{"asOf":"2026-08-01T05:21:26.123Z","block":"2000-2099 S SIMPSON ST","blockUrl":"https://philadelphia.blockreport.homes/block/2000-2099-s-simpson-st","address":"2025 S SIMPSON ST","parcelNumber":"871560450","source":"https://property.phila.gov/?p=871560450","ownerType":"absentee","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":"FERGUSON TAMAQUA","coOwner":null,"marketValue":64300,"landAssessment":12800,"improvementAssessment":51500,"livableArea":1522,"yearBuilt":1920,"lastSale":{"price":92000,"date":"2021-05-05T04:00:00Z"},"openViolations":0,"violations":[{"number":"1461707","date":"2009-09-15","code":"CP-01","title":"CLIP VIOLATION 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Alarm Certification","inspectionDate":"2021-11-30","result":"Certified","expirationDate":"2022-11-30","buildingId":"1499101"},{"number":"BC-2023-020165","type":"Fire Alarm Certification","inspectionDate":"2023-08-09","result":"Certified","expirationDate":"2024-08-09","buildingId":"1499101"},{"number":"BC-2024-022039","type":"Fire Alarm Certification","inspectionDate":"2024-07-25","result":"Certified","expirationDate":"2025-07-25","buildingId":"1499101"},{"number":"BC-2025-020069","type":"Fire Alarm Certification","inspectionDate":"2025-07-22","result":"Certified","expirationDate":"2026-07-22","buildingId":"1499101"},{"number":"BC-2026-018108","type":"Fire Alarm Certification","inspectionDate":"2026-06-24","result":"Certified","expirationDate":"2027-06-24","buildingId":"1499101"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19142","beds":null,"baths":null,"stories":2,"lotArea":750,"zoning":"RSA5","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"2648 S 23RD ST, PHILADELPHIA PA, 19153","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":81000,"taxable":81000,"land":3146,"improvement":77854,"taxableLand":3146,"taxableImprovement":77854,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":81000,"taxable":81000,"land":3146,"improvement":77854,"taxableLand":3146,"taxableImprovement":77854,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":45600,"taxable":45600,"land":9120,"improvement":36480,"taxableLand":9120,"taxableImprovement":36480,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":46900,"taxable":46900,"land":9257,"improvement":37643,"taxableLand":9257,"taxableImprovement":37643,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":47300,"taxable":47300,"land":9336,"improvement":37964,"taxableLand":9336,"taxableImprovement":37964,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":47300,"taxable":47300,"land":9336,"improvement":37964,"taxableLand":9336,"taxableImprovement":37964,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":47300,"taxable":47300,"land":9336,"improvement":37964,"taxableLand":9336,"taxableImprovement":37964,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":52800,"taxable":52800,"land":10500,"improvement":42300,"taxableLand":10500,"taxableImprovement":42300,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":52800,"taxable":52800,"land":10500,"improvement":42300,"taxableLand":10500,"taxableImprovement":42300,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":51600,"taxable":51600,"land":10320,"improvement":41280,"taxableLand":10320,"taxableImprovement":41280,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":51600,"taxable":51600,"land":10320,"improvement":41280,"taxableLand":10320,"taxableImprovement":41280,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":64300,"taxable":64300,"land":12800,"improvement":51500,"taxableLand":12800,"taxableImprovement":51500,"exemptLand":0,"exemptImprovement":0}],"taxNow":722,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"300164","date":"2010-09-08","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2011-12-15","scope":"INSTALLING NEW KITCHEN CABINETS, NEW TILE FLOORS AND CARPET, NEW WINDOWS AND DOORS, COUNTERS INSTALLED AND CERAMIC TILE IN BATHROOM FLOOR."},{"number":"356110","date":"2011-08-02","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2011-12-15","scope":"REPLACE STACK AND INSTALL COPPER THAT WAS TAKEN OUT OF THE HOUSE - NOTE: THIS PERMIT WAS AMENDED ON 08/23/2011 TO SHOW THE CORRECT FEES WERE PAID FOR A MIXED USE OCCUPANCY"},{"number":"351240","date":"2011-08-08","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2012-05-23","scope":"TOTAL REWIRE,AS PER 2008 NEC,INSTALLATION OF FIRE ALARM, AS PER NFPA-72 (WEST DIST)"},{"number":"395044","date":"2012-03-22","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2012-03-22","scope":"USE 1ST AS A DAYCARE AND 2ND FLOOR EXISTING ONE FAMILY DWELLING. NO SIGN. NO ADDITION."},{"number":"395058","date":"2012-04-09","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2012-05-03","scope":"CERIFICATE OF OCCUPANCY WITH NO RENOVATION WORK FOR FIRST FLOOR. PROPERTY MAINTENANCE AND FIRE CODE INSPECTION REQUIRED BEFORE CERTIFICATE CAN BE ISSUED. ANY REQUIRED FIRE PROTECTION SYSTEMS ON SITE MUST BE TESTED AND CERTIFIED WITHIN THE PRIOR YEAR."