{"asOf":"2026-07-25T22:10:21.601Z","block":"1400-1499 SOUTH ST","blockUrl":"https://philadelphia.blockreport.homes/block/1400-1499-south-st","address":"1424 SOUTH ST","parcelNumber":"871134450","source":"https://property.phila.gov/?p=871134450","ownerType":"absentee","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"Y50","buildingCodeNew":"821","buildingClass":"STR/OFF+APT 3 STY MASONRY","buildingClassNew":"ROW MIXED-COM/RES-BLT AS COM","useLabel":"Apartment building","owner":"LEVINE FRED R","coOwner":null,"marketValue":627200,"landAssessment":125400,"improvementAssessment":501800,"livableArea":1936,"yearBuilt":1915,"lastSale":{"price":20000,"date":"1995-12-14T05:00:00Z"},"openViolations":0,"violations":[{"number":"548812","date":"2007-04-19","code":"CP-01","title":"CLIP VIOLATION 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NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"548813","date":"2007-04-19","code":"PM-311.0/2","title":"EXT-GRAFFITI","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"454666","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2014-09-29","completedDate":"2016-11-17","violations":[{"number":"4073944","date":"2014-09-29","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4073945","date":"2014-09-29","code":"PM-307.1/8","title":"WALL BULGED","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2007,"n":2,"worst":null},{"y":2014,"n":2,"worst":null}],"investigations":[{"caseNumber":"82528","date":"2006-09-29","type":"BC INSP","status":"PASSED"},{"caseNumber":"109619","date":"2007-04-19","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"109619","date":"2007-05-02","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"454666","date":"2014-09-29","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"454666","date":"2015-12-14","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"454666","date":"2016-07-16","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"454666","date":"2016-09-07","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"454666","date":"2016-11-16","type":"CSUINITIAL","status":"PASSED"}],"inspYears":[{"y":2006,"fails":0,"passes":1},{"y":2007,"fails":1,"passes":1},{"y":2014,"fails":1,"passes":0},{"y":2015,"fails":1,"passes":0},{"y":2016,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.94362036016392,"lng":-75.16645226025513,"geom":{"type":"Polygon","coordinates":[[[-75.166464247,39.943698438],[-75.166407964,39.943691202],[-75.166440274,39.943542282],[-75.166496557,39.943549518],[-75.166464247,39.943698438]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2021-007680","type":"Fire Alarm Certification","inspectionDate":"2021-11-20","result":"Certified","expirationDate":"2022-11-20","buildingId":"1523453"},{"number":"BC-2022-014397","type":"Fire Alarm Certification","inspectionDate":"2022-10-12","result":"Certified","expirationDate":"2023-10-12","buildingId":"1523453"},{"number":"BC-2023-019517","type":"Fire Alarm Certification","inspectionDate":"2023-09-24","result":"Certified","expirationDate":"2024-09-24","buildingId":"1523453"},{"number":"BC-2024-031614","type":"Fire Alarm Certification","inspectionDate":"2024-11-25","result":"Certified","expirationDate":"2025-11-25","buildingId":"1523453"},{"number":"BC-2025-032700","type":"Fire Alarm Certification","inspectionDate":"2025-10-19","result":"Certified","expirationDate":"2026-10-19","buildingId":"1523453"},{"number":"BC-2026-004243","type":"Fire Alarm Certification","inspectionDate":"2025-10-19","result":"Certified","expirationDate":"2026-10-19","buildingId":"1523453"},{"number":"BC-2025-027443","type":"Fire Alarm Certification","inspectionDate":"2025-10-19","result":"Certified","expirationDate":"2026-10-19","buildingId":"1523453"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":null,"baths":null,"stories":null,"lotArea":808,"zoning":"CMX4","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"2042 BAINBRIDGE ST, PHILADELPHIA PA, 19146","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF ONE (1) ACCESSORY NON -ILLUMINATED DOUBLE FACED PROJECTING SIGN 3' X 5' ACCESSORY TO AN EXISTING RETAIL BAKERY ON 1ST FLOOR IN THE SAME BUILDING WITH ONE (1) APARTMENT ON 2ND FLOOR","status":"OPEN","outcome":"Granted","date":"2010-02-17","number":"10759","relatedPermit":"251056"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":218900,"taxable":218900,"land":28000,"improvement":190900,"taxableLand":28000,"taxableImprovement":190900,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":218900,"taxable":218900,"land":28000,"improvement":190900,"taxableLand":28000,"taxableImprovement":190900,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":387200,"taxable":387200,"land":77400,"improvement":309800,"taxableLand":77400,"taxableImprovement":309800,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":398800,"taxable":398800,"land":79719,"improvement":319081,"taxableLand":79719,"taxableImprovement":319081