{"asOf":"2026-07-23T12:06:08.363Z","block":"1900-1999 S 23RD ST","blockUrl":"https://philadelphia.blockreport.homes/block/1900-1999-s-23rd-st","address":"1954 S 23RD ST","parcelNumber":"871575080","source":"https://property.phila.gov/?p=871575080","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":"THAI HUY","coOwner":"THAI MAI THANH","marketValue":189800,"landAssessment":37900,"improvementAssessment":151900,"livableArea":1808,"yearBuilt":1920,"lastSale":{"price":1,"date":"2019-03-04T05:00:00Z"},"openViolations":0,"violations":[{"number":"1879044","date":"2010-08-11","code":"PM-102.4/2","title":"LICENSE-VAC RES 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OPEN","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"5199335","date":"2019-09-30","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"211979496","date":"2019-11-27","code":"PM15-304.19V","title":"DOOR AND WINDOW VACANT","status":"COMPLIED","resolutionDate":"2020-11-02","resolution":"COMPLIED - OWNER REPAIR"},{"number":"211979495","date":"2019-11-27","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"COMPLIED","resolutionDate":"2020-11-02","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-025801","date":"2025-04-28","code":"A-202.4","title":"FAILURE TO PROVIDE REPORTS","status":"COMPLIED","resolutionDate":"2025-09-04","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT 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VACANT","status":"CLOSED","resolutionDate":"2021-06-04","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"211973801","date":"2019-09-30","code":"PM15-304.2","title":"EXTERIOR STRUCT PROTECTIVE TRE","status":"CLOSED","resolutionDate":null,"resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"211973800","date":"2019-09-30","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"CLOSED","resolutionDate":null,"resolution":"CLOSED - ADMINISTRATIVELY"}]},{"number":"709420","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2019-09-30","completedDate":"2020-02-15","violations":[{"number":"5199334","date":"2019-09-30","code":"PM15-108.2","title":"VACANT AND OPEN","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"5199335","date":"2019-09-30","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"717535","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2019-11-29","completedDate":"2020-12-02","violations":[{"number":"211979496","date":"2019-11-27","code":"PM15-304.19V","title":"DOOR AND WINDOW VACANT","status":"COMPLIED","resolutionDate":"2020-11-02","resolution":"COMPLIED - OWNER REPAIR"},{"number":"211979495","date":"2019-11-27","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"COMPLIED","resolutionDate":"2020-11-02","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2025-034219","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING COURTS","status":"CLOSED","createdDate":"2025-04-28","completedDate":"2025-09-16","violations":[{"number":"VI-2025-025801","date":"2025-04-28","code":"A-202.4","title":"FAILURE TO PROVIDE REPORTS","status":"COMPLIED","resolutionDate":"2025-09-04","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]}],"violYears":[{"y":2010,"n":3,"worst":null},{"y":2019,"n":7,"worst":null},{"y":2025,"n":1,"worst":null}],"investigations":[{"caseNumber":"246875","date":"2010-07-30","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"246875","date":"2010-09-16","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"246875","date":"2010-11-04","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"246875","date":"2013-11-01","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"709416","date":"2019-09-30","type":"VAC INSP","status":"FAILED"},{"caseNumber":"709420","date":"2019-09-30","type":"VAC INSP","status":"FAILED"},{"caseNumber":"709416","date":"2019-11-27","type":"VAC INSP","status":"FAILED"},{"caseNumber":"717535","date":"2019-11-27","type":"VAC INSP","status":"FAILED"},{"caseNumber":"709420","date":"2019-11-27","type":"VAC INSP","status":"CLOSED"},{"caseNumber":"709416","date":"2020-01-10","type":"VAC INSP","status":"CLOSED"},{"caseNumber":"717535","date":"2020-01-10","type":"VAC INSP","status":"FAILED"},{"caseNumber":"717535","date":"2020-12-02","type":null,"status":"PASSED"},{"caseNumber":"709416","date":"2021-06-07","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-034219","date":"2025-04-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-034219","date":"2025-06-02","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-034219","date":"2025-07-07","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-034219","date":"2025-09-04","type":null,"status":"PASSED"}],"inspYears":[{"y":2010,"fails":3,"passes":0},{"y":2019,"fails":4,"passes":0},{"y":2020,"fails":1,"passes":1},{"y":2021,"fails":1,"passes":0},{"y":2025,"fails":3,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.92760247303444,"lng":-75.1843219771102,"geom":{"type":"Polygon","coordinates":[[[-75.184204257,39.927612035],[-75.184212078,39.927564576],[-75.184440443,39.927592914],[-75.184430588,39.92764044],[-75.184204257,39.927612035]]]},"liDistrict":"SOUTH","certifications":[{"number":"BC-2025-020853","type":"Fire