{"asOf":"2026-07-21T20:43:54.685Z","block":"0-99 S 20TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/0-99-s-20th-st","address":"16 S 20TH ST","parcelNumber":"871005800","source":"https://property.phila.gov/?p=871005800","ownerType":"investor","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"Y70","buildingCodeNew":"821","buildingClass":"STR/OFF+APT 4 STY MASONRY","buildingClassNew":"ROW MIXED-COM/RES-BLT AS COM","useLabel":"Apartment building","owner":"SUNRISE TORRESDALE INC","coOwner":null,"marketValue":977200,"landAssessment":195400,"improvementAssessment":781800,"livableArea":3204,"yearBuilt":1900,"lastSale":{"price":2150000,"date":"2024-08-29T04:00:00Z"},"openViolations":0,"violations":[{"number":"4896555","date":"2018-09-19","code":"PM15-314","title":"PIERS AND WATERFRT STRUCT INSP","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4807343","date":"2018-09-12","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"655538","type":"STANDARD","priority":"STANDARD","responsibility":"AIU","status":"CLOSED","createdDate":"2018-09-19","completedDate":"2019-01-23","violations":[{"number":"4896555","date":"2018-09-19","code":"PM15-314","title":"PIERS AND WATERFRT STRUCT INSP","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"855853","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"4807343","date":"2018-09-12","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2018,"n":2,"worst":null}],"investigations":[{"caseNumber":"655538","date":"2018-09-19","type":"AIU INSP","status":"FAILED"},{"caseNumber":"655538","date":"2018-10-24","type":"AIU INSP","status":"FAILED"},{"caseNumber":"655538","date":"2018-12-11","type":"AIU INSP","status":"CLOSED"},{"caseNumber":"655538","date":"2019-01-23","type":"PRECOURT","status":"PASSED"}],"inspYears":[{"y":2018,"fails":2,"passes":0},{"y":2019,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.95274465284739,"lng":-75.17353158552694,"geom":{"type":"Polygon","coordinates":[[[-75.173434697,39.952757621],[-75.173445372,39.952708896],[-75.173628474,39.952731684],[-75.173617797,39.95278041],[-75.173434697,39.952757621]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2025-002673","type":"Fire Alarm Certification","inspectionDate":"2025-01-30","result":"Certified","expirationDate":"2026-01-30","buildingId":"1550434"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19103","beds":null,"baths":null,"stories":null,"lotArea":936,"zoning":"CMX4","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"7217 TORRESDALE AVE, PHILADELPHIA PA, 19135","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR CHANGE USE OF 2ND & 3rd + 4TH FLOORS TO 2 FAMILY, HOUSEHOLD LIVING\nABOVE EXISTING TAKE-OUT RESTARAUNT","status":"OPEN","outcome":"Granted","date":"2018-12-19","number":"35150","relatedPermit":"899228"},{"type":"BBS Permit Denial","grounds":"Amendment to previously issued permit AP#865495 to legalize breaches within the party wall, including an opening into 18 S 20th Street within the basement, and for utilities and sprinkler piping at the basement through fourth floors, as per","status":"Completed","outcome":"Approved","date":"2022-05-17","number":"865495","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":483800,"taxable":461300,"land":187200,"improvement":296600,"taxableLand":187200,"taxableImprovement":274100,"exemptLand":0,"exemptImprovement":22500},{"y":2017,"v":483800,"taxable":461300,"land":187200,"improvement":296600,"taxableLand":187200,"taxableImprovement":274100,"exemptLand":0,"exemptImprovement":22500},{"y":2018,"v":779600,"taxable":779600,"land":155920,"improvement":623680,"taxableLand":155920,"taxableImprovement":623680,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":802900,"taxable":802900,"land":160580,"improvement":642320,"taxableLand":160580,"taxableImprovement":642320,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":810900,"taxable":810900,"land":162180,"improvement":648720,"taxableLand":162180,"taxableImprovement":648720,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":810900,"taxable":810900,"land":162180,"improvement":648720,"taxableLand":162180,"taxableImprovement":648720,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":810900,"taxable":810900,"land":162180,"improvement":648720,"taxableLand":162180,"taxableImprovement":648720,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":1007700,"taxable":1007700,"land":201540,"improvement":806160,"taxableLand":201540,"taxableImprovement":806160,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":1007700,"taxable":1007700,"land":201540,"improvement":806160,"taxableLand":201540,"taxableImprovement":806160,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":973900,"taxable":973900,"land":194780,"improvement":779120,"taxableLand":194780,"taxableImprovement":779120,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":973900,"taxable":973900,"land":194780,"improvement":779120,"taxableLand":194780,"taxableImprovement":779120,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":977200,"taxable":977200,"land":195400,"improvement":781800,"taxableLand":195400,"taxableImprovement":781800,"exemptLand":0,"exemptImprovement":0}],"taxNow":13633,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"390083","date":"2012-02-27","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2012-04-03","scope":"REPLACE/REPIR CRACKED AND DAMAGED BRICK AT 1ST FLOOR WINDOW, LEFT SIDE HEAD OF WINDOW. INSTALL 1 STAR BOLT THROUGH TO 3 FLOOR JOISTS, PROVIDE BLOCKING IN JOISTS."