,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":402700,"taxable":402700,"land":80499,"improvement":322201,"taxableLand":80499,"taxableImprovement":322201,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":402700,"taxable":402700,"land":80499,"improvement":322201,"taxableLand":80499,"taxableImprovement":322201,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":402700,"taxable":402700,"land":80499,"improvement":322201,"taxableLand":80499,"taxableImprovement":322201,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":590800,"taxable":590800,"land":118160,"improvement":472640,"taxableLand":118160,"taxableImprovement":472640,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":590800,"taxable":590800,"land":118160,"improvement":472640,"taxableLand":118160,"taxableImprovement":472640,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":540600,"taxable":540600,"land":108120,"improvement":432480,"taxableLand":108120,"taxableImprovement":432480,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":540600,"taxable":540600,"land":108120,"improvement":432480,"taxableLand":108120,"taxableImprovement":432480,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":627200,"taxable":627200,"land":125400,"improvement":501800,"taxableLand":125400,"taxableImprovement":501800,"exemptLand":0,"exemptImprovement":0}],"taxNow":7567,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"237448","date":"2009-09-17","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2009-09-17","scope":"1ST FLR. RETAIL BAKERY W/ ACC STORAGE (NOT TO EXCEED 25% OF GFA.) W/ USES AS PREVIOUSLY APPROVED."},{"number":"243767","date":"2009-11-12","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2010-01-15","scope":"CO REQUESTED FOR 1ST FLOOR RETAIL BAKERY. IEBC NO CHANGES IN USE CLASSIFICATION OR USE. EXISTING USE GROUP B AND 2 APTS ABOVE."},{"number":"253209","date":"2009-12-21","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2010-01-20","scope":"7 FIXTURES WITH FOOD PRE FOR BAKERY"},{"number":"256882","date":"2010-01-12","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2010-01-20","scope":"INSTALL 100,000 BTU, GAS FIRED, 80 PLUS, WARM AIR FURNACE AND RELATED DUCTWORK WITHIN SINGLE FAMILY DWELLING."},{"number":"251056","date":"2010-02-19","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2010-02-19","scope":"FOR THE ERECTION OF ONE (1) ACCESSORY NON -ILLUMINATED DOUBLE FACED PROJECTING SIGN 3' X 5' ACCESSORY TO AN EXISTING RETAIL BAKERY ON 1ST FLOOR AND ONE APT ON 2ND FLOOR AND ONE APT ON 3RD FLOOR (SIZE AND LOCATION AS SHOWN IN THE APPLICATION)."},{"number":"262935","date":"2010-04-08","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2010-09-17","scope":"INSTALL 1 3' X 5 DOUBLE FACED NON-ILLUMINATED PROJECTING SIGN"},{"number":"573013","date":"2014-12-05","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2016-06-16","scope":"MAKE SAFE PERMIT TO COMPLY CASE #454666 WORK TO INCLUDE: INSTALL STEEL SUPPORT BEAMS AT FRONT OF PROPERTY FOR SUPPORT STREET DEPT APPROVAL REQUIRED FOR SCOPE OF WORK"},{"number":"665129","date":"2016-03-08","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2016-12-03","scope":"AMEND PERMIT #573013 TO REFLECT THE DEMOLITION OF FRONT WALL. SEPARATE PERMIT REQUIRED FOR WALL RECONSTRUCTION. SEPARATE STREET CLOSURE OR SIDEWALK SHELTER PLATFORM PERMIT REQUIRED."},{"number":"677368","date":"2016-05-03","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2017-02-03","scope":"FOR THE REPLACEMENT OF THE FRONT FACADE OF AN EXISTING BUILDING, ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT STRUCTURAL ENGINEER PRIOR TO THE START OF ANY WORK. ENGINEER TO BE ON SITE AT ALL TIMES. AMENDED PERMIT REQUIRED FOR SPECIAL INSPECTIONS. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."},{"number":"726630","date":"2016-10-04","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2016-10-14","scope":"MAKE SAFE PERMIT - FOR ERECTION OF SIDEWALK BRIDGE FOR OVERHEAD PROTECTION AS SHOWN ON THE PLAN IN ORDER TO RESOLVE CASE 454666. A SEPARATE PERMIT IS REQUIRED FOR ANY REPAIR TO THE FRONT WALL."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2010,"k":"permit","w":"Mechanical"},{"y":2010,"k":"appeal","w":"Appeal granted"},{"y":2010,"k":"permit","w":"Zoning/use"},{"y":2010,"k":"permit","w":"Sign"},{"y":2014,"k":"viol","w":"2 L&I violations"},{"y":2014,"k":"insp","w":"Inspection failed"},{"y":2014,"k":"permit","w":"Major alteration"},{"y":2015,"k":"insp","w":"Inspection failed"},{"y":2016,"k":"permit","w":"Administrative"},{"y":2016,"k":"permit","w":"Major alteration"},{"y":2016,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2016,"k":"permit","w":"Major alteration"}],"rented":true,"licenses":[{"number":"246082","type":"Rental","status":"Active","businessName":"FRED R LEVINE R E","legalName":"FRED R LEVINE R E","address":"1424 