{"asOf":"2026-07-24T05:55:41.187Z","block":"6700-6799 RIDGE AVE","blockUrl":"https://philadelphia.blockreport.homes/block/6700-6799-ridge-ave","address":"6778-84 RIDGE AVE","parcelNumber":"881000270","source":"https://property.phila.gov/?p=881000270","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"SC","buildingCodeNew":"830","buildingClass":"VACANT LAND COMMER < ACRE","buildingClassNew":"APARTMENTS - MID RISE","useLabel":"Apartments","owner":"6778-84 RIDGE HOLDINGS LLC","coOwner":null,"marketValue":4349800,"landAssessment":434900,"improvementAssessment":3914900,"livableArea":21840,"yearBuilt":2019,"lastSale":{"price":1,"date":"2019-03-18T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2022-050876","date":"2022-07-14","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"SVN ISSUED","resolutionDate":"2022-07-15","resolution":"SVN ISSUED"},{"number":"VI-2025-067419","date":"2025-08-29","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"COMPLIED","resolutionDate":"2025-10-29","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-067420","date":"2025-08-29","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"COMPLIED","resolutionDate":"2025-10-29","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-067421","date":"2025-08-29","code":"F-901.6","title":"INSPECTION, TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2025-11-03","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}],"violationCases":[{"number":"CF-2022-069790","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2022-07-15","completedDate":"2022-08-04","violations":[{"number":"VI-2022-050876","date":"2022-07-14","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"SVN ISSUED","resolutionDate":"2022-07-15","resolution":"SVN ISSUED"}]},{"number":"CF-2025-094099","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUSINESS COMPLIANCE INVESTIGATOR","status":"CLOSED","createdDate":"2025-08-29","completedDate":"2025-11-03","violations":[{"number":"VI-2025-067419","date":"2025-08-29","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"COMPLIED","resolutionDate":"2025-10-29","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-067420","date":"2025-08-29","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"COMPLIED","resolutionDate":"2025-10-29","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-067421","date":"2025-08-29","code":"F-901.6","title":"INSPECTION, TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2025-11-03","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]}],"violYears":[{"y":2022,"n":1,"worst":null},{"y":2025,"n":3,"worst":null}],"investigations":[{"caseNumber":"CF-2022-069790","date":"2022-07-15","type":null,"status":null},{"caseNumber":"CF-2025-094099","date":"2025-08-29","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-094099","date":"2025-10-29","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-094099","date":"2025-11-03","type":null,"status":"PASSED"}],"inspYears":[{"y":2025,"fails":2,"passes":1}],"taxOwed":7595.31,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":7595.31,"principalDue":6358.59,"penaltyDue":381.52,"interestDue":333.83,"otherChargesDue":521.37,"yearsOwed":1,"oldestYearOwed":2021,"mostRecentYearOwed":2021,"mostRecentPaymentDate":null,"assessmentYear":2022,"totalAssessment":3950000,"taxableAssessment":395000,"exemptAbatementAssessment":3555000,"homesteadValue":0,"netTaxAfterHomestead":5529.21,"actionableAtSnapshot":true,"paymentAgreementAtSnapshot":false,"bankruptcyAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.04197742422918,"lng":-75.22641814783694,"geom":{"type":"Polygon","coordinates":[[[-75.226198962,40.042214979],[-75.226109106,40.042123815],[-75.226482182,40.04181151],[-75.226445727,40.041772374],[-75.22656522,40.041675015],[-75.226737571,40.041796372],[-75.22647309,40.042019426],[-75.226521454,40.042054788],[-75.226362636,40.042189462],[-75.226256352,40.042271174],[-75.226198962,40.042214979]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2025-028618","type":"Fire Alarm Certification","inspectionDate":"2025-01-27","result":"Certified","expirationDate":"2026-01-27","buildingId":"3000485"},{"number":"BC-2025-028625","type":"Sprinkler Certification","inspectionDate":"2025-01-27","result":"Certified","expirationDate":"2026-01-27","buildingId":"3000485"},{"number":"BC-2026-013960","type":"Fire Alarm Certification","inspectionDate":"2026-02-10","result":"Certified","expirationDate":"2027-02-10","buildingId":"3000485"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19128","beds":null,"baths":null,"stories":5,"lotArea":13686,"zoning":"CMX2","grade":"S","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"PO BOX 171, BRYN MAWR PA, 