},{"number":"746594","date":"2017-02-08","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2017-02-08","scope":"FOR THREE (3) FAMILY DWELLING (MULTI-FAMILY DWELLING) FROM 2ND THRU 4TH FLOORS WITH EXISTING DRY CLEANING DROP OFF AND PICK UP ONLY AND TAILOR SHOPS (NO ON-PREMISE DRY CLEANING) (FOR MAINTENANCE AND REPAIR OF CONSUMER GOODS) ON 1ST FLOOR AS PREVIOUSLY APPROVED IN AN EXISTING STRUCTURE. NO SIGN ON THIS PERMIT."},{"number":"805881","date":"2017-08-04","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2018-08-03","scope":"INTERIOR DEMO OF NON LOAD BEARING PARTITONS ONLY. (MIXED USE)"},{"number":"855853","date":"2018-03-12","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-11-30","scope":"SHELTER PLATFORM PERMIT- ERECTION OF A SIDEWALK SHELTER PLATFORM AS PER ENGINEERED PLANS. STREETS DEPARTMENT PERMIT IS REQUIRED FOR SIDEWALK CLOSURE PRIOR TO THE START WORK."},{"number":"899228","date":"2019-02-04","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2019-02-04","scope":"FOR USE AS TWO (2) FAMILY DWELLING FROM 2ND THRU 4TH FLOORS WITH EXISTING DRY CLEANING DROP OFF AND PICK UP ONLY AND TAILOR SHOPS (NO ON-PREMISE DRY CLEANING) (FOR MAINTENANCE AND REPAIR OF CONSUMER GOODS) ON 1ST FLOOR AS PREVIOUSLY APPROVED IN AN EXISTING STRUCTURE. NO SIGN ON THIS PERMIT."},{"number":"865495","date":"2019-05-01","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"CLOSED","completedDate":null,"scope":"PARTIAL CHANGE OF OCCUPANCY & LEVEL 3 ALTERATIONS TO CREATE A TWO (2) DWELLING UNITS AT UPPER FLOORS OF EXIST. FOUR (4) STORY ABOVE GRADE PLANE MIXED-USE BUILDING INCLUDING ERECTION OF PARTITION WALLS FOR STAIRWAY ENCLOSURE & DWELLING UNIT SPACES, FLOOR FRAMING ALTERATIONS, & ASSOCIATED FINISH WORK; BUILDING TO BE FULLY SPRINKLERED PER NFPA 13 THROUGHOUT. SEPARATE PERMIT REQ'D FOR FIT-OUT OF 1ST FLR COMMERCIAL SPACE & ANY MECH., ELEC., PLUMB., & FIRESUPP WORK."},{"number":"999417","date":"2019-10-04","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-04-26","scope":"FOR THE INSTALLATION OF HVAC SYSTEM IN TWO DWELLING UNITS AS PER APPROVED PLANS. SEPARATE MECHANICAL PERMIT REQUIRED FOR HVAC SYSTEM OF COMMERCIAL TENANT SPACE. ** 2009 IMC **"},{"number":"1005258","date":"2019-10-16","work":"Amend for conversion","type":"Administrative","description":"Administrative Permit","status":"Expired","completedDate":"2022-10-26","scope":"AMEND BLDG PRMT# 865495, TO INCLUDE THE CREATIONG OF A FIRE-RESISTANCE RATED FIRE PUMP ROOM AT BASEMENT OF BUILDINGE PER APPROVED PLANS; NO OTHER CHANGES PERMITTED HEREIN."},{"number":"1020010-RI","date":"2019-10-17","work":"Rough-In","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Expired","completedDate":"2023-07-13","scope":"INSTALLATION OF A FIRE SPRINKLER SYSTEM IN ACCORDANCE WITH NFPA 13 STANDARDS."},{"number":"1007307","date":"2019-10-28","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-05-31","scope":"INSTALL 1000A, SINGLE-PHASE MAIN SERVICE 120/240V. INSTALL MAIN SERVICE FOR FIRE PUMP AND WIRE (4) APARTMENTS THROUGHOUT AS PER 2008 NEC. COMMERCIAL SPACE IS EXISTING.(CC DIST) INSTALL FIRE ALARM SYSTEM AS PER NFPA 72."},{"number":"1023996-RI","date":"2019-11-01","work":"Rough-In","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2022-12-08","scope":"INSTSALLATION OF 20 FIXTURES AS PER 2004 PPC;PARTIAL CHANGE OF OCCUPANCY & LEVEL 3 ALTERATIONS TO CREATE A TWO (2) DWELLING UNITS AT UPPER FLOORS OF EXIST. FOUR (4) STORY ABOVE GRADE PLANE MIXED-USE BUILDING"},{"number":"1025989","date":"2019-11-08","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2020-01-15","scope":"1\" WATER SERVICE AS PER 2004 PPC"},{"number":"1031301","date":"2020-02-07","work":"Amend for conversion","type":"Administrative","description":"Administrative Permit","status":"Expired","completedDate":"2022-10-26","scope":"FOR AN AMENDMENT TO BUILDING PERMIT # 865495, TO CREATE TWO HOUR FIRE SEPARATION FOR THE EXISTING COMMERCIAL SPACE AND TWO (2) DWELLING UNITS AND TO CREATE A SPRINKLERED FIRE PUMP ROOM AT BASEMENT. NO OTHER WORK THIS PERMIT. SEPARATE PERMIT REQUIRED FOR ALL OTHER WORK. IF FIELD CONDITIONS VARY CONTACT DESIGN PROFESSIONAL PRIOR TO THE START OF ANY WORK."