{"asOf":"2026-07-27T19:54:48.336Z","block":"1400-1499 LOMBARD ST","blockUrl":"https://philadelphia.blockreport.homes/block/1400-1499-lombard-st","address":"1442 LOMBARD ST","parcelNumber":"871540460","source":"https://property.phila.gov/?p=871540460","ownerType":"investor","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"Y50","buildingCodeNew":"821","buildingClass":"STR/OFF+APT 3 STY MASONRY","buildingClassNew":"ROW MIXED-COM/RES-BLT AS COM","useLabel":"Apartment building","owner":"LZ & LZ REAL ESTATE INVES","coOwner":null,"marketValue":810300,"landAssessment":162000,"improvementAssessment":648300,"livableArea":2196,"yearBuilt":1915,"lastSale":{"price":570000,"date":"2016-07-19T04:00:00Z"},"openViolations":0,"violations":[{"number":"862827","date":"2007-10-19","code":"PM-704.2/4","title":"HIST DIST-WINDOWS, DOORS ETC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2024-086134","date":"2024-10-15","code":"19-2602(1)","title":"CAL LICENSE OBTAIN","status":"COMPLIED","resolutionDate":"2025-02-03","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2024-086135","date":"2024-10-15","code":"A-301.1/66","title":"PERMZ- OR REMOVE ADVERTISING","status":"CLOSED","resolutionDate":"2025-02-03","resolution":"CLOSED - WRITTEN IN ERROR"}],"violationCases":[{"number":"131698","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DCC","status":"CLOSED","createdDate":"2007-10-19","completedDate":"2019-03-13","violations":[{"number":"862827","date":"2007-10-19","code":"PM-704.2/4","title":"HIST DIST-WINDOWS, DOORS ETC","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2024-111946","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUSINESS COMPLIANCE INVESTIGATOR","status":"CLOSED","createdDate":"2024-10-16","completedDate":"2025-02-04","violations":[{"number":"VI-2024-086134","date":"2024-10-15","code":"19-2602(1)","title":"CAL LICENSE OBTAIN","status":"COMPLIED","resolutionDate":"2025-02-03","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2024-086135","date":"2024-10-15","code":"A-301.1/66","title":"PERMZ- OR REMOVE ADVERTISING","status":"CLOSED","resolutionDate":"2025-02-03","resolution":"CLOSED - WRITTEN IN ERROR"}]}],"violYears":[{"y":2007,"n":1,"worst":null},{"y":2024,"n":2,"worst":null}],"investigations":[{"caseNumber":"131698","date":"2007-10-19","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"131698","date":"2008-01-30","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"131698","date":"2008-03-06","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"131698","date":"2008-06-27","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"131698","date":"2008-11-13","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"131698","date":"2008-12-18","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"131698","date":"2008-12-19","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"131698","date":"2018-12-15","type":"PRECOURT","status":"PASSED"},{"caseNumber":"CF-2024-111946","date":"2024-10-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-111946","date":"2024-11-21","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-111946","date":"2025-02-04","type":null,"status":"PASSED"}],"inspYears":[{"y":2007,"fails":1,"passes":0},{"y":2008,"fails":3,"passes":2},{"y":2018,"fails":0,"passes":1},{"y":2024,"fails":2,"passes":0},{"y":2025,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.944723407490116,"lng":-75.16687990771865,"geom":{"type":"Polygon","coordinates":[[[-75.166864877,39.944649204],[-75.166924294,39.944659086],[-75.166896029,39.944795483],[-75.166835106,39.944789405],[-75.166864877,39.944649204]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2023-025253","type":"Fire Alarm Certification","inspectionDate":"2023-12-08","result":"Certified","expirationDate":"2024-12-08","buildingId":"1373028"},{"number":"BC-2024-017551","type":"Sprinkler Certification","inspectionDate":"2024-05-17","result":"Certified","expirationDate":"2025-05-17","buildingId":"1373028"},{"number":"BC-2024-032910","type":"Fire Alarm Certification","inspectionDate":"2024-12-12","result":"Certified","expirationDate":"2025-12-12","buildingId":"1373028"},{"number":"BC-2025-032297","type":"Fire Alarm Certification","inspectionDate":"2025-12-09","result":"Certified","expirationDate":"2026-12-09","buildingId":"1373028"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":null,"baths":null,"stories":3,"lotArea":936,"zoning":"RM1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"1525 SPRING GARDEN ST 1ST, PHILADELPHIA PA, 19130","mailOut":false,"appeals":[{"type":"RB_LIRB","grounds":"APPELLANT FEELS THAT THE INSTALLATION WAS WITHIN CODE AND IN THE ALTERNATIVE, IF SAID REPLACEMENTS MADE ARE NOT WITHIN CODE, THEN PLAINTIFF WOULD INCUR A GREAT EXPENSE IN REMEDYING THE