{"asOf":"2026-07-23T18:27:22.699Z","block":"7600-7699 CASTOR AVE","blockUrl":"https://philadelphia.blockreport.homes/block/7600-7699-castor-ave","address":"7608 CASTOR AVE","parcelNumber":"871243800","source":"https://property.phila.gov/?p=871243800","ownerType":"investor","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"S30","buildingCodeNew":"821","buildingClass":"ROW W/OFF STR 2 STY MASON","buildingClassNew":"ROW MIXED-COM/RES-BLT AS COM","useLabel":"Mixed-use","owner":"A & D REAL ESTATE GROUP","coOwner":null,"marketValue":363800,"landAssessment":72700,"improvementAssessment":291100,"livableArea":2394,"yearBuilt":1967,"lastSale":{"price":297000,"date":"2016-10-11T04:00:00Z"},"openViolations":0,"violations":[{"number":"692623","date":"2007-10-01","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"692624","date":"2007-10-01","code":"CP-312A","title":"HIGH WEEDS-CUT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"692625","date":"2007-10-01","code":"CP-305","title":"RUBBISH/GARBAGE EXTERIOR-OWNER","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1851974","date":"2010-10-14","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"COMPEXCP","resolutionDate":null,"resolution":null},{"number":"1851975","date":"2010-10-14","code":"A-402.5/2","title":"PERMB- FINAL PRE-CO INSP","status":"COMPEXCP","resolutionDate":null,"resolution":null},{"number":"2011482","date":"2011-03-16","code":"A-000.0/1","title":"VIOL NONE FOUND","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3049809","date":"2013-12-27","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4505527","date":"2017-11-10","code":"A-901.13/2","title":"PENALTY- NO ELEC PERM INFO","status":"ERROR","resolutionDate":null,"resolution":null},{"number":"4505526","date":"2017-11-10","code":"A-301.1/51","title":"PERME- INST/REPL/REPAIR WIRE","status":"ERROR","resolutionDate":null,"resolution":null},{"number":"4516697","date":"2017-11-22","code":"FC-13-605.5","title":"EXTENSION CORDS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2024-011721","date":"2024-02-23","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"CLOSED","resolutionDate":"2024-02-23","resolution":"CLOSED - 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WRITTEN IN ERROR"}]},{"number":"769458","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"4557329","date":"2018-01-11","code":"A-104.1/2","title":"WORKMANLIKE- FIRE CODE","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2007,"n":3,"worst":null},{"y":2010,"n":2,"worst":null},{"y":2011,"n":1,"worst":null},{"y":2013,"n":1,"worst":null},{"y":2017,"n":3,"worst":null},{"y":2018,"n":1,"worst":null},{"y":2024,"n":1,"worst":null}],"investigations":[{"caseNumber":"129938","date":"2007-10-01","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"129938","date":"2009-03-25","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"255081","date":"2010-10-14","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"255081","date":"2010-12-01","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"269617","date":"2011-03-16","type":"CI INSP","status":"FAILED"},{"caseNumber":"269617","date":"2011-03-17","type":"CI INSP","status":"PASSED"},{"caseNumber":"415344","date":"2013-12-27","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"415344","date":"2014-02-10","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"611626","date":"2017-11-10","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"613284","date":"2017-11-22","type":"CI INSP","status":"FAILED"},{"caseNumber":"613284","date":"2018-01-04","type":"CI INSP","status":"PASSED"},{"caseNumber":"CF-2024-014265","date":"2024-02-23","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-014265","date":"2024-02-23","type":null,"status":"PASSED"}],"inspYears":[{"y":2007,"fails":1,"passes":0},{"y":2009,"fails":0,"passes":1},{"y":2010,"fails":1,"passes":1},{"y":2011,"fails":1,"passes":1},{"y":2013,"fails":1,"passes":0},{"y":2014,"fails":0,"passes":1},{"y":2017,"fails":2,"passes":0},{"y":2018,"fails":0,"passes":1},{"y":2024,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.05631950679675,"lng":-75.06173183556517,"geom":{"type":"Polygon","coordinates":[[[-75.061540325,40.056258737],[-75.06159638,40.056198888],[-75.061923609,40.056379661],[-75.061864965,40.05643974],[-75.061540325,40.056258737]]]},"liDistrict":"EAST","certifications":[{"number":"BC-2024-012927","type":"Fire Alarm Certification","inspectionDate":"2024-05-03","result":"Certified","expirationDate":"2025-05-03","buildingId":"1237750"},{"number":"BC-2025-013437","type":"Fire Alarm Certification","inspectionDate":"2025-05-15","result":"Certified","expirationDate":"2026-05-15","buildingId":"1237750"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19152","beds":null,"baths":null,"stories":null,"lotArea":3100,"zoning":"CMX1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"109 