{"asOf":"2026-07-26T18:16:51.374Z","block":"600-699 S 3RD ST","blockUrl":"https://philadelphia.blockreport.homes/block/600-699-s-3rd-st","address":"615 S 3RD ST","parcelNumber":"871281500","source":"https://property.phila.gov/?p=871281500","ownerType":"investor","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"Y60","buildingCodeNew":"821","buildingClass":"STR/OFF+APT 3.5 STY MASON","buildingClassNew":"ROW MIXED-COM/RES-BLT AS COM","useLabel":"Apartment building","owner":"SAGI PARTNERS LLC","coOwner":null,"marketValue":1198400,"landAssessment":239600,"improvementAssessment":958800,"livableArea":4390,"yearBuilt":1900,"lastSale":{"price":720000,"date":"2018-07-10T04:00:00Z"},"openViolations":0,"violations":[{"number":"4410359","date":"2017-06-07","code":"PM15-304.4","title":"EXTERIOR STRUCT STRUCTURAL MEM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2025-055783","date":"2025-07-28","code":"A-701.1/3","title":"NEW USE OCCUPIED PRIOR TO CO","status":"COMPLIED","resolutionDate":"2025-09-03","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}],"violationCases":[{"number":"587537","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2017-06-08","completedDate":"2018-01-09","violations":[{"number":"4410359","date":"2017-06-07","code":"PM15-304.4","title":"EXTERIOR STRUCT STRUCTURAL MEM","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2025-076864","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2025-07-28","completedDate":"2025-09-03","violations":[{"number":"VI-2025-055783","date":"2025-07-28","code":"A-701.1/3","title":"NEW USE OCCUPIED PRIOR TO CO","status":"COMPLIED","resolutionDate":"2025-09-03","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]}],"violYears":[{"y":2017,"n":1,"worst":null},{"y":2025,"n":1,"worst":null}],"investigations":[{"caseNumber":"587537","date":"2017-06-07","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"587537","date":"2017-08-02","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"587537","date":"2018-01-09","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"CF-2025-076864","date":"2025-07-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-076864","date":"2025-09-03","type":null,"status":"PASSED"}],"inspYears":[{"y":2017,"fails":2,"passes":0},{"y":2018,"fails":0,"passes":1},{"y":2025,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.940936183292784,"lng":-75.14743147141608,"geom":{"type":"Polygon","coordinates":[[[-75.147247332,39.940933363],[-75.147256396,39.940892463],[-75.147609255,39.940935451],[-75.14759866,39.940981345],[-75.147247332,39.940933363]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":false,"permits":true,"licenses":true},"zip":"19147","beds":null,"baths":null,"stories":4,"lotArea":1716,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"964 W PENN DR, WEST CHESTER PA, 19380","mailOut":true,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT For the erection of an addition (w/roof deck and pilot houses enclosing access stairs only), to the rear of an existing attached structure, size and location as shown on plan/application.\nFor use of vacant commercial space at the gro","status":"Completed","outcome":"Granted with conditions","date":"2021-02-25","number":"ZP-2020-004052","relatedPermit":"ZP-2020-004052"},{"type":"BBS Permit Denial","grounds":"THIS IS FOR A PRELIMINARY PLAN REVIEW. FOR THE DEMOLITION OF AN EXISTING REAR ONE-STORY PORTION AND INTERIOR ALTERATIONS AND ADDITION TO AN EXISTING ATTACHED FOUR-STORY MIXED-USE BUILDING WITH A ROOF DECK ACCESSED BY TWO (2) ROOF DECK ACCES","status":"Completed","outcome":"Approved","date":"2021-04-29","number":"PA-2021-001459","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":457500,"taxable":438000,"land":214500,"improvement":243000,"taxableLand":214500,"taxableImprovement":223500,"exemptLand":0,"exemptImprovement":19500},{"y":2017,"v":457500,"taxable":438000,"land":214500,"improvement":243000,"taxableLand":214500,"taxableImprovement":223500,"exemptLand":0,"exemptImprovement":19500},{"y":2018,"v":593700,"taxable":593700,"land":118740,"improvement":474960,"taxableLand":118740,"taxableImprovement":474960,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":597400,"taxable":597400,"land":119480,"improvement":477920,"taxableLand":119480,"taxableImprovement":477920,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":603300,"taxable":603300,"land":120660,"improvement":482640,"taxableLand":120660,"taxableImprovement":482640,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":603300,"taxable":603300,"land":120660,"improvement":482640,"taxableLand":120660,"taxableImprovement":482640,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":603300,"taxable":603300,"land":120660,"improvement":482640,"taxableLand":120660,"taxableImprovement":482640,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":566200,"taxable":339700,"