{"asOf":"2026-07-30T08:05:59.838Z","block":"7800-7899 GERMANTOWN AVE","blockUrl":"https://philadelphia.blockreport.homes/block/7800-7899-germantown-ave","address":"7829 GERMANTOWN AVE","parcelNumber":"871019500","source":"https://property.phila.gov/?p=871019500","ownerType":"owner-occupied","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"Y50","buildingCodeNew":"816","buildingClass":"STR/OFF+APT 3 STY MASONRY","buildingClassNew":"DET MIXED-COM/RES-BLT AS RES","useLabel":"Apartment building","owner":"TOWEY JOHN J","coOwner":"LOIS A H/W","marketValue":1097100,"landAssessment":219420,"improvementAssessment":877680,"livableArea":4478,"yearBuilt":1925,"lastSale":{"price":1,"date":"1987-04-09T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2026-010373","date":"2026-02-19","code":"F-904.5","title":"WET CHEMICAL SYSTEMS\n","status":"COMPLIED","resolutionDate":"2026-06-04","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2026-06-04","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=963521456&hash=4507FB72D9E1023C977E0C8287446A054BCE9D22F71D2D7792B19AFA791E2FA1"},{"number":"VI-2026-010370","date":"2026-02-19","code":"F-906.6","title":"FIRE EXTINGUISHER UNOBSTRUCTED & UNOBSCURED\n","status":"COMPLIED","resolutionDate":"2026-06-04","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2026-06-04","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=963521456&hash=4507FB72D9E1023C977E0C8287446A054BCE9D22F71D2D7792B19AFA791E2FA1"},{"number":"VI-2026-010371","date":"2026-02-19","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"COMPLIED","resolutionDate":"2026-06-04","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2026-06-04","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=963521456&hash=4507FB72D9E1023C977E0C8287446A054BCE9D22F71D2D7792B19AFA791E2FA1"},{"number":"VI-2026-010372","date":"2026-02-19","code":"F-906.7","title":"FIRE EXTINGUISHER HANGERS & BRACKETS\n","status":"COMPLIED","resolutionDate":"2026-06-04","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2026-06-04","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=963521456&hash=4507FB72D9E1023C977E0C8287446A054BCE9D22F71D2D7792B19AFA791E2FA1"},{"number":"VI-2026-010381","date":"2026-02-19","code":"F-6103.2.1","title":"PORTABLE CONTAINERS\n","status":"COMPLIED","resolutionDate":"2026-06-04","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2026-06-04","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=963521456&hash=4507FB72D9E1023C977E0C8287446A054BCE9D22F71D2D7792B19AFA791E2FA1"},{"number":"VI-2026-010394","date":"2026-02-19","code":"F-1103.7.11","title":"FIRE ALARM REQUIRED MIXED USE\n","status":"CLOSED","resolutionDate":"2026-02-26","resolution":"CLOSED - WRITTEN IN ERROR","latestInvestigationDate":"2026-02-26","underAppeal":false,"noticeUrl":null},{"number":"VI-2026-010391","date":"2026-02-19","code":"F-105.9.3","title":"FIRE ALARM/DETECTION SYSTEMS\n","status":"CLOSED","resolutionDate":"2026-02-26","resolution":"CLOSED - WRITTEN IN ERROR","latestInvestigationDate":"2026-02-26","underAppeal":false,"noticeUrl":null},{"number":"VI-2026-010733","date":"2026-02-26","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2026-06-04","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED","latestInvestigationDate":"2026-06-04","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=964226755&hash=EA08942A059D0C933C420F8BF58B378446361E72AF941E8AF1C87DD758F4C1CB"}],"violationCases":[{"number":"CF-2026-016498","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL BUS ED & ENFORCE INVESTIGATOR ","status":"CLOSED","createdDate":"2026-02-25","completedDate":"2026-06-04","noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=963521456&hash=4507FB72D9E1023C977E0C8287446A054BCE9D22F71D2D7792B19AFA791E2FA1","violations":[{"number":"VI-2026-010373","date":"2026-02-19","code":"F-904.5","title":"WET CHEMICAL SYSTEMS\n","status":"COMPLIED","resolutionDate":"2026-06-04","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2026-06-04","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=963521456&hash=4507FB72D9E1023C977E0C8287446A054BCE9D22F71D2D7792B19AFA791E2FA1"},{"number":"VI-2026-010370","date":"2026-02-19","code":"F-906.6","title":"FIRE EXTINGUISHER UNOBSTRUCTED & UNOBSCURED\n","status":"COMPLIED","resolutionDate":"2026-06-04","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2026-06-04","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=963521456&hash=4507FB72D9E1023C977E0C8287446A054BCE9D22F71D2D7792B19AFA791E2FA1"},{"number":"VI-2026-010371","date":"2026-02-19","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"COMPLIED","resolutionDate":"2026-06-04","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2026-06-04","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=963521456&hash=4507FB72D9E1023C977E0C8287446A054BCE9D22F71D2D7792B19AFA791E2FA1"},{"number":"VI-2026-010372","date":"2026-02-19","code":"F-906.7","title":"FIRE