{"asOf":"2026-07-28T01:46:48.647Z","block":"3300-3399 B ST","blockUrl":"https://philadelphia.blockreport.homes/block/3300-3399-b-st","address":"3321 B ST","parcelNumber":"871513110","source":"https://property.phila.gov/?p=871513110","ownerType":"investor","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"S30","buildingCodeNew":"820","buildingClass":"ROW W/OFF STR 2 STY MASON","buildingClassNew":"ROW MIXED-COM/RES-BLT AS RES","useLabel":"Mixed-use","owner":"SILWAD REALTY LLC","coOwner":null,"marketValue":308000,"landAssessment":61600,"improvementAssessment":246400,"livableArea":3348,"yearBuilt":2011,"lastSale":{"price":50000,"date":"2019-04-08T04:00:00Z"},"openViolations":0,"violations":[{"number":"801954","date":"2008-01-10","code":"A.CNE.000","title":"COULD NOT ENTER","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1539191","date":"2009-12-07","code":"FC-906.2/2","title":"FIRE EXTING-NEEDS INSP/TAG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1539193","date":"2009-12-07","code":"09-703.1/1","title":"SPECIAL ASSEMBLY OCC LO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1539192","date":"2009-12-07","code":"19-2602.4/1","title":"CAL PROHIBITED CONDUCT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1539190","date":"2009-12-07","code":"FC-1017.1/1","title":"EXIT-MUST BE MAINT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1539189","date":"2009-12-07","code":"FC-1004.3/1","title":"EGRESS-ASSEM OCC SIGNS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1539188","date":"2009-12-07","code":"FC-914.1/5","title":"ANNUAL CERT STANDBY/EMERG LITE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1539187","date":"2009-12-07","code":"FC-914.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1539186","date":"2009-12-07","code":"PM-506.2/2","title":"ELEC SYSTEM IS HAZARD-NR","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1539185","date":"2009-12-07","code":"PM-506.2/1","title":"ELEC PROPERLY INSTALL-NR","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1539184","date":"2009-12-07","code":"A-505.1/1","title":"COO- NO ZONING/USE REG/CO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1539183","date":"2009-12-07","code":"A-503.1/2","title":"PROSEC- EMERG IMMED RI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1539182","date":"2009-12-07","code":"A-501.1/3","title":"PERME- REQUIRED TO CORR VIOL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4543563","date":"2017-12-20","code":"PM15-302.7","title":"EXTERIOR AREA ACCESSORY STRUCT","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"142499","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2008-01-15","completedDate":"2008-11-18","violations":[{"number":"801954","date":"2008-01-10","code":"A.CNE.000","title":"COULD NOT ENTER","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"221986","type":"HAZARDOUS","priority":"HAZARDOUS","responsibility":"NTF","status":"CLOSED","createdDate":"2009-12-07","completedDate":"2010-03-11","violations":[{"number":"1539191","date":"2009-12-07","code":"FC-906.2/2","title":"FIRE EXTING-NEEDS INSP/TAG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1539193","date":"2009-12-07","code":"09-703.1/1","title":"SPECIAL ASSEMBLY OCC LO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1539192","date":"2009-12-07","code":"19-2602.4/1","title":"CAL PROHIBITED CONDUCT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1539190","date":"2009-12-07","code":"FC-1017.1/1","title":"EXIT-MUST BE MAINT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1539189","date":"2009-12-07","code":"FC-1004.3/1","title":"EGRESS-ASSEM OCC SIGNS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1539188","date":"2009-12-07","code":"FC-914.1/5","title":"ANNUAL CERT STANDBY/EMERG LITE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1539187","date":"2009-12-07","code":"FC-914.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1539186","date":"2009-12-07","code":"PM-506.2/2","title":"ELEC SYSTEM IS HAZARD-NR","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1539185","date":"2009-12-07","code":"PM-506.2/1","title":"ELEC PROPERLY INSTALL-NR","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1539184","date":"2009-12-07","code":"A-505.1/1","title":"COO- NO ZONING/USE REG/CO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1539183","date":"2009-12-07","code":"A-503.1/2","title":"PROSEC- EMERG IMMED RI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1539182","date":"2009-12-07","code":"A-501.1/3","title":"PERME- REQUIRED TO CORR VIOL","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"616642","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2017-12-22","completedDate":"2018-01-15","violations":[{"number":"4543563","date":"2017-12-20","code":"PM15-302.7","title":"EXTERIOR