{"asOf":"2026-07-30T00:37:43.287Z","block":"1800-1899 RIDGE AVE","blockUrl":"https://philadelphia.blockreport.homes/block/1800-1899-ridge-ave","address":"1811-13 RIDGE AVE","parcelNumber":"871000318","source":"https://property.phila.gov/?p=871000318","ownerType":"absentee","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"SC","buildingCodeNew":"817","buildingClass":"VACANT LAND COMMER < ACRE","buildingClassNew":"DET MIXED-COM/RES-BLT AS COM","useLabel":"Mixed-use","owner":"BASS MARK","coOwner":null,"marketValue":1069500,"landAssessment":213900,"improvementAssessment":855600,"livableArea":4650,"yearBuilt":2022,"lastSale":{"price":865000,"date":"2021-08-06T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2020-032555","date":"2020-09-02","code":"A-302.10/2","title":"WORK NOT ACCORDING TO PLANS","status":"COMPLIED","resolutionDate":"2021-04-22","resolution":"COMPLIED - PERMIT OBTAINED","latestInvestigationDate":"2021-04-22","underAppeal":false,"noticeUrl":null},{"number":"VI-2024-090650","date":"2024-11-06","code":"9-4902","title":"PROHIBITION AGAINST SINGLE-USE PLASTIC BAGS","status":"COMPLIED","resolutionDate":"2024-12-16","resolution":"COMPLIED - 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OWNER REPAIR","latestInvestigationDate":"2026-04-27","underAppeal":false,"noticeUrl":null}],"violationCases":[{"number":"CF-2020-058026","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2020-09-01","completedDate":"2021-04-22","noticeUrl":null,"violations":[{"number":"VI-2020-032555","date":"2020-09-02","code":"A-302.10/2","title":"WORK NOT ACCORDING TO PLANS","status":"COMPLIED","resolutionDate":"2021-04-22","resolution":"COMPLIED - PERMIT OBTAINED","latestInvestigationDate":"2021-04-22","underAppeal":false,"noticeUrl":null}]},{"number":"CF-2024-118090","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUSINESS COMPLIANCE INVESTIGATOR","status":"CLOSED","createdDate":"2024-11-06","completedDate":"2025-01-16","noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855522366&hash=3909874BB6D727E70DB20627DEDB47BFE6C0059BA533BBCDF5486C3C3ADDA45A","violations":[{"number":"VI-2024-090650","date":"2024-11-06","code":"9-4902","title":"PROHIBITION AGAINST SINGLE-USE PLASTIC BAGS","status":"COMPLIED","resolutionDate":"2024-12-16","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2024-12-16","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855522366&hash=3909874BB6D727E70DB20627DEDB47BFE6C0059BA533BBCDF5486C3C3ADDA45A"},{"number":"VI-2024-090651","date":"2024-11-06","code":"F-912.4.1","title":"FDC LOCKING CAPS\n","status":"COMPLIED","resolutionDate":"2024-12-16","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2024-12-16","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855522366&hash=3909874BB6D727E70DB20627DEDB47BFE6C0059BA533BBCDF5486C3C3ADDA45A"}]},{"number":"CF-2025-006575","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2025-01-30","completedDate":"2025-02-22","noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855543489&hash=517EE49CB85259B50055D9E228B2359F697738E5E8764E7C6475219FDEF73BDA","violations":[{"number":"VI-2025-005275","date":"2025-01-30","code":"PM15-504.1","title":"PLUMBING SYSTEMS- GENERAL","status":"COMPLIED","resolutionDate":"2025-02-22","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2025-02-22","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855543489&hash=517EE49CB85259B50055D9E228B2359F697738E5E8764E7C6475219FDEF73BDA"},{"number":"VI-2025-005292","date":"2025-01-30","code":"PM15-506.1","title":"PLUMBING SYSTEMS- SANITARY DRAINAGE","status":"COMPLIED","resolutionDate":"2025-02-22","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2025-02-22","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855543489&hash=517EE49CB85259B50055D9E228B2359F697738E5E8764E7C6475219FDEF73BDA"},{"number":"VI-2025-005291","date":"2025-01-30","code":"PM15-504.3","title":"PLUMBING SYSTEMS- HAZARDS","status":"COMPLIED","resolutionDate":"2025-02-22","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2025-02-22","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855543489&hash=517EE49CB85259B50055D9E228B2359F697738E5E8764E7C6475219FDEF73BDA"}]},{"number":"CF-2025-084690","type":"NOTICE OF VIOLATION","priority":"ADMINISTRATIVE NOTICE OF VIOLATION","responsibility":"QOL NUISANCE PROPERTY INVESTIGATOR","status":"CLOSED","createdDate":"2025-08-12","completedDate":"2026-04-27","noticeUrl":null,"violations":[{"number":"VI-2025-060619","date":"2025-08-12","code":"A-301.1/65","title":"NEW USE","status":"COMPLIED","resolutionDate":"2025-09-15","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2026-04-27","underAppeal":false,"noticeUrl":null},{"number":"VI-2025-060620","date":"2025-08-12","code":"A-301.1/66","title":"PERMZ- OR