{"asOf":"2026-07-31T19:02:06.227Z","block":"200-299 W TIOGA ST","blockUrl":"https://philadelphia.blockreport.homes/block/200-299-w-tioga-st","address":"228 W TIOGA ST","parcelNumber":"871527060","source":"https://property.phila.gov/?p=871527060","ownerType":"owner-occupied","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":"MEJIA MARIA T","coOwner":null,"marketValue":131000,"landAssessment":26200,"improvementAssessment":104800,"livableArea":2080,"yearBuilt":1920,"lastSale":{"price":1,"date":"1999-08-09T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.00360266723081,"lng":-75.13335141119741,"geom":{"type":"Polygon","coordinates":[[[-75.133305235,40.003697573],[-75.13334653,40.003500673],[-75.133398828,40.003507185],[-75.133356723,40.003704469],[-75.133305235,40.003697573]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2025-021340","type":"Fire Alarm Certification","inspectionDate":"2025-08-07","result":"Certified","expirationDate":"2026-08-07","buildingId":"1057151"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19140","beds":null,"baths":null,"stories":null,"lotArea":1152,"zoning":"RM1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"228 W TIOGA ST, PHILADELPHIA PA, 19140","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR: GROCERY STORE WITH TAKE-OUT FOOD","status":"Completed","outcome":"Granted with conditions","date":"2024-07-30","number":"ZP-2023-011853","relatedPermit":"ZP-2023-011853"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":71600,"taxable":71600,"land":5759,"improvement":65841,"taxableLand":5759,"taxableImprovement":65841,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":71600,"taxable":71600,"land":5759,"improvement":65841,"taxableLand":5759,"taxableImprovement":65841,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":46600,"taxable":46600,"land":9320,"improvement":37280,"taxableLand":9320,"taxableImprovement":37280,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":40300,"taxable":40300,"land":8060,"improvement":32240,"taxableLand":8060,"taxableImprovement":32240,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":40700,"taxable":40700,"land":8140,"improvement":32560,"taxableLand":8140,"taxableImprovement":32560,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":40700,"taxable":40700,"land":8140,"improvement":32560,"taxableLand":8140,"taxableImprovement":32560,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":40700,"taxable":40700,"land":8140,"improvement":32560,"taxableLand":8140,"taxableImprovement":32560,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":106500,"taxable":106500,"land":21300,"improvement":85200,"taxableLand":21300,"taxableImprovement":85200,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":106500,"taxable":106500,"land":21300,"improvement":85200,"taxableLand":21300,"taxableImprovement":85200,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":114000,"taxable":114000,"land":22800,"improvement":91200,"taxableLand":22800,"taxableImprovement":91200,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":114000,"taxable":114000,"land":22800,"improvement":91200,"taxableLand":22800,"taxableImprovement":91200,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":131000,"taxable":131000,"land":26200,"improvement":104800,"taxableLand":26200,"taxableImprovement":104800,"exemptLand":0,"exemptImprovement":0}],"taxNow":1596,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2023-011853","date":"2024-06-12","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Eating and Drinking Establishments - Take-Out Restaurant"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2024,"k":"permit","w":"Change of Use"},{"y":2024,"k":"appeal","w":"Appeal granted with conditions"}],"rented":false,"licenses":[{"number":"199702","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"T/A CANELAS GROCERY","legalName":"T/A CANELAS GROCERY","address":"228 W TIOGA ST","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"1999-08-02","latestIssueDate":"1999-08-02","expirationDate":"2000-04-30","inactiveDate":null},{"number":"200041","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"EDGAR