AREA ACCESSORY STRUCT","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2008,"n":1,"worst":null},{"y":2009,"n":12,"worst":null},{"y":2017,"n":1,"worst":null}],"investigations":[{"caseNumber":"87531","date":"2006-10-28","type":"CI INSP","status":"CLOSED"},{"caseNumber":"87918","date":"2006-10-28","type":"CI INSP","status":"CLOSED"},{"caseNumber":"87922","date":"2006-10-28","type":"CI INSP","status":"FAILED"},{"caseNumber":"87922","date":"2006-10-28","type":"CI INSP","status":"CLOSED"},{"caseNumber":"87531","date":"2006-10-28","type":"CI INSP","status":"FAILED"},{"caseNumber":"87918","date":"2006-10-28","type":"CI INSP","status":"FAILED"},{"caseNumber":"87661","date":"2006-10-28","type":"BC INSP","status":"FAILED"},{"caseNumber":"87661","date":"2006-10-30","type":"BC INSP","status":"CLOSED"},{"caseNumber":"142499","date":"2008-01-10","type":"BC INSP","status":"FAILED"},{"caseNumber":"142499","date":"2008-11-04","type":"BC INSP","status":"PASSED"},{"caseNumber":"87918","date":"2009-01-15","type":"CEASE INSP","status":"CLOSED"},{"caseNumber":"87922","date":"2009-04-17","type":"CEASE INSP","status":"CLOSED"},{"caseNumber":"221986","date":"2009-12-05","type":"NTF INSP","status":"FAILED"},{"caseNumber":"221986","date":"2009-12-05","type":"NTF INSP","status":"CLOSED"},{"caseNumber":"221986","date":"2010-02-24","type":"CEASE INSP","status":"PASSED"},{"caseNumber":"87531","date":"2010-03-11","type":"CEASE INSP","status":"PASSED"},{"caseNumber":"87661","date":"2010-03-11","type":"CEASE INSP","status":"PASSED"},{"caseNumber":"616642","date":"2017-12-20","type":"CI INSP","status":"FAILED"},{"caseNumber":"616642","date":"2018-01-15","type":"CI INSP","status":"PASSED"}],"inspYears":[{"y":2006,"fails":4,"passes":0},{"y":2008,"fails":1,"passes":1},{"y":2009,"fails":1,"passes":0},{"y":2010,"fails":0,"passes":3},{"y":2017,"fails":1,"passes":0},{"y":2018,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.000213224066954,"lng":-75.12467536268589,"geom":{"type":"Polygon","coordinates":[[[-75.124566507,40.000199379],[-75.124575391,40.00015664],[-75.124792928,40.000184021],[-75.124775167,40.000269373],[-75.12455755,40.000242425],[-75.124566507,40.000199379]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2026-007094","type":"Special Hazards Certification","inspectionDate":"2026-03-04","result":"Certified","expirationDate":"2027-03-04","buildingId":"1060633"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19134","beds":null,"baths":null,"stories":null,"lotArea":1924,"zoning":"RSA5","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"12044 LEGION PL, PHILADELPHIA PA, 19154","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE RELOCATION OF LOT LINES TO CREATE ONE (1) LOT FROM TWO (2) LOTS .WALL BREECHED ON  1ST AND 2ND FLOOR AND FOR THE LEGALIZATION ONE (1) STORY ADDITION WITH ROOF DECK (REAR)  FOR USE AS BARBER SHOP/HAIR SALON ON FIRST FLOOR AND ","status":"CLOSED","outcome":"Granted","date":"2009-10-20","number":"9581","relatedPermit":"224596"},{"type":"Zoning board appeal","grounds":"PERMIT FOR THE LEGALIZATION OF ONE(1) STORY ADDITION AT REAR WITH ROOF DECK ( ROOF DECK USE  FOR THE RESIDENTIAL USE ONLY ) FOR A  EAT-IN RESTAURANT AT FIRST FLOOR  IN THE SAME BUILDING TWO(2) FAMILY HOUSEHOLD LIVING ABOVE (  THE PROPOSED C","status":"OPEN","outcome":"Granted","date":"2018-06-13","number":"33494","relatedPermit":"852654"}],"taxYears":[{"year":2016,"total":4399.38,"principal":3552.76,"interest":53.3,"penalty":35.53}],"taxNet":4399.38,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":220700,"taxable":220700,"land":11893,"improvement":208807,"taxableLand":11893,"taxableImprovement":208807,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":220700,"taxable":220700,"land":11893,"improvement":208807,"taxableLand":11893,"taxableImprovement":208807,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":130200,"taxable":130200,"land":26040,"improvement":104160,"taxableLand":26040,"taxableImprovement":104160,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":137900,"taxable":137900,"land":27580,"improvement":110320,"taxableLand":27580,"taxableImprovement":110320,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":139200,"taxable":139200,"land":27840,"improvement":111360,"taxableLand":27840,"taxableImprovement":111360,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":139200,"taxable":139200,"land":27840,"improvement":111360,"taxableLand":27840,"taxableImprovement":111360,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":139200,"taxable":139200,"land":27840,"improvement":111360,"taxableLand":27840,