{"asOf":"2026-07-21T23:27:50.377Z","block":"0-99 S 11TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/0-99-s-11th-st","address":"25 S 11TH ST","parcelNumber":"871010100","source":"https://property.phila.gov/?p=871010100","ownerType":"investor","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":true,"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":"TRS OF THE ESTATE OF","coOwner":null,"marketValue":1487200,"landAssessment":297400,"improvementAssessment":1189800,"livableArea":5076,"yearBuilt":1900,"lastSale":{"price":1,"date":"1959-01-31T05:00:00Z"},"openViolations":0,"violations":[{"number":"546219","date":"2007-04-12","code":"A-000.0/11","title":"VIOL BC MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1063335","date":"2008-06-04","code":"A-000.0/11","title":"VIOL BC MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2832671","date":"2012-03-19","code":"PM-102.4/4","title":"LICENSE-VAC COMM BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2984820","date":"2013-10-28","code":"A-301.1/54","title":"PERMP- INST NEW PLUMBING","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2984821","date":"2013-10-28","code":"A-901.13/3","title":"PENALTY- NO PLUMB PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"109247","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2007-04-18","completedDate":"2007-04-18","violations":[{"number":"546219","date":"2007-04-12","code":"A-000.0/11","title":"VIOL BC MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"174481","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2008-08-15","completedDate":null,"violations":[{"number":"1063335","date":"2008-06-04","code":"A-000.0/11","title":"VIOL BC MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"327736","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2012-05-11","completedDate":"2013-07-08","violations":[{"number":"2832671","date":"2012-03-19","code":"PM-102.4/4","title":"LICENSE-VAC COMM BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"408878","type":"STANDARD","priority":"STANDARD","responsibility":"DCC","status":"CLOSED","createdDate":"2013-10-28","completedDate":"2013-12-10","violations":[{"number":"2984820","date":"2013-10-28","code":"A-301.1/54","title":"PERMP- INST NEW PLUMBING","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2984821","date":"2013-10-28","code":"A-901.13/3","title":"PENALTY- NO PLUMB PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2007,"n":1,"worst":null},{"y":2008,"n":1,"worst":null},{"y":2012,"n":1,"worst":null},{"y":2013,"n":2,"worst":null}],"investigations":[{"caseNumber":"109247","date":"2007-04-12","type":"BC INSP","status":"PASSED"},{"caseNumber":"174481","date":"2008-06-04","type":"BC INSP","status":"PASSED"},{"caseNumber":"327736","date":"2012-03-19","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"327736","date":"2012-06-19","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"327736","date":"2012-10-01","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"327736","date":"2013-06-17","type":"PRECOURT","status":"FAILED"},{"caseNumber":"327736","date":"2013-06-25","type":"PRECOURT","status":"PASSED"},{"caseNumber":"408878","date":"2013-10-28","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"408878","date":"2013-12-09","type":"BP_BLDG","status":"PASSED"}],"inspYears":[{"y":2007,"fails":0,"passes":1},{"y":2008,"fails":0,"passes":1},{"y":2012,"fails":2,"passes":0},{"y":2013,"fails":2,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.95070514812475,"lng":-75.15830391270009,"geom":{"type":"Polygon","coordinates":[[[-75.158166641,39.950661879],[-75.158451124,39.950696774],[-75.158440222,39.950748692],[-75.158156289,39.9507131],[-75.158166641,39.950661879]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19107","beds":null,"baths":null,"stories":null,"lotArea":1574,"zoning":"CMX5","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"1101 MARKET ST, PHILADELPHIA PA, 19107","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR A TAKE-OUT RESTAURANT ON THE FIRST FLOOR IN THE SAME BUILDING WITH OTHER USE AS PREVIOUSLY APPROVED IN  THE SAME EXISTING STRUCTURE. NO CHANGE IN AREA OR HEIGHT. NO SIGN ON THIS APPLICATION.