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REISSUED/REWRITTEN"},{"number":"VI-2025-048143","date":"2025-06-27","code":"F-1104.28","title":"EXIT DOORS\n","status":"CLOSED","resolutionDate":"2026-05-29","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2025-048146","date":"2025-06-27","code":"F-904.5","title":"WET CHEMICAL SYSTEMS\n","status":"CLOSED","resolutionDate":"2026-05-29","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2025-048148","date":"2025-06-27","code":"F-604.6","title":"UNAPPROVED CONDITIONS\n","status":"CLOSED","resolutionDate":"2026-05-29","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2025-048151","date":"2025-06-27","code":"F-1104.3","title":"EXIT SIGN ILLUMINATION\n","status":"CLOSED","resolutionDate":"2026-05-29","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2025-048127","date":"2025-06-27","code":"F-905.11","title":"STANDPIPE LOCKING CAPS\n","status":"CLOSED","resolutionDate":"2026-05-29","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2025-048123","date":"2025-06-27","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"CLOSED","resolutionDate":"2026-05-29","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2025-048120","date":"2025-06-27","code":"F-1104.31","title":"PANIC HARDWARE\n","status":"CLOSED","resolutionDate":"2026-05-29","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2025-048119","date":"2025-06-27","code":"F-405.5","title":"RECORD KEEPING\n","status":"CLOSED","resolutionDate":"2026-05-29","resolution":"CLOSED - REISSUED/REWRITTEN"}]},{"number":"CF-2026-060502","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL PUBLIC PROPERTY","status":"IN VIOLATION","createdDate":"2026-05-29","completedDate":null,"violations":[{"number":"VI-2026-036809","date":"2026-05-29","code":"F-1004.9","title":"POSTING OF OCCUPANT LOAD\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-036792","date":"2026-05-29","code":"F-904.12.5.2","title":"COMMERCIAL SYSTEM TEST\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-036791","date":"2026-05-29","code":"F-1104.3","title":"EXIT SIGN ILLUMINATION\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-036788","date":"2026-05-29","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-036787","date":"2026-05-29","code":"F-901.6","title":"INSPECTION, TESTING & MAINTENANCE\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-036793","date":"2026-05-29","code":"F-509.1.1","title":"UTILITY IDENTIFICATION\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-036794","date":"2026-05-29","code":"F-403.5","title":"GROUP E OCCUPANCIES\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-036795","date":"2026-05-29","code":"F-404.2.3.1","title":"LOCKDOWN PLAN CONTENTS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-036796","date":"2026-05-29","code":"F-405.5","title":"RECORD KEEPING\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-036797","date":"2026-05-29","code":"F-701.2","title":"FIRE RESISTANCE RATED CONSTRUCTION\n","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2007,"n":9,"worst":null},{"y":2020,"n":8,"worst":null},{"y":2021,"n":8,"worst":null},{"y":2022,"n":6,"worst":null},{"y":2023,"n":6,"worst":null},{"y":2024,"n":5,"worst":null},{"y":2025,"n":10,"worst":null},{"y":2026,"n":10,"worst":null}],"investigations":[{"caseNumber":"63719","date":"2006-01-30","type":"CI INSP","status":"FAILED"},{"caseNumber":"62739","date":"2006-05-10","type":"CI INSP","status":"FAILED"},{"caseNumber":"63719","date":"2006-05-26","type":"CI INSP","status":"FAILED"},{"caseNumber":"63719","date":"2006-08-09","type":"CI INSP","status":"FAILED"},{"caseNumber":"63719","date":"2006-11-02","type":"CI INSP","status":"FAILED"},{"caseNumber":"63719","date":"2007-03-07","type":"CI INSP","status":"FAILED"},{"caseNumber":"105613","date":"2007-03-15","type":"CI INSP","status":"FAILED"},{"caseNumber":"62739","date":"2007-06-06","type":"CI INSP","status":"FAILED"},{"caseNumber":"105613","date":"2007-12-05","type":"CI INSP","status":"PASSED"},{"caseNumber":"63719","date":"2007-12-18","type":"CI INSP","status":"CLOSED"},{"caseNumber":"139322","date":"2007-12-18","type":"CI INSP","status":"FAILED"},{"caseNumber":"139322","date":"2008-02-12","type":"CI INSP","status":"FAILED"},{"caseNumber":"62739","date":"2008-07-02","type":"CI INSP","status":"FAILED"},{"caseNumber":"62739","date":"2009-07-22","type":"CI INSP","status":"CLOSED"},{"caseNumber":"139322","date":"2009-07-28","type":"CI