{"asOf":"2026-07-26T08:35:12.461Z","block":"0-99 N 2ND ST","blockUrl":"https://philadelphia.blockreport.homes/block/0-99-n-2nd-st","address":"27 N 2ND ST","parcelNumber":"871402840","source":"https://property.phila.gov/?p=871402840","ownerType":"investor","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":"27 N 2ND STREET LP","coOwner":null,"marketValue":1152000,"landAssessment":230400,"improvementAssessment":921600,"livableArea":5760,"yearBuilt":1900,"lastSale":{"price":720000,"date":"2015-08-26T04:00:00Z"},"openViolations":0,"violations":[{"number":"1632485","date":"2009-12-11","code":"FC-505.1/1","title":"EXT ADDRESS NUMBERS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2025-046320","date":"2025-06-23","code":"A-301.1.5","title":"ZONING AND USE REGISTRATION PERMITS","status":"CLOSED","resolutionDate":"2025-06-24","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2025-046321","date":"2025-06-23","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"CLOSED","resolutionDate":"2025-06-24","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2025-046322","date":"2025-06-23","code":"A-301.1/65","title":"NEW USE","status":"COMPLIED","resolutionDate":"2026-04-13","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-046323","date":"2025-06-23","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-046324","date":"2025-06-23","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2026-04-13","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2025-046325","date":"2025-06-23","code":"F-912.4.1","title":"FDC LOCKING CAPS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-046326","date":"2025-06-23","code":"F-912.5","title":"FDC SIGNAGE REQUIRED\n","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"222736","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2009-12-15","completedDate":"2010-05-24","violations":[{"number":"1632485","date":"2009-12-11","code":"FC-505.1/1","title":"EXT ADDRESS NUMBERS","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2025-061841","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL NUISANCE PROPERTY INVESTIGATOR","status":"IN VIOLATION - COURT","createdDate":"2025-06-23","completedDate":null,"violations":[{"number":"VI-2025-046320","date":"2025-06-23","code":"A-301.1.5","title":"ZONING AND USE REGISTRATION PERMITS","status":"CLOSED","resolutionDate":"2025-06-24","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2025-046321","date":"2025-06-23","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"CLOSED","resolutionDate":"2025-06-24","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2025-046322","date":"2025-06-23","code":"A-301.1/65","title":"NEW USE","status":"COMPLIED","resolutionDate":"2026-04-13","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-046323","date":"2025-06-23","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-046324","date":"2025-06-23","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2026-04-13","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2025-046325","date":"2025-06-23","code":"F-912.4.1","title":"FDC LOCKING CAPS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-046326","date":"2025-06-23","code":"F-912.5","title":"FDC SIGNAGE REQUIRED\n","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2009,"n":1,"worst":null},{"y":2025,"n":7,"worst":null}],"investigations":[{"caseNumber":"222736","date":"2009-12-11","type":"CI INSP","status":"FAILED"},{"caseNumber":"222736","date":"2010-02-19","type":"CI INSP","status":"FAILED"},{"caseNumber":"222736","date":"2010-03-26","type":"CI INSP","status":"FAILED"},{"caseNumber":"222736","date":"2010-05-21","type":"CI INSP","status":"PASSED"},{"caseNumber":"CF-2025-061841","date":"2025-06-23","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-061841","date":"2026-04-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-061841","date":"2026-05-19","type":null,"status":"FAILED"}],"inspYears":[{"y":2009,"fails":1,"passes":0},{"y":2010,"fails":2,"passes":1},{"y":2025,"fails":1,"passes":0},{"y":2026,"fails":2,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.95068459132987,"lng":-75.14311642894232,"geom":{"type":"Polygon","coordinates":[[[-75.142762568,39.950615043],[-75.143481726,39.950702474],[-75.143470479,39.950754256],[-75.142750996,39.95066664],[-75.142762568,39.950615043]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2025-022124","type":"Sprinkler Certification","inspectionDate":"2025-07-17","result":"Certified","expirationDate":"2026-07-17","buildingId":"1398124"},{"number":"BC-2026-012048","type":"Fire