Alarm Certification","inspectionDate":"2025-08-07","result":"Certified","expirationDate":"2026-08-07","buildingId":"1392744"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19145","beds":null,"baths":null,"stories":null,"lotArea":1040,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"6","intCond":"6","garage":null,"homestead":false,"mail":"901 W LINCOLN HWY, COATESVILLE PA, 19320","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":145100,"taxable":145100,"land":11741,"improvement":133359,"taxableLand":11741,"taxableImprovement":133359,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":145100,"taxable":145100,"land":11741,"improvement":133359,"taxableLand":11741,"taxableImprovement":133359,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":109400,"taxable":109400,"land":21880,"improvement":87520,"taxableLand":21880,"taxableImprovement":87520,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":112600,"taxable":112600,"land":22520,"improvement":90080,"taxableLand":22520,"taxableImprovement":90080,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":113700,"taxable":113700,"land":22740,"improvement":90960,"taxableLand":22740,"taxableImprovement":90960,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":113700,"taxable":113700,"land":22740,"improvement":90960,"taxableLand":22740,"taxableImprovement":90960,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":113700,"taxable":113700,"land":22740,"improvement":90960,"taxableLand":22740,"taxableImprovement":90960,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":167000,"taxable":167000,"land":33400,"improvement":133600,"taxableLand":33400,"taxableImprovement":133600,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":167000,"taxable":167000,"land":33400,"improvement":133600,"taxableLand":33400,"taxableImprovement":133600,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":165800,"taxable":165800,"land":33160,"improvement":132640,"taxableLand":33160,"taxableImprovement":132640,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":165800,"taxable":165800,"land":33160,"improvement":132640,"taxableLand":33160,"taxableImprovement":132640,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":189800,"taxable":189800,"land":37900,"improvement":151900,"taxableLand":37900,"taxableImprovement":151900,"exemptLand":0,"exemptImprovement":0}],"taxNow":2321,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"795718","date":"2017-06-28","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-01-02","scope":"EZ PERMIT RE-ROOFING- FOR THE INSTALLATION OF NEW ROOF COVERINGS ON EXITING ROOFS AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS."},{"number":"950913","date":"2019-02-20","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-04-30","scope":"CURB TRAP AND FRESH AIR INLET, INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"CP-2023-004624","date":"2023-12-04","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-09-08","scope":"FOR LEVEL II ALTERATIONS TO INCLUDE NEW PARTITIONS, FIXTURES, FURNISHINGS, FINISHES, EXTERIOR WORK, AS PER APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR MEP WORK."},{"number":"MP-2023-005270","date":"2023-12-06","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-09-08","scope":"Mechanical / Fuel Gas Permit for combo CP-2023-004624"},{"number":"EP-2023-011676","date":"2024-02-09","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-08-18","scope":"INSTALL A 300 AMP 120/240V /1 PHASE SERVICE, (3) GANG METER BANK, (1) 200 AMP SERVICE RATED FUSED DISCONNECT SWITCH, 200 AMP PANEL & FEEDER, (1) 60 AMP SERVICE RATED FUSED DISCONNECT SWITCH, 60 AMP PANEL & FEEDER, RECONNECT THE EXISTING (1) 100 AMP SERVICE RATED 100 AMP FUSED DISCONNECT SWITCH. INSTALL WIRING THROUGHT THE BASEMENT & 1ST FLOOR RESTAURANT & KITCHEN. INSTALL LIGHTS NORMAL & ENERGENCY, SWITCHES, SENSORS, & RECEPTACLES. PRIVIDE POWER FOR THE MECHANICAL , HVAC, & KITCHEN EQUIPMENT. INSTALL A NEW FIRE ALARM SYSTEM FOR THE BASEMENT, 1ST FLOOR & 2ND FLOOR DWELLING UNIT. ALL WORK IN ACCORDANCE WITH THE 2017 NEC & 2016 NFPA-72."