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ROOMS\n","status":"OPEN","resolutionDate":null,"resolution":null}]},{"number":"238726","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"1709862","date":"2010-06-08","code":"A-302.11/1","title":"PERMB- WK DONE W/O NOTIFY INSP","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"271165","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"2023403","date":"2010-09-28","code":"A-302.11/1","title":"PERMB- WK DONE W/O NOTIFY INSP","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2008,"n":6,"worst":null},{"y":2010,"n":2,"worst":null},{"y":2020,"n":14,"worst":null},{"y":2021,"n":22,"worst":null},{"y":2022,"n":12,"worst":null},{"y":2023,"n":12,"worst":null},{"y":2024,"n":22,"worst":null},{"y":2025,"n":10,"worst":null},{"y":2026,"n":5,"worst":null}],"investigations":[{"caseNumber":"61980","date":"2006-05-04","type":"CI INSP","status":"FAILED"},{"caseNumber":"61980","date":"2007-07-18","type":"CI INSP","status":"PASSED"},{"caseNumber":"167450","date":"2008-06-30","type":"CI INSP","status":"FAILED"},{"caseNumber":"177058","date":"2008-09-03","type":"CI INSP","status":"FAILED"},{"caseNumber":"167450","date":"2008-09-08","type":"CI INSP","status":"CLOSED"},{"caseNumber":"177058","date":"2008-12-30","type":"CI INSP","status":"FAILED"},{"caseNumber":"177058","date":"2009-01-20","type":"CI INSP","status":"FAILED"},{"caseNumber":"177058","date":"2009-02-19","type":"CI INSP","status":"FAILED"},{"caseNumber":"177058","date":"2009-12-22","type":"CI INSP","status":"PASSED"},{"caseNumber":"CF-2020-036175","date":"2020-07-09","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-065785","date":"2021-07-19","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-065156","date":"2022-07-05","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-083663","date":"2022-08-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-083663","date":"2022-09-13","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-065156","date":"2023-07-24","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-065785","date":"2023-07-24","type":null,"status":"PASSED"},{"caseNumber":"CF-2020-036175","date":"2023-07-24","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-070413","date":"2023-07-24","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-070413","date":"2024-07-17","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-075810","date":"2024-07-17","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-041735","date":"2025-05-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-075810","date":"2025-06-20","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-060709","date":"2025-06-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-060709","date":"2026-06-22","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-073956","date":"2026-06-22","type":null,"status":"FAILED"}],"inspYears":[{"y":2006,"fails":1,"passes":0},{"y":2007,"fails":0,"passes":1},{"y":2008,"fails":3,"passes":0},{"y":2009,"fails":2,"passes":1},{"y":2020,"fails":1,"passes":0},{"y":2021,"fails":1,"passes":0},{"y":2022,"fails":2,"passes":1},{"y":2023,"fails":1,"passes":3},{"y":2024,"fails":1,"passes":1},{"y":2025,"fails":2,"passes":1},{"y":2026,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.082237457644275,"lng":-74.97345008394353,"geom":{"type":"Polygon","coordinates":[[[-74.975223468,40.082272398],[-74.97395589,40.083914295],[-74.973305831,40.08360719],[-74.973002033,40.084004973],[-74.972801707,40.083836509],[-74.972962013,40.083632956],[-74.973040869,40.083570249],[-74.972731901,40.083187813],[-74.971949298,40.081935075],[-74.971765001,40.081713569],[-74.972196782,40.081419968],[-74.973035822,40.080356455],[-74.973383788,40.080660451],[-74.974055154,40.081359864],[-74.975223468,40.082272398]]]},"liDistrict":null,"certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":false,"permits":true,"licenses":true},"zip":"19154","beds":null,"baths":null,"stories":null,"lotArea":656884,"zoning":"RSD3","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":[{"type":"Zoning board appeal","grounds":"PERMIT IS TO DOCUMENT TRUE PROPERTY LINES (REMOVE LINE RUNNING THROUGH LOT), LEGALIZE EXISTING SIZE AND CONFIGURATION OF FIELD HOUSE STRUCTURE, ERECTION OF 8' HIGH FENCING, AND RECONFIGURATION OF EXISTING BUS PARKING LOT, INTO A CAR