{"asOf":"2026-07-23T21:14:16.447Z","block":"700-799 S 9TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/700-799-s-9th-st","address":"736 S 9TH ST","parcelNumber":"871504500","source":"https://property.phila.gov/?p=871504500","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":"736 S 9TH STREET HOLDINGS LLC","coOwner":null,"marketValue":583300,"landAssessment":116600,"improvementAssessment":466700,"livableArea":3153,"yearBuilt":1920,"lastSale":{"price":800000,"date":"2023-06-28T04:00:00Z"},"openViolations":0,"violations":[{"number":"3920823","date":"2016-05-03","code":"9-3902 (1)","title":"ONE AND TWO FAMILY (R3)","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4940972","date":"2019-02-01","code":"PM15-304.1I","title":"EXTERIOR STRUCT UNSAFE COND 9","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4940971","date":"2019-02-01","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5093739","date":"2019-06-27","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2024-012865","date":"2024-02-28","code":"A-301.1/66","title":"PERMZ- OR REMOVE ADVERTISING","status":"COMPLIED","resolutionDate":"2024-05-22","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-071192","date":"2024-08-21","code":"A-301.1/65","title":"NEW USE","status":"COMPLIED","resolutionDate":"2025-12-12","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2024-071193","date":"2024-08-21","code":"F-1013.1","title":"EXIT SIGNS WHERE REQUIRED\n","status":"COMPLIED","resolutionDate":"2025-12-12","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"530986","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2016-05-03","completedDate":"2018-08-28","violations":[{"number":"3920823","date":"2016-05-03","code":"9-3902 (1)","title":"ONE AND TWO FAMILY (R3)","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"672373","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2019-02-01","completedDate":"2019-02-12","violations":[{"number":"4940972","date":"2019-02-01","code":"PM15-304.1I","title":"EXTERIOR STRUCT UNSAFE COND 9","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4940971","date":"2019-02-01","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"693436","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2019-07-01","completedDate":"2019-12-02","violations":[{"number":"5093739","date":"2019-06-27","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2024-015380","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2024-02-28","completedDate":"2024-05-22","violations":[{"number":"VI-2024-012865","date":"2024-02-28","code":"A-301.1/66","title":"PERMZ- OR REMOVE ADVERTISING","status":"COMPLIED","resolutionDate":"2024-05-22","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2024-090640","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QUALITY OF LIFE COURTS","status":"CLOSED","createdDate":"2024-08-19","completedDate":"2025-12-12","violations":[{"number":"VI-2024-071192","date":"2024-08-21","code":"A-301.1/65","title":"NEW USE","status":"COMPLIED","resolutionDate":"2025-12-12","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2024-071193","date":"2024-08-21","code":"F-1013.1","title":"EXIT SIGNS WHERE REQUIRED\n","status":"COMPLIED","resolutionDate":"2025-12-12","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2016,"n":1,"worst":null},{"y":2019,"n":3,"worst":"EXTERIOR STRUCT UNSAFE COND 9"},{"y":2024,"n":3,"worst":null}],"investigations":[{"caseNumber":"530986","date":"2016-05-02","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"530986","date":"2016-06-15","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"672373","date":"2019-02-01","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"672373","date":"2019-02-11","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"693436","date":"2019-06-27","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"693436","date":"2019-11-25","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"CF-2024-015380","date":"2024-02-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-015380","date":"2024-05-22","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-090640","date":"2024-08-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-090640","date":"2025-09-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-090640","date":"2025-12-12","type":null,"status":"PASSED"}],"inspYears":[{"y":2016,"fails":1,"passes":1},{"y":2019,"fails":2,"passes":2},{"y":2024,"fails":2,"passes":1},{"y":2025,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.94065189629012,"lng":-75.1577294293851,"geom":{"type":"Polygon","coordinates":[[[-75.157578691,39.940607211],[-75.15789107,39.940650284],[-75.157879714,39.940696017],[-75.157569037,39.940653886],[-75.157578691,39.940607211]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":false,"permits":true,"licenses":true},"zip":"19147","beds":null,"baths":null,"stories":null,"lotArea":1598,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"736 