SOUTH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2004-04-13","latestIssueDate":"2026-01-28","expirationDate":"2027-02-28","inactiveDate":null},{"number":"490616","type":"Food Preparing and Serving","status":"Inactive","businessName":"SWEET FREEDOM LLC","legalName":"SWEET FREEDOM LLC","address":"1424 SOUTH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2009-12-29","latestIssueDate":"2017-05-01","expirationDate":"2018-04-30","inactiveDate":"2018-06-29"},{"number":"499341","type":"Sidewalk Cafe","status":"Inactive","businessName":"SWEET FREEDOM LLC","legalName":"SWEET FREEDOM LLC","address":"1424 SOUTH ST","revenueCode":"3123","rentalCategory":null,"units":null,"issuedDate":"2010-04-23","latestIssueDate":"2010-04-23","expirationDate":"2010-06-30","inactiveDate":"2011-12-14"},{"number":"862589","type":"Food Preparing and Serving","status":"Inactive","businessName":"Ramona Susan's Bake Shop","legalName":"Ramona Susan's Bake Shop","address":"1424 SOUTH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2021-03-02","latestIssueDate":"2023-03-01","expirationDate":"2024-03-01","inactiveDate":"2024-04-30"},{"number":"908212","type":"Food Estab, Retail Non-Permanent Location (Event)","status":"Inactive","businessName":"Ramona Susan's Bake Shop","legalName":"Ramona Susan's Bake Shop","address":"1424 SOUTH ST","revenueCode":"3112","rentalCategory":null,"units":null,"issuedDate":"2022-10-12","latestIssueDate":"2022-10-12","expirationDate":"2022-10-15","inactiveDate":null},{"number":"939224","type":"Food Preparing and Serving","status":"Inactive","businessName":"Avenida 7 LLC","legalName":"Avenida 7 LLC","address":"1424 SOUTH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2023-12-04","latestIssueDate":"2025-01-18","expirationDate":"2025-12-03","inactiveDate":"2026-02-01"},{"number":"1008039","type":"Food Preparing and Serving","status":"Active","businessName":"Mod Spuds","legalName":"Mod Spuds","address":"1424 SOUTH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2026-05-19","latestIssueDate":"2026-05-19","expirationDate":"2027-05-18","inactiveDate":null}],"licenseActivity":[{"number":"1008039","type":"Food Preparing and Serving","businessName":"Mod Spuds","legalName":"Mod Spuds","issuedDate":"2026-05-19","latestIssueDate":"2026-05-19","closureDate":null,"expirationDate":"2027-05-18","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"939224","type":"Food Preparing and Serving","businessName":"Avenida 7 LLC","legalName":"Avenida 7 LLC","issuedDate":"2023-12-04","latestIssueDate":"2025-01-18","closureDate":"2026-02-01","expirationDate":"2025-12-03","inactiveDate":"2026-02-01","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"908212","type":"Food Estab, Retail Non-Permanent Location (Event)","businessName":"Ramona Susan's Bake Shop","legalName":"Ramona Susan's Bake Shop","issuedDate":"2022-10-12","latestIssueDate":"2022-10-12","closureDate":"2022-10-15","expirationDate":"2022-10-15","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"862589","type":"Food Preparing and Serving","businessName":"Ramona Susan's Bake Shop","legalName":"Ramona Susan's Bake Shop","issuedDate":"2021-03-02","latestIssueDate":"2023-03-01","closureDate":"2024-04-30","expirationDate":"2024-03-01","inactiveDate":"2024-04-30","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"499341","type":"Sidewalk Cafe","businessName":"SWEET FREEDOM LLC","legalName":"SWEET FREEDOM LLC","issuedDate":"2010-04-23","latestIssueDate":"2010-04-23","closureDate":"2011-12-14","expirationDate":"2010-06-30","inactiveDate":"2011-12-14","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"490616","type":"Food Preparing and Serving","businessName":"SWEET FREEDOM LLC","legalName":"SWEET FREEDOM LLC","issuedDate":"2009-12-29","latestIssueDate":"2017-05-01","closureDate":"2018-06-29","expirationDate":"2018-04-30","inactiveDate":"2018-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"246082","type":"Rental","businessName":"FRED R LEVINE R E","legalName":"FRED R LEVINE R E","issuedDate":"2004-04-13","latestIssueDate":"2026-01-28","closureDate":null,"expirationDate":"2027-02-28","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-24","units":2,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #237448: 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-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 1915 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":"5 failed, 3 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Nov 16, 2016.","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 #490616: Inactive since Jun 29, 2018; Sidewalk Cafe #499341: Inactive since Dec 14, 2011; Food Preparing and Serving #862589: Inactive since Apr 30, 2024; Food Estab, Retail Non-Permanent Location (Event) #908212: Inactive","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 4 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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Oct 19, 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/"}]}