},{"number":"FP-2020-000345","date":"2020-06-08","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2022-04-26","scope":"FOR THE INSTALLATION OF A TWO (2) INCH FIRE SERVICE LINE, BACKFLOW PREVENTER, FIRE PUMP FOR AUTOMATIC FIRE SUPPRESSION SYSTEM AS PER NFPA 13. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/HYDRAULIC CALCULATIONS."},{"number":"PP-2021-009321","date":"2021-06-26","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2022-04-26","scope":"New drain and water lines to fixtures to create 2 apartments 2 hot water heaters, 2 kitchen sinks, 3 lavatories, 3 shower/tubs and 3 water closets according to the 2018 PPC."},{"number":"865495","date":"2022-06-09","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2022-04-26","scope":"**AMENDMENT DATED 6/9/2022: REVISE INTERIOR LAYOUT AND BBS APPROVAL TO LEGALIZE EXISTING PARTY WALL BREACHES** PARTIAL CHANGE OF OCCUPANCY & LEVEL 3 ALTERATIONS TO CREATE A TWO (2) DWELLING UNITS AT UPPER FLOORS OF EXIST. FOUR (4) STORY ABOVE GRADE PLANE MIXED-USE BUILDING INCLUDING ERECTION OF PARTITION WALLS FOR STAIRWAY ENCLOSURE & DWELLING UNIT SPACES, FLOOR FRAMING ALTERATIONS, & ASSOCIATED FINISH WORK; BUILDING TO BE FULLY SPRINKLERED PER NFPA 13 THROUGHOUT. SEPARATE PERMIT REQ'D FOR FIT-OUT OF 1ST FLR COMMERCIAL SPACE & ANY MECH., ELEC., PLUMB., & FIRESUPP WORK."},{"number":"PP-2022-011616","date":"2022-08-05","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-07-14","scope":"New drain and water lines to fixtures to create 2 apartments 2 hot water heaters, 2 kitchen sinks, 3 lavatories, 3 shower/tubs and 3 water closets according to the 2018 PPC."},{"number":"ZP-2025-006775","date":"2025-07-28","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Visitor Accommodations"}],"storyTag":"New construction","storyDelta":0,"timeline":[{"y":2019,"k":"permit","w":"Rough-In"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"Rough-In"},{"y":2019,"k":"permit","w":"Plumbing"},{"y":2020,"k":"permit","w":"Amend for conversion"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"Alterations"},{"y":2022,"k":"appeal","w":"Appeal approved"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Alterations"},{"y":2024,"k":"sale","p":2150000},{"y":2025,"k":"permit","w":"Change of Use"}],"rented":true,"licenses":[{"number":"243305","type":"Rental","status":"Inactive","businessName":"MANDANA R HARRISON ET AL","legalName":"MANDANA R HARRISON ET AL","address":"16 S 20TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2003-03-31","latestIssueDate":"2014-03-01","expirationDate":"2015-02-28","inactiveDate":"2015-04-29"},{"number":"0961782","type":"Rental","status":"Active","businessName":"SUNRISE TORRESDALE INC","legalName":"SUNRISE TORRESDALE INC","address":"16 S 20TH ST","revenueCode":"3202","rentalCategory":"Hotel|Residential Dwellings","units":2,"issuedDate":"2024-09-23","latestIssueDate":"2025-10-13","expirationDate":"2026-09-22","inactiveDate":null}],"licenseActivity":[{"number":"0961782","type":"Rental","businessName":"SUNRISE TORRESDALE INC","legalName":"SUNRISE TORRESDALE INC","issuedDate":"2024-09-23","latestIssueDate":"2025-10-13","closureDate":null,"expirationDate":"2026-09-22","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"243305","type":"Rental","businessName":"MANDANA R HARRISON ET AL","legalName":"MANDANA R HARRISON ET AL","issuedDate":"2003-03-31","latestIssueDate":"2014-03-01","closureDate":"2015-04-29","expirationDate":"2015-02-28","inactiveDate":"2015-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-19","units":2,"signals":[{"kind":"post-purchase-work","level":"watch","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 1 permit event matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2024","permit activity in 2025"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #35150: OPEN · Granted; related permit 899228. Use permit #746594: 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":"6 permits not marked completed: 865495 (CLOSED), 1005258 (Expired), 1020010-RI (Expired), 1023996-RI (Expired), 1031301 (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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Jan 30, 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":"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":"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":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1900 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"2 failed, 1 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Jan 23, 2019.","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":"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 2 historical violations across 2 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/"}]}