A ALVAREZ (T/A BOLAS GROCERY)","legalName":"EDGAR A ALVAREZ","address":"228 W TIOGA ST","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2000-06-05","latestIssueDate":"2000-06-05","expirationDate":"2001-04-30","inactiveDate":null},{"number":"200430","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"JOSE GROCERY","legalName":"JOSE GROCERY","address":"228 W TIOGA ST","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2001-11-15","latestIssueDate":"2001-11-15","expirationDate":"2002-04-30","inactiveDate":null},{"number":"205871","type":"Food Preparing and Serving","status":"Inactive","businessName":"JOSE LANTIGUA (LANTIGUA GROCERY #2)","legalName":"JOSE LANTIGUA","address":"228 W TIOGA ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2004-09-28","latestIssueDate":"2006-05-05","expirationDate":"2007-04-30","inactiveDate":"2010-10-05"},{"number":"358703","type":"Rental","status":"Inactive","businessName":"YETY & MARIA A MEJIA","legalName":"YETY & MARIA A MEJIA","address":"228 W TIOGA ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2006-03-08","latestIssueDate":"2006-03-08","expirationDate":"2007-02-28","inactiveDate":"2012-12-22"},{"number":"505260","type":"Dumpster License - Private Property","status":"Inactive","businessName":"JUANA E COLLADO (COLLADO MINI MARKET LLC)","legalName":"JUANA E COLLADO","address":"228 W TIOGA ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2010-06-11","latestIssueDate":"2010-06-11","expirationDate":"2011-07-31","inactiveDate":"2011-07-14"},{"number":"515722","type":"Dumpster License - Private Property","status":"Inactive","businessName":"JUANA E COLLADO (COLLADO MINI MARKET LLC)","legalName":"JUANA E COLLADO","address":"228 W TIOGA ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2010-09-29","latestIssueDate":"2011-07-15","expirationDate":"2012-07-31","inactiveDate":"2011-08-24"},{"number":"516147","type":"Food Preparing and Serving","status":"Inactive","businessName":"JUANA E COLLADO (COLLADO MINI MARKET LLC)","legalName":"JUANA E COLLADO","address":"228 W TIOGA ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2010-10-05","latestIssueDate":"2011-04-06","expirationDate":"2012-04-30","inactiveDate":"2011-12-12"},{"number":"542334","type":"Dumpster License - Public ROW","status":"Inactive","businessName":"JUANA E COLLADO (COLLADO MINI MARKET LLC)","legalName":"JUANA E COLLADO","address":"228 W TIOGA ST","revenueCode":"3417","rentalCategory":null,"units":null,"issuedDate":"2011-08-24","latestIssueDate":"2011-08-24","expirationDate":"2012-03-31","inactiveDate":null},{"number":"547878","type":"Dumpster License - Public ROW","status":"Inactive","businessName":"MARIA K VALERIO","legalName":"MARIA K VALERIO","address":"228 W TIOGA ST","revenueCode":"3417","rentalCategory":null,"units":null,"issuedDate":"2011-11-15","latestIssueDate":"2011-11-15","expirationDate":"2012-03-31","inactiveDate":null},{"number":"551566","type":"Food Preparing and Serving","status":"Inactive","businessName":"MARIA K VALERIO","legalName":"MARIA K VALERIO","address":"228 W TIOGA ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2012-01-03","latestIssueDate":"2012-04-17","expirationDate":"2013-04-30","inactiveDate":null},{"number":"581852","type":"Dumpster License - Private Property","status":"Inactive","businessName":"ELEOENAY RODRIGUEZ (D'ORO GROCERY)","legalName":"ELEOENAY RODRIGUEZ","address":"228 W TIOGA ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2013-01-11","latestIssueDate":"2013-08-03","expirationDate":"2014-07-31","inactiveDate":"2014-05-14"},{"number":"582373","type":"Food Preparing and Serving","status":"Inactive","businessName":"ELEOENAY RODRIGUEZ (D'ORO GROCERY)","legalName":"ELEOENAY RODRIGUEZ","address":"228 W TIOGA ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2013-01-17","latestIssueDate":"2013-04-23","expirationDate":"2014-04-30","inactiveDate":"2014-05-14"},{"number":"622910","type":"Dumpster License - Private Property","status":"Closed","businessName":"VICTOR J PERALTA (VICTOR