLand":618410,"exemptImprovement":4138590},{"y":2022,"v":4757000,"taxable":0,"land":618410,"improvement":4138590,"taxableLand":0,"taxableImprovement":0,"exemptLand":618410,"exemptImprovement":4138590},{"y":2023,"v":4757000,"taxable":0,"land":618410,"improvement":4138590,"taxableLand":0,"taxableImprovement":0,"exemptLand":618410,"exemptImprovement":4138590},{"y":2024,"v":4757000,"taxable":0,"land":618410,"improvement":4138590,"taxableLand":0,"taxableImprovement":0,"exemptLand":618410,"exemptImprovement":4138590},{"y":2025,"v":4757000,"taxable":0,"land":618410,"improvement":4138590,"taxableLand":0,"taxableImprovement":0,"exemptLand":618410,"exemptImprovement":4138590},{"y":2026,"v":4757000,"taxable":0,"land":618410,"improvement":4138590,"taxableLand":0,"taxableImprovement":0,"exemptLand":618410,"exemptImprovement":4138590},{"y":2027,"v":4757000,"taxable":0,"land":618410,"improvement":4138590,"taxableLand":0,"taxableImprovement":0,"exemptLand":618410,"exemptImprovement":4138590}],"taxNow":0,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"301554","date":"2010-09-16","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2010-09-16","scope":"SCHOOL BASED BEHAVIORAL HEALTH SERVICE TO THE STUDENTS OF THIS SCHOOL THAT WHICH INCLUDES A LICENSED PSYCHOLOGIST ON STAFF."},{"number":"409247","date":"2012-06-07","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2013-05-01","scope":"CERTIFICATION STATEMENT FOR AN EXISTING SCHOOL"},{"number":"EP-2021-001447","date":"2021-03-17","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-06-21","scope":"PROVIDE A 1200 AMP 480V 3 PHASE SERVICE ,(2) PANEL BOARDS, ( 1 ) 75 KVA TRANSFORMER. REMOVE AND REPLACE THE EXISTING TRANSFORMER AND SUBSTATION, DISCONNECT THE EXISTING MECHANICAL AND HVAC EQUIPMENT AND RECONNECT THE NEW MECHANICAL AND HVAC EQUIPMENT, REMOVE THE EXISTING BASEMENT LIGHTING, SWITCHES AND EXIT SIGNS REPLACE WITH NEW. AS PER THE 2017 NEC."},{"number":"CP-2021-001096","date":"2021-03-29","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2022-10-31","scope":"Building Permit: No change in use and occupancy classification. Interior alterations (prescriptive method) as per approved plans. Asbestos Abatement required prior to commencement of work. Mechanical Work: For the installation of mechanical work as per approved plans."},{"number":"MP-2021-001949","date":"2021-03-31","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Expired","completedDate":"2022-09-23","scope":"Building Permit: No change in use and occupancy classification. Interior alterations (prescriptive method) as per approved plans. Asbestos Abatement required prior to commencement of work. Mechanical Work: For the installation of mechanical work as per approved plans."},{"number":"CP-2025-001589","date":"2025-06-16","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR ALTERATIONS ASSOCIATED WITH THE REPLACEMENT OF A HYDRAULIC ELEVATOR. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. **A SEPARATE ELEVATOR PERMIT REQUIRED FROM THE COMMONWEALTH OF PENNSYLVANIA** **ASBESTOS REMEDIATION REQUIRED**"},{"number":"PP-2025-011362","date":"2025-09-11","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"REMOVAL AND REPLACMENT OF SUMP PUMP."},{"number":"MP-2025-004211","date":"2025-09-24","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF A DUCTLESS SPLIT-SYSTEM HEAT PUMP IN AN ELEVATOR MACHINE ROOM AS PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IMC. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. SEE CP-2025-001589 FOR ASSOCIATED BUILDING PERMIT."},{"number":"EP-2025-008718","date":"2026-01-23","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2026-02-26","scope":"Upgrade fire alarm devices for elevator modernization as per 2016 NFPA 72 and per approved plans."},{"number":"EP-2026-003188","date":"2026-04-30","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"CMD will install cameras throughout the school."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2023,"k":"insp","w":"L&I: 1 failed, 3 passed"},{"y":2024,"k":"viol","w":"12 L&I violations"},{"y":2024,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"viol","w":"13 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2025,"k":"permit","w":"Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"viol","w":"10 L&I violations"},{"y":2026,"k":"insp","w":"Inspection failed"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-29","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":["10 open L&I violations","failed L&I inspection activity in 2021, 2022, 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":["5 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 #301554: 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":"6 permits not marked completed: CP-2021-001096 (Expired), MP-2021-001949 (Expired), CP-2025-001589 (Issued), PP-2025-011362 (Issued), MP-2025-004211 (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":"10 open L&I violations","finding":"102 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":"12 failed, 5 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jun 12, 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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"1 fire/suppression-related permit matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"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/"}]}