"taxableImprovement":111360,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":152600,"taxable":152600,"land":30520,"improvement":122080,"taxableLand":30520,"taxableImprovement":122080,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":152600,"taxable":152600,"land":30520,"improvement":122080,"taxableLand":30520,"taxableImprovement":122080,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":244800,"taxable":244800,"land":48960,"improvement":195840,"taxableLand":48960,"taxableImprovement":195840,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":244800,"taxable":244800,"land":48960,"improvement":195840,"taxableLand":48960,"taxableImprovement":195840,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":308000,"taxable":308000,"land":61600,"improvement":246400,"taxableLand":61600,"taxableImprovement":246400,"exemptLand":0,"exemptImprovement":0}],"taxNow":3427,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"224596","date":"2009-10-20","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2009-10-20","scope":"1ST FLOOR USE TO BARBER SHOP AND HAIR SALON"},{"number":"292243","date":"2010-11-22","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2010-11-22","scope":"1ST FLOOR USE TO BARBER SHOP AND HAIR SALON"},{"number":"325375","date":"2011-02-16","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2011-02-16","scope":"SIGN ACCESSORY TO BARBER SHOP AND HAIR SALON"},{"number":"325382","date":"2011-02-16","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"ABANDONED","completedDate":"2011-02-16","scope":"FOR THE ONE STORY ADDITION."},{"number":"852654","date":"2019-08-26","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2019-08-26","scope":"LEGALIZE THE ONE STORY REAR ADDITION WITH A ROOF TOP DECK USE TO TAKEOUT RESTAURANT (PIZZERIA) ON THE FIRST FLOOR AND LEGALIZE BEARING WALL BREACH BETWEEN 3321 AND 3323 B STREET AND TWO FAMILY HOUSEHOLD LIVING UNITS ON 2ND FLOOR OF AN EXISTING STRUCTURE. NO SIGN PERMIT ON THIS APPLICATION."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2009,"k":"permit","w":"Zoning"},{"y":2009,"k":"appeal","w":"Appeal granted"},{"y":2010,"k":"insp","w":"Inspection passed ×3"},{"y":2010,"k":"permit","w":"Zoning/use"},{"y":2011,"k":"permit","w":"Zoning/use"},{"y":2011,"k":"permit","w":"Zoning/use"},{"y":2013,"k":"sale","p":50000},{"y":2017,"k":"viol","w":"L&I violation"},{"y":2017,"k":"insp","w":"Inspection failed"},{"y":2018,"k":"appeal","w":"Appeal granted"},{"y":2018,"k":"insp","w":"Inspection passed"},{"y":2019,"k":"permit","w":"Zoning/use"}],"rented":false,"licenses":[{"number":"791592","type":"Handbill Distribution","status":"Inactive","businessName":"M & I FOOD INC","legalName":"M & I FOOD INC ","address":"3321 B ST","revenueCode":"3418","rentalCategory":null,"units":null,"issuedDate":"2018-10-11","latestIssueDate":"2023-05-09","expirationDate":"2023-10-10","inactiveDate":"2023-12-09"},{"number":"791598","type":"Dumpster License - Private Property","status":"Active","businessName":"M & I FOOD INC","legalName":"M & I FOOD INC ","address":"3321 B ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2018-10-11","latestIssueDate":"2018-10-11","expirationDate":null,"inactiveDate":null},{"number":"793786","type":"Food Preparing and Serving","status":"Inactive","businessName":"M & I FOOD INC","legalName":"M & I FOOD INC","address":"3321 B ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2018-11-06","latestIssueDate":"2024-12-10","expirationDate":"2025-11-05","inactiveDate":"2026-01-04"}],"licenseActivity":[{"number":"793786","type":"Food Preparing and Serving","businessName":"M & I FOOD INC","legalName":"M & I FOOD INC","issuedDate":"2018-11-06","latestIssueDate":"2024-12-10","closureDate":"2026-01-04","expirationDate":"2025-11-05","inactiveDate":"2026-01-04","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"791598","type":"Dumpster License - Private Property","businessName":"M & I FOOD INC","legalName":"M & I FOOD INC ","issuedDate":"2018-10-11","latestIssueDate":"2018-10-11","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"791592","type":"Handbill Distribution","businessName":"M & I FOOD INC","legalName":"M & I FOOD INC ","issuedDate":"2018-10-11","latestIssueDate":"2023-05-09","closureDate":"2023-12-09","expirationDate":"2023-10-10","inactiveDate":"2023-12-09","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-27","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 60% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $152,600 to $244,800","no permit shown in 2024-2026"],"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":"Appeal #9581: CLOSED · Granted; related permit 224596. Use permit #292243: 