GROCERY)","legalName":"VICTOR J PERALTA","address":"228 W TIOGA ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2014-03-26","latestIssueDate":"2014-03-26","expirationDate":null,"inactiveDate":null},{"number":"626375","type":"Food Preparing and Serving","status":"Closed","businessName":"VICTOR J PERALTA (VICTOR GROCERY)","legalName":"VICTOR J PERALTA","address":"228 W TIOGA ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2014-04-25","latestIssueDate":"2015-05-06","expirationDate":"2016-04-30","inactiveDate":"2016-06-29"},{"number":"671305","type":"Dumpster License - Private Property","status":"Active","businessName":"ELEOENAY RODRIGUEZ (JOCELYN FOOD MARKET)","legalName":"ELEOENAY RODRIGUEZ","address":"228 W TIOGA ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2015-07-15","latestIssueDate":"2015-07-15","expirationDate":null,"inactiveDate":null},{"number":"680537","type":"Food Preparing and Serving","status":"Inactive","businessName":"ELEOENAY RODRIGUEZ (JOCELYN FOOD MARKET)","legalName":"ELEOENAY RODRIGUEZ","address":"228 W TIOGA ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2015-10-14","latestIssueDate":"2015-10-14","expirationDate":"2016-04-30","inactiveDate":"2016-06-29"},{"number":"692669","type":"Dumpster License - Private Property","status":"Active","businessName":"ANDELIZ FOOD MARKET INC","legalName":"ANDELIZ FOOD MARKET INC","address":"228 W TIOGA ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2016-02-26","latestIssueDate":"2016-02-26","expirationDate":null,"inactiveDate":null},{"number":"695878","type":"Food Preparing and Serving","status":"Active","businessName":"ANDELIZ FOOD MARKET INC","legalName":"ANDELIZ FOOD MARKET INC","address":"228 W TIOGA ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2016-03-23","latestIssueDate":"2026-06-25","expirationDate":"2027-03-01","inactiveDate":null}],"licenseActivity":[{"number":"695878","type":"Food Preparing and Serving","businessName":"ANDELIZ FOOD MARKET INC","legalName":"ANDELIZ FOOD MARKET INC","issuedDate":"2016-03-23","latestIssueDate":"2026-06-25","closureDate":null,"expirationDate":"2027-03-01","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"692669","type":"Dumpster License - Private Property","businessName":"ANDELIZ FOOD MARKET INC","legalName":"ANDELIZ FOOD MARKET INC","issuedDate":"2016-02-26","latestIssueDate":"2016-02-26","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"680537","type":"Food Preparing and Serving","businessName":"ELEOENAY RODRIGUEZ (JOCELYN FOOD MARKET)","legalName":"ELEOENAY RODRIGUEZ","issuedDate":"2015-10-14","latestIssueDate":"2015-10-14","closureDate":"2016-06-29","expirationDate":"2016-04-30","inactiveDate":"2016-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"671305","type":"Dumpster License - Private Property","businessName":"ELEOENAY RODRIGUEZ (JOCELYN FOOD MARKET)","legalName":"ELEOENAY RODRIGUEZ","issuedDate":"2015-07-15","latestIssueDate":"2015-07-15","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"626375","type":"Food Preparing and Serving","businessName":"VICTOR J PERALTA (VICTOR GROCERY)","legalName":"VICTOR J PERALTA","issuedDate":"2014-04-25","latestIssueDate":"2015-05-06","closureDate":"2016-06-29","expirationDate":"2016-04-30","inactiveDate":"2016-06-29","status":"Closed","statusLabel":"Inactive","active":false},{"number":"622910","type":"Dumpster License - Private Property","businessName":"VICTOR J PERALTA (VICTOR GROCERY)","legalName":"VICTOR J PERALTA","issuedDate":"2014-03-26","latestIssueDate":"2014-03-26","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false},{"number":"582373","type":"Food Preparing and Serving","businessName":"ELEOENAY RODRIGUEZ (D'ORO GROCERY)","legalName":"ELEOENAY RODRIGUEZ","issuedDate":"2013-01-17","latestIssueDate":"2013-04-23","closureDate":"2014-05-14","expirationDate":"2014-04-30","inactiveDate":"2014-05-14","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"581852","type":"Dumpster License - Private Property","businessName":"ELEOENAY RODRIGUEZ (D'ORO GROCERY)","legalName":"ELEOENAY