SITUATION.","status":"OPEN","outcome":"City affirmed","date":"2008-10-08","number":"4063","relatedPermit":"131698"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":461100,"taxable":461100,"land":44109,"improvement":416991,"taxableLand":44109,"taxableImprovement":416991,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":461100,"taxable":461100,"land":44109,"improvement":416991,"taxableLand":44109,"taxableImprovement":416991,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":712400,"taxable":712400,"land":142480,"improvement":569920,"taxableLand":142480,"taxableImprovement":569920,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":733700,"taxable":733700,"land":146740,"improvement":586960,"taxableLand":146740,"taxableImprovement":586960,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":688000,"taxable":609953,"land":137600,"improvement":550400,"taxableLand":137600,"taxableImprovement":472353,"exemptLand":0,"exemptImprovement":78047},{"y":2021,"v":688000,"taxable":609953,"land":137600,"improvement":550400,"taxableLand":137600,"taxableImprovement":472353,"exemptLand":0,"exemptImprovement":78047},{"y":2022,"v":688000,"taxable":609953,"land":137600,"improvement":550400,"taxableLand":137600,"taxableImprovement":472353,"exemptLand":0,"exemptImprovement":78047},{"y":2023,"v":893800,"taxable":792407,"land":178760,"improvement":715040,"taxableLand":178760,"taxableImprovement":613647,"exemptLand":0,"exemptImprovement":101393},{"y":2024,"v":893800,"taxable":792407,"land":178760,"improvement":715040,"taxableLand":178760,"taxableImprovement":613647,"exemptLand":0,"exemptImprovement":101393},{"y":2025,"v":771000,"taxable":683538,"land":154200,"improvement":616800,"taxableLand":154200,"taxableImprovement":529338,"exemptLand":0,"exemptImprovement":87462},{"y":2026,"v":771000,"taxable":683538,"land":154200,"improvement":616800,"taxableLand":154200,"taxableImprovement":529338,"exemptLand":0,"exemptImprovement":87462},{"y":2027,"v":810300,"taxable":718371,"land":162000,"improvement":648300,"taxableLand":162000,"taxableImprovement":556371,"exemptLand":0,"exemptImprovement":91929}],"taxNow":9568,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"712650","date":"2016-08-04","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2016-08-04","scope":"FOR SIT-DOWN RESTAURANT ON THE FIRST FLOOR AND FOUR (4) FAMILY HOUSEHOLD LIVING ON THE SECOND AND THIRD FLOOR IN AN EXISTING THREE (3) STORY STRUCTURE, NO SIGN ON THIS PERMIT,"},{"number":"744941","date":"2017-02-28","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2017-02-28","scope":"FOR A MULTI-FAMILY HOUSEHOLD LIVING ( THREE(3) FAMILY DWELLING) FROM SECOND THRU THIRD FLOORS."},{"number":"779986","date":"2017-05-18","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2017-05-18","scope":"FOR THE REDUCTION FROM A MULTI-FAMILY HOUSEHOLD LIVING (THREE UNITS) TO TWO FAMILY HOUSEHOLD LIVING ON THE SECOND AND THIRD FLOOR LEVEL OF EXISTING ATTACHED STRUCTURE. NO CHANGE IN HEIGHT AND/OR AREA OF EXISTING STRUCTURE."},{"number":"770837","date":"2017-05-18","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-02-07","scope":"FOR LEVEL III ALTERATIONS TO AN EXISTING BUILDING FOR USE AS A RESTAURANT ON THE FIRST FLOOR LEVEL WITH A TWO FAMILY DWELLING ABOVE. ALTERATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS, PROVIDE FINISHES AND FURNISHINGS THROUGHOUT. BUILDING` IS FULLY SPRINKLERED. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN PROFESSIONAL PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION WORK."},{"number":"797565","date":"2017-12-08","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"ABANDONED","completedDate":null,"scope":"ALTERATIONS: INTERIOR PLUMBING; RESTAURANT ON THE FIRST FLOOR LEVEL WITH A TWO FAMILY DWELLING ABOVE; MOP SINK,3 COMP SINK,HANDWASH SINK,FOOD PREP,WC,LAV IN COMMERICAL SPACE.IN APTS 4 WC,4 LAVS,4 BATHS AND 2 KITCHEN SINKS (MIXED USE) - THE INSTALLATION WILL COMPLY WITH THE PHILADEPHIA PLUBMING CODE 2004"},{"number":"848490","date":"2018-01-29","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-03-20","scope":"INSTALL (3) WATTS MODEL:LF009M3 3/4\"BACKFLOW PREVENTER AND (1) WATTS MODEL:LF009M2 1\"BACKFLOW PREVENTER FOR COMMON AREA,TWO APARTMENTS AND COMMERCIAL AREA.THE INSTALLATION WILL COMPLY WITH THE PHILADEPHIA PLUBMING CODE 2004"},{"number":"832527","date":"2018-03-23","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2019-02-07","scope":"FOR THE INSTALLATION OF A NEW FIRE SUPPRESSION SYSTEM DESIGN PER NFPA 13 STANDARDS WITH A 2 INCH FIRE SERVICE LINE AND SPRINKLER LAYOUT AS PER PLANS."