{"asOf":"2026-07-26T19:29:39.407Z","block":"1700-1799 REED ST","blockUrl":"https://philadelphia.blockreport.homes/block/1700-1799-reed-st","address":"1733 REED ST","parcelNumber":"871551230","source":"https://property.phila.gov/?p=871551230","ownerType":"investor","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"S50","buildingCodeNew":"821","buildingClass":"ROW W/OFF STR 3 STY MASON","buildingClassNew":"ROW MIXED-COM/RES-BLT AS COM","useLabel":"Mixed-use","owner":"ACCREDITED BUILDERS INC","coOwner":null,"marketValue":381800,"landAssessment":76300,"improvementAssessment":305500,"livableArea":2652,"yearBuilt":1925,"lastSale":{"price":165000,"date":"2016-04-25T04:00:00Z"},"openViolations":0,"violations":[{"number":"814629","date":"2008-01-24","code":"A-000.0/11","title":"VIOL BC MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1279095","date":"2009-03-17","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"144072","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2008-01-25","completedDate":"2008-01-25","violations":[{"number":"814629","date":"2008-01-24","code":"A-000.0/11","title":"VIOL BC MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"194702","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2009-03-24","completedDate":"2009-06-16","violations":[{"number":"1279095","date":"2009-03-17","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2008,"n":1,"worst":null},{"y":2009,"n":1,"worst":null}],"investigations":[{"caseNumber":"49158","date":"2005-12-28","type":"BC INSP","status":"FAILED"},{"caseNumber":"49158","date":"2006-04-12","type":"BC INSP","status":"CLOSED"},{"caseNumber":"49158","date":"2006-04-12","type":"BC INSP","status":"FAILED"},{"caseNumber":"49158","date":"2006-06-29","type":"ADMIN INSP","status":"FAILED"},{"caseNumber":"49158","date":"2006-06-29","type":"ADMIN INSP","status":"CLOSED"},{"caseNumber":"49158","date":"2006-09-07","type":"PRECOURT","status":"FAILED"},{"caseNumber":"49158","date":"2008-01-24","type":"PRECOURT","status":"PASSED"},{"caseNumber":"144072","date":"2008-01-24","type":"BC INSP","status":"PASSED"},{"caseNumber":"194702","date":"2009-03-17","type":"BC INSP","status":"FAILED"},{"caseNumber":"194702","date":"2009-06-16","type":"BC INSP","status":"PASSED"}],"inspYears":[{"y":2005,"fails":1,"passes":0},{"y":2006,"fails":3,"passes":0},{"y":2008,"fails":0,"passes":2},{"y":2009,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.933887350531045,"lng":-75.17408493298602,"geom":{"type":"Polygon","coordinates":[[[-75.174036705,39.93397191],[-75.174073186,39.933795025],[-75.17413353,39.933803941],[-75.174096218,39.933979582],[-75.174036705,39.93397191]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2023-020321","type":"Fire Alarm Certification","inspectionDate":"2023-10-02","result":"Certified","expirationDate":"2024-10-02","buildingId":"1458596"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":null,"baths":null,"stories":null,"lotArea":1105,"zoning":"CMX1","grade":"B-","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"1213 DAY ST, PHILADELPHIA PA, 19125","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR A DOG DAY CARE AND DOG GROOMING SALON (ANIMAL SERVICE), DOG BOARDING AND\nTRAINING (BOARDING AND OTHER SERVICES) ON 1ST FLOOR AND BASEMENT WITH EXISTING SINGLE FAMILY DWELLING ABOVE IN AN EXISTING STRUCTURE.\nNO PLANS SUBMITTED WIT","status":"OPEN","outcome":"Granted with conditions","date":"2017-11-29","number":"31560","relatedPermit":"785256"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":151300,"taxable":151300,"land":13802,"improvement":137498,"taxableLand":13802,"taxableImprovement":137498,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":151300,"taxable":151300,"land":13802,"improvement":137498,"taxableLand":13802,"taxableImprovement":137498,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":350000,"taxable":170000,"land":70000,"improvement":280000,"taxableLand":70000,"taxableImprovement":100000,"exemptLand":0,"exemptImprovement":180000},{"y":2019,"v":350000,"taxable":170000,"land":70000,"improvement":280000,"taxableLand":70000,"taxableImprovement":100000,"exemptLand":0,"exemptImprovement":180000},{"y":2020,"v":353500,"taxable":171700,"land":70700,"improvement":282800,"taxableLand":70700,"taxableImprovement":101000,"exemptLand":0,"exemptImprovement":181800},{"y":