ADDIS DR, RICHBORO PA, 18966","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"CERTIFICATE FOR A TAKE-OUT RESTAURANT WITH SEATING, NO LIVE ENTERTAINMENT. NO SALE OF ALCOHOLIC BEVERAGES FOR TAKE-OUT. ALL FOOD SERVE ON A DISPOSABLE WARE. NO DISPENSING WINDOW ON THE 1SAT FLOOR IN THE SAME BUILDING WITH EXISTING ONE (1) A","status":"CLOSED","outcome":"Granted","date":"2009-11-17","number":"10294","relatedPermit":"241336"},{"type":"Zoning board appeal","grounds":"PERMIT FOR USE AS A DENTAL OFFICE(GROUP PRACTITIONER) ON THE FIRST FLOOR, IN AN EXISTING STRUCTURE WITH ONE PREVIOUSLY APPROVED DWELLING UNIT ON THE SECOND FLOOR.(NO SIGNS )","status":"OPEN","outcome":"Granted","date":"2017-02-08","number":"29316","relatedPermit":"734565"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":215500,"taxable":215500,"land":62000,"improvement":153500,"taxableLand":62000,"taxableImprovement":153500,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":215500,"taxable":215500,"land":62000,"improvement":153500,"taxableLand":62000,"taxableImprovement":153500,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":221300,"taxable":221300,"land":44260,"improvement":177040,"taxableLand":44260,"taxableImprovement":177040,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":233800,"taxable":233800,"land":46760,"improvement":187040,"taxableLand":46760,"taxableImprovement":187040,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":236100,"taxable":236100,"land":47220,"improvement":188880,"taxableLand":47220,"taxableImprovement":188880,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":236100,"taxable":236100,"land":47220,"improvement":188880,"taxableLand":47220,"taxableImprovement":188880,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":236100,"taxable":236100,"land":47220,"improvement":188880,"taxableLand":47220,"taxableImprovement":188880,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":252400,"taxable":252400,"land":50480,"improvement":201920,"taxableLand":50480,"taxableImprovement":201920,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":252400,"taxable":252400,"land":50480,"improvement":201920,"taxableLand":50480,"taxableImprovement":201920,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":274500,"taxable":274500,"land":54900,"improvement":219600,"taxableLand":54900,"taxableImprovement":219600,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":274500,"taxable":274500,"land":54900,"improvement":219600,"taxableLand":54900,"taxableImprovement":219600,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":363800,"taxable":363800,"land":72700,"improvement":291100,"taxableLand":72700,"taxableImprovement":291100,"exemptLand":0,"exemptImprovement":0}],"taxNow":3842,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"241336","date":"2009-12-08","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2009-12-08","scope":"1ST FLOOR USE TO TAKE OUT RESTAURANT"},{"number":"252472","date":"2010-01-08","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"TENANT FIT OUT FOR A TAKE-OUT RESTAURANT WITH SEATING AS PER PLANS. CO FOR THE 1ST FLOOR ONLY."},{"number":"283426","date":"2010-06-07","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2010-06-07","scope":"DAYCARE FOR PERIODS OF LESS THAN 24 CONSECUTIVE HOURS WITH ACCESSORY PREPARING AND SERVING OF FOOD ON THE 1ST FLOOR IN THE SAME BUILDING WITH EXISITNG ONE (1) APARTMENT TOTAL ON 2ND FLOOR IN AN EXISTING STRUCTURE. NO SIGN ON THIS PERMIT."},{"number":"313453","date":"2011-01-04","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2011-03-04","scope":"C/O ONLY."},{"number":"467812","date":"2013-04-26","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2013-07-09","scope":"INSTALLATION OF 1 HVAC UNIT (INCLUDING DUCTWORK/ACCESSORIES). SECOND FLOOR APARTMENT ONLY. NO PENETRATION OF WALLS. SELF-CONTAINED."},{"number":"487622","date":"2013-09-11","work":"Zoning admin review","type":"ZP_ADMIN","description":"ZONING ADMIN REVIEW","status":"COMPLETED","completedDate":"2013-09-11","scope":"EXTENSION OF PERMIT #283426, PURSUANT TO PA ACT 87, THIS EXTENSION TO EXPIRE ON JULY 01, 2016, WNLESS EXTENDED BY OTHER PROVISIONS OF THE PHILSDELPHIA CODE."},{"number":"488125","date":"2013-10-04","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2013-10-16","scope":"CERTIFICATE OF OCCUPANCY FOR 1ST FLOOR DAYCARE. COMPLIANCE WITH FIRE AND PROPERTY MAINTENANCE CODES REQUIRED PRIOR TO CERTIFICATE ISSUANCE."