{"asOf":"2026-07-26T05:01:08.111Z","block":"1700-1799 SNYDER AVE","blockUrl":"https://philadelphia.blockreport.homes/block/1700-1799-snyder-ave","address":"1709 SNYDER AVE","parcelNumber":"871000143","source":"https://property.phila.gov/?p=871000143","ownerType":"absentee","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"U50","buildingCodeNew":"821","buildingClass":"ROW CONV/APT 3 STY MASON","buildingClassNew":"ROW MIXED-COM/RES-BLT AS COM","useLabel":"Apartment building","owner":"WAHAB MOHAMMED A","coOwner":null,"marketValue":576500,"landAssessment":115300,"improvementAssessment":461200,"livableArea":2496,"yearBuilt":2024,"lastSale":{"price":138000,"date":"2009-12-14T05:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2023-085961","date":"2023-11-01","code":"A-104.1/5","title":"DEBRIS REMOVE- CONSTRUCTION","status":"SVN ISSUED","resolutionDate":"2023-11-01","resolution":"SVN ISSUED"},{"number":"VI-2024-006110","date":"2024-01-30","code":"A-104.1/5","title":"DEBRIS REMOVE- CONSTRUCTION","status":"SVN ISSUED","resolutionDate":"2024-01-31","resolution":"SVN ISSUED"},{"number":"VI-2024-085043","date":"2024-10-08","code":"A-301.1/34","title":"INTERIOR SEPERATIONS","status":"COMPLIED","resolutionDate":"2025-02-03","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2025-018434","date":"2025-04-01","code":"A-301.1/66","title":"PERMZ- OR REMOVE ADVERTISING","status":"CLOSED","resolutionDate":"2025-08-11","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2025-061405","date":"2025-08-14","code":"A-302.8","title":"POSTING OF PERMITS \n","status":"SVN ISSUED","resolutionDate":"2025-08-14","resolution":"SVN ISSUED"},{"number":"VI-2025-073958","date":"2025-09-20","code":"A-302.8","title":"POSTING OF PERMITS \n","status":"SVN ISSUED","resolutionDate":"2025-09-20","resolution":"SVN ISSUED"},{"number":"VI-2026-053080","date":"2026-07-14","code":"9-4902","title":"PROHIBITION AGAINST SINGLE-USE PLASTIC BAGS","status":"SVN ISSUED","resolutionDate":"2026-07-15","resolution":"SVN ISSUED"}],"violationCases":[{"number":"CF-2023-114355","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2023-11-01","completedDate":null,"violations":[{"number":"VI-2023-085961","date":"2023-11-01","code":"A-104.1/5","title":"DEBRIS REMOVE- CONSTRUCTION","status":"SVN ISSUED","resolutionDate":"2023-11-01","resolution":"SVN ISSUED"}]},{"number":"CF-2024-007517","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2024-01-31","completedDate":"2024-12-09","violations":[{"number":"VI-2024-006110","date":"2024-01-30","code":"A-104.1/5","title":"DEBRIS REMOVE- CONSTRUCTION","status":"SVN ISSUED","resolutionDate":"2024-01-31","resolution":"SVN ISSUED"}]},{"number":"CF-2024-110454","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CONSTRUCTION COMPLAINT INVESTIGATOR","status":"CLOSED","createdDate":"2024-10-08","completedDate":"2025-02-03","violations":[{"number":"VI-2024-085043","date":"2024-10-08","code":"A-301.1/34","title":"INTERIOR SEPERATIONS","status":"COMPLIED","resolutionDate":"2025-02-03","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2025-024404","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUSINESS COMPLIANCE INVESTIGATOR","status":"CLOSED","createdDate":"2025-04-02","completedDate":"2025-08-11","violations":[{"number":"VI-2025-018434","date":"2025-04-01","code":"A-301.1/66","title":"PERMZ- OR REMOVE ADVERTISING","status":"CLOSED","resolutionDate":"2025-08-11","resolution":"CLOSED - WRITTEN IN ERROR"}]},{"number":"CF-2025-086119","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"CONSTRUCTION COMPLAINT INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2025-08-14","completedDate":null,"violations":[{"number":"VI-2025-061405","date":"2025-08-14","code":"A-302.8","title":"POSTING OF PERMITS \n","status":"SVN ISSUED","resolutionDate":"2025-08-14","resolution":"SVN ISSUED"}]},{"number":"CF-2025-103447","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"CONSTRUCTION COMPLAINT INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2025-09-20","completedDate":null,"violations":[{"number":"VI-2025-073958","date":"2025-09-20","code":"A-302.8","title":"POSTING OF PERMITS \n","status":"SVN ISSUED","resolutionDate":"2025-09-20","resolution":"SVN ISSUED"}]},{"number":"CF-2026-086930","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"QOL BUSINESS COMPLIANCE INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2026-07-14","completedDate":null,"violations":[{"number":"VI-2026-053080","date":"2026-07-14","code":"9-4902","title":"PROHIBITION AGAINST SINGLE-USE PLASTIC BAGS","status":"SVN ISSUED","resolutionDate":"2026-07-15","resolution":"SVN