{"asOf":"2026-07-23T12:00:50.277Z","block":"5100-5199 ROCHELLE AVE","blockUrl":"https://philadelphia.blockreport.homes/block/5100-5199-rochelle-ave","address":"5105 ROCHELLE AVE","parcelNumber":"871527850","source":"https://property.phila.gov/?p=871527850","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":"WASHAUS LIMITED","coOwner":null,"marketValue":368500,"landAssessment":73700,"improvementAssessment":294800,"livableArea":2490,"yearBuilt":1940,"lastSale":{"price":60000,"date":"2011-05-18T04:00:00Z"},"openViolations":0,"violations":[{"number":"1416795","date":"2009-03-26","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1497184","date":"2009-10-08","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"195146","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2009-03-30","completedDate":"2009-12-09","violations":[{"number":"1416795","date":"2009-03-26","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"217913","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2009-10-19","completedDate":"2009-11-17","violations":[{"number":"1497184","date":"2009-10-08","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2009,"n":2,"worst":null}],"investigations":[{"caseNumber":"54953","date":"2005-11-29","type":"BC INSP","status":"FAILED"},{"caseNumber":"54953","date":"2007-01-29","type":"BC INSP","status":"FAILED"},{"caseNumber":"54953","date":"2007-01-29","type":"BC INSP","status":"CLOSED"},{"caseNumber":"195146","date":"2009-03-26","type":"BC INSP","status":"FAILED"},{"caseNumber":"195146","date":"2009-04-30","type":"BC INSP","status":"FAILED"},{"caseNumber":"195146","date":"2009-04-30","type":"BC INSP","status":"CLOSED"},{"caseNumber":"195146","date":"2009-08-06","type":"ADMIN INSP","status":"FAILED"},{"caseNumber":"195146","date":"2009-08-06","type":"ADMIN INSP","status":"CLOSED"},{"caseNumber":"217913","date":"2009-10-08","type":"BC INSP","status":"FAILED"},{"caseNumber":"217913","date":"2009-11-17","type":"BC INSP","status":"PASSED"},{"caseNumber":"195146","date":"2009-12-09","type":"PRECOURT","status":"PASSED"},{"caseNumber":"54953","date":"2010-11-10","type":"ADMIN INSP","status":"PASSED"},{"caseNumber":"195146","date":"2011-04-05","type":"PRECOURT","status":"PASSED"}],"inspYears":[{"y":2005,"fails":1,"passes":0},{"y":2007,"fails":1,"passes":0},{"y":2009,"fails":4,"passes":2},{"y":2010,"fails":0,"passes":1},{"y":2011,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.017018193485534,"lng":-75.21039267485985,"geom":{"type":"Polygon","coordinates":[[[-75.210224427,40.017053384],[-75.21052506,40.016940329],[-75.210554632,40.016988198],[-75.210255246,40.017095396],[-75.210224427,40.017053384]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19128","beds":null,"baths":null,"stories":null,"lotArea":1748,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"4121 FRANKLIN WAY, LAFAYETTE HILL PA, 19444","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":249000,"taxable":249000,"land":29186,"improvement":219814,"taxableLand":29186,"taxableImprovement":219814,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":249000,"taxable":249000,"land":29186,"improvement":219814,"taxableLand":29186,"taxableImprovement":219814,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":218100,"taxable":218100,"land":43620,"improvement":174480,"taxableLand":43620,"taxableImprovement":174480,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":224600,"taxable":224600,"land":44920,"improvement":179680,"taxableLand":44920,"taxableImprovement":179680,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":226800,"taxable":226800,"land":45360,"improvement":181440,"taxableLand":45360,"taxableImprovement":181440,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":226800,"taxable":226800,"land":45360,"improvement":181440,"taxableLand":45360,"taxableImprovement":181440,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":226800,"taxable":226800,"land":45360,"improvement":181440,"taxableLand":45360,"taxableImprovement":181440,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":257100,"taxable":257100,"land":51420,"improvement":205680,"taxableLand":51420,"taxableImprovement":205680,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