EXTINGUISHER HANGERS & BRACKETS\n","status":"COMPLIED","resolutionDate":"2026-06-04","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2026-06-04","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=963521456&hash=4507FB72D9E1023C977E0C8287446A054BCE9D22F71D2D7792B19AFA791E2FA1"},{"number":"VI-2026-010381","date":"2026-02-19","code":"F-6103.2.1","title":"PORTABLE CONTAINERS\n","status":"COMPLIED","resolutionDate":"2026-06-04","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2026-06-04","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=963521456&hash=4507FB72D9E1023C977E0C8287446A054BCE9D22F71D2D7792B19AFA791E2FA1"}]},{"number":"CF-2026-016522","type":"NOTICE OF VIOLATION","priority":"ADMINISTRATIVE NOTICE OF VIOLATION","responsibility":"QOL BUS ED & ENFORCE INVESTIGATOR ","status":"CLOSED","createdDate":"2026-02-25","completedDate":"2026-02-26","noticeUrl":null,"violations":[{"number":"VI-2026-010394","date":"2026-02-19","code":"F-1103.7.11","title":"FIRE ALARM REQUIRED MIXED USE\n","status":"CLOSED","resolutionDate":"2026-02-26","resolution":"CLOSED - WRITTEN IN ERROR","latestInvestigationDate":"2026-02-26","underAppeal":false,"noticeUrl":null},{"number":"VI-2026-010391","date":"2026-02-19","code":"F-105.9.3","title":"FIRE ALARM/DETECTION SYSTEMS\n","status":"CLOSED","resolutionDate":"2026-02-26","resolution":"CLOSED - WRITTEN IN ERROR","latestInvestigationDate":"2026-02-26","underAppeal":false,"noticeUrl":null}]},{"number":"CF-2026-017140","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL BUS ED & ENFORCE INVESTIGATOR ","status":"CLOSED","createdDate":"2026-02-26","completedDate":"2026-06-04","noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=964226755&hash=EA08942A059D0C933C420F8BF58B378446361E72AF941E8AF1C87DD758F4C1CB","violations":[{"number":"VI-2026-010733","date":"2026-02-26","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2026-06-04","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED","latestInvestigationDate":"2026-06-04","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=964226755&hash=EA08942A059D0C933C420F8BF58B378446361E72AF941E8AF1C87DD758F4C1CB"}]}],"violYears":[{"y":2026,"n":8,"worst":null}],"investigations":[{"caseNumber":"56780","date":"2006-01-06","type":"BC INSP","status":"PASSED"},{"caseNumber":"CF-2026-016498","date":"2026-02-25","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-016522","date":"2026-02-25","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-016522","date":"2026-02-26","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-017140","date":"2026-02-26","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-016498","date":"2026-06-04","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-017140","date":"2026-06-04","type":null,"status":"PASSED"}],"inspYears":[{"y":2006,"fails":0,"passes":1},{"y":2026,"fails":3,"passes":3}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.06950779109111,"lng":-75.19926247787498,"geom":{"type":"Polygon","coordinates":[[[-75.199243897,40.069443212],[-75.199395659,40.069339736],[-75.19945537,40.069392154],[-75.199167574,40.069677638],[-75.199077436,40.069604556],[-75.199243897,40.069443212]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2026-008400","type":"Special Hazards Certification","inspectionDate":"2026-03-25","result":"Certified","expirationDate":"2027-03-25","buildingId":"1084299"},{"number":"BC-2026-015307","type":"Fire Alarm Certification","inspectionDate":"2026-05-27","result":"Certified","expirationDate":"2027-05-27","buildingId":"1084299"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19118","beds":null,"baths":null,"stories":null,"lotArea":4421,"zoning":"CMX1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"7829 GERMANTOWN AVE, PHILADELPHIA PA, 19118","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":465500,"taxable":465500,"land":160300,"improvement":305200,"taxableLand":160300,"taxableImprovement":305200,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":465500,"taxable":465500,"land":160300,"improvement":305200,"taxableLand":160300,"taxableImprovement":305200,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":895800,"taxable":895800,"land":179160,"improvement":716640,"taxableLand":179160,"taxableImprovement":716640,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":700000,"taxable":700000,"land":140000,"improvement":560000,"taxableLand":140000,"taxableImprovement":560000,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":931800,"taxable":931800,"land":186360,"improvement":745440,"taxableLand":186360,"taxableImprovement":745440,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":931800,"taxable":931800,"land":186360,"improvement":745440,"taxableLand":186360,"taxableImprovement":745440,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":931800,"taxable":931800,"land":186360,"improvement":745440,"taxableLand":186