land":113200,"improvement":453000,"taxableLand":113200,"taxableImprovement":226500,"exemptLand":0,"exemptImprovement":226500},{"y":2024,"v":566200,"taxable":509575,"land":113200,"improvement":453000,"taxableLand":113200,"taxableImprovement":396375,"exemptLand":0,"exemptImprovement":56625},{"y":2025,"v":593100,"taxable":593100,"land":118620,"improvement":474480,"taxableLand":118620,"taxableImprovement":474480,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":1185000,"taxable":593069,"land":237000,"improvement":948000,"taxableLand":237000,"taxableImprovement":356069,"exemptLand":0,"exemptImprovement":591931},{"y":2027,"v":1198400,"taxable":599725,"land":239600,"improvement":958800,"taxableLand":239600,"taxableImprovement":360125,"exemptLand":0,"exemptImprovement":598675}],"taxNow":8302,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2020-004052","date":"2021-02-10","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2025-08-19","scope":"For the erection of an addition (w/roof deck and pilot houses enclosing access stairs only), to the rear of an existing attached structure, size and location as shown on plan/application."},{"number":"CP-2021-002084","date":"2021-09-28","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-08-19","scope":"FOR THE ERECTION OF AN ADDITION TO INCLUDE A ROOF ECK WITH A ROOF DECK ACCESS STRUCTURE AT THE REAR OF AN EXISTING BUILDING. WORK TO ALSO INCLUDE A LEVEL III INTERIOR ALTERATIONS TO INCLUDE A CHANGE IN OCCUPANCY , FOR A VACANT COMMERCIAL SPACE AT THE GROUND FLOOR( SEPARATE USE REGISTRATION REQUIRED PRIOR TO OCCUPANCY) AND MULTI-FAMILY FOR THREE(3) DWELLING UNITS IN THE BUILDING. ALTERATIONS TO INCLUDE INSTALLATION OF NEW WALL PARTITIONS, PROVIDE FINISHES AND FURNISHINGS THROUGHOUT ALSO TO INCLUDE STRUCTURAL WORK AS PER APPROVED PLANS. ALL WORK TO BE DONE PER APPROVED PLANS.** IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK**IEBC 2018** BUILDING TO BE FULLY SPRINKLERED PER NFPA 13** STANDPIPES SYSTEM IN ACCRDANCE WITH NFPA 14 TO BE PROVIDED**SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK**AMENDED AS OF 5/21/2022 FOR A MODIFICAON TO THE FRAMING WORK AS PER PLANS."},{"number":"EP-2022-010522","date":"2022-12-19","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-06-24","scope":"New wire throughout. Install lighting, outlets, switches, smokes/CO alarms, and 600 amp service as per 2017 NEC. Install fire alarm as per plans and 2016 NFPA 72."},{"number":"FP-2023-000155","date":"2023-02-01","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-08-13","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13 THROUGHOUT THE BUILDING TO INCLUDE 2\" MAIN FIRE SERVICE LINE WITH 3\" AMES 2000SS BACKFLOW PREVENTION ASSEMBLY AND FIRE SYSTEM TO INCLUDE THE INSTALLATION OF TWO (2) STANDPIPES IN EXIT STAIRWAYS, STANDPIPES TO BE INTERCONNECTED PER NFPA 14 AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"PP-2021-017300","date":"2023-08-10","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-08-13","scope":"Plumbing Permit (Interior) for combo CP-2021-002084"},{"number":"PP-2021-017299","date":"2023-08-15","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-08-31","scope":"Plumbing Permit (Exterior Building Drainage) for combo CP-2021-002084"},{"number":"MP-2021-006077","date":"2023-09-18","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-08-13","scope":"Mechanical / Fuel Gas Permit for combo CP-2021-002084"},{"number":"PP-2025-010663","date":"2025-08-15","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-08-19","scope":"nstall 1\" water service"}],"storyTag":"New construction","storyDelta":0.6,"timeline":[{"y":2021,"k":"permit","w":"New construction, addition, GFA change"},{"y":2021,"k":"appeal","w":"Appeal granted with conditions"},{"y":2021,"k":"appeal","w":"Appeal approved"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2023,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2025,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2025,"k":"permit","w":"Alterations"}],"rented":true,"licenses":[{"number":"208907","type":"Food Preparing and Serving (30+ SEATS)","status":"Inactive","businessName":"ESMS HOSTARIO DAELIO INC","legalName":"ESMS HOSTARIO DAELIO INC","address":"615 S 3RD ST","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2004-04-08","latestIssueDate":"2015-04-25","expirationDate":"2016-04-30","inactiveDate":"2016-06-29"},{"number":"520609","type":"Dumpster License - Private Property","status":"Active","businessName":"ESMS HOSTARIA DAELIO INC","legalName":"ESMS HOSTARIA DAELIO INC","address":"615 S 3RD ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2010-12-01","latestIssueDate":"2013-07-20","expirationDate":null,"inactiveDate":null},{"number":"710215","type":"Rental","status":"Inactive","businessName":"Ling Hao Wu","legalName":"Ling Hao Wu","address":"615 S 3RD ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2016-08-05","latestIssueDate":"2017-06-27","expirationDate":"2018-08-04","inactiveDate":"2018-10-03"},{"number":"723995","type":"Food Preparing and Serving","status":"Inactive","businessName":"MI LAH TAPAS & DIMSUM","legalName":"MI LAH TAPAS & DIMSUM","address":"615 S 3RD ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2016-12-21","latestIssueDate":"2016-12-21","expirationDate":"2017-12-20","inactiveDate":"2018-02-18"},{"number":"773376","type":"Food Preparing and Serving","status":"Inactive","businessName":"Ngon Ngon","legalName":"Ngon Ngon","address":"615 S 3RD ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2018-04-18","latestIssueDate":"2018-04-18","expirationDate":"2019-04-17","inactiveDate":"2019-06-16"},{"number":"0987409","type":"Rental","status":"Active","businessName":"SAGI Partners LLC","legalName":"SAGI Partners LLC","address":"615 S 3RD ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2025-08-27","latestIssueDate":"2025-08-27","expirationDate":"2026-08-26","inactiveDate":null}],"licenseActivity":[{"number":"0987409","type":"Rental","businessName":"SAGI Partners LLC","legalName":"SAGI Partners LLC","issuedDate":"2025-08-27","latestIssueDate":"2025-08-27","closureDate":null,"expirationDate":"2026-08-26","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"773376","type":"Food Preparing and Serving","businessName":"Ngon Ngon","legalName":"Ngon Ngon","issuedDate":"2018-04-18","latestIssueDate":"2018-04-18","closureDate":"2019-06-16","expirationDate":"2019-04-17","inactiveDate":"2019-06-16","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"723995","type":"Food Preparing and Serving","businessName":"MI LAH TAPAS & DIMSUM","legalName":"MI LAH TAPAS & DIMSUM","issuedDate":"2016-12-21","latestIssueDate":"2016-12-21","closureDate":"2018-02-18","expirationDate":"2017-12-20","inactiveDate":"2018-02-18","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"710215","type":"Rental","businessName":"Ling Hao Wu","legalName":"Ling Hao Wu","issuedDate":"2016-08-05","latestIssueDate":"2017-06-27","closureDate":"2018-10-03","expirationDate":"2018-08-04","inactiveDate":"2018-10-03","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"520609","type":"Dumpster License - Private Property","businessName":"ESMS HOSTARIA DAELIO INC","legalName":"ESMS HOSTARIA DAELIO INC","issuedDate":"2010-12-01","latestIssueDate":"2013-07-20","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"208907","type":"Food Preparing and Serving (30+ SEATS)","businessName":"ESMS HOSTARIO DAELIO INC","legalName":"ESMS HOSTARIO DAELIO INC","issuedDate":"2004-04-08","latestIssueDate":"2015-04-25","closureDate":"2016-06-29","expirationDate":"2016-04-30","inactiveDate":"2016-06-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","units":3,"signals":[{"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":["5 permit events 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 #ZP-2020-004052: Completed · Granted with conditions; related permit ZP-2020-004052. The history also contains “NEW USE OCCUPIED PRIOR TO CO.”","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":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (964 W PENN DR, WEST CHESTER PA, 19380).","why":"A tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.","action":"Verify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.","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 1900 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":"3 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Sep 3, 2025.","why":"A PASSED or FAILED value applies to that inspection visit. CLOSED is a separate source status; none of the three alone proves the parent permit or violation case closed—or describes today’s condition.","action":"Open the parent case/permit for each material failure and confirm its later disposition.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"3 fire/suppression-related permits matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Preparing and Serving (30+ SEATS) #208907: Inactive since Jun 29, 2016; Food Preparing and Serving #723995: Inactive since Feb 18, 2018; Food Preparing and Serving #773376: Inactive since Jun 16, 2019","why":"A license record proves the licensed activity existed at that time. An inactive or expired license does not establish that the business still operates—or that it may legally reopen under the same use.","action":"If business income matters, verify the current tenant, use registration, and active license in eCLIPSE.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/licenses/business-licenses/"},{"id":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"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 2 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/"}],"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/"}]}