Alarm Certification","inspectionDate":"2025-08-13","result":"Certified","expirationDate":"2026-08-13","buildingId":"1398124"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19106","beds":null,"baths":null,"stories":null,"lotArea":3960,"zoning":"CMX3","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"PO BOX 210, SPRING HOUSE PA, 19477","mailOut":true,"appeals":[{"type":"LIRB Violation Appeal","grounds":"DISAGREE WITH VIOLATION\n\nSee attached","status":"Closed","outcome":"Withdrawn","date":"2026-04-10","number":"HA-2025-002883","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":1113300,"taxable":1113300,"land":594000,"improvement":519300,"taxableLand":594000,"taxableImprovement":519300,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":1113300,"taxable":1113300,"land":594000,"improvement":519300,"taxableLand":594000,"taxableImprovement":519300,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":741400,"taxable":741400,"land":148301,"improvement":593099,"taxableLand":148301,"taxableImprovement":593099,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":740300,"taxable":740300,"land":148060,"improvement":592240,"taxableLand":148060,"taxableImprovement":592240,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":747700,"taxable":747700,"land":149540,"improvement":598160,"taxableLand":149540,"taxableImprovement":598160,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":747700,"taxable":747700,"land":149540,"improvement":598160,"taxableLand":149540,"taxableImprovement":598160,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":747700,"taxable":747700,"land":149540,"improvement":598160,"taxableLand":149540,"taxableImprovement":598160,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":1119700,"taxable":1119700,"land":223900,"improvement":895800,"taxableLand":223900,"taxableImprovement":895800,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":1119700,"taxable":1119700,"land":223900,"improvement":895800,"taxableLand":223900,"taxableImprovement":895800,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":1169600,"taxable":1169600,"land":233920,"improvement":935680,"taxableLand":233920,"taxableImprovement":935680,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":1169600,"taxable":1169600,"land":233920,"improvement":935680,"taxableLand":233920,"taxableImprovement":935680,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":1152000,"taxable":1152000,"land":230400,"improvement":921600,"taxableLand":230400,"taxableImprovement":921600,"exemptLand":0,"exemptImprovement":0}],"taxNow":16372,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"355216","date":"2011-07-27","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2011-10-07","scope":"SEPERATION OF SERVICE,ADD 2 METER WITH DISTRIBUTION PANELS TO SERVE EXISTING WIRING ON 2ND,3RD FLOOR AS PER 2008 NEC"},{"number":"380126","date":"2011-12-28","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2012-03-29","scope":"INSATALL TWO HEATING AND AIR CONDITIONIG SYSTEMS, ONE ON 2ND FLOOR AND OTHER ON 3RD FLOOR. CONDENSORS ON ROOF."},{"number":"570845","date":"2014-12-05","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2014-12-05","scope":"BASEMENT AS ACCESSORY STORAGE AND 1ST FLOOR MEZZANINE AS RETAIL SALE OF CRAFTED GLASSWARE, WEARINF APPAREL, JEWELRY ON 1ST FLOOR AND CIGARS AND OTHER TOBACCO RELATED PRODUCTS ON MEZZANINE LEVEL.VACANT 2ND AND 3RD FLRS."},{"number":"648807","date":"2015-11-18","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2015-11-18","scope":"PROPOSED REPURPOSING AN DALTERATION OF THE UPPER FLOORS OF THE STRUCTURE AND A THREE- STORY ADDTION ON TOP OF THE FIRST FLOOR IMMEDIATELY BEHIND THE EXISITNG UPPER TWO STORIES. THE PROPOSED USE FOR THE UPPER STORIES OF THE BUILDING IS RESIDENTIAL. TWO UNITS ARE PROPOSED: ONE ON THE SECOND FLOOR, COVERING BOTH THE EXISITNG FLOOR PLATE AN DTHAT OF THE ADDTION; THE OTHER IS A TWO-STORY UNIT, ON TH THIRD AND FOURTH FLOOR, A ROOF DECK IS PROPOSED FOR EACH OF THE UNITS- ON TOP OF THE FIRST FLOOR FOR THE LOWER UNIT AND ON TOP OF THE THIRD FLOOR ROOF FOR THE UPPER UNIT. THE EXISTIGN STROERONT IS TO BE REPLACED IN ITSENTIRETY AND A SECOND DOOR PROVIDED FOR SEPARATE ACCESS TO THE RESIDENTIAL UNITS FROM N 2ND STREET"},{"number":"687323","date":"2016-06-08","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-10-01","scope":"LEVEL III ALTERATIONS WITH PARTIAL CHANGE OF OCCUPANCY AND ADDITIONS TO CREATE A TWO FAMILY DWELLING