{"asOf":"2026-07-28T23:50:58.995Z","block":"2800-2899 N 26TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/2800-2899-n-26th-st","address":"2860 N 26TH ST","parcelNumber":"871291600","source":"https://property.phila.gov/?p=871291600","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":"OGELSBY LAMAR","coOwner":null,"marketValue":199200,"landAssessment":39800,"improvementAssessment":159400,"livableArea":3066,"yearBuilt":1940,"lastSale":{"price":1,"date":"2021-05-14T04:00:00Z"},"openViolations":0,"violations":[{"number":"514792","date":"2007-03-06","code":"PM-307.1/19","title":"VACANT BLDG UNSEC/UNSAFE 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(R3)","status":null,"resolutionDate":null,"resolution":null}],"violationCases":[{"number":"105020","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":"2007-03-13","completedDate":"2009-08-19","violations":[{"number":"514792","date":"2007-03-06","code":"PM-307.1/19","title":"VACANT BLDG UNSEC/UNSAFE CSU","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"241563","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DN","status":"CLOSED","createdDate":"2010-07-01","completedDate":null,"violations":[{"number":"1937818","date":"2010-07-01","code":"A-301.1/3","title":"PERMB- ALTER REP'R EXT PORTION","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"324439","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2012-04-20","completedDate":null,"violations":[{"number":"2508669","date":"2012-04-20","code":"PM-102.4/2","title":"LICENSE-VAC RES 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CSU"},{"y":2010,"n":1,"worst":null},{"y":2012,"n":1,"worst":null},{"y":2018,"n":3,"worst":null}],"investigations":[{"caseNumber":"105020","date":"2007-03-06","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"241563","date":"2010-06-30","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"241563","date":"2010-08-06","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"241563","date":"2010-09-20","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"241563","date":"2010-12-29","type":"PRECOURT","status":"FAILED"},{"caseNumber":"324439","date":"2012-04-20","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"324439","date":"2012-05-29","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"324439","date":"2012-07-18","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"622927","date":"2018-02-21","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"622927","date":"2018-04-18","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"622927","date":"2018-06-06","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"324439","date":"2018-11-26","type":"PRECOURT","status":"PASSED"}],"inspYears":[{"y":2010,"fails":3,"passes":0},{"y":2012,"fails":2,"passes":0},{"y":2018,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.999443724214395,"lng":-75.17349789988845,"geom":{"type":"Polygon","coordinates":[[[-75.173403747,39.999402479],[-75.173604453,39.9994291],[-75.173592369,39.999484668],[-75.173391864,39.999458792],[-75.173403747,39.999402479]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2026-012222","type":"Fire Alarm Certification","inspectionDate":"2026-04-26","result":"Certified","expirationDate":"2027-04-26","buildingId":"1215627"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19132","beds":null,"baths":null,"stories":null,"lotArea":1178,"zoning":"CMX1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"1540 RUPERT ROAD, POTTSTOWN PA, 19464","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR PROPOSED BARBER SHOP ON 1ST FLOOR AND LEGALIZATION OF THE TWO(2) FAMILY DWELLING ABOVE IN AN EXISTING STRUCTURE.","status":"CLOSED","outcome":"Granted","date":"2011-02-01","number":"13450","relatedPermit":"302557"}],"taxYears":[{"year":2010,"total":423.97,"principal":0,"interest":330.32,"penalty":45.61},{"year":2011,"total":99.42,"principal":0,"interest":0,"penalty":64.26},{"year":2012,"total":191.75,"principal":0,"interest":74.47,"penalty":68.03},{"year":2013,"total":269.4,"principal":0,"interest":137.81,"penalty":70.48},{"year":2014,"total":404.03,"principal":0,"interest":148.04,"penalty":107.65},{"year":2015,"total":1772.23,"principal":1154.52,"interest":153.03,"penalty":107.65},{"year":2016,"total":1837.43,"principal":1606.55,"interest":24.1,"penalty":16.07}],"taxNet":4998.23,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":99800,"taxable":99800,"land":11600,"improvement":88200,"taxableLand":11600,"taxableImprovement":88200,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":99800,"taxable":99800,"land":11600,"improvement":88200,"taxableLand":11600,"taxableImprovement":88200,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":145800,"taxable":145800,"land":29160,"improvement":116640,"taxableLand":29160,"taxableImprovement":116640,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":150100,"taxable":150100,"land":30020,"improvement":120080,"taxableLand":30020,"taxableImprovement":120080,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":151600,"taxable":151600,"land":30320,"improvement":121280,"taxableLand":30320,"taxableImprovement":121280,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":151600,"taxable":151600,"land":30320,"improvement":121280,"taxableLand":30320,"taxableImprovement":121280,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":151600,"taxable":151600,"land":30320,"improvement":121280,"taxableLand":30320,"taxableImprovement":121280,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":173200,"taxable":173200,"land":34640,"improvement":138560,"taxableLand":34640,"taxableImprovement":138560,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":173200,"taxable":173200,"land":34640,"improvement":138560,"taxableLand":34640,"taxableImprovement":138560,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":174700,"taxable":174700,"land":34940,"improvement":139760,"taxableLand":34940,"taxableImprovement":139760,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":174700,"taxable":174700,"land":34940,"improvement":139760,"taxableLand":34940,"taxableImprovement":139760,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":199200,"taxable":199200,"land":39800,"improvement":159400,"taxableLand":39800,"taxableImprovement":159400,"exemptLand":0,"exemptImprovement":0}],"taxNow":2445,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"255890","date":"2010-01-05","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2010-01-05","scope":"USE 1ST FL. AS A DAYCARE FOR 12 CHILDREN. 2ND/3RD FL. TO BE SFD."},{"number":"306188","date":"2010-10-13","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"OUTSIDE STUCCO, HARDWOOD FLOORING & PAINT"},{"number":"302557","date":"2011-03-07","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2011-03-07","scope":"ZONING FOR BARBER SHOP"},{"number":"330782","date":"2011-03-24","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"EXPIRED","completedDate":null,"scope":"INSTALL 1).NC 2 1/2 TON AIR HANDLER WITH 5KW HEAT STRIP AND A/C. 2NDFLR. INSTALL 1) ONE 2 1/2 TON AIR HANDLER WITH 5KW HEAT STRIP ON 34D FLR. WITH A/C AND ASSOCIATED DUCTWORK. INSTALL 3TON AIR HANDLER WITH 10KW HEAT STRIP AND A/C WITH DUCTWORK. (1ST FLR.)"},{"number":"351718","date":"2011-08-12","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"INTERIOR/EXTERIOR ALTERATIONS TO CREATE NEW USES ENTIRE BUILDING, TO INCLUDE NEW DRYWALL, INSULATION, REPLACE 8 WINDOWS, REPLACE DOORS, EXT STUCCO, METAL COVERING FOR EXISITNG EXTERIOR STAIR ENTRANCE AND STEPS. NO SIGNS THIS PERMIT. IEBC CHANGE IN USE ENTIRE BUILDING. BUILDING REQUIRES SPRINKLERS. ADD'L PERMITS : HVAC, ELECTRICAL, PLUMBING, SPRINKLERS. COMPLY WITH ISSUED VIOLATION"},{"number":"400247","date":"2012-04-19","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2012-04-19","scope":"USE TO DAYCARE"},{"number":"414640","date":"2012-08-02","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"EXPIRED","completedDate":null,"scope":"C/O FOR DAY CARE AS PER PLAN. PARTIAL BUILDING CHANGE IN USE/OCCUPANCY 1ST FLOOR. IN CONJUNCTION WITH/SEE ALTERATIONS PERMIT AP351718 FOR APPROVALS, ALTERATIONS, AND LIFE SAFETY REQUIREMENTS ENTIRE BUILDING. BUILDING SPRINKLERED PER AP351718 FIT OUTS. ADD'L PERMITS REQ: ELECTRICAL, HVAC, PLUMBING ,SPRINKLERS."},{"number":"580243","date":"2014-12-22","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2014-12-22","scope":"EXTENSION OF PERMIT #400247 PURSUANT TO PA ACT 87. THIS EXTENSION TO EXPIRE ON JULY 1, 2016 UNLESS EXTENDED BY OTHER PORTIONS OF THE PHILADELPHIA CODE."},{"number":"564027","date":"2014-12-22","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2015-01-13","scope":"FOR A CERTIFICATE OF OCCUPANCY ON THE FIRST FLOOR OF AN EXISTING STRUCTURE FOR USE AS A DAY CARE CENTER. BUILDING IS FULLY SPRINKLERED."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2011,"k":"permit","w":"Use"},{"y":2011,"k":"permit","w":"Mechanical"},{"y":2011,"k":"permit","w":"Major alteration"},{"y":2012,"k":"permit","w":"Use"},{"y":2012,"k":"viol","w":"L&I violation"},{"y":2012,"k":"insp","w":"Inspection failed ×2"},{"y":2012,"k":"permit","w":"Administrative"},{"y":2014,"k":"permit","w":"Use"},{"y":2014,"k":"permit","w":"Administrative"},{"y":2018,"k":"viol","w":"3 L&I violations"},{"y":2018,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2025,"k":"sale","p":260000}],"rented":true,"licenses":[{"number":"297788","type":"Hazardous Materials","status":"Inactive","businessName":"IN S YOO (YOO'S CAMBRIA CLEANERS)","legalName":"IN S YOO","address":"2860 N 26TH