REMOVE ADVERTISING","status":"COMPLIED","resolutionDate":"2026-03-25","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2026-04-27","underAppeal":false,"noticeUrl":null},{"number":"VI-2025-060621","date":"2025-08-12","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2026-03-25","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED","latestInvestigationDate":"2026-04-27","underAppeal":false,"noticeUrl":null},{"number":"VI-2025-060622","date":"2025-08-12","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2026-03-25","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED","latestInvestigationDate":"2026-04-27","underAppeal":false,"noticeUrl":null},{"number":"VI-2025-060623","date":"2025-08-12","code":"F-1010.1.9.5","title":"BOLT LOCKS\n","status":"COMPLIED","resolutionDate":"2026-03-25","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2026-04-27","underAppeal":false,"noticeUrl":null},{"number":"VI-2025-060624","date":"2025-08-12","code":"F-604.5 ","title":"EXTENSION CORDS\n","status":"COMPLIED","resolutionDate":"2025-09-15","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2026-04-27","underAppeal":false,"noticeUrl":null}]}],"violYears":[{"y":2020,"n":1,"worst":null},{"y":2024,"n":2,"worst":null},{"y":2025,"n":9,"worst":null}],"investigations":[{"caseNumber":"CF-2020-058026","date":"2020-09-02","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-058026","date":"2020-10-07","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-058026","date":"2021-02-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-058026","date":"2021-02-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-058026","date":"2021-04-22","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-118090","date":"2024-11-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-118090","date":"2024-12-16","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-006575","date":"2025-01-30","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-006575","date":"2025-02-22","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-084690","date":"2025-08-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-084690","date":"2025-08-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-084690","date":"2025-09-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-084690","date":"2025-10-21","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-084690","date":"2026-03-25","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-084690","date":"2026-04-27","type":null,"status":"PASSED"}],"inspYears":[{"y":2020,"fails":2,"passes":0},{"y":2021,"fails":2,"passes":1},{"y":2024,"fails":1,"passes":1},{"y":2025,"fails":5,"passes":1},{"y":2026,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.9721840254457,"lng":-75.16618847522467,"geom":{"type":"Polygon","coordinates":[[[-75.166291336,39.97223964],[-75.166104115,39.972215788],[-75.166116229,39.972159502],[-75.166200996,39.97211306],[-75.166291336,39.97223964]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2025-033159","type":"Fire Alarm Certification","inspectionDate":"2025-12-18","result":"Certified","expirationDate":"2026-12-18","buildingId":"1547059"},{"number":"BC-2026-002809","type":"Sprinkler Certification","inspectionDate":"2025-12-29","result":"Certified","expirationDate":"2026-12-29","buildingId":"1547059"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19130","beds":null,"baths":null,"stories":null,"lotArea":1281,"zoning":"CMX2.5","grade":"B+","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"4017 BRIAR LN, LAFAYETTE HILL PA, 19444","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2025,"v":195500,"taxable":39100,"land":39100,"improvement":156400,"taxableLand":39100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":156400},{"y":2026,"v":195500,"taxable":39100,"land":39100,"improvement":156400,"taxableLand":39100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":156400},{"y":2027,"v":1069500,"taxable":213900,"land":213900,"improvement":855600,"taxableLand":213900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":855600}],"taxNow":547,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"956219","date":"2019-05-01","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2021-07-21","scope":"NEW CONSTRUCTION OF FOUR (4) STORY ABOVE GRADE PLANE, W. BASEMENT & PRIVATE ROOF DECK, MIXED-USE TWO-FAMILY DWELLING & COMMERCIAL USE BUILDING OF LIGHT-FRAME WOOD, MINOR STRUCTURAL STEEL, & SHALLOW CONCRETE FOUNDATION PER APPROVED PLANS; BUILDING TO BE FULLY SPRINKLERED W. MIN. NFPA 13/13R. SEPARATE PERMIT REQ'D FOR FITOUT OF BASEMENT & 1ST FLOOR VACANT COMMERCIAL SPACE & ANY MECH., ELEC., PLUMB., & FIRESUPP WORK. ALL MEANS OF PEDESTRIAN PROTECTION TO BE IN PLACE PRIOR TO START OF WORK. AMENDMENT ISSUED ON 4/13/2021 TO REMOVE PREVIOUSLY APPROVED NON-COMPLAINT RAMP FROM PLANS."