{"asOf":"2026-07-26T17:01:54.352Z","block":"2100-2199 N 18TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/2100-2199-n-18th-st","address":"2143 N 18TH ST","parcelNumber":"871541930","source":"https://property.phila.gov/?p=871541930","ownerType":"investor","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"Y50","buildingCodeNew":"820","buildingClass":"STR/OFF+APT 3 STY MASONRY","buildingClassNew":"ROW MIXED-COM/RES-BLT AS RES","useLabel":"Apartment building","owner":"1866 TANEY LLC","coOwner":null,"marketValue":229200,"landAssessment":45800,"improvementAssessment":183400,"livableArea":3184,"yearBuilt":1915,"lastSale":{"price":43487,"date":"2014-04-15T04:00:00Z"},"openViolations":4,"violations":[{"number":"2883439","date":"2013-07-31","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"2883440","date":"2013-07-31","code":"CP-802","title":"DUMPING - PRIVATE LOT","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"VI-2026-000138","date":"2026-01-02","code":"PM15-305.1(E)","title":"INTERIOR STAIRS","status":"COMPLIED","resolutionDate":"2026-01-23","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-000130","date":"2026-01-02","code":"9-3902 (1)","title":"RENTAL LICENSE- ONE & TWO FAMILY (R3)","status":"COMPLIED","resolutionDate":"2026-01-20","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2026-000131","date":"2026-01-02","code":"F-901.6","title":"INSPECTION, TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2026-01-23","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2026-000134","date":"2026-01-02","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"COMPLIED","resolutionDate":"2026-01-23","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-000136","date":"2026-01-02","code":"F-304.2","title":"STORAGE\n","status":"COMPLIED","resolutionDate":"2026-01-23","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-094011","date":"2025-12-03","code":"9-3902 (1)","title":"RENTAL LICENSE- ONE & TWO FAMILY (R3)","status":"SVN ISSUED","resolutionDate":"2025-12-03","resolution":"SVN ISSUED"},{"number":"VI-2026-002170","date":"2026-01-12","code":"A-301.1/4","title":"ALTER INTERIOR PORTION","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-002171","date":"2026-01-12","code":"A-301.1/50","title":"NEW ELECTRICAL WIRING","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-002172","date":"2026-01-12","code":"A-301.1/46","title":"HVAC SYSTEM","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-002173","date":"2026-01-12","code":"A-301.1/54","title":"NEW PLUMBING","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"394796","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2013-07-31","completedDate":null,"violations":[{"number":"2883439","date":"2013-07-31","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"2883440","date":"2013-07-31","code":"CP-802","title":"DUMPING - PRIVATE LOT","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"CF-2025-129105","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2025-12-01","completedDate":"2026-01-23","violations":[{"number":"VI-2026-000138","date":"2026-01-02","code":"PM15-305.1(E)","title":"INTERIOR STAIRS","status":"COMPLIED","resolutionDate":"2026-01-23","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-000130","date":"2026-01-02","code":"9-3902 (1)","title":"RENTAL LICENSE- ONE & TWO FAMILY (R3)","status":"COMPLIED","resolutionDate":"2026-01-20","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2026-000131","date":"2026-01-02","code":"F-901.6","title":"INSPECTION, TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2026-01-23","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2026-000134","date":"2026-01-02","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"COMPLIED","resolutionDate":"2026-01-23","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-000136","date":"2026-01-02","code":"F-304.2","title":"STORAGE\n","status":"COMPLIED","resolutionDate":"2026-01-23","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2025-130010","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"QOL PROACTIVE RENTAL INVESTIGATOR","status":"CLOSED","createdDate":"2025-12-03","completedDate":"2026-01-11","violations":[{"number":"VI-2025-094011","date":"2025-12-03","code":"9-3902 (1)","title":"RENTAL LICENSE- ONE & TWO FAMILY (R3)","status":"SVN ISSUED","resolutionDate":"2025-12-03","resolution":"SVN ISSUED"}]},{"number":"CF-2026-003462","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-01-12","completedDate":null,"violations":[{"number":"VI-2026-002170","date":"2026-01-12","code":"A-301.1/4","title":"ALTER