PARKING","status":"CLOSED","outcome":"Granted","date":"2007-02-27","number":"1036","relatedPermit":"060421070"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":6587500,"taxable":0,"land":407100,"improvement":6180400,"taxableLand":0,"taxableImprovement":0,"exemptLand":407100,"exemptImprovement":6180400},{"y":2017,"v":6587500,"taxable":0,"land":407100,"improvement":6180400,"taxableLand":0,"taxableImprovement":0,"exemptLand":407100,"exemptImprovement":6180400},{"y":2018,"v":6785100,"taxable":0,"land":882063,"improvement":5903037,"taxableLand":0,"taxableImprovement":0,"exemptLand":882063,"exemptImprovement":5903037},{"y":2019,"v":6785100,"taxable":0,"land":882063,"improvement":5903037,"taxableLand":0,"taxableImprovement":0,"exemptLand":882063,"exemptImprovement":5903037},{"y":2020,"v":6785100,"taxable":0,"land":882063,"improvement":5903037,"taxableLand":0,"taxableImprovement":0,"exemptLand":882063,"exemptImprovement":5903037},{"y":2021,"v":6785100,"taxable":0,"land":882063,"improvement":5903037,"taxableLand":0,"taxableImprovement":0,"exemptLand":882063,"exemptImprovement":5903037},{"y":2022,"v":6785100,"taxable":0,"land":882063,"improvement":5903037,"taxableLand":0,"taxableImprovement":0,"exemptLand":882063,"exemptImprovement":5903037},{"y":2023,"v":6785100,"taxable":0,"land":882063,"improvement":5903037,"taxableLand":0,"taxableImprovement":0,"exemptLand":882063,"exemptImprovement":5903037},{"y":2024,"v":6785100,"taxable":0,"land":882063,"improvement":5903037,"taxableLand":0,"taxableImprovement":0,"exemptLand":882063,"exemptImprovement":5903037},{"y":2025,"v":6785100,"taxable":0,"land":882063,"improvement":5903037,"taxableLand":0,"taxableImprovement":0,"exemptLand":882063,"exemptImprovement":5903037},{"y":2026,"v":6785100,"taxable":0,"land":882063,"improvement":5903037,"taxableLand":0,"taxableImprovement":0,"exemptLand":882063,"exemptImprovement":5903037},{"y":2027,"v":6785100,"taxable":0,"land":882063,"improvement":5903037,"taxableLand":0,"taxableImprovement":0,"exemptLand":882063,"exemptImprovement":5903037}],"taxNow":0,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"45348","date":"2007-01-26","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2009-03-05","scope":"NEW FIRE ALARM SYSTEM IN EXISTING SCHOOL ONLY, SEPARATE PER HAS BEEN ISSUED FOR ELECTRICAL WORK ONLY UNDER PERMIT #33696"},{"number":"56890","date":"2007-03-19","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2009-04-01","scope":"INSTALLATION OF ONE (1) 10,000 GAL. #2 F.O. UST-ALL WORK TO BE IN ACCORDANCE ITH PENNSYLVANIA D.E.P. REGULATIONS, ALL APPLICAPLE CODES , NFPA 30 AND NFPA 31"},{"number":"56891","date":"2007-03-19","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2009-03-23","scope":"REMOVE AND DISPOSAL ONE (1) 10,000 GAL. #2 F.O. UST"},{"number":"77311","date":"2007-06-22","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2010-09-01","scope":"INSTALLATION OF NEW DUCTWORK, ACCESSORY MECHANICALS, HVAC SYSTEM, AS PER PLANS"},{"number":"80035","date":"2007-07-20","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2008-10-23","scope":"INSTALL SPRINKLER SYSTEM ON 2ND FLR., SECTOR 4"},{"number":"88346","date":"2007-08-22","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2008-10-23","scope":"INSTALLATION OF SPRINKLER SYSTEM ON 2ND FL. SECTORS 3 & 6"},{"number":"87611","date":"2007-08-22","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2009-03-03","scope":"INSTALLATION OF SPRINKLER SYSTEM ON 2ND FLR. SECTORS 1 & 5"},{"number":"76236","date":"2007-08-22","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2009-03-03","scope":"INSTALL SPRINKLER SYSTEM ON 2ND FLR., SECTOR 2 ONLY"},{"number":"93465","date":"2007-09-18","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2009-03-03","scope":"INSTALLATION OF SPRINKLER SYSTEM IN 1ST FLR., SECTOR 2, AS PART OF PHASED INSTALLATION."},{"number":"104035","date":"2007-09-26","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2008-10-23","scope":"INSTALLATION OF SPRINKLER SYSTEM IN FIRST FLOOR, SECTORS 386, ZONE #2"},{"number":"98167","date":"2008-01-16","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2009-03-03","scope":"INSTALL SPRINKLER SYSTEM"},{"number":"142506","date":"2008-05-15","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2008-10-23","scope":"INSTALLATION OF SPRINKLER SYSTEM ON 1ST FLR., SECTORS ONE AND FIVE, ZONE ONE PER SUBMITTED SEALED PLANS AND HYD. CALS. BFP NOT INCLUDED."},{"number":"167360","date":"2008-07-28","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2008-09-09","scope":"2ND FLOOR CONNECT TELEPHONE SWITCH TO EXISTING CROSS CONNECT PANEL AND BLOCKS."},{"number":"171597","date":"2008-08-22","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2010-09-02","scope":"COMMERCIAL KITCHEN FIRE SUPRESSION SYSTEM"},{"number":"167386","date":"2008-10-07","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2009-03-03","scope":"AMENDING PERMIT #104035 TO INSTALL NEW BACKFLOW PREVENTER."