},{"number":"1028380","date":"2019-11-19","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-07-21","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES- For the installation if New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans."},{"number":"1026984","date":"2019-12-20","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2021-07-21","scope":"FOR THE INSTALLATION OF AN AUTOMATIC WET SPRINKLER SYSTEM THROUGHOUT A FOUR (4) STORY MIXED-USE BUILDING TO INCLUDE A NEW TWO (2) INCH FIRE SERVICE LINE AND A NEW FOUR (4) INCH BACKFLOW PREVENTION DEVICE. ALL WORK TO BE DONE PER PLANS AND IN ACCORDANCE WITH NFPA 13 (BASEMENT & 1ST FLOOR COMMERCIAL SPACE) AND NFPA 13R (2ND THROUGH 4TH FLOOR RESIDENTIAL OCCUPANCY) BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"1032586","date":"2020-01-14","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-06-30","scope":"ELECTRICAL; 400 AMP INCOMING SERVICE. WIRING THROUGH OF THE 2 APTS AND COMMERCIAL AREA PER 2008 NEC (CC DIST) INSTALL COMPLETE FIRE ALARM SYSTEM PER ENGINNER SEALED AND CITY APPROVED DRAWINGS."},{"number":"1034578","date":"2020-02-28","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-07-16","scope":"STUB OUT 1ST FLOOR WATER & DRAIN FOR FUTURE USE, ALL ROUGH IN & FINISH PIPIN FOR APTS. INSTALL SEWAGE EJECTOR & SUMP PUMP IN BASEMENT. AS PER 2004 PLUMBING CODE."},{"number":"PP-2020-005178","date":"2020-07-20","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-02-08","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-2021-011230","date":"2021-10-07","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Retail Sales - Food, Beverages, and Groceries"},{"number":"AP-2022-000199","date":"2022-05-19","work":"Certificate of Occupancy (CO) (may inclu…","type":"Administrative","description":"Administrative Permit","status":"Completed","completedDate":"2022-06-14","scope":"FOR CERTIFICATE OF OCCUPANCY. NO ALTERATIONS ALLOWED UNDER THIS PERMIT."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2020,"k":"permit","w":"New Construction or Additions"},{"y":2020,"k":"viol","w":"L&I violation"},{"y":2020,"k":"permit","w":"New Construction or Additions"},{"y":2021,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2021,"k":"land","p":865000},{"y":2021,"k":"permit","w":"Change of Use"},{"y":2022,"k":"permit","w":"Certificate of Occupancy (CO) (may inclu…"},{"y":2024,"k":"viol","w":"2 L&I violations"},{"y":2024,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2025,"k":"viol","w":"9 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 5 failed, 1 passed"},{"y":2026,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":false,"licenses":[{"number":"881869","type":"Food Establishment, Retail Permanent Location","status":"Active","businessName":"FAIRMOUNT MINI MKT INC","legalName":"FAIRMOUNT MINI MKT INC","address":"1811-13 RIDGE AVE","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2021-11-22","latestIssueDate":"2025-10-10","expirationDate":"2026-11-21","inactiveDate":null}],"licenseActivity":[{"number":"881869","type":"Food Establishment, Retail Permanent Location","businessName":"FAIRMOUNT MINI MKT INC","legalName":"FAIRMOUNT MINI MKT INC","issuedDate":"2021-11-22","latestIssueDate":"2025-10-10","closureDate":null,"expirationDate":"2026-11-21","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-28","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 447% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $195,500 to $1,069,500","no permit shown in 2026-2028"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"The history also contains “NEW 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":"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-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as mixed-use; no active Rental License row matched.","why":"A multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.","action":"Confirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.","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":"11 failed, 4 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Apr 27, 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":"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 12 historical violations across 4 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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Dec 18, 2026; Sprinkler Certification: Certified through Dec 29, 2026","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":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"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/"}]}