{"asOf":"2026-07-29T13:46:11.783Z","block":"4200-4299 MANAYUNK AVE","blockUrl":"https://philadelphia.blockreport.homes/block/4200-4299-manayunk-ave","address":"4222 MANAYUNK AVE","parcelNumber":"871527320","source":"https://property.phila.gov/?p=871527320","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":"INCOLLINGO ANTONIO V","coOwner":null,"marketValue":331500,"landAssessment":66300,"improvementAssessment":265200,"livableArea":2240,"yearBuilt":1940,"lastSale":{"price":32500,"date":"1982-01-29T05:00:00Z"},"openViolations":0,"violations":[{"number":"3326298","date":"2014-01-09","code":"LO-1","title":"OBTAIN LIC 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INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"495491","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2015-08-04","completedDate":"2015-11-09","violations":[{"number":"3724851","date":"2015-07-29","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"709708","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2019-10-02","completedDate":"2019-10-10","violations":[{"number":"5201176","date":"2019-10-01","code":"PM15-308.4","title":"DUMPSTER ENCLOSURES","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2022-118529","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY 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MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2023-06-13","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2024-124769","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2024-12-04","completedDate":"2024-12-30","violations":[{"number":"VI-2024-096278","date":"2024-12-04","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2024-12-30","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2014,"n":1,"worst":null},{"y":2015,"n":1,"worst":null},{"y":2019,"n":1,"worst":null},{"y":2022,"n":5,"worst":null},{"y":2024,"n":1,"worst":null}],"investigations":[{"caseNumber":"416236","date":"2014-01-09","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"416236","date":"2014-02-18","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"416236","date":"2014-03-25","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"416236","date":"2014-09-12","type":"PRECOURT","status":"FAILED"},{"caseNumber":"495491","date":"2015-07-29","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"495491","date":"2015-09-29","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"495491","date":"2015-11-05","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"416236","date":"2018-03-27","type":"PRECOURT","status":"PASSED"},{"caseNumber":"709708","date":"2019-10-01","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"709708","date":"2019-10-09","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"CF-2022-118529","date":"2022-11-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-118529","date":"2023-05-09","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-118529","date":"2023-06-13","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-124769","date":"2024-12-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-124769","date":"2024-12-30","type":null,"status":"PASSED"}],"inspYears":[{"y":2014,"fails":3,"passes":0},{"y":2015,"fails":2,"passes":1},{"y":2018,"fails":0,"passes":1},{"y":2019,"fails":1,"passes":1},{"y":2022,"fails":1,"passes":0},{"y":2023,"fails":1,"passes":1},{"y":2024,"fails":1,"passes":1}],"taxOwed":439.39,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":439.39,"principalDue":0,"penaltyDue":64.52,"interestDue":75.65,"otherChargesDue":299.22,"yearsOwed":3,"oldestYearOwed":2019,"mostRecentYearOwed":2021,"mostRecentPaymentDate":"2021-12-02","assessmentYear":2022,"totalAssessment":204000,"taxableAssessment":204000,"exemptAbatementAssessment":0,"homesteadValue":0,"netTaxAfterHomestead":2855.59,"actionableAtSnapshot":true,"paymentAgreementAtSnapshot":false,"bankruptcyAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.02683873273949,"lng":-75.2163080882401,"geom":{"type":"Polygon","coordinates":[[[-75.216252057,40.026830157],[-75.216425587,40.026751534],[-75.216464207,40.026802711],[-75.216189315,40.026925811],[-75.216151374,40.026875503],[-75.216252057,40.026830157]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":false,"permits":true,"licenses":true},"zip":"19128","beds":null,"baths":null,"stories":null,"lotArea":1848,"zoning":"CMX1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"4222 MANAYUNK AVE, PHILADELPHIA PA, 19128","mailOut":false,"appeals":[{"type":"LIRB Violation Appeal","grounds":"See