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REQUIRED\n","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2026-05-19","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=991164265&hash=5B0C59FA05A400A43A595A838ADF703B0FE3941D4C88B430948D753262A49756"},{"number":"VI-2026-033546","date":"2026-05-19","code":"F-906.1","title":"FIRE EXTINGUISHERS REQUIRED\n","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2026-05-19","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=991164265&hash=5B0C59FA05A400A43A595A838ADF703B0FE3941D4C88B430948D753262A49756"},{"number":"VI-2026-033549","date":"2026-05-19","code":"F-901.6.4","title":"PERIODIC 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IDENTIFICATION\n","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2026-05-19","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=991164265&hash=5B0C59FA05A400A43A595A838ADF703B0FE3941D4C88B430948D753262A49756"},{"number":"VI-2026-033564","date":"2026-05-19","code":"F-807.2","title":"COMBUSTIBLE DECORATIVE MATERIALS\n","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2026-05-19","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=991164265&hash=5B0C59FA05A400A43A595A838ADF703B0FE3941D4C88B430948D753262A49756"},{"number":"VI-2026-033565","date":"2026-05-19","code":"PM15-302.4","title":"EXTERIOR AREA 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SANITATION","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2026-05-19","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=991164265&hash=5B0C59FA05A400A43A595A838ADF703B0FE3941D4C88B430948D753262A49756"},{"number":"VI-2026-033584","date":"2026-05-19","code":"F-313.1","title":"FUELED EQUIPMENT\n","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2026-05-19","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=991164265&hash=5B0C59FA05A400A43A595A838ADF703B0FE3941D4C88B430948D753262A49756"},{"number":"VI-2026-033533","date":"2026-05-19","code":"F-1004.9","title":"POSTING OF OCCUPANT LOAD\n","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2026-05-19","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=991164265&hash=5B0C59FA05A400A43A595A838ADF703B0FE3941D4C88B430948D753262A49756"},{"number":"VI-2026-033534","date":"2026-05-19","code":"F-1023.9","title":"STAIRWAY IDENTIFICATION SIGNS\n","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2026-05-19","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=991164265&hash=5B0C59FA05A400A43A595A838ADF703B0FE3941D4C88B430948D753262A49756"},{"number":"VI-2026-033535","date":"2026-05-19","code":"F-1203.4.3","title":"RECORDS\n","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2026-05-19","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=991164265&hash=5B0C59FA05A400A43A595A838ADF703B0FE3941D4C88B430948D753262A49756"},{"number":"VI-2026-033538","date":"2026-05-19","code":"F-403.5","title":"GROUP E OCCUPANCIES\n","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2026-05-19","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=991164265&hash=5B0C59FA05A400A43A595A838ADF703B0FE3941D4C88B430948D753262A49756"},{"number":"VI-2026-033540","date":"2026-05-19","code":"F-404.2.3.1","title":"LOCKDOWN PLAN CONTENTS\n","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2026-05-19","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=991164265&hash=5B0C59FA05A400A43A595A838ADF703B0FE3941D4C88B430948D753262A49756"},{"number":"VI-2026-033541","date":"2026-05-19","code":"F-405.5","title":"RECORD KEEPING\n","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2026-05-19","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=991164265&hash=5B0C59FA05A400A43A595A838ADF703B0FE3941D4C88B430948D753262A49756"}]}],"violYears":[{"y":2008,"n":6,"worst":null},{"y":2020,"n":8,"worst":null},{"y":2021,"n":7,"worst":null},{"y":2022,"n":5,"worst":null},{"y":2023,"n":13,"worst":null},{"y":2025,"n":10,"worst":null},{"y":2026,"n":16,"worst":null}],"investigations":[{"caseNumber":"63451","date":"2006-05-12","type":"CI INSP","status":"FAILED"},{"caseNumber":"63451","date":"2006-09-28","type":"CI INSP","status":"FAILED"},{"caseNumber":"63451","date":"2006-10-06","type":"CI INSP","status":"PASSED"},{"caseNumber":"84423","date":"2006-10-06","type":"CI INSP","status":"FAILED"},{"caseNumber":"63451","date":"2007-07-20","type":"CI INSP","status":"PASSED"},{"caseNumber":"63451","date":"2007-12-17","type":"CI INSP","status":"PASSED"},{"caseNumber":"84423","date":"2008-07-01","type":"CI INSP","status":"FAILED"},{"caseNumber":"63451","date":"2008-07-01","type":"CI INSP","status":"PASSED"},{"caseNumber":"170989","date":"2008-07-24","type":"CI INSP","status":"FAILED"},{"caseNumber":"63451","date":"2009-07-06","type":"CI INSP","status":"PASSED"},{"caseNumber":"84423","date":"2009-07-22","type":"CI