19010","mailOut":true,"appeals":[{"type":"ZBA Permit Denial - Special Exception","grounds":"USE PERMIT FOR OPTOMETRIST (SOLE PRACTITIONER) FOR VACANT COMMERCIAL SPACE","status":"Completed","outcome":"Granted","date":"2020-10-14","number":"ZP-2020-003231","relatedPermit":"ZP-2020-003231"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2023,"v":3950000,"taxable":395000,"land":395000,"improvement":3555000,"taxableLand":395000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":3555000},{"y":2024,"v":3950000,"taxable":395000,"land":395000,"improvement":3555000,"taxableLand":395000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":3555000},{"y":2025,"v":3950000,"taxable":395000,"land":395000,"improvement":3555000,"taxableLand":395000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":3555000},{"y":2026,"v":3950000,"taxable":395000,"land":395000,"improvement":3555000,"taxableLand":395000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":3555000},{"y":2027,"v":4349800,"taxable":434900,"land":434900,"improvement":3914900,"taxableLand":434900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":3914900}],"taxNow":5529,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"993347","date":"2019-10-02","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2020-10-29","scope":"*****FRT WOOD REQUIRED - IIIB CONSTRUCTION (EXT. BEARING WALLS)****** FOR THE ERECTION OF A A FIVE STORY STRUCTURE OF TYPE III B CONSTRUCTION WITH PENTHOUSE AND ELEVATOR BULKHEAD (FOR MAINTENANCE ONLY); FOR USE AS (24) DWELLING UNITS AND A VACANT COMMERCIAL SPACE (U&O AND C/O REQ'D). TYPE B AND TYPE A DWELLING UNITS REQUIRED. ENTIRE BUILDING TO BE SPRINKLERED PER NFPA 13 AND EQUIPPED WITH STANDPIPES. SEPARATE PERMIT REQUIRED FOR MEP AND FIRE SUPPRESSION WORK."},{"number":"1044911","date":"2020-01-28","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-10-29","scope":"TEMPORARY 100AMP SERVICE WITH PANEL AND OUTLET OUTSIDE OF BLDG ON CONSTRUCTION SITE FROM 02/3 /20 TO 07/3/2020 TO BE INSPECTION BY THIRD AGENCY"},{"number":"1052425-RI","date":"2020-02-25","work":"Rough-In","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-04-24","scope":"WIRING AND INSTALLING ALL NEW FIRE ALARM SYSTEM AND DEVICES AS PER PLANS AND NFPA 72"},{"number":"1043544-RI","date":"2020-03-05","work":"Rough-In","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-05-14","scope":"NEW PECO ELECTRICAL SERVICE FOR 24 UNIT APT BUILDING. 2400 AMPERE 208/120V 3 PHASE 4 WIRE SERVICE FEEDING 24 TENANT UNIT APTS ELECTRICAL PANELS AND HOUSE PANELS. TENANT UNIT PANELS WITHIN EACH APT SPAC. BRANCH CIRCUIT WIRING FOR LIGHTING . **NO FIRE ALARM ON THIS PERMIT,SEPARATE FIRE ALARM PERMIT REQ'D** -ELECTRICAL -CONT'D-WIRING OF GENERATOR FOR STAND-BY POWER W/LISTED ASCO TRANSFER SWITCH.'17 NEC."},{"number":"1056575","date":"2020-04-29","work":"Amend for conversion","type":"Administrative","description":"Administrative Permit","status":"Completed","completedDate":"2020-10-30","scope":"AMENDMENT TO PERMIT# 993347--TO INCLUDE THE ADDITION OF A FIRE PUMP ROOM AND ELECTRICAL ROOM AS PER APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR ANY MEP AND FIRE SUPPRESSION WORK."},{"number":"1052425","date":"2020-05-05","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-08-24","scope":"WIRING AND INSTALLING ALL NEW FIRE ALARM SYSTEM AND DEVICES AS PER PLANS AND NFPA 72"},{"number":"1043544","date":"2020-06-01","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-10-28","scope":"ELECTRICAL SERVICE:2400A 208/120 3 PHASE 4 WIRE SERVICE,24 FEEDER PANELS, 1 HOUSE PANEL. TENANT PANELS WITH ALL BRANCH CKTS. 110V SMOKE ALARMS,EM.LIGHTING IN EGRESS AREAS.STAND-BY POWER WITH ATS SWITCH WITH ALL WIRING. 2017 NEC. -NO FIRE ALARM ON THIS PERMIT,SEPARATE FIRE ALARM PERMIT REQ'D-"},{"number":"1050058","date":"2020-06-09","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2020-10-28","scope":"FOR THE INSTALLATION OF HVAC APPLIANCE, REGISTERS, DIFFUSERS AND ASSOCIATED DUCTWORK (INCLUDING 78 PTAC UNITS AND 3 MINI-SPLIT SYSTEMS). APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH MANUFACTUER'S SPECIFICATIONS. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN PROFESSIONAL PRIOR TO THE START OF ANY WORK"},{"number":"FP-2020-000551","date":"2020-06-30","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2020-10-29","scope":"For the installation of an automatic wet sprinkler system in accordance with NFPA 13 (using a new 4\" fire service line off Ridge Avenue as per PWD Utility Plan dated 3/3/20, a new 4\" backflow prevention device, two (2) 4\" manual wet standpipes within the exit stairways, and one (1) fire pump within fire pump room in the basement), throughout a new five (5) story semi-detached structure used as vacant commercial space at the ground floor, and Group R-2 from the 2nd-5th floors, as per plans and hydraulic calculations; see AP#993347 for new construction permit and AP#1056575 for amendment."