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INSP","status":"CLOSED"},{"caseNumber":"670956","date":"2019-06-12","type":"PRECOURT","status":"PASSED"},{"caseNumber":"CF-2021-117025","date":"2021-12-09","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-117025","date":"2021-12-28","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-001779","date":"2022-01-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-001969","date":"2022-01-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-001969","date":"2022-02-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-001779","date":"2022-02-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-001779","date":"2022-03-21","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-001969","date":"2022-03-21","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-034159","date":"2022-04-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-001969","date":"2022-05-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-034159","date":"2022-06-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-034159","date":"2022-07-19","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-034159","date":"2022-10-03","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-003411","date":"2026-01-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-003411","date":"2026-02-02","type":null,"status":"FAILED"}],"inspYears":[{"y":2003,"fails":2,"passes":0},{"y":2005,"fails":1,"passes":0},{"y":2006,"fails":2,"passes":0},{"y":2008,"fails":10,"passes":5},{"y":2009,"fails":1,"passes":1},{"y":2010,"fails":0,"passes":1},{"y":2018,"fails":3,"passes":1},{"y":2019,"fails":2,"passes":2},{"y":2021,"fails":1,"passes":1},{"y":2022,"fails":9,"passes":2},{"y":2026,"fails":2,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.037859797465146,"lng":-75.03870304479514,"geom":{"type":"Polygon","coordinates":[[[-75.038753035,40.037968206],[-75.038585291,40.037748909],[-75.038637244,40.037729904],[-75.038821224,40.037970655],[-75.038769968,40.037990079],[-75.038753035,40.037968206]]]},"liDistrict":"EAST","certifications":[{"number":"BC-2024-009203","type":"Fire Alarm Certification","inspectionDate":"2024-04-04","result":"Certified","expirationDate":"2025-04-04","buildingId":"1326901"},{"number":"BC-2025-008479","type":"Fire Alarm Certification","inspectionDate":"2025-04-01","result":"Certified","expirationDate":"2026-04-01","buildingId":"1326901"},{"number":"BC-2026-012580","type":"Fire Alarm Certification","inspectionDate":"2026-05-04","result":"Certified","expirationDate":"2027-05-04","buildingId":"1326901"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19136","beds":null,"baths":null,"stories":null,"lotArea":1657,"zoning":"CMX2.5","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"5","intCond":"5","garage":null,"homestead":false,"mail":"7356 FRANKFORD AVE, PHILADELPHIA PA, 19136","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR THE ERECTION OF A ONE (1) STORY ADDITION BETWEEN AN EXISTING TWO (2) STORY STRUCTURE AND AN EXISTING ONE (1) STORY STRUCTURE. FOR USE AS A DAY CARE CENTER FOR CHILDREN AT THE FIRST FLOOR WITH ACCESSORY OFFICE IN THE BASEMENT IN T","status":"Closed","outcome":"Withdrawn","date":"2020-10-21","number":"37803","relatedPermit":null},{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR THE ERECTION OF AN ADDITION AT THE REAR OF AN EXISTING ATTACHED STRUCTURE (BRIDGING TWO EXISTING STRUCTURES\nON LOT) FOR USE AS VACANT COMMERCIAL AT 1ST FLOOR AND SINGLE-FAMILY HOUSEHOLD LIVING ABOVE. SIZE AND LOCATION AS\nSHOWN IN","status":"Completed","outcome":"Granted with conditions","date":"2024-01-12","number":"ZP-2023-002668","relatedPermit":"ZP-2023-002668"}],"taxYears":[{"year":2015,"total":3544.76,"principal":2772.26,"interest":291.09,"penalty":194.06},{"year":2016,"total":3238.38,"principal":2895.98,"interest":43.44,"penalty":28.96}],"taxNet":6783.14,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":179900,"taxable":179900,"land":24900,"improvement":155000,"taxableLand":24900,"taxableImprovement":155000,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":179900,"taxable":179900,"land":24900,"improvement":155000,"taxableLand":24900,"taxableImprovement":155000,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":139100,"taxable":139100,"land":27820,"improvement":111280,"taxableLand":27820,"taxableImprovement":111280,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":143200,"taxable":143200,"land":28640,"improvement":114560,"taxableLand":28640,"taxableImprovement":114560,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":144600,"taxable":144600,"land":28920,"improvement":115680,"taxableLand":28920,"taxableImprovement":115680,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":144600,"taxable":144600,"land":28920,"improvement":115680,"taxableLand":28920,"taxableImprovement":115680,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":144600,"taxable":144600,"land":28920,"improvement":115680,"taxableLand":28920,"taxableImprovement":115680,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":130800,"taxable":130800,"land":26160,"improvement":104640,"taxableLand":26160,"taxableImprovement":104640,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":130800,"taxable":130800,"land":26160,"improvement":104640,"taxableLand":26160,"taxableImprovement":104640,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":129000,"taxable":129000,"land":25800,"improvement":103200,"taxableLand":25800,"taxableImprovement":103200,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":129000,"taxable":129000,"land":25800,"improvement":103200,"taxableLand":25800,"taxableImprovement":103200,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":120700,"taxable":120700,"land":24100,"improvement":96600,"taxableLand":24100,"taxableImprovement":96600,"exemptLand":0,"exemptImprovement":0}],"taxNow":1806,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"131968","date":"2008-02-12","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2008-06-21","scope":"INSTALL NEW EXIT AND EMERG LIGHTING AT 4 ENTRANCE DOORS. PROVIDE WORKING SPACE AT SVS PANELS. REMOVE AND/OR REPAIR HAZARDOUS CONDITIONS TO ELECTRICAL SYSTEM. (EAST DIST)"},{"number":"132803","date":"2008-02-15","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2008-06-21","scope":"REPLACE ALL ROMEX TYPE NM WIRING IN BAR AND BASEMENT AREAS. REPLACE WITH MC. CLEAN UP UNSUPPORTED WIRING. GROUND ALL SPLICE BOXES. (EAST DIST)"},{"number":"134092","date":"2008-03-07","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2008-03-27","scope":"LAWFUL OCCUPANCY SIGN FOR FIRST FLOOR BAR / RESTAURANT ONLY."},{"number":"962529","date":"2019-07-19","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Expired","completedDate":"2021-02-04","scope":"FOR LEVEL II ALTERATIONS TO AN SINGLE FAMILY DWELLING ON THE 2ND FLOOR TO INCLUDE INTERIOR RENOVATIONS. SIZE AND LOCATION AS SHOWN ON PLANS/ APPLICATION. IEBC 2018 REVIEW. **SEPARATE PERMITS REQUIRED FOR ANY MEP WORK**"},{"number":"971239","date":"2019-07-19","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Expired","completedDate":"2021-02-04","scope":"INSTALLATION OF NEW HVAC SYSTEM (EXTENDING EXISTING DUCT WORK) THROUGHOUT A SINGLE FAMILY DWELLING AS PER APPROVED PLANS."},{"number":"GM-2022-000431","date":"2022-01-24","work":"Wall Covering Replacement","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2022-03-22","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."},{"number":"CP-2022-000726","date":"2022-03-02","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-11-17","scope":"FOR LEVEL II ALTERATIONS TO INCLUDE THE INFILL OF BREACHED WALL, NEW PARTITIONS, FIXTURES, FINISHES AS PER APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR ANY MEP WORK."},{"number":"GM-2022-002219","date":"2022-03-21","work":"Wall Covering Replacement","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2023-05-11","scope":"EZ EXTERIOR WALL COVERINGS- For the Applications of Exterior Wall Coverings as per attached standards. Deviations from these standards require submission of construction and site plans. Exterior front stucco work"},{"number":"MP-2022-001309","date":"2022-06-02","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-11-17","scope":"FOR THE INSTALLATION OF HVAC AN APPLIANCE, EQUIPMENT, DUCTWORK AND REGISTERS/DIFFUSERS AT THE SECOND FLOOR PER APPROVED PLANS AND MANUFACTURER'S SPECIFICATIONS."},{"number":"EP-2022-002277","date":"2022-06-07","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-10-18","scope":"THE 200 AMP SERVICE, (3) GANG METER BANK & (1) 100 AMP PANEL & FEEDER ARE EXISTING. INSTALL (1) 100 AMP FEEDER AND PANEL \"A\". INSTALL (1) 60 AMP FEEDER & HOUSE PANEL. INSTALL WIRING THROUGHOUT THE 2ND FLOOR APARTMENT INCLUDING LIGHTS, SWITCHES AND RECEPTACLES. PROVIDE WIRING FOR THE 2ND FLOOR HVAC EQUIPMENT. ALL WORK IN ACCORDANCE WITH THE 2017 NEC. ** NO FIRE ALARM WORK ON THIS PERMIT.**"},{"number":"PP-2022-003428","date":"2022-06-07","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-11-17","scope":"WC, LAV, SHOWER, KITCHEN AND HWH AS PER PPC 2018"},{"number":"CP-2022-007132","date":"2023-01-17","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-03-16","scope":"TO INSTALL NEW STOREFRONT DOOR AND WINDOW FOR FIRST FLOOR VACANT SPACE OF AN EXISTING ATTACHED BUILDING. ALL WORK TO BE DONE PER APPROVED PLANS. PEDESTRIAN PROTECTION TO BE IN PLACE PRIOR TO START OF WORK AND TO BE MAINTAINED DURING ALL DEMOLITION ACTIVITIES. * A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED WITHIN BUILDING FACADES IN ACCORDANCE WITH SECTION 3306 OF THE IBC. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"ZP-2023-005132","date":"2023-05-31","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Retail Sales - Wearing Apparel and Accessories; Retail Sales - Consumer Goods"},{"number":"ZP-2023-002668","date":"2023-12-06","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF AN ADDITION AT THE REAR OF AN EXISTING ATTACHED STRUCTURE (BRIDGING TWO EXISTING STRUCTURES ON LOT). SIZE AND LOCATION AS SHOWN ON PLANS."}],"storyTag":"New construction","storyDelta":2.53,"timeline":[{"y":2022,"k":"permit","w":"Wall Covering Replacement"},{"y":2022,"k":"permit","w":"Addition and/or Alterations"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Alterations"},{"y":2022,"k":"viol","w":"9 L&I violations"},{"y":2022,"k":"insp","w":"L&I: 9 failed, 2 passed"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Change of Use"},{"y":2023,"k":"permit","w":"New construction, addition, GFA change"},{"y":2024,"k":"appeal","w":"Appeal granted with conditions"},{"y":2026,"k":"viol","w":"L&I violation"},{"y":2026,"k":"insp","w":"Inspection failed ×2"}],"rented":true,"licenses":[{"number":"378751","type":"Dumpster License - Private Property","status":"Inactive","businessName":"19135 VANDIKE ENTERPRISES INC (MCNOODLES IRISH PUB)","legalName":"19135 VANDIKE ENTERPRISES INC","address":"7356 FRANKFORD AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2006-07-24","latestIssueDate":"2006-07-24","expirationDate":"2010-07-31","inactiveDate":null},{"number":"824204","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"Great Choice Housing Services LLC","legalName":"Great Choice Housing Services LLC","address":"7356 FRANKFORD AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2019-09-18","latestIssueDate":"2020-08-12","expirationDate":"2021-09-17","inactiveDate":"2021-11-16"},{"number":"914045","type":"Rental","status":"Active","businessName":"Great Choice Housing Services LLC","legalName":"Great Choice Housing Services LLC","address":"7356 FRANKFORD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2023-01-09","latestIssueDate":"2025-12-04","expirationDate":"2027-01-08","inactiveDate":null}],"licenseActivity":[{"number":"914045","type":"Rental","businessName":"Great Choice Housing Services LLC","legalName":"Great Choice Housing Services LLC","issuedDate":"2023-01-09","latestIssueDate":"2025-12-04","closureDate":null,"expirationDate":"2027-01-08","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"824204","type":"Vacant Residential Property / Lot","businessName":"Great Choice Housing Services LLC","legalName":"Great Choice Housing Services LLC","issuedDate":"2019-09-18","latestIssueDate":"2020-08-12","closureDate":"2021-11-16","expirationDate":"2021-09-17","inactiveDate":"2021-11-16","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"378751","type":"Dumpster License - Private Property","businessName":"19135 VANDIKE ENTERPRISES INC (MCNOODLES IRISH PUB)","legalName":"19135 VANDIKE ENTERPRISES INC","issuedDate":"2006-07-24","latestIssueDate":"2006-07-24","closureDate":"2010-07-31","expirationDate":"2010-07-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2022, 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"transition-activity","level":"watch","title":"Recent transition activity","summary":"The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.","evidence":["3 permit events since 2023","1 zoning/board appeal since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #37803: Closed · Withdrawn.","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":"3 permits not marked completed: 962529 (Expired), 971239 (Expired), GM-2022-002219 (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":"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 1890 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":"33 failed, 13 passed, and 10 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Feb 2, 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":"Dumpster License - Private Property #378751: Inactive; Vacant Residential Property / Lot #824204: Inactive since Nov 16, 2021","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 48 historical violations across 16 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 May 4, 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/"}]}