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INSP","status":"CLOSED"},{"caseNumber":"CF-2021-025843","date":"2021-04-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-025843","date":"2021-05-25","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-025843","date":"2021-08-02","type":null,"status":"FAILED"},{"caseNumber":"679763","date":"2023-09-15","type":null,"status":"PASSED"},{"caseNumber":"663175","date":"2023-09-15","type":null,"status":"PASSED"},{"caseNumber":"632496","date":"2023-09-15","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-096065","date":"2023-09-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-039777","date":"2024-05-02","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-096065","date":"2024-05-03","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-039931","date":"2024-05-03","type":null,"status":"FAILED"}],"inspYears":[{"y":2009,"fails":3,"passes":4},{"y":2011,"fails":1,"passes":1},{"y":2016,"fails":1,"passes":0},{"y":2017,"fails":2,"passes":0},{"y":2018,"fails":7,"passes":2},{"y":2019,"fails":2,"passes":0},{"y":2020,"fails":1,"passes":0},{"y":2021,"fails":3,"passes":0},{"y":2023,"fails":1,"passes":3},{"y":2024,"fails":2,"passes":1}],"taxOwed":16555.89,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":16555.89,"principalDue":12693.76,"penaltyDue":845.55,"interestDue":1805.11,"otherChargesDue":1211.47,"yearsOwed":3,"oldestYearOwed":2019,"mostRecentYearOwed":2021,"mostRecentPaymentDate":"2021-07-27","assessmentYear":2022,"totalAssessment":267200,"taxableAssessment":267200,"exemptAbatementAssessment":0,"homesteadValue":0,"netTaxAfterHomestead":3740.27,"actionableAtSnapshot":false,"paymentAgreementAtSnapshot":true,"bankruptcyAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.95956681948568,"lng":-75.22341185606497,"geom":{"type":"Polygon","coordinates":[[[-75.223468421,39.959469574],[-75.223425718,39.959672824],[-75.223355291,39.95966406],[-75.223397996,39.959460812],[-75.223468421,39.959469574]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2026-013760","type":"Fire Alarm Certification","inspectionDate":"2026-05-05","result":"Certified","expirationDate":"2027-05-05","buildingId":"1551938"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19139","beds":null,"baths":null,"stories":null,"lotArea":1500,"zoning":"CMX2.5","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"3309 SILVERSIDE RD, WILMINGTON DE, 19810","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":72700,"taxable":72700,"land":9016,"improvement":63684,"taxableLand":9016,"taxableImprovement":63684,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":198000,"taxable":198000,"land":22500,"improvement":175500,"taxableLand":22500,"taxableImprovement":175500,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":256900,"taxable":256900,"land":51380,"improvement":205520,"taxableLand":51380,"taxableImprovement":205520,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":264600,"taxable":264600,"land":52529,"improvement":212071,"taxableLand":52529,"taxableImprovement":212071,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":267200,"taxable":267200,"land":53045,"improvement":214155,"taxableLand":53045,"taxableImprovement":214155,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":267200,"taxable":267200,"land":53045,"improvement":214155,"taxableLand":53045,"taxableImprovement":214155,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":267200,"taxable":267200,"land":53045,"improvement":214155,"taxableLand":53045,"taxableImprovement":214155,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":324000,"taxable":324000,"land":64800,"improvement":259200,"taxableLand":64800,"taxableImprovement":259200,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":324000,"taxable":324000,"land":64800,"improvement":259200,"taxableLand":64800,"taxableImprovement":259200,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":338500,"taxable":338500,"land":67700,"improvement":270800,"taxableLand":67700,"taxableImprovement":270800,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":338500,"taxable":338500,"land":67700,"improvement":270800,"taxableLand":67700,"taxableImprovement":270800,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":414000,"taxable":414000,"land":82800,"improvement":331200,"taxableLand":82800,"taxableImprovement":331200,"exemptLand":0,"exemptImprovement":0}],"taxNow":4738,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"182023","date":"2008-10-09","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":"2009-08-12","scope":"INTERIOR ALTERATIONS TO A SINGLE FAMILY DWELLING, INTERIOR DEMO OF NON-BEARING PARTITIONS, INSTALLATION