},{"number":"855503","date":"2018-03-28","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2019-02-07","scope":"INSTALL 1 MINI DUCTLESS SLIPT AND 1 HEATER WITH DUCTWORK (MIXED USE)"},{"number":"847224","date":"2018-04-17","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-04-30","scope":"INSTALL (3) 3/4 WATER SERVICE STREET TO MAIN (MIXED USE)\"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":"860088","date":"2018-05-17","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-02-08","scope":"FOR INTERIOR ALTERATIONS TO EXISTING STRUCTURE TO INCLUDE NEW INTERIOR PARTITIONS AND INTERIOR FNISHES, AS PER APPROVED PLANS. *SEPARATE CERTIFICATE OF OCCUPANCY PERMIT REQUIRED FOR THE FIRST FLOOR COMMERCIAL SPACE PRIOR TO OCCUPANCY*"},{"number":"881519","date":"2018-08-13","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-02-07","scope":"ALTERATIONS: INTERIOR PLUMBING; WORK ON 2ND AND 3RD FLOORS; FIRST FLOOR COMMERCIAL SPACE WITH A TWO FAMILY DWELLING ABOVE; NO WORK IN THE COMMERCIAL AREA INCLUDED IN THIS PERMIT; PLASTIC PIPING PROHIBITED IN THIS OCCUPANY PER SECTIONS P902.5, P1005.5 & P1102.3 PPC; CODE BULLETIN 901 R3; REPLACE 3 TOILETS, 3 SINKS, 3 KITCHEN SINKS, 3 GARBAGE DISPOSALS, 3 TUBS, 3 WASHING MACHINES, 3 WATER HEATERS- THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"928717","date":"2019-01-02","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-02-05","scope":"INSTALL 400AMP SERVICE, 4-METER, 4-SUB PANEL AND WIRE 2ND AND 3RD FL APARTMENT AND WIRE 1ST FLOOR COMMERICAL STARTED BY OTHER AS PER 2008 NEC (SOUTH DISTRICT) INSTALL NEW FIRE ALARM SYSTEM COMPLETE AS PER NFPA 72"},{"number":"959285","date":"2019-03-20","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2019-03-20","scope":"FOR A PERSONAL SERVICE AT FIRST FLOOR IN THE SAME BUILDING WITH ALL OTHER USES AS PREVIOUSLY APPROVED. NO SIGN ON THIS APPLICATION."},{"number":"PP-2024-007976","date":"2024-06-20","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-06-26","scope":"install backflow"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2018,"k":"permit","w":"Suppression"},{"y":2018,"k":"permit","w":"Mechanical"},{"y":2018,"k":"permit","w":"Plumbing"},{"y":2018,"k":"permit","w":"Major alteration"},{"y":2018,"k":"insp","w":"Inspection passed"},{"y":2018,"k":"permit","w":"Plumbing"},{"y":2019,"k":"permit","w":"Electrical"},{"y":2019,"k":"permit","w":"Use"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2024,"k":"viol","w":"2 L&I violations"},{"y":2024,"k":"insp","w":"Inspection failed ×2"},{"y":2025,"k":"insp","w":"Inspection passed"}],"rented":true,"licenses":[{"number":"517305","type":"Rental","status":"Closed","businessName":"JACQUELINE ROBERTS (BEVERLY KESSLER-ROSA AGT)","legalName":"JACQUELINE ROBERTS","address":"1442 LOMBARD ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2010-10-19","latestIssueDate":"2016-02-24","expirationDate":"2017-02-28","inactiveDate":"2017-04-29"},{"number":"805630","type":"Rental","status":"Active","businessName":"LZ & LZ REAL ESTATE INC","legalName":"LZ & LZ REAL ESTATE INC","address":"1442 LOMBARD ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2019-03-13","latestIssueDate":"2026-05-26","expirationDate":"2027-03-12","inactiveDate":null}],"licenseActivity":[{"number":"805630","type":"Rental","businessName":"LZ & LZ REAL ESTATE INC","legalName":"LZ & LZ REAL ESTATE INC","issuedDate":"2019-03-13","latestIssueDate":"2026-05-26","closureDate":null,"expirationDate":"2027-03-12","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"517305","type":"Rental","businessName":"JACQUELINE ROBERTS (BEVERLY KESSLER-ROSA AGT)","legalName":"JACQUELINE ROBERTS","issuedDate":"2010-10-19","latestIssueDate":"2016-02-24","closureDate":"2017-04-29","expirationDate":"2017-02-28","inactiveDate":"2017-04-29","status":"Closed","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","units":2,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #712650: 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: 797565 (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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Dec 9, 2026; Sprinkler Certification: Certified through May 17, 2025","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":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"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":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1915 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 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Feb 4, 2025.","why":"A PASSED or FAILED value applies to that inspection visit. CLOSED is a separate source status; none of the three alone proves the parent permit or violation case closed—or describes today’s condition.","action":"Open the parent case/permit for each material failure and confirm its later disposition.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"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 3 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/"}]}