{"asOf":"2026-07-26T17:07:42.341Z","block":"100-199 W GIRARD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/100-199-w-girard-ave","address":"130 W GIRARD AVE","parcelNumber":"881000681","source":"https://property.phila.gov/?p=881000681","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"EA0","buildingCodeNew":"830","buildingClass":"BANK/OFF 1 STY MASONRY","buildingClassNew":"APARTMENTS - MID RISE","useLabel":"Bank","owner":"RCK GIRARD LLC","coOwner":null,"marketValue":16603200,"landAssessment":1660300,"improvementAssessment":14942900,"livableArea":40000,"yearBuilt":2025,"lastSale":{"price":401000,"date":"2004-04-08T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2025-008532","date":"2025-02-20","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"SVN ISSUED","resolutionDate":"2025-02-20","resolution":"SVN ISSUED"}],"violationCases":[{"number":"CF-2025-010915","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2025-02-20","completedDate":"2025-06-26","violations":[{"number":"VI-2025-008532","date":"2025-02-20","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"SVN ISSUED","resolutionDate":"2025-02-20","resolution":"SVN ISSUED"}]}],"violYears":[{"y":2025,"n":1,"worst":null}],"investigations":[{"caseNumber":"CF-2025-010915","date":"2025-02-20","type":null,"status":null}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.968851859753485,"lng":-75.1376038303618,"geom":{"type":"Polygon","coordinates":[[[-75.13738112,39.968964051],[-75.137517866,39.968530377],[-75.137912507,39.96906115],[-75.13738112,39.968964051]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19123","beds":null,"baths":null,"stories":7,"lotArea":12169,"zoning":"CMX3","grade":"A","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"406 SAWYERS LN, NEWTOWN PA, 18940","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2023,"v":1102500,"taxable":1102500,"land":1102500,"improvement":0,"taxableLand":1102500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":1102500,"taxable":1102500,"land":1102500,"improvement":0,"taxableLand":1102500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":5166000,"taxable":1485225,"land":1291500,"improvement":3874500,"taxableLand":1291500,"taxableImprovement":193725,"exemptLand":0,"exemptImprovement":3680775},{"y":2026,"v":9040500,"taxable":1420650,"land":1291500,"improvement":7749000,"taxableLand":1291500,"taxableImprovement":129150,"exemptLand":0,"exemptImprovement":7619850},{"y":2027,"v":16603200,"taxable":3403638,"land":1660300,"improvement":14942900,"taxableLand":1660300,"taxableImprovement":1743338,"exemptLand":0,"exemptImprovement":13199562}],"taxNow":19886,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2021-010166","date":"2021-09-14","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2022-08-31","scope":"FOR THE REMOVAL OF ALL EXISTING SIGNS AND THE ERECTION OF THREE (3) WALL SIGNS (ONE (1) STATICALLY ILLUMINATED AND TWO (2) NON-ILLUMINATED) AND ONE (1) DOUBLE SIDED NON-ILLUMINATED FREESTANDING SIGN. SIZES AND LOCATIONS AS SHOWN ON APPLICATION/PLAN. NO CHANGE IN HEIGHT OR AREA OF EXISTING STRUCTURE."},{"number":"ZP-2022-012187C","date":"2022-12-08","work":"Conditional Zoning Approval","type":"Zoning","description":"Zoning Permit","status":"Expired","completedDate":"2024-12-04","scope":"For the condition approval of the erection of an attached structure (w/roof deck accessed by pilot houses enclosing access stairs only), size and location as shown on plan/application."},{"number":"ZP-2023-002574","date":"2023-03-08","work":"Full Demolition","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2026-03-10","scope":"FOR THE COMPLETE DEMOLITION OF ALL EXISTING STRUCTURES ON LOT"},{"number":"ZP-2022-011798","date":"2023-07-06","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2025-11-05","scope":"**Amendment dated 8/29/23 to revise ground floor plan and layout of parking spaces w/o changing number of parking spaces.