S 9TH ST, PHILADELPHIA PA, 19147","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT IS FOR A RETAIL DELI AND TAKE-OUT OF HOT AND COLD FOODS ON 1ST FLOOR OF AN EXISTING STRUCTURE, WITH ERECTION OF THREE (3) ACCESSORY FLATWALL SIGNS AS PER APPLICATION.","status":"OPEN","outcome":"Granted with conditions","date":"2007-10-02","number":"2301","relatedPermit":null},{"type":"LIRB Violation Appeal","grounds":"See attached","status":"Closed","outcome":"Complete","date":"2025-12-17","number":"HA-2024-003564","relatedPermit":null},{"type":"LIRB Violation Appeal","grounds":"See attached.","status":"Closed","outcome":"Complete","date":"2025-05-27","number":"HA-2024-003669","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":422400,"taxable":422400,"land":31223,"improvement":391177,"taxableLand":31223,"taxableImprovement":391177,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":422400,"taxable":422400,"land":31223,"improvement":391177,"taxableLand":31223,"taxableImprovement":391177,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":414300,"taxable":414300,"land":82860,"improvement":331440,"taxableLand":82860,"taxableImprovement":331440,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":438700,"taxable":438700,"land":87740,"improvement":350960,"taxableLand":87740,"taxableImprovement":350960,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":443000,"taxable":443000,"land":88600,"improvement":354400,"taxableLand":88600,"taxableImprovement":354400,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":443000,"taxable":443000,"land":88600,"improvement":354400,"taxableLand":88600,"taxableImprovement":354400,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":443000,"taxable":443000,"land":88600,"improvement":354400,"taxableLand":88600,"taxableImprovement":354400,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":386700,"taxable":386700,"land":77340,"improvement":309360,"taxableLand":77340,"taxableImprovement":309360,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":386700,"taxable":386700,"land":77340,"improvement":309360,"taxableLand":77340,"taxableImprovement":309360,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":509200,"taxable":509200,"land":101840,"improvement":407360,"taxableLand":101840,"taxableImprovement":407360,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":509200,"taxable":509200,"land":101840,"improvement":407360,"taxableLand":101840,"taxableImprovement":407360,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":583300,"taxable":583300,"land":116600,"improvement":466700,"taxableLand":116600,"taxableImprovement":466700,"exemptLand":0,"exemptImprovement":0}],"taxNow":7128,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"76924","date":"2007-11-14","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2007-11-14","scope":"FLAT WALL SIGN ACCESSORY TO RETAIL DELI AND TAKE OUT."},{"number":"118409","date":"2007-12-10","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2009-03-17","scope":"INSTALL KITCHEN HOOD, DUCTWORK AND FANS"},{"number":"118410","date":"2007-12-13","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2008-07-11","scope":"INSTALL KITCHEN SUPPRESSION SYSTEM"},{"number":"893786","date":"2018-07-16","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-12-14","scope":"EZ STANDARD LIMITED COMMERCIAL ALTERATIONS & REPAIRS-CONSTRUCT KNEE WALL FOR INSTALLING A COUNTER TOP. INSTALL TILE ON FLOORS AND SELECTED WALLS FOR THE LIMITED DEMOLITION AND COMMERCIAL ALTERATIONS WITHOUT SUBMITTING PLANS AS PER ATTACHED STANDARDS. DEVIATIONS FROM THESE STANDARDS REQUIRE SUBMISSION OF CONSTRUCTION AND SITE PLANS."},{"number":"912346","date":"2018-10-16","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-12-14","scope":"INSTALLATION OF HAND SINK,TWO COMPARTMENT SCULLERY SINK,THREE COMPARTMENT SCULLERY SINK,MOP RECEPTOR AND FLOOR SINK (RESTAURANT) THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"893804","date":"2018-11-29","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-12-14","scope":"INSTALL NEW 200AMP SERVICE, METER SOCKET, PANEL, CIRCUITS AND RECEPTACLES FOR STORE EQUIPTMENT, ADD EMERGENCY LIGHTING, REPLACE CURRENT SWITCHES AND LEAVE EXISTING LIGHTING AS PER PLANS PER 2008 NEC."},{"number":"947322","date":"2019-02-08","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-02-12","scope":"MAKE SAFE PERMIT - FOR (THE EXISTING JOIST WAS CUT IN A 1 1/2FT SECTION. WEWILL SECURE THE JOIST BY ATTACHING IT WITH HANGERS & 2X12'S TOTHE JOISTS BEHIND AND INFORN T AT THE ONES THAT WERE CUT. AS PER ENGINEER’S REPORT AND DETAIL DRAWING) TO RESOLVE CASE #672373. ABUTTING SIDEWALK MUST BE CLOSED WITH FENCING A MINIMUM OF 6’ IN HEIGHT. SEPARATE STREETS DEPARTMENT PERMIT REQUIRED FOR SIDEWALK CLOSURE. A SEPARATE PERMIT IS REQUIRED FOR ANY ADDITIONAL ALTERATIONS THAT ARE NOT SPECIFICALLY ADDRESSED ON CASE #672373.THE EXISTING JOIST WAS CUT IN A 1 1/2FT SECTION. WEWILL SECURE THE JOIST BY ATTACHING IT WITH HANGERS & 2X12'S TOTHE JOISTS BEHIND AND INFORN T AT THE ONES THAT WERE CUT."