},{"number":"734565","date":"2017-03-02","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2017-03-02","scope":"USE TO DENTAL OFFICE"},{"number":"769458","date":"2017-06-19","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-08-28","scope":"PARTIAL CHANGE OF OCCUPANCY CLASSIFICATION & LEVEL 2 ALTERATIONS TO CREATE DENTAL OFFICE AT 1ST FLOOR OF EXIST. MIXED-USE BUILDING INCLUDING DEMO. OF INTERIOR WALLS, ERECTION OF PARTITION WALLS FOR CORRIDOR, EXAM & LUNCHENETTE SPACES & ALL ASSOCIATED FINISH WORK; BUILDING IS NOT FULLY SPRINKLERED. SEPARATE PERMIT REQ'D FOR ANY MECH., ELEC., & PLUMB. WORK."},{"number":"820243","date":"2017-11-10","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-04-16","scope":"INSTALL ELECTRICAL WIRING IN A SPACE RENOVATED TO BE A DENTAL OFFICE AS PER PLANS PER 2008 NEC."},{"number":"825382","date":"2018-01-09","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-08-28","scope":"ALTERATIONS: INTERIOR PLUMBING;PARTIAL CHANGE OF OCCUPANCY; DENTAL OFFICE;1ST FLOOR; MIXED-USE BUILDING; 1WC AND 1LAV SINK FOR ADA COMPLIANT BATHROOM 4 HAND SINKS 1 ADDITIONAL SINK FOR CASTING 1 SOLID INTERCEPTOR 1 HUB DRAIN AND 1 FLOOR DRAIN BOTH IN BASEMENT 1 HWH - THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"822789","date":"2018-01-23","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2018-08-15","scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."},{"number":"832317","date":"2018-03-13","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-08-07","scope":"INSTALL COMPLETE FIRE ALARM SYSTEM WITH PULLSTATIONS,HORNS,STROBES,HORN/STROBES ALONG WITH PANEL AS PER NFPA 72"},{"number":"908728","date":"2018-09-10","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-11-13","scope":"INSTALL HOUSE METER SOCKET BOX AND HOUSE 100A PANEL... PER 2008 NEC (MIXED USE)"}],"storyTag":"Improved","storyDelta":0.11,"timeline":[{"y":2017,"k":"permit","w":"Major alteration"},{"y":2017,"k":"viol","w":"3 L&I violations"},{"y":2017,"k":"insp","w":"Inspection failed ×2"},{"y":2017,"k":"permit","w":"Electrical"},{"y":2018,"k":"permit","w":"Plumbing"},{"y":2018,"k":"permit","w":"Mechanical"},{"y":2018,"k":"permit","w":"Electrical"},{"y":2018,"k":"viol","w":"L&I violation"},{"y":2018,"k":"insp","w":"Inspection passed"},{"y":2018,"k":"permit","w":"Electrical"},{"y":2024,"k":"viol","w":"L&I violation"},{"y":2024,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":false,"licenses":[{"number":"587623","type":"Food Preparing and Serving","status":"Inactive","businessName":"RUTH HAINES (GIFTED STARS DAYCARE)","legalName":"RUTH HAINES","address":"7608 CASTOR AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2013-03-22","latestIssueDate":"2013-03-22","expirationDate":"2014-04-30","inactiveDate":"2013-10-23"},{"number":"608409","type":"Food Preparing and Serving","status":"Inactive","businessName":"SHANNON SCOTT (S&S HIGHER LEARNING ACADEMY)","legalName":"SHANNON SCOTT","address":"7608 CASTOR AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2013-10-23","latestIssueDate":"2015-08-03","expirationDate":"2016-04-30","inactiveDate":"2016-06-29"}],"licenseActivity":[{"number":"608409","type":"Food Preparing and Serving","businessName":"SHANNON SCOTT (S&S HIGHER LEARNING ACADEMY)","legalName":"SHANNON SCOTT","issuedDate":"2013-10-23","latestIssueDate":"2015-08-03","closureDate":"2016-06-29","expirationDate":"2016-04-30","inactiveDate":"2016-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"587623","type":"Food Preparing and Serving","businessName":"RUTH HAINES (GIFTED STARS DAYCARE)","legalName":"RUTH HAINES","issuedDate":"2013-03-22","latestIssueDate":"2013-03-22","closureDate":"2013-10-23","expirationDate":"2014-04-30","inactiveDate":"2013-10-23","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #29316: OPEN · Granted; related permit 734565. Use permit #241336: COMPLETED. The history also contains “PERM Z- NEW USE.”","why":"Philadelphia says a zoning approval or Property Sales Certification can identify a use without proving that it was established under the Building Code. A change of use, unit count, exits, or fire rating can require a Building Permit and Certificate of Occupancy.","action":"Verify the lawful use, unit count, associated construction permits, and Certificate of Occupancy with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: 252472 (EXPIRED).","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 May 15, 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-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":"7 failed, 6 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Feb 23, 2024.","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 #587623: Inactive since Oct 23, 2013; Food Preparing and Serving #608409: Inactive since Jun 29, 2016","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 12 historical violations across 8 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/"}]}