},{"number":"468829","date":"2013-05-03","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2013-05-13","scope":"CURB TRAP, FRESH AIR INLET (SFD) PA20131220987"},{"number":"991771","date":"2019-07-09","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2019-07-09","scope":"USE 1ST FLOOR OF AN EXISTING BUILDING AS A DAYCARE CENTER. NO CHANGE IN HEIGHT OR SQUARE FOOTAGE. NO SIGN WITH THIS PERMIT."},{"number":"PP-2022-000601","date":"2022-01-13","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2023-03-23","scope":"Supply and install 3/4 RPV backflow preventer"}],"storyTag":"Renovated & sold on","storyDelta":0.59,"timeline":[{"y":2010,"k":"permit","w":"Alteration"},{"y":2011,"k":"permit","w":"Plumbing"},{"y":2011,"k":"permit","w":"Electrical"},{"y":2012,"k":"permit","w":"Use"},{"y":2012,"k":"permit","w":"Administrative"},{"y":2013,"k":"permit","w":"Plumbing"},{"y":2019,"k":"permit","w":"Use"},{"y":2021,"k":"sale","p":92000},{"y":2021,"k":"viol","w":"2 L&I violations"},{"y":2021,"k":"insp","w":"Inspection failed ×2"},{"y":2022,"k":"permit","w":"Alterations"},{"y":2022,"k":"insp","w":"Inspection passed ×2"}],"rented":false,"licenses":[{"number":"276773","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"BYUNG LEE","legalName":"BYUNG LEE","address":"2025 S SIMPSON ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2004-04-19","latestIssueDate":"2004-04-19","expirationDate":"2006-02-28","inactiveDate":"2012-02-13"},{"number":"327245","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"LEE BYUNG HAK","legalName":"LEE BYUNG HAK                                     ","address":"2025 S SIMPSON ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2005-07-22","latestIssueDate":"2010-08-11","expirationDate":"2006-02-28","inactiveDate":"2012-02-13"},{"number":"513028","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"CHASE WAMU HOME MORTGAGE (THERESA GALLAGHER)","legalName":"CHASE WAMU HOME MORTGAGE","address":"2025 S SIMPSON ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2010-08-30","latestIssueDate":"2010-08-30","expirationDate":"2011-02-28","inactiveDate":"2012-02-10"},{"number":"574711","type":"Food Preparing and Serving","status":"Inactive","businessName":"CAROLYN CONNALLY-BRYANT","legalName":"CAROLYN CONNALLY-BRYANT","address":"2025 S SIMPSON ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2012-09-28","latestIssueDate":"2012-09-28","expirationDate":"2013-04-30","inactiveDate":null},{"number":"607336","type":"Child Care Facility","status":"Inactive","businessName":"LORRAINE MACKEY-THOMAS","legalName":"LORRAINE MACKEY-THOMAS","address":"2025 S SIMPSON ST","revenueCode":"3397","rentalCategory":null,"units":null,"issuedDate":"2014-01-09","latestIssueDate":"2014-01-09","expirationDate":"2015-02-28","inactiveDate":"2014-02-06"},{"number":"617293","type":"Food Preparing and Serving","status":"Inactive","businessName":"LORRIANE MACKEY-THOMAS (RAINDROPS AT THE THOMAS CENTER)","legalName":"LORRIANE MACKEY-THOMAS","address":"2025 S SIMPSON ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2014-02-06","latestIssueDate":"2014-02-06","expirationDate":"2015-04-30","inactiveDate":"2015-06-29"},{"number":"723126","type":"Food Preparing and Serving","status":"Inactive","businessName":"CHRISTINA HALL(Poppy's Angels)","legalName":"CHRISTINA HALL(Poppy's Angels)","address":"2025 S SIMPSON ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2016-12-13","latestIssueDate":"2016-12-13","expirationDate":"2017-12-12","inactiveDate":"2018-02-10"},{"number":"786854","type":"Food Preparing and Serving","status":"Inactive","businessName":"Little Orchids Learning Academy","legalName":"Little Orchids Learning Academy ","address":"2025 S SIMPSON ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2018-08-22","latestIssueDate":"2018-08-22","expirationDate":"2019-08-21","inactiveDate":"2019-10-20"},{"number":"821626","type":"Food Preparing and Serving","status":"Closed","businessName":"Clever Little Ones Child Care","legalName":"Clever Little Ones Child Care","address":"2025 S SIMPSON ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2019-08-21","latestIssueDate":"2019-08-21","expirationDate":"2020-08-20","inactiveDate":null},{"number":"864160","type":"Food Preparing and Serving","status":"Inactive","businessName":"Chosen Leaders Early Education Center LLC","legalName":"Chosen Leaders Early Education Center LLC ","address":"2025 S SIMPSON ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2021-03-22","latestIssueDate":"2021-03-22","expirationDate":"2022-03-21","inactiveDate":"2022-05-20"},{"number":"870288","type":"Rental","status":"Expired","businessName":"Tamaqua Ferguson","legalName":"Tamaqua Ferguson","address":"2025 S SIMPSON ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2021-06-07","latestIssueDate":"2025-05-15","expirationDate":"2026-06-06","inactiveDate":null},{"number":"887745","type":"Food Preparing and Serving","status":"Active","businessName":"TAMAQUA FERGUSON (FERGUSON FACES OF THE FUTURE)","legalName":"TAMAQUA FERGUSON (FERGUSON FACES OF THE FUTURE)","address":"2025 S SIMPSON ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2022-02-15","latestIssueDate":"2026-02-24","expirationDate":"2027-02-14","inactiveDate":null}],"licenseActivity":[{"number":"887745","type":"Food