INTERIOR PORTION","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-002171","date":"2026-01-12","code":"A-301.1/50","title":"NEW ELECTRICAL WIRING","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-002172","date":"2026-01-12","code":"A-301.1/46","title":"HVAC SYSTEM","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-002173","date":"2026-01-12","code":"A-301.1/54","title":"NEW PLUMBING","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2013,"n":2,"worst":null},{"y":2025,"n":1,"worst":null},{"y":2026,"n":9,"worst":null}],"investigations":[{"caseNumber":"CF-2025-129105","date":"2025-12-01","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-130010","date":"2025-12-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-129105","date":"2026-01-02","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-003462","date":"2026-01-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-129105","date":"2026-01-23","type":null,"status":"PASSED"}],"inspYears":[{"y":2025,"fails":2,"passes":0},{"y":2026,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.9869764482944,"lng":-75.1624101299163,"geom":{"type":"Polygon","coordinates":[[[-75.162286214,39.986936339],[-75.162543556,39.986969867],[-75.162533522,39.987016485],[-75.162278368,39.986983328],[-75.162286214,39.986936339]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2025-033291","type":"Fire Alarm Certification","inspectionDate":"2025-12-10","result":"Certified","expirationDate":"2026-12-10","buildingId":"1000630"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19121","beds":null,"baths":null,"stories":null,"lotArea":1244,"zoning":"CMX1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"5","intCond":"5","garage":null,"homestead":false,"mail":"1836 E ALBERT ST, PHILADELPHIA PA, 19125","mailOut":false,"appeals":[{"type":"LIRB-C Other L&I","grounds":"SEE ATTACHED","status":"Closed","outcome":"Complete","date":"2025-07-18","number":"HA-2025-000055","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":137900,"taxable":137900,"land":9760,"improvement":128140,"taxableLand":9760,"taxableImprovement":128140,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":137900,"taxable":137900,"land":9760,"improvement":128140,"taxableLand":9760,"taxableImprovement":128140,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":247900,"taxable":247900,"land":49580,"improvement":198320,"taxableLand":49580,"taxableImprovement":198320,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":255300,"taxable":255300,"land":51493,"improvement":203807,"taxableLand":51493,"taxableImprovement":203807,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":257800,"taxable":257800,"land":51997,"improvement":205803,"taxableLand":51997,"taxableImprovement":205803,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":257800,"taxable":257800,"land":51997,"improvement":205803,"taxableLand":51997,"taxableImprovement":205803,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":257800,"taxable":257800,"land":51997,"improvement":205803,"taxableLand":51997,"taxableImprovement":205803,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":206400,"taxable":206400,"land":41280,"improvement":165120,"taxableLand":41280,"taxableImprovement":165120,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":206400,"taxable":206400,"land":41280,"improvement":165120,"taxableLand":41280,"taxableImprovement":165120,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":272100,"taxable":272100,"land":54420,"improvement":217680,"taxableLand":54420,"taxableImprovement":217680,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":272100,"taxable":272100,"land":54420,"improvement":217680,"taxableLand":54420,"taxableImprovement":217680,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":229200,"taxable":229200,"land":45800,"improvement":183400,"taxableLand":45800,"taxableImprovement":183400,"exemptLand":0,"exemptImprovement":0}],"taxNow":3809,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"318399","date":"2010-12-28","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2010-12-28","scope":"DAY CARE CENTER ON 1ST FLR"},{"number":"554815","date":"2014-08-08","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2014-08-08","scope":"DAY CARE CENTER ON FIRST FLOOR AND OTHER USE AS PREVIOUSLY APPROVED IN THE SAME EXISTING STRUCTURE. NO SIGN ON THIS PERMIT."