ISSUED"}]}],"violYears":[{"y":2023,"n":1,"worst":null},{"y":2024,"n":2,"worst":null},{"y":2025,"n":3,"worst":null},{"y":2026,"n":1,"worst":null}],"investigations":[{"caseNumber":"CF-2023-114355","date":"2023-11-01","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-007517","date":"2024-01-31","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-110454","date":"2024-10-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-110454","date":"2025-02-03","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-024404","date":"2025-04-02","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-024404","date":"2025-06-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-024404","date":"2025-08-11","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-086119","date":"2025-08-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-103447","date":"2025-09-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-086930","date":"2026-07-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-086930","date":"2026-07-15","type":null,"status":null}],"inspYears":[{"y":2023,"fails":1,"passes":0},{"y":2024,"fails":2,"passes":0},{"y":2025,"fails":4,"passes":2},{"y":2026,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.92523805978419,"lng":-75.17484340544384,"geom":{"type":"Polygon","coordinates":[[[-75.174836786,39.925143962],[-75.174892766,39.925145735],[-75.174849485,39.925337056],[-75.174793607,39.925329805],[-75.174836786,39.925143962]]]},"liDistrict":"SOUTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19145","beds":null,"baths":null,"stories":3,"lotArea":1123,"zoning":"CMX2","grade":"1","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"924 GARRETT RD, UPPER DARBY PA, 19082","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2023,"v":95400,"taxable":95400,"land":95400,"improvement":0,"taxableLand":95400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":491500,"taxable":196600,"land":98300,"improvement":393200,"taxableLand":98300,"taxableImprovement":98300,"exemptLand":0,"exemptImprovement":294900},{"y":2025,"v":550000,"taxable":143000,"land":110000,"improvement":440000,"taxableLand":110000,"taxableImprovement":33000,"exemptLand":0,"exemptImprovement":407000},{"y":2026,"v":550000,"taxable":187000,"land":110000,"improvement":440000,"taxableLand":110000,"taxableImprovement":77000,"exemptLand":0,"exemptImprovement":363000},{"y":2027,"v":576500,"taxable":242130,"land":115300,"improvement":461200,"taxableLand":115300,"taxableImprovement":126830,"exemptLand":0,"exemptImprovement":334370}],"taxNow":2618,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"GM-2022-000226","date":"2022-01-11","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2023-07-17","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."},{"number":"ZP-2022-002988","date":"2022-03-25","work":"Full Demolition","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2026-02-12","scope":"FOR A COMPLETE DEMOLITION OF EXISTING STRUCTURE ON LOT."},{"number":"ZP-2022-004402","date":"2022-05-18","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2024-03-04","scope":"For the erection of an attached structure (w/roof deck and pilot house enclosing access stairs only), size and location as shown on plan/application."},{"number":"CP-2022-004026","date":"2022-11-29","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-03-04","scope":"FOR NEW CONSTRUCTION OF A THREE-STORY WOOD-FRAME ATTACHED STRUCTURE ON REINFORCED CONCRETE FOOTINGS/FOUNDATIONS WITH A ROOF DECK AND A ROOF DECK ACCESS STRUCTURE. FOR USE AS A VACANT COMMERCIAL SPACE SPACE AT THE FIRST FLOOR AND TWO-FAMILY HOUSEHOLD LIVING . BUILDING SHALL BE FULLY SPRINKLERED AS PER NFPA 13 IN THE COMMERCIAL SPACE AND NFPA 13R IN THE RESIDENTIAL PORTION. SEPARATE PERMITS REQUIRED FOR ALL MECHANICAL, ELECTRICAL, PLUMBING, AND FIRE SUPPRESSION SYSTEMS. **PROTECTION OF RIGHT-OF-WAY / PEDESTRIANS / ADJACENT PROPERTIES REQUIRED DURING ALL CONSTRUCTION.**ENERGY CODE COMPLIANCE IN ACCORDANCE WITH 2018 IECC.** AMENDED AS OF 12/18/2023 FOR A ADA RAMP ADDITION TO THE FIRST FLOOR PER APPROVED PLANS**IF FIELD CONDITIONS VARY, CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK.** FOR AN UPDATE IN SPECIAL INSPECTION DOCUMENTATION**"},{"number":"MP-2023-002239","date":"2023-07-11","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-02-22","scope":"FOR THE INSTALLATION NEW HVAC APPLIANCES, GRILLES / REGISTERS / DIFFUSERS, EXHAUSTS, AND ASSOCIATED DUCTWORK. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IMC. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURER SPECIFICATIONS. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. IF SITE CONDITIONS VARY, CONTACT DESIGN ENGINEER PRIOR TO START OF WORK. SEE CP-2022-004026 FOR ASSOCIATED BUILDING PERMIT."},{"number":"ZP-2024-011685","date":"2024-12-30","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2026-02-12","scope":"Retail Sales - Consumer Goods; Retail Sales - Food, Beverages, and Groceries"},{"number":"CP-2024-006438","date":"2025-01-29","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2026-02-11","scope":"FOR THE LEVEL II INTERIOR ALTERATIONS ON THE BASEMENT/ FIRST FLOOR OF AN EXISTING BUILDING FOR THE USE OF MERCANTILE OCCUPANCY AT THE FIRST FLOOR AND ACCESSORY STORAGE IN THE BASEMENT. ALL WORK TO BE DONE PER APPROVED PLANS. ALTERATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS, PROVIDE FINISHES/FURNISHINGS AND ACCESSIBILITY IMPROVMENTS THROUGHOUT. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2022,"k":"permit","w":"New Construction"},{"y":2023,"k":"viol","w":"L&I violation"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"insp","w":"Inspection failed"},{"y":2024,"k":"viol","w":"2 L&I violations"},{"y":2024,"k":"insp","w":"Inspection failed ×2"},{"y":2024,"k":"permit","w":"Change of Use"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"viol","w":"3 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 4 failed, 2 passed"},{"y":2026,"k":"viol","w":"L&I violation"},{"y":2026,"k":"insp","w":"Inspection failed"}],"rented":true,"licenses":[{"number":"215966","type":"Rental","status":"Inactive","businessName":"MESSINA JOHN (AGT WILLIAN FURIA)","legalName":"MESSINA JOHN","address":"1709 SNYDER AVE","revenueCode":"3202","rentalCategory":null,"units":5,"issuedDate":"2004-03-18","latestIssueDate":"2012-11-10","expirationDate":"2013-02-28","inactiveDate":"2012-12-28"},{"number":"490482","type":"Rental","status":"Active","businessName":"MOHAMMAD A WAHAB","legalName":"MOHAMMAD A WAHAB","address":"1709 SNYDER AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2009-12-24","latestIssueDate":"2026-02-26","expirationDate":"2027-02-28","inactiveDate":null},{"number":"1011155","type":"Food Establishment, Retail Permanent Location","status":"Active","businessName":"Good Life Convenience 1 Inc","legalName":"Good Life Convenience 1 Inc","address":"1709 SNYDER AVE","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2026-06-24","latestIssueDate":"2026-06-24","expirationDate":"2027-06-23","inactiveDate":null}],"licenseActivity":[{"number":"1011155","type":"Food Establishment, Retail Permanent Location","businessName":"Good Life Convenience 1 Inc","legalName":"Good Life Convenience 1 Inc","issuedDate":"2026-06-24","latestIssueDate":"2026-06-24","closureDate":null,"expirationDate":"2027-06-23","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"490482","type":"Rental","businessName":"MOHAMMAD A WAHAB","legalName":"MOHAMMAD A WAHAB","issuedDate":"2009-12-24","latestIssueDate":"2026-02-26","closureDate":null,"expirationDate":"2027-02-28","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"215966","type":"Rental","businessName":"MESSINA JOHN (AGT WILLIAN FURIA)","legalName":"MESSINA JOHN","issuedDate":"2004-03-18","latestIssueDate":"2012-11-10","closureDate":"2012-12-28","expirationDate":"2013-02-28","inactiveDate":"2012-12-28","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","units":2,"signals":[{"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":["3 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":"The record identifies more than one dwelling/use.","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":"1 permit not marked completed: GM-2022-000226 (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":"mixed-use","level":"verify","title":"Residential and business space run on separate compliance tracks","finding":"OPA classifies this parcel as mixed-use.","why":"The zoning/use and occupancy file must cover the actual residential and commercial spaces. Dwelling units can require Rental Licenses and lead compliance; the operator can separately need an Activity License and sector license; installed fire systems can require annual certification.","action":"Match every dwelling and business use to the zoning permit, CO, current operator licenses, and life-safety filings.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"rental-license","level":"verify","title":"A rental license does not transfer with the deed","finding":"1 active Rental License record matched.","why":"If dwelling space is rented, the buyer must obtain a new annual Rental License; the seller’s license is not transferable. New applications require proof of ownership and legal occupancy, tax compliance, no open L&I violations, and lead compliance where applicable.","action":"Plan the buyer’s replacement license before settlement.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (924 GARRETT RD, UPPER DARBY PA, 19082).","why":"A tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.","action":"Verify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"8 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was unlabeled on Jul 15, 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":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as mixed-use. 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 7 historical violations across 7 cases.","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/"}]}