},{"number":"PP-2023-016389","date":"2024-03-06","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-09-08","scope":"Plumbing Permit (Interior) for combo CP-2023-004624"},{"number":"FP-2024-000898","date":"2024-04-30","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Expired","completedDate":"2025-07-15","scope":"EZ KITCHEN FIRE SUPPRESSION- For the installation of New Wet Chemical Kitchen Fire Suppression System as per attached standard. Deviations from these standards require submission of construction and site plans. To install a new fire suppression system for a 7'-0\" hood."},{"number":"FP-2025-001536","date":"2025-07-29","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-09-08","scope":"KITCHEN FIRE SUPPRESSION- For the installation of New Wet Chemical Kitchen Fire Suppression System as per attached standard. Deviations from these standards require submission of construction and site plans."},{"number":"ZP-2025-010579","date":"2025-10-21","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Eating and Drinking Establishments - Sit-Down Restaurant"},{"number":"AP-2025-008287","date":"2025-11-02","work":"Certificate of Occupancy (CO) (may inclu…","type":"Administrative","description":"Administrative Permit","status":"Completed","completedDate":"2025-11-04","scope":"FOR THE DOCUMENTATION OF A CERTIFICATE OF OCCUPANCY FOR EATING AND DRINKING ESTABLISHMENTS - SIT DOWN RESTAURANT AT FIRST FLOOR. **************************NO WORK IS APPROVED ON THIS PERMIT. *********************************************"}],"storyTag":"Improved","storyDelta":0.07,"timeline":[{"y":2020,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2021,"k":"insp","w":"Inspection failed"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"insp","w":"L&I: 3 failed, 1 passed"},{"y":2025,"k":"permit","w":"Change of Use"},{"y":2025,"k":"permit","w":"Certificate of Occupancy (CO) (may inclu…"}],"rented":false,"licenses":[{"number":"201225","type":"Food Preparing and Serving","status":"Inactive","businessName":"MY WAY II INC","legalName":"MY WAY II INC","address":"1954 S 23RD ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2004-05-06","latestIssueDate":"2004-05-06","expirationDate":"2005-04-30","inactiveDate":"2012-12-22"},{"number":"657739","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"MILICIA PROPERTIES INC","legalName":"MILICIA PROPERTIES INC","address":"1954 S 23RD ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2015-03-12","latestIssueDate":"2015-03-12","expirationDate":"2016-04-30","inactiveDate":"2016-06-29"},{"number":"0993001","type":"Food Preparing and Serving","status":"Active","businessName":"Di Anh Cafe LLC","legalName":"Di Anh Cafe LLC","address":"1954 S 23RD ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2025-11-06","latestIssueDate":"2025-11-06","expirationDate":"2026-11-05","inactiveDate":null}],"licenseActivity":[{"number":"0993001","type":"Food Preparing and Serving","businessName":"Di Anh Cafe LLC","legalName":"Di Anh Cafe LLC","issuedDate":"2025-11-06","latestIssueDate":"2025-11-06","closureDate":null,"expirationDate":"2026-11-05","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"657739","type":"Vacant Residential Property / Lot","businessName":"MILICIA PROPERTIES INC","legalName":"MILICIA PROPERTIES INC","issuedDate":"2015-03-12","latestIssueDate":"2015-03-12","closureDate":"2016-06-29","expirationDate":"2016-04-30","inactiveDate":"2016-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"201225","type":"Food Preparing and Serving","businessName":"MY WAY II INC","legalName":"MY WAY II INC","issuedDate":"2004-05-06","latestIssueDate":"2004-05-06","closureDate":"2012-12-22","expirationDate":"2005-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","signals":[{"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":["8 permit events 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":"The record identifies more than one dwelling/use.","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: FP-2024-000898 (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":"12 failed, 2 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Sep 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Preparing and Serving #201225: Inactive since Dec 22, 2012; Vacant Residential Property / Lot #657739: Inactive since Jun 29, 2016","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":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration and appears related-party/family-held.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"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 11 historical violations across 5 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 Aug 7, 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/"}]}