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":"1 permit not marked completed: 325382 (ABANDONED).","why":"Issued work is not the same as approved final work. L&I uses final inspections and required certifications to close construction permits; expired, withdrawn, and completed are different City statuses.","action":"Open the permit file and confirm final inspections, holds, and any resulting occupancy certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"mixed-use","level":"verify","title":"Residential and business space run on separate compliance tracks","finding":"OPA classifies this parcel as mixed-use.","why":"The zoning/use and occupancy file must cover the actual residential and commercial spaces. Dwelling units can require Rental Licenses and lead compliance; the operator can separately need an Activity License and sector license; installed fire systems can require annual certification.","action":"Match every dwelling and business use to the zoning permit, CO, current operator licenses, and life-safety filings.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"rental-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":"7 failed, 5 passed, and 7 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jan 15, 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":"Handbill Distribution #791592: Inactive since Dec 9, 2023; Food Preparing and Serving #793786: Inactive since Jan 4, 2026","why":"A license record proves the licensed activity existed at that time. An inactive or expired license does not establish that the business still operates—or that it may legally reopen under the same use.","action":"If business income matters, verify the current tenant, use registration, and active license in eCLIPSE.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/licenses/business-licenses/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as mixed-use. BlockReport does not receive a current Commercial Trash account balance.","why":"Philadelphia charges qualifying small commercial, mixed-use, and multi-unit properties that use City collection; exemptions and private collection can change applicability. A use category alone does not prove a fee is due.","action":"Check the Commercial Trash account inside the date-effective Property Payoff.","url":"https://www.phila.gov/2026-06-09-pay-your-trash-fee-bill-by-june-30/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 14 historical violations across 3 cases.","why":"A closed case is materially better than an open one, but it does not by itself prove that every altered use, unit, or concealed condition matches today’s approvals.","action":"Use the closed cases to target the inspection and occupancy-file review.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Special Hazards Certification: Certified through Mar 4, 2027","why":"Fire-protection certifications apply to the named system and inspection period only; they are not a whole-building safety certificate. Philadelphia generally requires annual sprinkler, standpipe, fire-alarm, special-hazard, and emergency-power inspections where those systems exist.","action":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"closingChecks":[{"title":"Property Sales Certification","body":"The seller must obtain Philadelphia’s certificate showing the base zoning, last use in the zoning record, and open violations. The City warns that it does not prove Building Code occupancy or show zoning overlays.","action":"Obtain the fresh certificate and compare it with the CO, permits, and Atlas overlays.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-property-sales-certification/"},{"title":"Date-effective City Property Payoff","body":"The Tax Center Property Payoff covers Real Estate Tax, Commercial Trash, and L&I abatement-work invoices. Philadelphia says it does not include business-tax debts or liens, water and sewer charges, or fines for code violations.","action":"Request the City statement effective through settlement; read every period and invoice.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"title":"Professional title and water-lien searches","body":"OPA ownership, deed summaries, and a zero tax balance are not clear title. Mortgages, judgments, municipal claims, water liens, easements, heirs, and other encumbrances require separate searches.","action":"Use a Pennsylvania lawyer/title company and obtain owner’s title insurance; order the separate water search/payoff.","url":"https://www.phila.gov/2026-04-07-why-title-insurance-is-your-best-friend-when-buying-a-home-in-philadelphia/","secondaryUrl":"https://www.phila.gov/services/water-gas-utilities/pay-or-dispute-a-water-bill/resolve-water-liens-judgments/"}]}