ABOVE AN EXISTING COMMERCIAL SPACE (NO WORK TO INTERIOR OF COMMERCIAL SPACE) AS PER APPROVED PLANS AND PHC APPROVAL. RESIDENTIAL AREAS REQUIRED TO BE SPRINKLERED. **SEPARATE PERMITS REQUIRED FOR MEP & FIRE SUPPRESSION WORK**"},{"number":"736789","date":"2017-01-17","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-05-25","scope":"PLUMBING ADDITION TO CREATE A TWO-FAMILY DWELLING ABOVE AN EXISTING COMMERCIAL SPACE ON THE 1ST FLOOR - THE INSTALLATION WILL COMPLY WITH THE APPROVED PLANS AND THE PHILADELPHIA PLUMBING CODE 200 (PPC) - BRANCH VENTING MUST COMPLY WITH SECTION P-1105 AND PORTIONS OF THE HOUSE DRAIN OR BRANCHES OF THE HOUSE DRAIN RECEIVING THE DISCHARGE FROM WATER CLOSETS MUST BE A MINIMUM OF 4\" PIPE SIZE AND COMPLY WITH SECTION P-904.5.1 OF THE PPC 2004"},{"number":"734091","date":"2017-01-31","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2019-05-25","scope":"INSTALL OF PARTIAL BUILDING AUTOMATIC SPRINKLER SYSTEM INSTALL W. TWO (2) INCH FIRE SERVICE LINE & BACKFLOW PREVENTION (BFP) ASSEMBLY TO SERVE PREVIOUSLY APPROVED TWO (2) FAMILY DWELLING AT UPPER FLOORS OF EXIST. MIXED-USE BLDG. AUTOMATIC SPRINKLER SYSTEM INSTALL LIMITED TO UPPER FLOOR DWELLING UNITS ONLY & IN ACCORDANCE WITH NFPA 13R."},{"number":"775227","date":"2017-04-13","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2019-05-25","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES- FOR THE INSTALLATION OF NEW DUCTWORK, REGISTERS/GRILLES/DIFFUSERS, AND WARM-AIR APPLIANCES AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS"},{"number":"772740","date":"2017-09-20","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-10-02","scope":"USING EXISTING SERVICE ALL NEW WIRING IN THE APTS PER 2008 NEC (MIXED USE)ADD NEW DEVICES TO EXISTING FIRE ALARM SYSTEM PER NFPA 72"},{"number":"825187","date":"2017-10-19","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2017-10-19","scope":"TEMPORARY CERTIFICATE OF OCCUPANCY"},{"number":"870957","date":"2018-04-26","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2018-05-17","scope":"TEMPORARY CERTIFICATE OF OCCUPANCY"},{"number":"947693","date":"2019-05-08","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2019-05-25","scope":"AMEND ALTERATIONS PERMIT NO. 687323 TO CHANGE STRUCTURAL SUPPORT SYSTEM FOR THE 2ND AND 4TH FLOOR DECKS AS PER APPROVED PLANS AND ENGINEER'S EVALUATION."}],"storyTag":"Improved","storyDelta":-0.22,"timeline":[{"y":2016,"k":"permit","w":"Major alteration"},{"y":2017,"k":"permit","w":"Plumbing"},{"y":2017,"k":"permit","w":"Suppression"},{"y":2017,"k":"permit","w":"Mechanical"},{"y":2017,"k":"permit","w":"Electrical"},{"y":2017,"k":"permit","w":"Administrative"},{"y":2018,"k":"permit","w":"Administrative"},{"y":2019,"k":"permit","w":"Administrative"},{"y":2025,"k":"viol","w":"7 L&I violations"},{"y":2025,"k":"insp","w":"Inspection failed"},{"y":2026,"k":"appeal","w":"Appeal withdrawn"},{"y":2026,"k":"insp","w":"Inspection failed ×2"}],"rented":true,"licenses":[{"number":"761602","type":"Rental","status":"Active","businessName":"27 N 2nd Street LP","legalName":"27 N 2nd Street LP","address":"27 N 2ND ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2018-01-08","latestIssueDate":"2025-12-24","expirationDate":"2027-01-07","inactiveDate":null}],"licenseActivity":[{"number":"761602","type":"Rental","businessName":"27 N 2nd Street LP","legalName":"27 N 2nd Street LP","issuedDate":"2018-01-08","latestIssueDate":"2025-12-24","closureDate":null,"expirationDate":"2027-01-07","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-25","units":2,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 50% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $747,700 to $1,119,700","no permit shown in 2022-2024"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #570845: COMPLETED. The history also contains “OCCUPIED W/O TCO OR 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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Sprinkler Certification: Certified through Jul 17, 2026; Fire Alarm Certification: Certified through Aug 13, 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-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 (PO BOX 210, SPRING HOUSE PA, 19477).","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":"6 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on May 19, 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":"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 8 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/"}]}