OF WINDOWS AND DOORS IN EXISTING OPENINGS,REPAIR EXISTING ROOF (NO STRUCTUAL CHANGE) AND SHEETROCK. NO STRUCTURAL REPAIRS ALLOWED UNDER THIS PERMIT.APPLICANTS AGGREES TO LIMIT THE CONSTRUCTION TO COMPLY WITH EZ PERMIT STANDARD FOR INTERIOR DATED FEBRUARY 2007. ANY DEVIATIONS FROM THIS STANDARD WILL RESULT IN THE REVOCATION OF THIS PERMIT AND THE IMPOSITION OF FURTHER PENALTIES"},{"number":"222097","date":"2009-06-22","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2009-06-22","scope":"COMPLETE DEMOLITION"},{"number":"221851","date":"2009-06-22","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2010-03-02","scope":"COMPLETE DEMOLITION"},{"number":"233085","date":"2009-08-28","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2009-08-28","scope":"ERECTION OF A 3 STORY STRUCTURE FOR USE AS COMMERCIAL SPACE"},{"number":"229490","date":"2009-09-29","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"EXPIRED","completedDate":"2012-01-30","scope":"CONSTRUCTION OF A 3-STORY VACANT BUILDING. USE REGISTRATION AND TENANT FIT OUT PERMITS COMPLYING WITH NEW CONSTRUCTION SINGLE EXIT BUILDINGS REQUIRED PRIOR TO OCCUPANCY."},{"number":"250554","date":"2010-02-04","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2010-02-04","scope":"ERECTION OF FOUR (4) STORY SEMI-DETACHED STRUCTURE INCLUDING ROOF TOP SOLARIUM AND CELLAR MAXIMUM 46 FT HIGH (SIZE AND LOCATION SHOWN ON APPLICATION).FOR VACANT COMMERCIAL SPACES AS PERMITTED IN C-4 COMMERCIAL DISTRICT ALL THE FLOORS (USE REGISTRATION PERMIT REQUIRED PRIOR TO OCCUPANCY). NO SIGN ON THIS PERMIT."},{"number":"251264","date":"2010-03-05","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":"2012-01-30","scope":"CONSTRUCTION OF ROOFTOP SOLARIUMS. USE REGISTRATION AND TENANT FIT-OUT PERMITS COMPLYING WITH SINGLE EXIT BUILDINGS REQUIRED PRIOR TO OCCUPANCY."},{"number":"359500","date":"2011-08-22","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":"2012-09-25","scope":"EXTERIOR STUCCO WALL COVERING FOR THE WALLS OF COMMERCIAL/RESIDENTIAL BULIDING. CALL THE INSPECTOR PRIR TO STARTING WORK."},{"number":"359499","date":"2011-08-22","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":"2012-09-25","scope":"EXTERIOR STUCCO WALL COVERING FOR THE WALLS OF COMMERCIAL/RESIDENTIAL BULIDING. CALL THE INSPECTOR PRIR TO STARTING WORK."},{"number":"459163","date":"2013-03-19","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"INSTALL/REPAIR ROOFING AND SIDING AS REQUIRED TO PROTECT BUILDING FROM WEATHER EXPOSURE. NEW CONSTRUCTION PERMIT TO BE EXTENDED BEFORE WORK ON INTERIOR RESUMES."},{"number":"520597","date":"2014-03-03","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-02-09","scope":"3 WATER CLOSETS,3 LAVATORIES,2 BATHTUBS,2 WASHING MACHINE STANDPIPE BOXES AND 2 KITCHEN SINKS (MIXED USE) - INSTALLATION WILL BE COMPLIANT WITH THE APPROVED PLANS AND THE PHILADELPHIA PLUMBING CODE 2004 (FOURTH PRINTING) - INTERIOR TO A POINT 5'-0\" OUTSIDE ONLY"},{"number":"525348","date":"2014-04-19","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2015-02-02","scope":"INSTALLATION OF NFPA 13 AND 13R SYSTEMS WITH 2\" FIRE SERVICE FOR MIXED USE COMMERCIAL AND RESIDENTIAL BLDG."},{"number":"515663","date":"2014-04-24","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2014-04-24","scope":"USE OF COMMERCIAL SPACE TO VACANT. WITH TWO BEDROOM APARTMENT SECOND FLOOR, THREE BEDROOM BI-LEVEL APARTMENT ON THIRD FLOOR & FOURTH FLOOR"},{"number":"532907","date":"2014-04-25","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2015-02-05","scope":"INSTALL 2- 3.5 TON AIR HANDLERS AND DUCTWORK THROUGHOUT FIRST FLOOR. SEPARATE ELECTRIC PERMIT REQUIRED FOR HEAT STRIPS. INSTALLATION OF MECHANICAL EQUIPMENT. ALL EQUIPMENT AND ASSOCIATED DUCT WORK IS TO BE INSTALLED ENTIRELY WITHIN THE SAME DWELLING UNIT WITH NO PENETRATIONS OF FIRE RATED ASSEMBLIES AND INSTALLED AS PER MANUFACTURES' SPECIFICATIONS. INSTALLATION MUST MEET THE CODE REQUIREMENTS OF THE INTERNATIONAL MECHANICAL CODE AND THE INTERNATIONAL ENERGY CONSERVATION CODE."},{"number":"510217","date":"2014-04-25","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"CLOSED","completedDate":null,"scope":"INTERIOR ALTERATIONS TO INCLUDE NEW ACCESSIBLE TOILET ROOM, NEW INTERIOR WALLS, NEW ACCESSIBLE CHAIR LIFT AND ALL OTHER ALTERATIONS AS PER APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR CERTIFICATE OF OCCUPANCY."