},{"number":"807799","date":"2017-08-11","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2017-08-11","scope":"CHANGE BUILDING USE TO 2 RESIDENTIAL APARTMENTS; ONE ON THE 2ND FLOOR AND ONE ON THE THIRD FLOOR WITH AN EXISTING DAYCARE ON FIRST FLOOR WITHIN EXISITNG BUILDING. NO CHANGE IN HEIGHT OR SQUARE FOOTAGE."},{"number":"821143","date":"2017-12-28","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":"2018-11-27","scope":"PARTIAL CHANGE IN USE AND OCCUPANCY CLASSIFICATION. LEVEL III INTERIOR ALTERATIONS, ADA RESTROOMS, AND EXTERIOR ADA RAMP AS PER APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR ANY MEP WORK."},{"number":"842290","date":"2018-01-30","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"EXPIRED","completedDate":"2018-11-27","scope":"FOR THE INSTALLATION OF HVAC SYSTEM IN EXISTING THREE (3) STORY BUILDING AS PER APPROVED PLANS."},{"number":"860239","date":"2018-04-19","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"EXPIRED","completedDate":null,"scope":"4 WC,2 BATH/SHOWERS,4 LAVS,2 KITCHEN SINKS,3 WATER HEATERS AND 2 DISHWASHER (MIXED USE)THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"879930","date":"2018-05-24","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-06-12","scope":"CURB TRAP & FAI REPLACEMENT PA20181421063 \"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":"887360","date":"2018-06-20","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-03-21","scope":"REPLACE 1\" WATER SERVICE AS PER PHILADELPHIA 2004 PLUMBING CODE."},{"number":"882580","date":"2018-09-13","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"COMPLETE NEW WIRING THORUGHOUT 350AMP SERVICE AND (4)-100AMP SUB PANEL 120V SMOKE DETECTORS LOW VOLTAGE WIRING CAT 5E AND RJ6 LESS THAN 300' FIRE ALARM SYSTEM AS PER NFPA 72 AND 2008 NEC"},{"number":"946362","date":"2019-04-12","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2024-04-13","scope":"LEVEL II ALTERATIONS (NO CHANGE OF OCCUPANCY) TO RECONSTRUCT TWO SECOND FLOOR BAYS AS PER APPROVED PLANS. NO CHANGES TO INTERIOR LAYOUT OF BUILDING."},{"number":"ZP-2025-005398","date":"2025-06-06","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Personal Services"},{"number":"CP-2025-004455","date":"2025-11-18","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR INTERIOR ALTERATIONS AND CHANGE OF OCCUPANCY PER APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL AND PLUMBING."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2018,"k":"permit","w":"Plumbing"},{"y":2018,"k":"permit","w":"Plumbing"},{"y":2018,"k":"permit","w":"Plumbing"},{"y":2018,"k":"permit","w":"Electrical"},{"y":2019,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Change of Use"},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2025,"k":"appeal","w":"Appeal complete"},{"y":2025,"k":"insp","w":"Inspection failed ×2"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"viol","w":"9 L&I violations"},{"y":2026,"k":"insp","w":"L&I: 2 failed, 1 passed"}],"rented":true,"licenses":[{"number":"0997152","type":"Rental","status":"Active","businessName":"1866 TANEY LLC","legalName":"1866 TANEY LLC","address":"2143 N 18TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2026-01-09","latestIssueDate":"2026-01-09","expirationDate":"2027-01-08","inactiveDate":null}],"licenseActivity":[{"number":"0997152","type":"Rental","businessName":"1866 TANEY LLC","legalName":"1866 TANEY LLC","issuedDate":"2026-01-09","latestIssueDate":"2026-01-09","closureDate":null,"expirationDate":"2027-01-08","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-25","units":2,"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":["4 open L&I violations","failed L&I inspection activity in 2025, 2026"],"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":["2 permit events 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 #318399: 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":"5 permits not marked completed: 821143 (EXPIRED), 842290 (EXPIRED), 860239 (EXPIRED), 946362 (Expired), CP-2025-004455 (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":"violations","level":"attention","title":"4 open L&I violations","finding":"12 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"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":"4 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jan 23, 2026.","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":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Dec 10, 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/"}]}