2021,"v":353500,"taxable":171700,"land":70700,"improvement":282800,"taxableLand":70700,"taxableImprovement":101000,"exemptLand":0,"exemptImprovement":181800},{"y":2022,"v":353500,"taxable":171700,"land":70700,"improvement":282800,"taxableLand":70700,"taxableImprovement":101000,"exemptLand":0,"exemptImprovement":181800},{"y":2023,"v":323200,"taxable":157722,"land":64640,"improvement":258560,"taxableLand":64640,"taxableImprovement":93082,"exemptLand":0,"exemptImprovement":165478},{"y":2024,"v":323200,"taxable":157722,"land":64640,"improvement":258560,"taxableLand":64640,"taxableImprovement":93082,"exemptLand":0,"exemptImprovement":165478},{"y":2025,"v":335900,"taxable":163919,"land":67180,"improvement":268720,"taxableLand":67180,"taxableImprovement":96739,"exemptLand":0,"exemptImprovement":171981},{"y":2026,"v":335900,"taxable":163919,"land":67180,"improvement":268720,"taxableLand":67180,"taxableImprovement":96739,"exemptLand":0,"exemptImprovement":171981},{"y":2027,"v":381800,"taxable":186280,"land":76300,"improvement":305500,"taxableLand":76300,"taxableImprovement":109980,"exemptLand":0,"exemptImprovement":195520}],"taxNow":2295,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"665828","date":"2016-01-26","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"EXPIRED","completedDate":null,"scope":"INTERIOR DEMO OF NON-LOAD BEARING WALLS,NO STRUCTURAL WORK ON THIS PERMIT"},{"number":"721970","date":"2017-05-22","work":"Addition","type":"BP_ADDITON","description":"ADDITION PERMIT","status":"COMPLETED","completedDate":"2017-09-18","scope":"FOR THE ERECTION OF A THREE STORY ADDITION TO THE REAR OF AN EXISTING ATTACHED STRUCTURE AND FOR THE ERECTION OF AN ADDITION ON THE THIRD FLOOR LEVEL WITH A ROOF DECK (RESIDENTIAL USE ONLY) OVER THE THIRD STORY PORTION ACCESSED BY A ROOF DECK ACCESS STRUCTURE. STRUCTURE FOR USE AS A VACANT COMMERCIAL SPACE ON THE FIRST FLOOR LEVEL (SEPARATE USE AND FITOUT/C.O PERMIT REQUIRED PRIOR TO OCCUPANCY) AND A SINGLE FAMILY DWELLING ABOVE. BUILDING IS FULLY SPRINKLERED. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION WORK."},{"number":"742975","date":"2017-05-22","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2017-05-22","scope":"FOR THE ERECTION OF AN ADDITION TO AN EXISTING ATTACHED STRUCTURE TO INCLUDE THE INSTALLATION OF A ROOF DECK (RESIDENTIAL USE ONLY) ACCESSED BY A ROOF DECK ACCESS STRUCTURE. SIZE AND LOCATION AS SHOWN PER APPLICATION/PLAN. STRUCTURE FOR USE AS A VACANT COMMERCIAL SPACE ON THE FIRST FLOOR LEVEL (USE PERMIT REQUIRED PRIOR TO OCCUPANCY) WITH A SINGLE FAMILY HOUSEHOLD LIVING ABOVE."},{"number":"799687","date":"2017-07-14","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2018-03-19","scope":"INSTALL 1 HVAC SYSTEM WITH DUCTWORK"},{"number":"801519","date":"2017-07-20","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-09-05","scope":"200AMP SERVICE AND GROUND,WIRING THROUGHT OF SWITCHES,LIGHTS,OUTLETS AND SMOKE/CO DETECTROS.LOW VOLTAGE WIRING OF PHONE,CABLE AND DOOR BELL PER 2008 NEC (MIXED USE)"},{"number":"786693","date":"2017-07-25","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2017-09-14","scope":"AUTOMATIC SPRINKLER SYSTEM INSTALL W. TWO (2) INCH FIRE SERVICE LINE & FIVE (5) INCH BACKFLOW PREVENTION (BFP) ASSEMBLY TO SERVE PREVIOUSLY APPROVED MIXED-USE THREE (3) STORY ABOVE GRADE PLANE, W. BASEMENT & ROOFTOP STRUCTURE, BUILDING. AUTOMATIC SPRINKLER SYSTEM INSTALL PER NFPA 13/13R."},{"number":"810910","date":"2017-08-25","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2017-09-14","scope":"INSTALL 1 HVAC UNIT WITH DUCTWORK"},{"number":"813287","date":"2017-09-01","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2017-09-14","scope":"AMEND FIRE SUPPRESSION PERMIT# 786693, ISSUED FOR NEW SYSTEM INSTALL, TO CORRECT BACKFLOW PREVENTION (BFP) ASSEMBLY SIZE TO FOUR (4) INCH BFP PER APPROVED PLANS. NO CHANGE IN SYSTEM DESIGN PERMITTED HEREIN."},{"number":"811825","date":"2017-09-14","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-09-18","scope":"EZ PLUMBING PERMIT STANDARDS - INSTALL DRAIN AND WATER LINE FOR 1 & 1/2 BATHROOMS 2 W/C; 2 LAVS; 1 BATHTUB; 1 KITCHEN SINK; MAIN DRAIN STACK; 5\" CURBTRAP; 4\" HOUSE DRAIN."},{"number":"785256","date":"2018-02-05","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2018-02-05","scope":"FOR A DOG DAY CARE AND DOG GROOMING SALON, DOG BOARDING AND TRAINING ON 1ST FLOOR AND BASEMENT WITH EXISTING SINGLE FAMILY DWELLING ABOVE IN AN EXISTING STRUCTURE. NO SIGN ON THIS PERMIT."