":257100,"taxable":257100,"land":51420,"improvement":205680,"taxableLand":51420,"taxableImprovement":205680,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":260700,"taxable":260700,"land":52140,"improvement":208560,"taxableLand":52140,"taxableImprovement":208560,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":260700,"taxable":260700,"land":52140,"improvement":208560,"taxableLand":52140,"taxableImprovement":208560,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":368500,"taxable":368500,"land":73700,"improvement":294800,"taxableLand":73700,"taxableImprovement":294800,"exemptLand":0,"exemptImprovement":0}],"taxNow":3649,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"991060","date":"2019-09-09","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2019-09-09","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH ROOF DECK, ROOF DECK ACCESS STRUCTURE, AND BALCONIES AT THE REAR OF THE STRUCTURE. SIZE AND LOCATION AS SHOWN ON APPLICATON/PLAN. FOR USE AS A FRESH FOOD MARKET AT THE 1ST FLOOR LEVEL AND MULTI-FAMILY (3 DWELLING UNITS) HOUSEHOLD LIVIING ABOVE.*CITY PLANNING COMMISSIN APPROVAL IS REQUIRED PRIOR TO ISSUANCE OF ANY BUILDING PERMIT PER SECTION 14-503(3)(A) OF THE PZC.*"},{"number":"1046634","date":"2020-02-03","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2020-08-03","scope":"SEAL LATERAL PA20200341481 REMOVE HOUSE TRAP AND HERMETICALLY SEALING THE LATERAL BY A CAP OR PLUG PER SECTION P-606.1 OF THE PHILADELPHIA PLUMBING CODE 2004 - \"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"1036999","date":"2020-02-25","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2020-02-25","scope":"FOR THE COMPLETE DEMOLITION OF THE EXISTING BUILDING AND FOR THE ERECTION OF AN ATTACHED BUILDING WITH A ROOF DECK AND TWO ROOF DECK ACCESS STRUCTURES FOR THE USE AS VACANT NON-RESIDENTIAL USE (USES AS PERMITTED IN CMX-2 & AS PERMITTED PER OVERLAY 14-503(6) OF PHILADELPHIA ZONING CODE) (USE REGISTRATION PERMIT REQUIRED PRIOR TO OCCUPANCY)ON THE FIRST FLOOR AND MULTI-FAMILY (4 UNITS) HOUSEHOLD LIVING. (SIZE AND LOCATION AS SHOWN ON PLANS)"},{"number":"1052758","date":"2020-03-11","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2021-06-22","scope":"FOR THE ERECTION OF A FOUR (4) STORY ATTACHED STRUCTURE AS PER APPROVED PLANS. FOR USE AS FOUR (4) DWELLING UNITS AND (1) ONE VACANT COMMERCIAL SPACE (CO/USE PERMIT REQUIRED PRIOR TO OCCUPANCY).. STRUCTURE TO BE FULLY SPRINKLERED IN ACCORDANCE WITH NFPA 13 MINIMUM. **SEPARATE PERMITS REQUIRED FOR MEP AND FIRE SUPPRESSION WORK.** **2018 IBC**"},{"number":"DP-2020-000010","date":"2020-05-29","work":"Major Demolition","type":"Demolition","description":"Demolition Permit","status":"Completed","completedDate":"2020-09-15","scope":"COMPLETE DEMOLITION OF AN EXISTING ATTACHED TWO-STORY, MASONRY AND WOOD MIXED USE STRUCTURE BY HAND AND MECHANICAL (TO BREAK UP SLAB) METHODS. ALL PERMITTED DEMOLITION ACTIVITY TO BE IN ACCORDANCE WITH APPROVED SITE SAFETY DEMOLITION PLAN & SUCH PLAN TO BE MAINTAINED ON SITE AT ALL TIMES IN ACCORDANCE WITH PHILADELPHIA ADMINISTRATIVE CODE. SPECIAL INSPECTIONS TO BE PERFORMED BY ALEX RONG, PE. COMPLETE SIDEWALK CLOSURE REQUIRED IN ACCORDANCE WITH SECTION 3306 OF THE IBC. SEPARATE STREET CLOSURE PERMIT REQUIRED PRIOR TO START OF WORK. ANY DEVIATION WILL REQUIRE AN AMENDED BUILDING PERMIT."},{"number":"PP-2020-003533","date":"2020-07-07","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-06-18","scope":"4 Stories. 1 commercial. 4 residential units. Work includes new utilities (storm, sanitary, domestic, fire water, gas service). U/G services installed per plans. Interior services installed per plans."},{"number":"MP-2020-001917","date":"2020-07-14","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-06-18","scope":"FOR THE INSTALLATION OF A NEW HVAC SYSTEMS, ASSOCIATED DUCT WORK, ROOFTOP UNITS, AND THIRTY SIX (36) REGISTERS/DIFFUSERS AS PER APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR ELECTRICAL, PLUMBING, FIRE SUPPRESSION."},{"number":"EP-2020-003133","date":"2020-07-14","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-06-18","scope":"New construction of 4 story, 5 unit building. 