INSP","status":"PASSED"},{"caseNumber":"170989","date":"2009-08-04","type":"CI INSP","status":"FAILED"},{"caseNumber":"170989","date":"2010-07-30","type":"CI INSP","status":"PASSED"},{"caseNumber":"CF-2020-035032","date":"2020-07-07","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-060829","date":"2021-07-07","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-074180","date":"2022-07-26","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-067165","date":"2023-07-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-035032","date":"2023-07-14","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-074180","date":"2023-07-14","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-060829","date":"2023-07-14","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-013072","date":"2025-02-27","type":null,"status":null},{"caseNumber":"CF-2023-067165","date":"2025-06-23","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-061817","date":"2025-06-23","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-054941","date":"2026-05-19","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-061817","date":"2026-07-22","type":null,"status":"PASSED"}],"inspYears":[{"y":2006,"fails":3,"passes":1},{"y":2007,"fails":0,"passes":2},{"y":2008,"fails":2,"passes":1},{"y":2009,"fails":1,"passes":2},{"y":2010,"fails":0,"passes":1},{"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":2025,"fails":1,"passes":1},{"y":2026,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.986296787147694,"lng":-75.17356754982701,"geom":{"type":"Polygon","coordinates":[[[-75.173023507,39.986752151],[-75.172893314,39.986735413],[-75.173176435,39.985371652],[-75.173320616,39.985391283],[-75.174380665,39.986542365],[-75.174301723,39.986916459],[-75.173023507,39.986752151]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2024-012101","type":"Fire Alarm Certification","inspectionDate":"2024-04-18","result":"Certified","expirationDate":"2025-04-18","buildingId":"1023667"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19121","beds":null,"baths":null,"stories":null,"lotArea":171212,"zoning":"RSA5","grade":"C","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":5942400,"taxable":0,"land":1712100,"improvement":4230300,"taxableLand":0,"taxableImprovement":0,"exemptLand":1712100,"exemptImprovement":4230300},{"y":2017,"v":5942400,"taxable":0,"land":1712100,"improvement":4230300,"taxableLand":0,"taxableImprovement":0,"exemptLand":1712100,"exemptImprovement":4230300},{"y":2018,"v":6334900,"taxable":0,"land":823537,"improvement":5511363,"taxableLand":0,"taxableImprovement":0,"exemptLand":823537,"exemptImprovement":5511363},{"y":2019,"v":6334900,"taxable":0,"land":823537,"improvement":5511363,"taxableLand":0,"taxableImprovement":0,"exemptLand":823537,"exemptImprovement":5511363},{"y":2020,"v":6334900,"taxable":0,"land":823537,"improvement":5511363,"taxableLand":0,"taxableImprovement":0,"exemptLand":823537,"exemptImprovement":5511363},{"y":2021,"v":6334900,"taxable":0,"land":823537,"improvement":5511363,"taxableLand":0,"taxableImprovement":0,"exemptLand":823537,"exemptImprovement":5511363},{"y":2022,"v":6334900,"taxable":0,"land":823537,"improvement":5511363,"taxableLand":0,"taxableImprovement":0,"exemptLand":823537,"exemptImprovement":5511363},{"y":2023,"v":6334900,"taxable":0,"land":823537,"improvement":5511363,"taxableLand":0,"taxableImprovement":0,"exemptLand":823537,"exemptImprovement":5511363},{"y":2024,"v":6334900,"taxable":0,"land":823537,"improvement":5511363,"taxableLand":0,"taxableImprovement":0,"exemptLand":823537,"exemptImprovement":5511363},{"y":2025,"v":6334900,"taxable":0,"land":823537,"improvement":5511363,"taxableLand":0,"taxableImprovement":0,"exemptLand":823537,"exemptImprovement":5511363},{"y":2026,"v":6334900,"taxable":0,"land":823537,"improvement":5511363,"taxableLand":0,"taxableImprovement":0,"exemptLand":823537,"exemptImprovement":5511363},{"y":2027,"v":6334900,"taxable":0,"land":823537,"improvement":5511363,"taxableLand":0,"taxableImprovement":0,"exemptLand":823537,"exemptImprovement":5511363}],"taxNow":0,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"134679","date":"2008-03-24","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2009-01-13","scope":"INSTALL NEW RECEPTACLES (6) IN CLASSROOMS, INSTALL NEW 2 X 4 FIXTURES IN 6 CLASSROOMS, INSTALL 2 NEW 125 AMP MLO PANELS, INSTALL NEW DATA OUTLETS IN 6 CLASSROOMS (NORTH DIST)"},{"number":"141690","date":"2008-03-28","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2008-10-21","scope":"DEMOLITION WORK IN CLASSROOM NEW CONSTRUCTION IN CLASRROM NEW PAINT NEW DOORS NEW CEILING TILE AND NEW FLOOR TILES IN CLASSROOM"},{"number":"141680","date":"2008-04-17","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2008-12-01","scope":"NEW CONSTRUCTION TO INCLUDE NEW PAINT, NEW DOORS, NEW CEILING TILE AND NEW FLOOR TILES IN CLASSROOMS 302,303,305,307 AND 313 AS PER PLANS. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL AND PLUMBING."},{"number":"146952","date":"2008-04-22","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"EXPIRED","completedDate":null,"scope":"INSTALLATION AND ROUGH IN OF 5 NEW LAB SINKS. INSTALLATION OF MAIN DRAINAGE PIPE"},{"number":"444398","date":"2012-12-31","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2013-07-27","scope":"EMERGENCY GENERATOR AND EMERGENCY LIGHTING PER 2008 NEC (SCHOOL)"},{"number":"GP-2022-011196","date":"2023-02-27","work":"Tank Install/Removal","type":"General","description":"General Permit","status":"Completed","completedDate":"2023-04-14","scope":"FOR THE REMOVAL OF ONE (1) 275 GALLON TANK. THE REMOVAL MUST COMPLY WITH THE REGULATIONS OF THE PENNSYLVANIA DEPARTMENT OF ENVIRONMENTAL PROTECTION (PADEP)."},{"number":"GP-2024-001477","date":"2024-03-01","work":"Tank Install/Removal","type":"General","description":"General Permit","status":"Completed","completedDate":"2024-04-03","scope":"FOR THE REMOVAL OF AN UNDERGROUND STORAGE TANK AS PER PLANS."},{"number":"CP-2024-000919","date":"2024-05-01","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR LEVEL I ALTERATIONS TO AN EXISTING SCHOOL. ALTERATIONS TO INCLUDE SELECT DEMOLITION, FENESTRATION REPLACEMENT, PROVIDE FINISHES/FURNISHINGS AND ENERGY EFFICIENCY IMPROVEMENTS THROUGHOUT. 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. ** ASBESTOS REMEDIATION REQUIRED ** **A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED WITHIN 9 FEET OF THE BUILDING FACADE IN ACCORDANCE WITH SECTION 3306 OF THE 2018 IBC ** ** LEVEL 1 ALTERATIONS SHALL BE DONE IN A MANNER THAT MAINTAINS THE LEVEL OF FIRE PROTECTION PROVIDED AS REQUIRED BY SECTION 703.1 OF THE 2018 IEBC **"},{"number":"EP-2024-002119","date":"2024-05-22","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-06-05","scope":"Electrical demolition and replacement of existing utility transformer, service disconnect and main distribution panel with new equipment for 2000A 208/120V three phase service to (3) new distribution panels rated 600A, 800A and 1200A. Reconnect existing feeds to (14) existing 115/230V two phase panels. Install (10) new 208/120V three phase panels and associated feeders. Disconnect/reconnect electrical branch wiring to replacement mechanical equipment. Install branch circuits to new unit ventilators fan coil units, chillers and miscellaneous building loads. Expand existing fire alarm system.-2017 NEC,2016 NFPA-72,2018 Phila Fire Code."},{"number":"MP-2024-004707","date":"2024-10-31","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-03-04","scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS, AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH THE MANUFACTURER’S SPECIFICATIONS. FOR USE AS PREVIOUSLY APPROVED. 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."},{"number":"PP-2024-014314","date":"2024-12-04","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-03-03","scope":"INSTALLATION OF NEW INTERIOR WATER DISTRIBUTION TO INCLUDE 2 BACKFLOW PREVENTERS AND INSTALLATION OF BOOSTER PUMP. INSTALLATION OF 2 FLOOR DRAINS AND 1 INDIRECT WASTE. ALL WORK IN COMPLIANCE WITH 2018 PPC AND APPROVED PLANS"},{"number":"PP-2025-012534","date":"2025-10-02","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-11-20","scope":"Replace existing water fountain with new fountain in same location."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2023,"k":"viol","w":"13 L&I violations"},{"y":2023,"k":"insp","w":"L&I: 1 failed, 3 passed"},{"y":2024,"k":"permit","w":"Tank Install/Removal"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2025,"k":"viol","w":"10 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2025,"k":"permit","w":"Alterations"},{"y":2026,"k":"viol","w":"16 L&I violations"},{"y":2026,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"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":["16 open L&I violations","failed L&I inspection activity in 2021, 2022"],"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":["6 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"2 permits not marked completed: 146952 (EXPIRED), CP-2024-000919 (Issued).","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":"16 open L&I violations","finding":"65 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 Apr 18, 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":"12 failed, 12 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jul 22, 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":"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/"}]}