\n\n\n        (FAST TRACK)","status":"CLOSED","outcome":"Granted","date":"2011-12-07","number":"16620","relatedPermit":"367006"},{"type":"RB_LIRB","grounds":"THE PROPERTY IS NOT VACANT, BUT RATHER IS SUBJECT TO A LEASE WITH AN ENTITY NAMED PATTY WORLD, LLC WHICH IS TO OPERATE A RESTAURANT IN THE PREMISES. THE TENANT TOOK POSSESSION OF THE PREMISES ON 9/19/2011, AND HAS NOT YET FINALIZED THE REST","status":"OPEN","outcome":"MOOT","date":"2013-06-26","number":"18305","relatedPermit":"327736"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":913700,"taxable":913700,"land":196700,"improvement":717000,"taxableLand":196700,"taxableImprovement":717000,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":913700,"taxable":0,"land":196700,"improvement":717000,"taxableLand":0,"taxableImprovement":0,"exemptLand":196700,"exemptImprovement":717000},{"y":2018,"v":878300,"taxable":0,"land":175660,"improvement":702640,"taxableLand":0,"taxableImprovement":0,"exemptLand":175660,"exemptImprovement":702640},{"y":2019,"v":904600,"taxable":0,"land":180920,"improvement":723680,"taxableLand":0,"taxableImprovement":0,"exemptLand":180920,"exemptImprovement":723680},{"y":2020,"v":913600,"taxable":0,"land":182720,"improvement":730880,"taxableLand":0,"taxableImprovement":0,"exemptLand":182720,"exemptImprovement":730880},{"y":2021,"v":913600,"taxable":0,"land":182720,"improvement":730880,"taxableLand":0,"taxableImprovement":0,"exemptLand":182720,"exemptImprovement":730880},{"y":2022,"v":913600,"taxable":0,"land":182720,"improvement":730880,"taxableLand":0,"taxableImprovement":0,"exemptLand":182720,"exemptImprovement":730880},{"y":2023,"v":1020500,"taxable":0,"land":204100,"improvement":816400,"taxableLand":0,"taxableImprovement":0,"exemptLand":204100,"exemptImprovement":816400},{"y":2024,"v":1020500,"taxable":0,"land":204100,"improvement":816400,"taxableLand":0,"taxableImprovement":0,"exemptLand":204100,"exemptImprovement":816400},{"y":2025,"v":1310100,"taxable":0,"land":262020,"improvement":1048080,"taxableLand":0,"taxableImprovement":0,"exemptLand":262020,"exemptImprovement":1048080},{"y":2026,"v":1310100,"taxable":0,"land":262020,"improvement":1048080,"taxableLand":0,"taxableImprovement":0,"exemptLand":262020,"exemptImprovement":1048080},{"y":2027,"v":1487200,"taxable":0,"land":297400,"improvement":1189800,"taxableLand":0,"taxableImprovement":0,"exemptLand":297400,"exemptImprovement":1189800}],"taxNow":0,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"359399","date":"2011-08-22","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2011-09-16","scope":"DRYWALL ALL WALLS WITH 5/8 DRYWALL. NEW DROP CEILING. NO CHANGE IN FLOOR PLAN OR CEILING HEIGHT. NEW VINYL TILE AND PAINT WALLS. ALL FIRE RATED ASSEMBLIES ARE REQUIRED TO BE MAINTAINED AT ALL TIMES. ELECTRICAL, PLUMBING, MECHANICAL, AND FIRE SUPPRESSION WORK REQUIRES ADDITIONAL PERMITS. CALL THE INSPECTOR PRIOR TO STARTING WORK."},{"number":"360731","date":"2011-08-30","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2011-09-16","scope":"REPLACE 2 TOILETS & 1 VANITY"},{"number":"357959","date":"2011-09-08","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2011-10-06","scope":"20-2X4 LAYINS,12 RECEPTS,3 SWITCHES,5 EMERGENCY LIGHTS AS PER 2008 NEC (CC DIST)"},{"number":"367006","date":"2011-12-07","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2011-12-07","scope":"USE SPACE FOR TAKE-OUT RESTAURANT."},{"number":"491292","date":"2013-09-12","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2013-12-23","scope":"LEVEL II INTERIOR ALTERATIONS TO AN EXISTING STRUCTURE TO CREATE A TAKE-OUT RESTAURANT. ALTERATIONS INCLUDE NEW INTERIOR, NON-BEARING PARTITIONS, CUSTOMER AND EMPLOYEE SERVICE AREAS, PREP. AND STORAGE AREAS AND OFFICES ON THE SECOND FLOOR. SEPARATE PERMITS REQUIRED FOR ELECTRICAL, MECHANICAL, PLUMBING AND FIRE SUPPRESSION SYSTEMS."},{"number":"497824","date":"2013-10-01","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2013-12-18","scope":"REMOVE EXISTING DIFFUSERS, INSTALLING NEW ONES, ADDING 2 RETURNS FOR EXISTING AIR HANDLER. ADDED ONE BATH VENT INSTALLING GAS PIPE FOR PIZZA OVEN. INSULATIONG OLD DUCTWORK"},{"number":"502339","date":"2013-10-24","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2013-12-26","scope":"INSTALL 25-LGTS, 12-SW, 20-OUTLETS, 2-220 VOLTS LINE FOR FANS 3-GFIS & EXISTING SERVICE AS PER NEC 2008 ( STORE)"},{"number":"501006","date":"2013-11-25","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2013-12-18","scope":"WATER AND DRAIN LINES TO FIXTURES- TOILET, LAV, 2 COMP SINK, 3 COMP SINK, ICE MAKER DRAIN, FL DRAIN, HAND SINK (PIZZA PLACE)"},{"number":"506322","date":"2013-12-12","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2014-05-01","scope":"INSTALL AUTOMATIC FIRE ALARM SYSTEM THROUGH OUT AS PER NFPA72 (CC DISTRICT)"},{"number":"740459","date":"2016-12-14","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2017-11-06","scope":"REMOVAL AND RE-INSTALLATION OF EXTERIOR FACADE PER MANUFACTURER'S INSTALLATION PROCEDURES (NO STRUCTURAL WORK) PER SUBMITTED PLANS."