ST","revenueCode":"3335","rentalCategory":null,"units":null,"issuedDate":"2001-12-13","latestIssueDate":"2001-12-13","expirationDate":"2002-12-31","inactiveDate":null},{"number":"489853","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"LAMAR OLLESBY","legalName":"LAMAR OLLESBY","address":"2860 N 26TH ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2009-12-14","latestIssueDate":"2009-12-14","expirationDate":"2010-02-28","inactiveDate":"2012-12-22"},{"number":"690128","type":"Food Preparing and Serving (30+ SEATS)","status":"Inactive","businessName":"B U Z ACADEMY INC","legalName":"B U Z ACADEMY INC","address":"2860 N 26TH ST","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2016-02-02","latestIssueDate":"2016-02-02","expirationDate":"2017-02-01","inactiveDate":"2017-04-02"},{"number":"732491","type":"Food Preparing and Serving","status":"Inactive","businessName":"LEARNING TOTS LLC","legalName":"LEARNING TOTS LLC","address":"2860 N 26TH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2017-03-22","latestIssueDate":"2023-06-01","expirationDate":"2024-03-21","inactiveDate":"2024-05-20"},{"number":"1000217","type":"Rental","status":"Active","businessName":"Learn Educate Nurture","legalName":"Learn Educate Nurture","address":"2860 N 26TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2026-02-23","latestIssueDate":"2026-02-23","expirationDate":"2027-02-22","inactiveDate":null},{"number":"1001849","type":"Food Preparing and Serving","status":"Active","businessName":"Learn Educate Nurture","legalName":"Learn Educate Nurture","address":"2860 N 26TH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2026-03-12","latestIssueDate":"2026-03-12","expirationDate":"2027-03-11","inactiveDate":null}],"licenseActivity":[{"number":"1001849","type":"Food Preparing and Serving","businessName":"Learn Educate Nurture","legalName":"Learn Educate Nurture","issuedDate":"2026-03-12","latestIssueDate":"2026-03-12","closureDate":null,"expirationDate":"2027-03-11","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"1000217","type":"Rental","businessName":"Learn Educate Nurture","legalName":"Learn Educate Nurture","issuedDate":"2026-02-23","latestIssueDate":"2026-02-23","closureDate":null,"expirationDate":"2027-02-22","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"732491","type":"Food Preparing and Serving","businessName":"LEARNING TOTS LLC","legalName":"LEARNING TOTS LLC","issuedDate":"2017-03-22","latestIssueDate":"2023-06-01","closureDate":"2024-05-20","expirationDate":"2024-03-21","inactiveDate":"2024-05-20","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"690128","type":"Food Preparing and Serving (30+ SEATS)","businessName":"B U Z ACADEMY INC","legalName":"B U Z ACADEMY INC","issuedDate":"2016-02-02","latestIssueDate":"2016-02-02","closureDate":"2017-04-02","expirationDate":"2017-02-01","inactiveDate":"2017-04-02","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"489853","type":"Vacant Residential Property / Lot","businessName":"LAMAR OLLESBY","legalName":"LAMAR OLLESBY","issuedDate":"2009-12-14","latestIssueDate":"2009-12-14","closureDate":"2012-12-22","expirationDate":"2010-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"297788","type":"Hazardous Materials","businessName":"IN S YOO (YOO'S CAMBRIA CLEANERS)","legalName":"IN S YOO","issuedDate":"2001-12-13","latestIssueDate":"2001-12-13","closureDate":"2002-12-31","expirationDate":"2002-12-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-27","units":2,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #13450: CLOSED · Granted; related permit 302557. Use permit #255890: 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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"4 permits not marked completed: 306188 (EXPIRED), 330782 (EXPIRED), 351718 (EXPIRED), 414640 (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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 6 historical violations across 4 cases.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"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 (1540 RUPERT ROAD, POTTSTOWN PA, 19464).","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 1940 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":"7 failed, 1 passed, and 4 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Nov 26, 2018.","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":"Hazardous Materials #297788: Inactive; Vacant Residential Property / Lot #489853: Inactive since Dec 22, 2012; Food Preparing and Serving (30+ SEATS) #690128: Inactive since Apr 2, 2017; Food Preparing and Serving #732491: Inactive since May 20, 2024","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":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Apr 26, 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/"}]}