},{"number":"238726","date":"2009-10-26","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2011-10-18","scope":"INSTALL NEW A/C UNIT SYSTEM AS PER PLANS"},{"number":"218327","date":"2009-10-29","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2011-10-18","scope":"CREATE A NEW COREPSITE AND DISASTER REVOVERTY ROOM AT GRADE LEVEL INSTALLATION READILY ACCESSIBLE FROM THE BLDG. EXTERIOR ONLY, AND NOT ACCESSIBLE FROM WITHIN THE SCHOOL AS PER PLAN."},{"number":"242280","date":"2009-12-16","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2011-03-23","scope":"NEW STANDBY GENERATOR WITH AUTO TRANSFER SWITCH TO PANELBOARD TELECOM ROOM INCLUDING BRANCH POWER DIST, LOW VOLT POWER, LIGHTING AND EXPANSION OF EXISTING INTRUSION DETECTION AND CCTV AS PER 2005 NEC(EAST DISTRICT) AND ADDITION OF PULL STATION,HORN AND STROBE DEVICE AND SMOKE DETECTOR ON EXISTING FIRE ALARM SYSTEM. AS PER NFPA72"},{"number":"271165","date":"2010-05-18","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2011-10-18","scope":"INSTALLATION OF AN AUTOMATIC CLEAN AGENT FIRE SUPPRESSION SYSTEM IN I.T. ROOM"},{"number":"283669","date":"2010-06-10","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"HVAC CONTROLS FOR (2) NEW LIEBERT UNITS, ALL CONTROLS 24V OR LESS AS PER 2008 NEC"},{"number":"451697","date":"2013-03-12","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2013-12-18","scope":"REMOVE AND REPLACE ROOF AND COPING OF EXISTING BUILDING AS PER PLANS."},{"number":"831297","date":"2017-12-13","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-05-10","scope":"INSTALL 800AMP 480/277 VOLT PANEL, POWER TO CHILLERS AND CHILLER PUMPS AS PER 2008 NEC (EAST DISTRICT)"},{"number":"831210","date":"2018-03-02","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2019-01-28","scope":"FOR THE INSTALLATION OF MECHANICAL APPLIANCES INCLUDING CHILLERS AND THREE CONDENSER WATER PUMPS AS PER PLANS"},{"number":"935773","date":"2019-02-22","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"RELOCATE (27) LIGHT FIXTURES, POWER (8) VAV UNITS, POWER (1) RTU-1 UNIT, INSTALL 100 AMP PPL PANEL AND ASSOCIATED FEEDER AS PER 2008 NEC (E DIST)"},{"number":"936135","date":"2019-03-04","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2020-01-10","scope":"FOR MECHANICAL ALTERATIONS TO EXISTING STRUCTURE (ANNEX), TO INCLUDE NEW RTU'S WITH REGISTERS/DIFFUSERS, AND ASSOCIATED DUCT WORK, AS PER APPROVED PLANS."},{"number":"953631","date":"2019-03-04","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2020-01-10","scope":"FOR STRUCTURAL ALTERATIONS TO EXISTING ROOF TO ACCOMODATE THE PROPOSED LOADS IMPOSED BY THE PROPOSED MECHANICAL EQUIPMENT, AS PER APPROVED PLANS. SEE APP# 936135 FOR APPROVED PLANS."},{"number":"995175","date":"2019-07-31","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"INSTALL (1) 208VOLT, 3 PHASE, 400AMP CIRCUIT TO UPS , INSTALL (3) 208/20V 3 PHASE, 4 WIRE, 150AMP PANELS, INSTALL (36) 208VOLT, 3 PHASE, 20AMP RECEPTACLES L21-20. INSTALL (2) CEILING MOUNT LED LIGHT FIXTURES, INSTALL (1) 208VOLT, 1 PHASE, 30 AMP, A/C **NO FIRE ALARM ON THIS PERMIT** ALL WORK TO BE DONE TO '17 NEC. ** WORK TO BE TO '17 NEC**"},{"number":"26491","date":"2019-08-23","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2019-08-23","scope":"ERECT 2 TENTS 8/05/19, EVENT DATE 8/07/19, TENT REMOVAL 8/09/19"}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2019,"k":"permit","w":"Mechanical"},{"y":2019,"k":"permit","w":"Major alteration"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"Operations"},{"y":2023,"k":"viol","w":"12 L&I violations"},{"y":2023,"k":"insp","w":"L&I: 1 failed, 3 passed"},{"y":2024,"k":"viol","w":"22 L&I violations"},{"y":2024,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2025,"k":"viol","w":"10 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2026,"k":"viol","w":"5 L&I violations"},{"y":2026,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-25","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":["6 open L&I violations","failed L&I inspection activity in 2021, 2022, 2025"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #1036: CLOSED · Granted; related permit 060421070.","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":"2 permits not marked completed: 935773 (Issued), 995175 (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":"6 open L&I violations","finding":"105 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":"15 failed, 9 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Jun 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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"13 fire/suppression-related permits 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/"}]}