},{"number":"736214","date":"2017-03-17","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2017-03-17","scope":"INSTALLATION OF (1) CHANNEL LETTER FLAT WALL SIGN (24'X 114\") AND (1) 22\"X 30\" SIGN BOX. ACCESSORY TO EXISTING TAKE-OUT RESTAURANT"},{"number":"736209","date":"2017-03-17","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2017-11-06","scope":"INSTALLATION OF (1) CHANNEL LETTER FLAT WALL SIGN (24'X 114\") AND (1) 22\"X 30\" SIGN BOX. ACCESSORY TO EXISTING TAKE-OUT RESTAURANT"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2012,"k":"insp","w":"Inspection failed ×2"},{"y":2013,"k":"appeal","w":"Appeal moot"},{"y":2013,"k":"viol","w":"2 L&I violations"},{"y":2013,"k":"insp","w":"L&I: 2 failed, 2 passed"},{"y":2013,"k":"permit","w":"Major alteration"},{"y":2013,"k":"permit","w":"Mechanical"},{"y":2013,"k":"permit","w":"Electrical"},{"y":2013,"k":"permit","w":"Plumbing"},{"y":2013,"k":"permit","w":"Electrical"},{"y":2016,"k":"permit","w":"Major alteration"},{"y":2017,"k":"permit","w":"Zoning/use"},{"y":2017,"k":"permit","w":"Sign"}],"rented":false,"licenses":[{"number":"198648","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"KIM HYUNG CHOONG","legalName":"KIM HYUNG CHOONG","address":"25 S 11TH ST","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2004-07-25","latestIssueDate":"2004-07-25","expirationDate":"2005-04-30","inactiveDate":"2012-12-22"},{"number":"377697","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"TAE HWAN KIM (T/A NEW WORLD HEALTH FOOD)","legalName":"TAE HWAN KIM","address":"25 S 11TH ST","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2006-07-14","latestIssueDate":"2008-05-13","expirationDate":"2011-04-30","inactiveDate":"2012-12-22"},{"number":"611663","type":"Dumpster License - Private Property","status":"Active","businessName":"MASON WARTMAN (ROSA'S FRESH PIZZA)","legalName":"MASON WARTMAN","address":"25 S 11TH ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2013-12-03","latestIssueDate":"2013-12-03","expirationDate":null,"inactiveDate":null},{"number":"612878","type":"Food Preparing and Serving","status":"Inactive","businessName":"MASON WARTMAN (ROSA'S FRESH PIZZA)","legalName":"MASON WARTMAN","address":"25 S 11TH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2013-12-19","latestIssueDate":"2018-05-30","expirationDate":"2019-04-30","inactiveDate":"2019-06-29"}],"licenseActivity":[{"number":"612878","type":"Food Preparing and Serving","businessName":"MASON WARTMAN (ROSA'S FRESH PIZZA)","legalName":"MASON WARTMAN","issuedDate":"2013-12-19","latestIssueDate":"2018-05-30","closureDate":"2019-06-29","expirationDate":"2019-04-30","inactiveDate":"2019-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"611663","type":"Dumpster License - Private Property","businessName":"MASON WARTMAN (ROSA'S FRESH PIZZA)","legalName":"MASON WARTMAN","issuedDate":"2013-12-03","latestIssueDate":"2013-12-03","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"377697","type":"Food Establishment, Retail Permanent Location","businessName":"TAE HWAN KIM (T/A NEW WORLD HEALTH FOOD)","legalName":"TAE HWAN KIM","issuedDate":"2006-07-14","latestIssueDate":"2008-05-13","closureDate":"2012-12-22","expirationDate":"2011-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"198648","type":"Food Establishment, Retail Permanent Location","businessName":"KIM HYUNG CHOONG","legalName":"KIM HYUNG CHOONG","issuedDate":"2004-07-25","latestIssueDate":"2004-07-25","closureDate":"2012-12-22","expirationDate":"2005-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-19","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 28% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $1,020,500 to $1,310,100","no permit shown in 2024-2026"],"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":"Appeal #16620: CLOSED · Granted; related permit 367006. Use permit #367006: 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":"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":"4 failed, 4 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Dec 9, 2013.","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":"3 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Establishment, Retail Permanent Location #198648: Inactive since Dec 22, 2012; Food Establishment, Retail Permanent Location #377697: Inactive since Dec 22, 2012; Food Preparing and Serving #612878: Inactive since Jun 29, 2019","why":"A license record proves the licensed activity existed at that time. An inactive or expired license does not establish that the business still operates—or that it may legally reopen under the same use.","action":"If business income matters, verify the current tenant, use registration, and active license in eCLIPSE.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/licenses/business-licenses/"},{"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 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 5 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/"}],"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/"}]}