},{"number":"840088","date":"2018-02-05","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-03-23","scope":"FIT OUT FOR DOG DAY CARE AND BOARDING AT BASEMENT & 1ST FLOOR LEVEL OF EXISTING MIXED-USE BUILDING PER APPROVED PLANS; BUILDING TO BE FULLY SPRINKLERED. SEPARATE PERMIT REQ'D FOR ANY MECH., ELEC., & PLUMB. WORK."},{"number":"853359","date":"2018-02-27","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-03-19","scope":"ALTERATIONS: INTERIOR PLUMBING;FIT OUT FOR DOG DAY CARE AND BOARDING;BASEMENT & 1ST FLOOR LEVEL OF EXISTING MIXED-USE BUILDING; 1ST FLOOR POWDER ROOM, MOP SINK, BATHTUB IN BASEMENT; WASHING MACHINE BOX- THE INSTALLATION WILL COMPLY WITH THE PHILADEPHIA PLUMBING CODE 2004"},{"number":"843704","date":"2018-03-06","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-04-09","scope":"EXISTING 200AMP SERVICE WIRING OF LIGHTS OUTLETS AND SMOKE DETECTORS LOW VOLTAGE WIRING OF PHONE CABLE DOORBELL AS PER 2008 NEC (SOUTH DISTRICT) FIRE ALARM EXIT/EMERGENCY SIGNS AS PER NFPA72"}],"storyTag":"Renovated & sold on","storyDelta":0.38,"timeline":[{"y":2017,"k":"permit","w":"Zoning/use"},{"y":2017,"k":"permit","w":"Mechanical"},{"y":2017,"k":"permit","w":"Electrical"},{"y":2017,"k":"permit","w":"Suppression"},{"y":2017,"k":"permit","w":"Mechanical"},{"y":2017,"k":"permit","w":"Administrative"},{"y":2017,"k":"permit","w":"Plumbing"},{"y":2017,"k":"appeal","w":"Appeal granted with conditions"},{"y":2018,"k":"permit","w":"Use"},{"y":2018,"k":"permit","w":"Major alteration"},{"y":2018,"k":"permit","w":"Plumbing"},{"y":2018,"k":"permit","w":"Electrical"}],"rented":true,"licenses":[{"number":"214216","type":"Rental","status":"Inactive","businessName":"ZACHARY CULMER","legalName":"ZACHARY CULMER","address":"1733 REED ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2003-05-07","latestIssueDate":"2003-05-07","expirationDate":"2004-02-29","inactiveDate":"2012-12-22"},{"number":"745105","type":"Vacant Commercial Property","status":"Inactive","businessName":"Accredited Builders, Inc.","legalName":"Accredited Builders, Inc.","address":"1733 REED ST","revenueCode":"3634","rentalCategory":null,"units":null,"issuedDate":"2017-07-10","latestIssueDate":"2017-07-10","expirationDate":"2018-07-09","inactiveDate":"2018-09-07"},{"number":"751625","type":"Rental","status":"Active","businessName":"Accredited Builders, Inc.","legalName":"Accredited Builders, Inc.","address":"1733 REED ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2017-09-14","latestIssueDate":"2025-10-30","expirationDate":"2026-09-14","inactiveDate":null}],"licenseActivity":[{"number":"751625","type":"Rental","businessName":"Accredited Builders, Inc.","legalName":"Accredited Builders, Inc.","issuedDate":"2017-09-14","latestIssueDate":"2025-10-30","closureDate":null,"expirationDate":"2026-09-14","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"745105","type":"Vacant Commercial Property","businessName":"Accredited Builders, Inc.","legalName":"Accredited Builders, Inc.","issuedDate":"2017-07-10","latestIssueDate":"2017-07-10","closureDate":"2018-09-07","expirationDate":"2018-07-09","inactiveDate":"2018-09-07","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"214216","type":"Rental","businessName":"ZACHARY CULMER","legalName":"ZACHARY CULMER","issuedDate":"2003-05-07","latestIssueDate":"2003-05-07","closureDate":"2012-12-22","expirationDate":"2004-02-29","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #31560: OPEN · Granted with conditions; related permit 785256. Use permit #742975: 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: 665828 (EXPIRED).","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 Oct 2, 2024","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 1925 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":"5 failed, 3 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jun 16, 2009.","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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Commercial Property #745105: Inactive since Sep 7, 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":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"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/"}]}