RODRIGUEZ","issuedDate":"2013-01-11","latestIssueDate":"2013-08-03","closureDate":"2014-05-14","expirationDate":"2014-07-31","inactiveDate":"2014-05-14","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"551566","type":"Food Preparing and Serving","businessName":"MARIA K VALERIO","legalName":"MARIA K VALERIO","issuedDate":"2012-01-03","latestIssueDate":"2012-04-17","closureDate":"2013-04-30","expirationDate":"2013-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"547878","type":"Dumpster License - Public ROW","businessName":"MARIA K VALERIO","legalName":"MARIA K VALERIO","issuedDate":"2011-11-15","latestIssueDate":"2011-11-15","closureDate":"2012-03-31","expirationDate":"2012-03-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"542334","type":"Dumpster License - Public ROW","businessName":"JUANA E COLLADO (COLLADO MINI MARKET LLC)","legalName":"JUANA E COLLADO","issuedDate":"2011-08-24","latestIssueDate":"2011-08-24","closureDate":"2012-03-31","expirationDate":"2012-03-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"516147","type":"Food Preparing and Serving","businessName":"JUANA E COLLADO (COLLADO MINI MARKET LLC)","legalName":"JUANA E COLLADO","issuedDate":"2010-10-05","latestIssueDate":"2011-04-06","closureDate":"2011-12-12","expirationDate":"2012-04-30","inactiveDate":"2011-12-12","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"515722","type":"Dumpster License - Private Property","businessName":"JUANA E COLLADO (COLLADO MINI MARKET LLC)","legalName":"JUANA E COLLADO","issuedDate":"2010-06-11","latestIssueDate":"2011-07-15","closureDate":"2011-08-24","expirationDate":"2012-07-31","inactiveDate":"2011-08-24","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"358703","type":"Rental","businessName":"YETY & MARIA A MEJIA","legalName":"YETY & MARIA A MEJIA","issuedDate":"2006-03-08","latestIssueDate":"2006-03-08","closureDate":"2012-12-22","expirationDate":"2007-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"205871","type":"Food Preparing and Serving","businessName":"JOSE LANTIGUA (LANTIGUA GROCERY #2)","legalName":"JOSE LANTIGUA","issuedDate":"2004-09-28","latestIssueDate":"2006-05-05","closureDate":"2010-10-05","expirationDate":"2007-04-30","inactiveDate":"2010-10-05","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"200430","type":"Food Establishment, Retail Permanent Location","businessName":"JOSE GROCERY","legalName":"JOSE GROCERY","issuedDate":"2001-11-15","latestIssueDate":"2001-11-15","closureDate":"2002-04-30","expirationDate":"2002-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"200041","type":"Food Establishment, Retail Permanent Location","businessName":"EDGAR A ALVAREZ (T/A BOLAS GROCERY)","legalName":"EDGAR A ALVAREZ","issuedDate":"2000-06-05","latestIssueDate":"2000-06-05","closureDate":"2001-04-30","expirationDate":"2001-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"199702","type":"Food Establishment, Retail Permanent Location","businessName":"T/A CANELAS GROCERY","legalName":"T/A CANELAS GROCERY","issuedDate":"1999-08-02","latestIssueDate":"1999-08-02","closureDate":"2000-04-30","expirationDate":"2000-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-30","signals":[{"kind":"transition-activity","level":"watch","title":"Recent transition activity","summary":"The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.","evidence":["1 permit event since 2023","1 zoning/board appeal since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"The record identifies more than one dwelling/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":"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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Establishment, Retail Permanent Location #199702: Inactive; Food Establishment, Retail Permanent Location #200041: Inactive; Food Establishment, Retail Permanent Location #200430: Inactive; Food Preparing and Serving #205871: Inactive since Oct 5, 2010","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 Aug 7, 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":"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/"}]}