},{"number":"1039850","date":"2020-07-06","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2020-10-29","scope":"INSTALLATION OF PIPING AND FIXTURES WITH WATER HEATERS FOR 24 APTS, 32 BATHROOMS WITH WATER HEATERS"},{"number":"ZP-2020-003231","date":"2020-10-06","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Medical, Dental, and Health Practitioner - Sole Medical, Dental, and Health Practitioner"},{"number":"FP-2020-002170","date":"2020-11-11","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2021-01-07","scope":"Relocate (28)sprinkler heads in commercial space"},{"number":"EP-2020-011100","date":"2021-01-07","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2023-01-24","scope":"Wire & install new fire alarm per APPROVED DRAWINGS -2016 NFPA 72"},{"number":"ZP-2021-004742","date":"2021-05-25","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2021-11-29","scope":"FOR THE ERECTION OF ONE(1) NON-ILLUMINATED WALL SIGN. SIZE AND LOCATION AS SHOWN IN PLAN. SIGN ACCESSORY TO AN EXISTING HEALTH PRACTITIONER OCCUPANCY."},{"number":"ZP-2022-006104","date":"2022-09-20","work":"Parking Only","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":""},{"number":"ZP-2026-000793","date":"2026-02-03","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2026-03-09","scope":"FOR THE INSTALLATION OF ONE NON-ILLUMINATED ACCESSORY WALL SIGN. SIZE AND LOCATION AS SHOWN IN PLANS."},{"number":"GP-2026-000612","date":"2026-02-18","work":"Sign","type":"General","description":"General Permit","status":"Completed","completedDate":"2026-03-09","scope":"FOR THE INSTALLATION OF ONE NON-ILLUMINATED ACCESSORY WALL SIGN. AS PER APPROVED PLANS."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2020,"k":"permit","w":"New Construction or Additions"},{"y":2020,"k":"permit","w":"Change of Use"},{"y":2020,"k":"appeal","w":"Appeal granted"},{"y":2020,"k":"permit","w":"Addition and/or Alterations"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2022,"k":"viol","w":"L&I violation"},{"y":2022,"k":"permit","w":"Parking Only"},{"y":2025,"k":"viol","w":"3 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2026,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2026,"k":"permit","w":"Sign"}],"rented":true,"licenses":[{"number":"855709","type":"Rental","status":"Active","businessName":"6778-84 Ridge Holdings LLC\t","legalName":"6778-84 Ridge Holdings LLC\t","address":"6778-84 RIDGE AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":24,"issuedDate":"2020-11-17","latestIssueDate":"2025-10-27","expirationDate":"2026-11-16","inactiveDate":null}],"licenseActivity":[{"number":"855709","type":"Rental","businessName":"6778-84 Ridge Holdings LLC\t","legalName":"6778-84 Ridge Holdings LLC\t","issuedDate":"2020-11-17","latestIssueDate":"2025-10-27","closureDate":null,"expirationDate":"2026-11-16","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-23","units":24,"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":["$7,595 appeared in the City's June 2022 delinquency snapshot","failed L&I inspection activity in 2025"],"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":"Appeal #ZP-2020-003231: Completed · Granted; related permit ZP-2020-003231.","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: EP-2020-011100 (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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Feb 10, 2027; Sprinkler Certification: Certified through Jan 27, 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":"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":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$7,595.31 was recorded in the City’s 2022-06 delinquency snapshot for 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":"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":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (PO BOX 171, BRYN MAWR PA, 19010).","why":"A tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.","action":"Verify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.","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, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Nov 3, 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":"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.","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":"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 apartments. 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 4 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/"}]}