},{"number":"511533","date":"2014-04-29","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2015-01-14","scope":"FULL REWIRE AND FIRE ALARM PER 2008 NEC & NFPA 72(MIXED USE)"},{"number":"547042","date":"2014-09-19","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2015-02-10","scope":"FOR THE INTERIOR FIT OUT OF A NEW FOUR (4) STORY BUILDING FOR A TWO (2) FAMILY DWELLING ON THE SECOND THROUGH FOURTH FLOORS AS PER APPROVED PLANS. **SEPARATE PERMITS REQUIRED FOR MEP & FIRE SUPPRESSION**"},{"number":"594490","date":"2015-03-06","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2015-03-06","scope":"USE TO DAYCARE CENTER ON 1ST FLOOR"},{"number":"594548","date":"2015-04-23","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2016-01-21","scope":"CERTIFICATE OF OCCUPANCY ONLY 1ST FLOOR. NO WORK STATED. ALL WORK AND ACCESSIBILITY(BATHROOM, WHEELCHAIR LIFT) DONE ON PRIOR ALTERATIONS PERMITS SEE ATTACHED. NO BREACHES PERMITTED, SEPARATE LOTS AND PROPERTIES NOT COMBINED. NO SIGNS THIS APPLICATION."}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2014,"k":"permit","w":"Electrical"},{"y":2014,"k":"permit","w":"Major alteration"},{"y":2015,"k":"permit","w":"Use"},{"y":2015,"k":"permit","w":"Administrative"},{"y":2019,"k":"viol","w":"6 L&I violations"},{"y":2020,"k":"insp","w":"Inspection failed"},{"y":2021,"k":"viol","w":"3 L&I violations"},{"y":2021,"k":"insp","w":"Inspection failed ×3"},{"y":2023,"k":"viol","w":"3 L&I violations"},{"y":2023,"k":"insp","w":"L&I: 1 failed, 3 passed"},{"y":2024,"k":"viol","w":"7 L&I violations"},{"y":2024,"k":"insp","w":"L&I: 2 failed, 1 passed"}],"rented":false,"licenses":[{"number":"648159","type":"Rental","status":"Inactive","businessName":"DREAMCHASERS 2 LLC","legalName":"DREAMCHASERS 2 LLC","address":"5110 MARKET ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2014-11-21","latestIssueDate":"2014-11-21","expirationDate":"2015-02-28","inactiveDate":"2015-04-29"},{"number":"694145","type":"Food Preparing and Serving","status":"Inactive","businessName":"ROSLYN ROMPER INC","legalName":"ROSLYN ROMPER INC","address":"5110 MARKET ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2016-03-09","latestIssueDate":"2019-01-02","expirationDate":"2019-03-01","inactiveDate":"2019-04-30"},{"number":"914656","type":"Food Preparing and Serving","status":"Expired","businessName":"HAPPY LITTLE FEET 2 (CHILDCARE )","legalName":"HAPPY LITTLE FEET 2","address":"5110 MARKET ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2023-01-18","latestIssueDate":"2023-01-18","expirationDate":"2024-01-17","inactiveDate":null}],"licenseActivity":[{"number":"914656","type":"Food Preparing and Serving","businessName":"HAPPY LITTLE FEET 2 (CHILDCARE )","legalName":"HAPPY LITTLE FEET 2","issuedDate":"2023-01-18","latestIssueDate":"2023-01-18","closureDate":"2024-01-17","expirationDate":"2024-01-17","inactiveDate":null,"status":"Expired","statusLabel":"Expired","active":false},{"number":"694145","type":"Food Preparing and Serving","businessName":"ROSLYN ROMPER INC","legalName":"ROSLYN ROMPER INC","issuedDate":"2016-03-09","latestIssueDate":"2019-01-02","closureDate":"2019-04-30","expirationDate":"2019-03-01","inactiveDate":"2019-04-30","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"648159","type":"Rental","businessName":"DREAMCHASERS 2 LLC","legalName":"DREAMCHASERS 2 LLC","issuedDate":"2014-11-21","latestIssueDate":"2014-11-21","closureDate":"2015-04-29","expirationDate":"2015-02-28","inactiveDate":"2015-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","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":["$16,556 appeared in the City's June 2022 delinquency snapshot","failed L&I inspection activity in 2021, 2024"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #222097: 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":"7 permits not marked completed: 182023 (EXPIRED), 229490 (EXPIRED), 251264 (EXPIRED), 359500 (EXPIRED), 359499 (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":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$16,555.89 was recorded in the City’s 2022-06 delinquency snapshot for 2019–2021.","why":"That is historical evidence, not today’s amount due. A current exemption, payment, credit, or assistance agreement can coexist with an older snapshot row.","action":"Check period balances and request a dated Property Payoff statement for settlement.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"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":"23 failed, 11 passed, and 13 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on May 3, 2024.","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 #694145: Inactive since Apr 30, 2019; Food Preparing and Serving #914656: Expired","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 45 historical violations across 16 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 May 5, 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/"}]}