400 amp service 6 gang meter bank with (6) 100 amp panels and feeders wiring throughout units and commercial space. new fire alarm system throughout. as per the 2017 nec & 2016 nfpa-72."},{"number":"FP-2020-000486","date":"2020-08-05","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2021-06-18","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13 THROUGHOUT AN EXISTING BUILDING TO INCLUDE 2\" MAIN FIRE SERVICE LINE AND 2.\" DCV WILKINS 350XL BACKFLOW PREVENTION ASSEMBLY AND A STANDPIPE SYSTEM IN ACCORDANCE WITH NFPA 14 AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"ZP-2021-006362","date":"2021-06-18","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Eating and Drinking Establishments - Prepared Food Shop"},{"number":"CP-2021-004903","date":"2021-09-02","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-05-04","scope":"*CONTRACTOR HAS NO EMPLOYEES PER NOTARIZED LETTER* LEVEL 1 ALTERATION: SHALL COMPLY WITH THE PROVISIONS OF CHAPTER 6 FOR LEVEL 1 ALTERATIONS AS WELL AS THE PROVISIONS OF CHAPTER 7 OF THE INTERNATIONAL EXISTING BUILDING CODE. To include the removal and replacement or the covering of existing materials, elements, equipment, or fixtures using new materials, elements, equipment or fixtures that serves the same purpose. No structural work and/or changes to rated assemblies. Light cosmetic renovations will include new flooring, wall board and paint. New wall base to be installed. Wall openings will be needed for minor plumbing for a handwashing sink and electrical modifications. No mechanical work needed. The base building will not be affected by the renovations. The area of the space is approximately 300 SF. All work shall comply with EZ Permit Standards."},{"number":"EP-2021-013580","date":"2021-11-24","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-03-24","scope":"Commercial fit-out renovation of existing 300 SF commercial space. Existing 100A panel has 2 20A spare breakers that will be utilized for 2 new circuits within the space as per 2017 nec"},{"number":"PP-2021-017317","date":"2022-02-15","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-05-02","scope":"Commercial fit-out of prepackaged food / take-out. No food preparation on-site. New piping and fixtures per attached plan. Scope includes supply and dwv for handwashing sink, mop sink, 3 bay sink & ice-maker."}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2020,"k":"permit","w":"Zoning/use"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"Major Demolition"},{"y":2020,"k":"permit","w":"New Construction or Additions"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"demo"},{"y":2021,"k":"permit","w":"Change of Use"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Alterations"}],"rented":true,"licenses":[{"number":"459550","type":"Rental","status":"Inactive","businessName":"PB & J LLC","legalName":"PB & J LLC","address":"5105 ROCHELLE AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2008-10-24","latestIssueDate":"2008-10-24","expirationDate":"2009-02-28","inactiveDate":"2012-10-03"},{"number":"574974","type":"Rental","status":"Active","businessName":"WASHAUS LIMITED","legalName":"WASHAUS LIMITED","address":"5105 ROCHELLE AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":4,"issuedDate":"2012-10-03","latestIssueDate":"2026-02-03","expirationDate":"2027-02-28","inactiveDate":null},{"number":"931458","type":"Food Preparing and Serving","status":"Active","businessName":"Dottie's Donuts LLC (Dottie;s Donuts)","legalName":"Dottie's Donuts LLC","address":"5105 ROCHELLE AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2023-08-22","latestIssueDate":"2025-10-11","expirationDate":"2026-08-21","inactiveDate":null}],"licenseActivity":[{"number":"931458","type":"Food Preparing and Serving","businessName":"Dottie's Donuts LLC (Dottie;s Donuts)","legalName":"Dottie's Donuts LLC","issuedDate":"2023-08-22","latestIssueDate":"2025-10-11","closureDate":null,"expirationDate":"2026-08-21","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"574974","type":"Rental","businessName":"WASHAUS LIMITED","legalName":"WASHAUS