Attached;","status":"Closed","outcome":"Complete","date":"2023-02-01","number":"HA-2022-004990","relatedPermit":null}],"taxYears":[{"year":2015,"total":529.25,"principal":351.14,"interest":36.87,"penalty":24.58},{"year":2016,"total":6202.96,"principal":5624.54,"interest":84.36,"penalty":56.25}],"taxNet":6732.21,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":349400,"taxable":349400,"land":30717,"improvement":318683,"taxableLand":30717,"taxableImprovement":318683,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":349400,"taxable":349400,"land":30717,"improvement":318683,"taxableLand":30717,"taxableImprovement":318683,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":196200,"taxable":196200,"land":39240,"improvement":156960,"taxableLand":39240,"taxableImprovement":156960,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":202000,"taxable":202000,"land":40400,"improvement":161600,"taxableLand":40400,"taxableImprovement":161600,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":204000,"taxable":204000,"land":40800,"improvement":163200,"taxableLand":40800,"taxableImprovement":163200,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":204000,"taxable":204000,"land":40800,"improvement":163200,"taxableLand":40800,"taxableImprovement":163200,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":204000,"taxable":204000,"land":40800,"improvement":163200,"taxableLand":40800,"taxableImprovement":163200,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":231300,"taxable":231300,"land":46260,"improvement":185040,"taxableLand":46260,"taxableImprovement":185040,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":231300,"taxable":231300,"land":46260,"improvement":185040,"taxableLand":46260,"taxableImprovement":185040,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":234500,"taxable":234500,"land":46900,"improvement":187600,"taxableLand":46900,"taxableImprovement":187600,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":234500,"taxable":234500,"land":46900,"improvement":187600,"taxableLand":46900,"taxableImprovement":187600,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":331500,"taxable":331500,"land":66300,"improvement":265200,"taxableLand":66300,"taxableImprovement":265200,"exemptLand":0,"exemptImprovement":0}],"taxNow":3283,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"66864","date":"2007-06-18","work":"Addition","type":"BP_ADDITON","description":"ADDITION PERMIT","status":"COMPLETED","completedDate":"2008-04-11","scope":"ONE STORY ADDITION AS PER PLANS"},{"number":"972122","date":"2019-05-09","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Expired","completedDate":"2021-03-16","scope":"INSTALL 2 HOODS TO REPLACE EXISTING HOODS SAME SIZE EXISTING DUCTWORK AND FANS TO STAY AS PER PLANS."},{"number":"974740","date":"2019-05-09","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Expired","completedDate":"2021-03-16","scope":"NEW ANSUL SYSTEM FOR 2 REPLACEMENT HOODS (972122 AS PEER)EZ STANDARS 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."},{"number":"977652","date":"2019-06-07","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2019-06-07","scope":"FOR THE ERECTION OF ONE CHANNEL LETTER SIGN ACCESSORY TO AN EXISTING TAKE-OUT PIZZA STORE 14'X1'-6\"."},{"number":"987882","date":"2019-06-28","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2019-07-10","scope":"FOR THE INSTALLATION OF ONE (1) ILLUMINATED 18\"X 168\"(21 SQ. FT.) CHANNEL LETTER SIGN AS PER PLAN.ACCESSORY TO EXISTING USE AS TAKE-OUT RESTAURANT ON 1ST FLOOR WITH DWELLING UNIT ABOVE."},{"number":"EP-2026-002984","date":"2026-07-06","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"Upgrade to 400 amp electrical service with 3 meter socket and proper grounding and bonding. All work to be done according to the 2017 NEC and per approved plans."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"Zoning/use"},{"y":2019,"k":"permit","w":"Sign"},{"y":2019,"k":"viol","w":"L&I violation"},{"y":2019,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2022,"k":"viol","w":"5 L&I violations"},{"y":2022,"k":"insp","w":"Inspection failed"},{"y":2023,"k":"appeal","w":"Appeal complete"},{"y":2023,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2024,"k":"viol","w":"L&I violation"},{"y":2024,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"}],"rented":false,"licenses":[{"number":"279424","type":"Dumpster License - Private Property","status":"Inactive","businessName":"DANTONIOS PIZZA","legalName":"DANTONIOS PIZZA","address":"4222 MANAYUNK AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"1994-02-25","latestIssueDate":"1994-02-25","expirationDate":"2010-07-31","inactiveDate":null},{"number":"294884","type":"Dumpster License - Public ROW","status":"Inactive","businessName":"DONATO INCALLINGO (DANTONIOS PIZZA)","legalName":"DONATO INCALLINGO","address":"4222 MANAYUNK AVE","revenueCode":"3417","rentalCategory":null,"units":null,"issuedDate":"2004-05-09","latestIssueDate":"2005-10-22","expirationDate":"2006-03-31","inactiveDate":"2011-12-14"},{"number":"201431","type":"Food Preparing and Serving","status":"Inactive","businessName":"INCOLLINGO DONATO","legalName":"INCOLLINGO DONATO","address":"4222 MANAYUNK AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2004-05-09","latestIssueDate":"2008-07-31","expirationDate":"2009-04-30","inactiveDate":"2012-12-22"},{"number":"561935","type":"Food Preparing