INSP","status":"PASSED"},{"caseNumber":"CF-2020-037503","date":"2020-07-13","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-068933","date":"2021-07-26","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-072116","date":"2022-07-21","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-065563","date":"2023-07-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-068933","date":"2023-07-12","type":null,"status":"PASSED"},{"caseNumber":"CF-2020-037503","date":"2023-07-12","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-072116","date":"2023-07-12","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-078655","date":"2024-07-23","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-078655","date":"2025-06-27","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-065563","date":"2025-06-27","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-064686","date":"2025-06-27","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-064686","date":"2026-05-29","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-060502","date":"2026-05-29","type":null,"status":"FAILED"}],"inspYears":[{"y":2006,"fails":5,"passes":0},{"y":2007,"fails":4,"passes":1},{"y":2008,"fails":2,"passes":0},{"y":2009,"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":2024,"fails":1,"passes":0},{"y":2025,"fails":1,"passes":2},{"y":2026,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.05175211715638,"lng":-75.14769026882679,"geom":{"type":"Polygon","coordinates":[[[-75.147091645,40.051292715],[-75.148450508,40.051466894],[-75.148288903,40.052211515],[-75.146930022,40.052037335],[-75.147091645,40.051292715]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2023-004906","type":"Fire Alarm Certification","inspectionDate":"2022-07-28","result":"Certified","expirationDate":"2023-07-28","buildingId":"1122706"},{"number":"BC-2022-017927","type":"Sprinkler Certification","inspectionDate":"2022-09-29","result":"Certified","expirationDate":"2023-09-29","buildingId":"1122706"},{"number":"BC-2024-007200","type":"Sprinkler Certification","inspectionDate":"2024-01-16","result":"Certified","expirationDate":"2025-01-16","buildingId":"1122706"},{"number":"BC-2024-018111","type":"Fire Alarm Certification","inspectionDate":"2024-06-08","result":"Certified","expirationDate":"2025-06-08","buildingId":"1122706"},{"number":"BC-2025-001053","type":"Sprinkler Certification","inspectionDate":"2024-12-30","result":"Certified","expirationDate":"2025-12-30","buildingId":"1122706"},{"number":"BC-2025-015169","type":"Fire Alarm Certification","inspectionDate":"2025-05-21","result":"Certified","expirationDate":"2026-05-21","buildingId":"1122706"},{"number":"BC-2026-000883","type":"Sprinkler Certification","inspectionDate":"2026-01-03","result":"Certified","expirationDate":"2027-01-03","buildingId":"1122706"},{"number":"BC-2026-017435","type":"Fire Alarm Certification","inspectionDate":"2026-05-27","result":"Deficient","expirationDate":null,"buildingId":"1122706"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19126","beds":null,"baths":null,"stories":null,"lotArea":146850,"zoning":"RSA3","grade":"B","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":11343600,"taxable":0,"land":1468500,"improvement":9875100,"taxableLand":0,"taxableImprovement":0,"exemptLand":1468500,"exemptImprovement":9875100},{"y":2017,"v":11343600,"taxable":0,"land":1468500,"improvement":9875100,"taxableLand":0,"taxableImprovement":0,"exemptLand":1468500,"exemptImprovement":9875100},{"y":2018,"v":12092800,"taxable":0,"land":1572064,"improvement":10520736,"taxableLand":0,"taxableImprovement":0,"exemptLand":1572064,"exemptImprovement":10520736},{"y":2019,"v":12092800,"taxable":0,"land":1572064,"improvement":10520736,"taxableLand":0,"taxableImprovement":0,"exemptLand":1572064,"exemptImprovement":10520736},{"y":2020,"v":12092800,"taxable":0,"land":1572064,"improvement":10520736,"taxableLand":0,"taxableImprovement":0,"exemptLand":1572064,"exemptImprovement":10520736},{"y":2021,"v":12092800,"taxable":0,"land":1572064,"improvement":10520736,"taxableLand":0,"taxableImprovement":0,"exemptLand":1572064,"exemptImprovement":10520736},{"y":2022,"v":12092800,"taxable":0,"land":1572064,"improvement":10520736,"taxableLand":0,"taxableImprovement":0,"exemptLand":1572064,"exemptImprovement":10520736},{"y":2023,"v":12092800,"taxable":0,"land":1572064,"improvement":10520736,"taxableLand":0,"taxableImprovement":0,"exemptLand":1572064,"exemptImprovement":10520736},{"y":2024,"v":12092800,"taxable":0,"land":1572064,"improvement":10520736,"taxableLand":0,"taxableImprovement":0,"exemptLand":1572064,"exemptImprovement":10520736},{"y":2025,"v":12092800,"taxable":0,"land":1572064,"improvement":10520736,"taxableLand":0,"taxableImprovement":0,"exemptLand":1572064,"exemptImprovement":10520736},{"y":2026,"v":12092800,"taxable":0,"land":1572064,"improvement":10520736,"taxableLand":0,"taxableImprovement":0,"exemptLand":1572064,"exemptImprovement":10520736},{"y":2027,"v":12092800,"taxable":0,"land":1572064,"improvement":10520736,"taxableLand":0,"taxableImprovement":0,"exemptLand":1572064,"exemptImprovement":10520736}],"taxNow":0,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"27683","date":"2007-02-12","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2007-02-12","scope":"INSTALL