360,"taxableImprovement":745440,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":818800,"taxable":818800,"land":163760,"improvement":655040,"taxableLand":163760,"taxableImprovement":655040,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":818800,"taxable":818800,"land":163760,"improvement":655040,"taxableLand":163760,"taxableImprovement":655040,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":957100,"taxable":957100,"land":191420,"improvement":765680,"taxableLand":191420,"taxableImprovement":765680,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":957100,"taxable":957100,"land":191420,"improvement":765680,"taxableLand":191420,"taxableImprovement":765680,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":1097100,"taxable":1097100,"land":219420,"improvement":877680,"taxableLand":219420,"taxableImprovement":877680,"exemptLand":0,"exemptImprovement":0}],"taxNow":13397,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"696136","date":"2016-05-31","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2016-09-15","scope":"EXTERIOR WALL COVERING - INSTALL STUCCO ON FRONT (COMMERCIAL)"},{"number":"EP-2026-003887","date":"2026-05-11","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2026-06-09","scope":"Remove existing Fire Alarm System and Install new approved Fire Alarm System as per 2026 NFPA 72."}],"storyTag":"Improved","storyDelta":0.15,"timeline":[{"y":2006,"k":"insp","w":"Inspection passed"},{"y":2016,"k":"permit","w":"Alteration"},{"y":2018,"k":"sale","p":650000},{"y":2023,"k":"sale","p":750000},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"viol","w":"8 L&I violations"},{"y":2026,"k":"insp","w":"L&I: 3 failed, 3 passed"}],"rented":false,"licenses":[{"number":"203062","type":"Food Preparing and Serving","status":"Closed","businessName":"FRANK V TOWEY INC","legalName":"FRANK V TOWEY INC","address":"7829 GERMANTOWN AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2004-05-25","latestIssueDate":"2017-03-16","expirationDate":"2018-04-30","inactiveDate":"2018-06-29"},{"number":"782468","type":"Food Preparing and Serving (30+ SEATS)","status":"Active","businessName":"FOODERY CHESTNUT HILL LTD","legalName":"FOODERY CHESTNUT HILL LTD","address":"7829 GERMANTOWN AVE","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2018-07-08","latestIssueDate":"2026-06-17","expirationDate":"2027-07-07","inactiveDate":null},{"number":"846272","type":"Sidewalk Cafe (Temporary)","status":"Inactive","businessName":"FOODERY CHESTNUT HILL LTD","legalName":"FOODERY CHESTNUT HILL LTD","address":"7829 GERMANTOWN AVE","revenueCode":"3123","rentalCategory":null,"units":null,"issuedDate":"2020-07-16","latestIssueDate":"2021-12-18","expirationDate":"2022-12-31","inactiveDate":"2023-03-01"}],"licenseActivity":[{"number":"846272","type":"Sidewalk Cafe (Temporary)","businessName":"FOODERY CHESTNUT HILL LTD","legalName":"FOODERY CHESTNUT HILL LTD","issuedDate":"2020-07-16","latestIssueDate":"2021-12-18","closureDate":"2023-03-01","expirationDate":"2022-12-31","inactiveDate":"2023-03-01","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"782468","type":"Food Preparing and Serving (30+ SEATS)","businessName":"FOODERY CHESTNUT HILL LTD","legalName":"FOODERY CHESTNUT HILL LTD","issuedDate":"2018-07-08","latestIssueDate":"2026-06-17","closureDate":null,"expirationDate":"2027-07-07","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"203062","type":"Food Preparing and Serving","businessName":"FRANK V TOWEY INC","legalName":"FRANK V TOWEY INC","issuedDate":"2004-05-25","latestIssueDate":"2017-03-16","closureDate":"2018-06-29","expirationDate":"2018-04-30","inactiveDate":"2018-06-29","status":"Closed","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-29","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 2023","permit activity in 2026"],"caveat":"This does not show that the property is listed or that a sale is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 33% in 2020, but no matching permit appears in the property timeline.","evidence":["assessment moved from $700,000 to $931,800","no permit shown in 2019-2021"],"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 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":"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":"3 failed, 4 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jun 4, 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Preparing and Serving #203062: Closed since Jun 29, 2018; Sidewalk Cafe (Temporary) #846272: Inactive since Mar 1, 2023","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":"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 8 historical violations across 3 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":"Special Hazards Certification: Certified through Mar 25, 2027; Fire Alarm Certification: Certified through May 27, 2027","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/"}]}