LIMITED","issuedDate":"2012-10-03","latestIssueDate":"2026-02-03","closureDate":null,"expirationDate":"2027-02-28","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"459550","type":"Rental","businessName":"PB & J LLC","legalName":"PB & J LLC","issuedDate":"2008-10-24","latestIssueDate":"2008-10-24","closureDate":"2012-10-03","expirationDate":"2009-02-28","inactiveDate":"2012-10-03","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","units":4,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 41% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $260,700 to $368,500","no permit shown in 2026-2028"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #991060: 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":"mixed-use","level":"verify","title":"Residential and business space run on separate compliance tracks","finding":"OPA classifies this parcel as mixed-use.","why":"The zoning/use and occupancy file must cover the actual residential and commercial spaces. Dwelling units can require Rental Licenses and lead compliance; the operator can separately need an Activity License and sector license; installed fire systems can require annual certification.","action":"Match every dwelling and business use to the zoning permit, CO, current operator licenses, and life-safety filings.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"rental-license","level":"verify","title":"A rental license does not transfer with the deed","finding":"1 active Rental License record matched.","why":"If dwelling space is rented, the buyer must obtain a new annual Rental License; the seller’s license is not transferable. New applications require proof of ownership and legal occupancy, tax compliance, no open L&I violations, and lead compliance where applicable.","action":"Plan the buyer’s replacement license before settlement.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (4121 FRANKLIN WAY, LAFAYETTE HILL PA, 19444).","why":"A tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.","action":"Verify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1940 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"6 failed, 4 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Apr 5, 2011.","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":"5 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/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 2 historical violations across 2 cases.","why":"A closed case is materially better than an open one, but it does not by itself prove that every altered use, unit, or concealed condition matches today’s approvals.","action":"Use the closed cases to target the inspection and occupancy-file review.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"}],"closingChecks":[{"title":"Property Sales Certification","body":"The seller must obtain Philadelphia’s certificate showing the base zoning, last use in the zoning record, and open violations. The City warns that it does not prove Building Code occupancy or show zoning overlays.","action":"Obtain the fresh certificate and compare it with the CO, permits, and Atlas overlays.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-property-sales-certification/"},{"title":"Date-effective City Property Payoff","body":"The Tax Center Property Payoff covers Real Estate Tax, Commercial Trash, and L&I abatement-work invoices. Philadelphia says it does not include business-tax debts or liens, water and sewer charges, or fines for code violations.","action":"Request the City statement effective through settlement; read every period and invoice.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"title":"Professional title and water-lien searches","body":"OPA ownership, deed summaries, and a zero tax balance are not clear title. Mortgages, judgments, municipal claims, water liens, easements, heirs, and other encumbrances require separate searches.","action":"Use a Pennsylvania lawyer/title company and obtain owner’s title insurance; order the separate water search/payoff.","url":"https://www.phila.gov/2026-04-07-why-title-insurance-is-your-best-friend-when-buying-a-home-in-philadelphia/","secondaryUrl":"https://www.phila.gov/services/water-gas-utilities/pay-or-dispute-a-water-bill/resolve-water-liens-judgments/"}]}