},{"number":"MP-2021-001851","date":"2021-03-26","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-07-21","scope":"FOR THE INSTALLATION OF AN (4'0\") EXTENSION TO EXISTING TYPE I COMMERCIAL COOKING HOOD (7'0\") (FOR TOTAL 11'-0\") AND ASSOCIATED DUCT WORK AND FANS PER PLANS."},{"number":"FP-2021-001658","date":"2021-06-11","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2021-07-21","scope":"EZ STANDARD KITCHEN FIRE SUPPRESSION- For the installation of New Wet Chemical Kitchen Fire Suppression System as per attached standard. Deviations from these standards require submission of construction and site plans. Install fire suppression system for the kitchen hood (MP-2021-001851)"},{"number":"CP-2023-001175","date":"2023-05-23","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-03-11","scope":"FOR STRUCTURAL REPAIRS/MODIFICATIONS ASSOCIATED WITH INSTALLATION OF ROOF TOP HVAC UNIT."},{"number":"MP-2023-002315","date":"2023-06-12","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-03-11","scope":"Mechanical / Fuel Gas Permit for combo CP-2023-001175"},{"number":"PP-2024-010420","date":"2024-07-26","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-08-22","scope":"Replace 3/4\" Water Service"},{"number":"PP-2024-011523","date":"2024-08-22","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-08-28","scope":"Installation of 3/4\" backflow preventer"},{"number":"PP-2024-017378","date":"2024-12-27","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-01-10","scope":"Curb trap, fresh air inlet"}],"storyTag":"Renovated & sold on","storyDelta":0.88,"timeline":[{"y":2021,"k":"permit","w":"Addition and/or Alterations"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Addition and/or Alterations"},{"y":2023,"k":"sale","p":800000},{"y":2024,"k":"viol","w":"3 L&I violations"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2024,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2025,"k":"appeal","w":"Appeal complete"},{"y":2025,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2025,"k":"appeal","w":"Appeal complete"}],"rented":false,"licenses":[{"number":"436061","type":"Rental","status":"Inactive","businessName":"LOUIS E SARCONE JR","legalName":"LOUIS E SARCONE JR","address":"736 S 9TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2008-02-19","latestIssueDate":"2016-05-25","expirationDate":"2017-02-28","inactiveDate":"2017-04-29"},{"number":"799503","type":"Food Preparing and Serving","status":"Active","businessName":"BREADCRUMBS HOLDING COMPANY LLC (ANGELO'S PIZZERIA)","legalName":"BREADCRUMBS HOLDING COMPANY LLC (ANGELO'S PIZZERIA)","address":"736 S 9TH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2019-01-14","latestIssueDate":"2025-12-23","expirationDate":"2027-01-13","inactiveDate":null}],"licenseActivity":[{"number":"799503","type":"Food Preparing and Serving","businessName":"BREADCRUMBS HOLDING COMPANY LLC (ANGELO'S PIZZERIA)","legalName":"BREADCRUMBS HOLDING COMPANY LLC (ANGELO'S PIZZERIA)","issuedDate":"2019-01-14","latestIssueDate":"2025-12-23","closureDate":null,"expirationDate":"2027-01-13","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"436061","type":"Rental","businessName":"LOUIS E SARCONE JR","legalName":"LOUIS E SARCONE JR","issuedDate":"2008-02-19","latestIssueDate":"2016-05-25","closureDate":"2017-04-29","expirationDate":"2017-02-28","inactiveDate":"2017-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 5 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2023","permit activity in 2023, 2024"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #76924: COMPLETED. The history also contains “NEW USE.”","why":"Philadelphia says a zoning approval or Property Sales Certification can identify a use without proving that it was established under the Building Code. A change of use, unit count, exits, or fire rating can require a Building Permit and Certificate of Occupancy.","action":"Verify the lawful use, unit count, associated construction permits, and Certificate of Occupancy with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 7 historical violations across 5 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-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as mixed-use; no active Rental License row matched.","why":"A multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.","action":"Confirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"6 failed, 5 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Dec 12, 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":"2 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":"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/"}],"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/"}]}