Preparing and Serving","businessName":"TAMAQUA FERGUSON (FERGUSON FACES OF THE FUTURE)","legalName":"TAMAQUA FERGUSON (FERGUSON FACES OF THE FUTURE)","issuedDate":"2022-02-15","latestIssueDate":"2026-02-24","closureDate":null,"expirationDate":"2027-02-14","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"870288","type":"Rental","businessName":"Tamaqua Ferguson","legalName":"Tamaqua Ferguson","issuedDate":"2021-06-07","latestIssueDate":"2025-05-15","closureDate":"2026-06-06","expirationDate":"2026-06-06","inactiveDate":null,"status":"Expired","statusLabel":"Expired","active":false},{"number":"864160","type":"Food Preparing and Serving","businessName":"Chosen Leaders Early Education Center LLC","legalName":"Chosen Leaders Early Education Center LLC ","issuedDate":"2021-03-22","latestIssueDate":"2021-03-22","closureDate":"2022-05-20","expirationDate":"2022-03-21","inactiveDate":"2022-05-20","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"821626","type":"Food Preparing and Serving","businessName":"Clever Little Ones Child Care","legalName":"Clever Little Ones Child Care","issuedDate":"2019-08-21","latestIssueDate":"2019-08-21","closureDate":"2020-08-20","expirationDate":"2020-08-20","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false},{"number":"786854","type":"Food Preparing and Serving","businessName":"Little Orchids Learning Academy","legalName":"Little Orchids Learning Academy ","issuedDate":"2018-08-22","latestIssueDate":"2018-08-22","closureDate":"2019-10-20","expirationDate":"2019-08-21","inactiveDate":"2019-10-20","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"723126","type":"Food Preparing and Serving","businessName":"CHRISTINA HALL(Poppy's Angels)","legalName":"CHRISTINA HALL(Poppy's Angels)","issuedDate":"2016-12-13","latestIssueDate":"2016-12-13","closureDate":"2018-02-10","expirationDate":"2017-12-12","inactiveDate":"2018-02-10","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"617293","type":"Food Preparing and Serving","businessName":"LORRIANE MACKEY-THOMAS (RAINDROPS AT THE THOMAS CENTER)","legalName":"LORRIANE MACKEY-THOMAS","issuedDate":"2014-02-06","latestIssueDate":"2014-02-06","closureDate":"2015-06-29","expirationDate":"2015-04-30","inactiveDate":"2015-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"607336","type":"Child Care Facility","businessName":"LORRAINE MACKEY-THOMAS","legalName":"LORRAINE MACKEY-THOMAS","issuedDate":"2014-01-09","latestIssueDate":"2014-01-09","closureDate":"2014-02-06","expirationDate":"2015-02-28","inactiveDate":"2014-02-06","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"574711","type":"Food Preparing and Serving","businessName":"CAROLYN CONNALLY-BRYANT","legalName":"CAROLYN CONNALLY-BRYANT","issuedDate":"2012-09-28","latestIssueDate":"2012-09-28","closureDate":"2013-04-30","expirationDate":"2013-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"513028","type":"Vacant Residential Property / Lot","businessName":"CHASE WAMU HOME MORTGAGE (THERESA GALLAGHER)","legalName":"CHASE WAMU HOME MORTGAGE","issuedDate":"2010-08-30","latestIssueDate":"2010-08-30","closureDate":"2012-02-10","expirationDate":"2011-02-28","inactiveDate":"2012-02-10","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"327245","type":"Vacant Residential Property / Lot","businessName":"LEE BYUNG HAK","legalName":"LEE BYUNG HAK                                     ","issuedDate":"2005-07-22","latestIssueDate":"2010-08-11","closureDate":"2012-02-13","expirationDate":"2006-02-28","inactiveDate":"2012-02-13","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"276773","type":"Vacant Residential Property / Lot","businessName":"BYUNG LEE","legalName":"BYUNG LEE","issuedDate":"2004-04-19","latestIssueDate":"2004-04-19","closureDate":"2012-02-13","expirationDate":"2006-02-28","inactiveDate":"2012-02-13","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-31","signals":[{"kind":"post-purchase-work","level":"watch","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 1 permit event matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2021","permit activity in 2022"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #395044: 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: PP-2022-000601 (Expired). 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":"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":"2 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jan 5, 2022.","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 Residential Property / Lot #276773: Inactive since Feb 13, 2012; Vacant Residential Property / Lot #327245: Inactive since Feb 13, 2012; Vacant Residential Property / Lot #513028: Inactive since Feb 10, 2012; Food Preparing and Serving #574711: Inactive","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 5 historical violations across 3 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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Jun 24, 2027","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/"}]}