and Serving","status":"Inactive","businessName":"A & M PIZZA INC","legalName":"A & M PIZZA INC","address":"4222 MANAYUNK AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2012-04-25","latestIssueDate":"2018-03-02","expirationDate":"2018-04-30","inactiveDate":"2018-06-29"},{"number":"561937","type":"Dumpster License - Private Property","status":"Active","businessName":"A & M PIZZA INC","legalName":"A & M PIZZA INC","address":"4222 MANAYUNK AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2012-04-25","latestIssueDate":"2013-12-12","expirationDate":null,"inactiveDate":null},{"number":"767849","type":"Rental","status":"Inactive","businessName":"ANTONIO V INCOLLINGO","legalName":"ANTONIO V INCOLLINGO ","address":"4222 MANAYUNK AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2018-03-01","latestIssueDate":"2019-10-13","expirationDate":"2020-02-29","inactiveDate":"2020-04-29"},{"number":"915148","type":"Food Preparing and Serving","status":"Expired","businessName":"MANAYUNK PIZZA","legalName":"MANAYUNK PIZZA ","address":"4222 MANAYUNK AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2023-01-24","latestIssueDate":"2023-01-24","expirationDate":"2024-01-23","inactiveDate":null}],"licenseActivity":[{"number":"915148","type":"Food Preparing and Serving","businessName":"MANAYUNK PIZZA","legalName":"MANAYUNK PIZZA ","issuedDate":"2023-01-24","latestIssueDate":"2023-01-24","closureDate":"2024-01-23","expirationDate":"2024-01-23","inactiveDate":null,"status":"Expired","statusLabel":"Expired","active":false},{"number":"767849","type":"Rental","businessName":"ANTONIO V INCOLLINGO","legalName":"ANTONIO V INCOLLINGO ","issuedDate":"2018-03-01","latestIssueDate":"2019-10-13","closureDate":"2020-04-29","expirationDate":"2020-02-29","inactiveDate":"2020-04-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"561937","type":"Dumpster License - Private Property","businessName":"A & M PIZZA INC","legalName":"A & M PIZZA INC","issuedDate":"2012-04-25","latestIssueDate":"2013-12-12","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"561935","type":"Food Preparing and Serving","businessName":"A & M PIZZA INC","legalName":"A & M PIZZA INC","issuedDate":"2012-04-25","latestIssueDate":"2018-03-02","closureDate":"2018-06-29","expirationDate":"2018-04-30","inactiveDate":"2018-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"294884","type":"Dumpster License - Public ROW","businessName":"DONATO INCALLINGO (DANTONIOS PIZZA)","legalName":"DONATO INCALLINGO","issuedDate":"2004-05-09","latestIssueDate":"2005-10-22","closureDate":"2011-12-14","expirationDate":"2006-03-31","inactiveDate":"2011-12-14","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"201431","type":"Food Preparing and Serving","businessName":"INCOLLINGO DONATO","legalName":"INCOLLINGO DONATO","issuedDate":"2004-05-09","latestIssueDate":"2008-07-31","closureDate":"2012-12-22","expirationDate":"2009-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"279424","type":"Dumpster License - Private Property","businessName":"DANTONIOS PIZZA","legalName":"DANTONIOS PIZZA","issuedDate":"1994-02-25","latestIssueDate":"1994-02-25","closureDate":"2010-07-31","expirationDate":"2010-07-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-28","signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["$439 appeared in the City's June 2022 delinquency snapshot","a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2022"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"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":"Use permit #977652: 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":"3 permits not marked completed: 972122 (Expired), 974740 (Expired), EP-2026-002984 (Issued). At least one row also carries a completion date, so the City fields conflict.","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":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$439.39 was recorded in the City’s 2022-06 delinquency snapshot for 2019–2021.","why":"That is historical evidence, not today’s amount due. A current exemption, payment, credit, or assistance agreement can coexist with an older snapshot row.","action":"Check period balances and request a dated Property Payoff statement for settlement.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"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":"9 failed, 5 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Dec 30, 2024.","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":"1 fire/suppression-related permit 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Dumpster License - Private Property #279424: Inactive; Dumpster License - Public ROW #294884: Inactive since Dec 14, 2011; Food Preparing and Serving #201431: Inactive since Dec 22, 2012; Food Preparing and Serving #561935: Inactive since Jun 29, 2018","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 9 historical violations across 5 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/"}]}