CUSTOMERS SIGN - 1-5'X 8' NON-ILLUMINATING, SINGLE FACE SIGN ON 4\" X 4\" POSTS, ALUMINUM SIGN"},{"number":"56049","date":"2007-03-14","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2007-08-29","scope":"INSTALL CUSTOMERS SIGN - 1-5'X 8' NON-ILLUMINATING, SINGLE FACE SIGN ON 4\" X 4\" POSTS, ALUMINUM SIGN"},{"number":"148157","date":"2008-05-13","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2010-02-05","scope":"NEW LIGHTING AND RE-FEED NEW BOILERS IN THE BASEMENT (NORTH DIST)"},{"number":"157100","date":"2008-06-18","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2009-06-16","scope":"TANK REMOVAL 1-15,000 GALLON AND INSTALL NEW 15,000 GALLON #2 F.O. UNDERGROUND TANK AS PER PLANS"},{"number":"423296","date":"2012-09-25","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-04-11","scope":"INSTALLATION OF NEW FIRE ALARM SYSTEM PER 2008 NEC & NFPA 72"},{"number":"594862","date":"2015-04-09","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"ROOF REPLACEMENT AND MASONRY,FACADE REPAIRS. YEAR LONG PROJECT WILL INVOLVE MULTIPLE SCOPES, INCLUDING ROOF REPLACEMENT, MASONRY RESTORATION, PAINTING, AND REHAB OF EXISTING WROUGHT IRON FENCE"},{"number":"617213","date":"2015-06-12","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"EXPIRED","completedDate":null,"scope":"INSTALL 7- NEW ROOF DRAINS AND CONNECTING TO THE EXISTING RAIN WATER CONDUCTOR PIPING."},{"number":"624414","date":"2015-07-14","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"EXPIRED","completedDate":null,"scope":"INSTALL 7 NEW ROOF DRAINS AND CONNECTING TO THE EXISTING RAIN WATER CONDUCTOR PIPING (SCHOOL)THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"629822","date":"2015-08-05","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"EXPIRED","completedDate":null,"scope":"INSTALL SEVEN 27 NEW ROOF DRAINS AND CONNECTING TO THE EXISTING RAIN WATER CONDUCTOR PIPING. NO ADDITIONAL SQUARE FEET OR ROOF WAS ADDED TO THE EXISTING RWC PIPING."},{"number":"CP-2021-001300","date":"2021-06-14","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-02-03","scope":"FOR INTERIOR ALTERATIONS TO EXISTING SCHOOL INCLUDING NEW INTERIOR PARTITIONS AND INTERIOR FINISHES, TO CONVERT AN EXISTING CLASSROOM INTO A LAB, AS PER APPROVED PLANS. **REMOVAL OF ASBESTOS REQUIRED PRIOR TO START OF WORK**"},{"number":"MP-2021-003844","date":"2021-07-12","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-01-26","scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS, AND APPLIANCES WITH ASSOCIATED DUCTWORK FOR AN EXISTING SCHOOL. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH 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; SEE CP-2021-001300 FOR BUILDING PERMIT."},{"number":"EP-2021-007065","date":"2021-08-30","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-01-12","scope":"Demolition of existing electrical items in room 209 and 210. Install new light fixtures, new wiring devices, relocate existing devices, install new panel, disconnect switches and transformer as per the drawings. Replace existing fire alarm devices as indicated with new devices. ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC ,2016 NFPA-72 and 2018 PHILA FIRE CODE."},{"number":"PP-2021-010842","date":"2021-09-13","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-07-14","scope":"INSTALL INDIRECT WASTE/HUB DRAIN, NINE KITCHEN SINKS AND ONE AUTOMATIC HOT WATER RETURN ASSEMBLY ACCORDING TO THE 2018 PPC."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Addition and/or Alterations"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Alterations"},{"y":2023,"k":"viol","w":"6 L&I violations"},{"y":2023,"k":"insp","w":"L&I: 1 failed, 3 passed"},{"y":2024,"k":"viol","w":"5 L&I violations"},{"y":2024,"k":"insp","w":"Inspection failed"},{"y":2025,"k":"viol","w":"10 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 1 failed, 2 passed"},{"y":2026,"k":"viol","w":"10 L&I violations"},{"y":2026,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-19","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, 2024"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."}],"legalChecks":[{"id":"building-certifications","level":"urgent","title":"A life-safety certification is deficient","finding":"Fire Alarm Certification: Deficient; Sprinkler Certification: Certified through Jan 3, 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":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #27683: 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":"4 permits not marked completed: 594862 (EXPIRED), 617213 (EXPIRED), 624414 (EXPIRED), 629822 (EXPIRED).","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":"62 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":"18 failed, 8 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on May 29, 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/"}]}