** For the erection of an attached structure (w/roof deck accessed by pilot houses enclosing access stairs only), size and location as shown on plan/application."},{"number":"CP-2023-003155","date":"2023-09-18","work":"New Construction (Shell Only)","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-11-05","scope":"NEW CONSTRUCTION OF FOOTINGS, FOUNDATION AND STRUCTURAL FRAMING FOR FIRST AND SECOND FLOOR (SHELL ONLY) FOR A NEW MIXED USE BUILDING AS PER APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR FULL CONSTRUCTION AND FIT-OUTS PRIOR TO OCCUPANCY. NO CERTIFICATE OF OCCUPANCY ON THIS PERMIT. *2018 IBC REVIEW*"},{"number":"EP-2023-010590","date":"2023-11-06","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-03-19","scope":"Install 200 amp meter socket panel enclosure for temp service for construction site AS PER NEC 2017"},{"number":"GP-2023-010770","date":"2023-12-05","work":"Tank Install/Removal","type":"General","description":"General Permit","status":"Completed","completedDate":"2024-01-08","scope":"TANK REMOVAL PERMIT - REMOVAL OF ONE (1) 1,500 GALLON #2 FUEL OIL UNDERGROUND STORAGE TANK (UST) REMOVE ANY PETROLEUM PRODUCT/WATER FROM TANK, CLEAN TANK, CONDUCT A CONFIRMATORY SOIL SAMPLING OF SURROUNDING SOIL. CONTINGENCY PLAN IN PLACE IN THE CASE CONTAMINATED SOILS DISCOVERED AND BACKFILL. ALL WORK COMPLETED IN ACCORDANCE WITH PADEP UST REMOVAL GUIDELINES. PROVIDE THE CITY OF PHILADELPHIA WITH A TANK CLOSURE REPORT."},{"number":"PP-2024-002184","date":"2024-02-15","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-05-19","scope":"INSTALL SANITARY AND STORM MD, CT, FAI, 4\" WDP CURB-IN & 4\" BACKFLOW DEVICE"},{"number":"SP-2023-000839","date":"2024-03-13","work":"Excavation","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Completed","completedDate":"2025-11-05","scope":"Site / Utility Permit for CP-2023-003155"},{"number":"CP-2023-005046","date":"2024-03-15","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-02-16","scope":"*REFERENCE CP-2023-003155 FOR NEW CONSTRUCTION OF FOOTINGS, FOUNDATION AND STRUCTURAL FRAMING FOR FIRST AND SECOND FLOOR (SHELL ONLY).* FOR NEW CONSTRUCTION OF THIRD THROUGH SEVENTH FLOORS, AND FOR INTERIOR FIT-OUT OF ENTIRE BUILDING PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED PER NFPA 13 AND STANDPIPE INSTALLATION PER NFPA 14. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION. *AMEND 11-26-24; FOR CHANGES FOR FLOOR PLAN PER AMENDED CONSTRUCTION DOCUMENTS*"},{"number":"PP-2024-006076","date":"2024-07-02","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-11-05","scope":"plumbing per plan"},{"number":"FP-2024-001432","date":"2024-07-11","work":"Rough-In","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2024-07-25","scope":"Rough-In Permit for FP-2024-001399 INSTALL NEW 4\" FIRE SERVICE FROM STREET TO BUILDING SUPPLY AND INSTALL ALL REQUIRED SPRINKLERS PER NFPA 13 SUPPLY AND INSTALL ALL REQUIRED PIPING, HANGERS AND FITTINGS PER NFPA 13 SUPPLY AND INSTALL NEW 4\" CITY-APPROVED BACKFLOW PREVENTER SUPPLY AND INSTALL NEW 400 GPM @ 40 PSI ELECTRIC FIRE PUMP SUPPLY AND INSTALL (2) NEW STANDPIPES IN STAIR TOWERS SUPPLY AND INSDTALL NEW DRY SYSTEM AND AIR COMPRESSOR IN GARAGE AREA SUPPLY AND INSTALL NEW FIRE DEPARTMENT CONNECTION SUPPLY AND INSTALL ALL REQUIRED BELLS, TAMPERS AND FLOW SWITCHES"},{"number":"FP-2024-001399","date":"2024-07-25","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-11-05","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13 THROUGHOUT THE BUILDING TO INCLUDE 4\" MAIN FIRE SERVICE LINE WITH 4\" WILKINS 350AST BACKFLOW PREVENTION ASSEMBLY AND FIRE SYSTEM TO INCLUDE THE INSTALLATION OF STANDPIPES IN EXIT STAIRWAYS, STANDPIPES TO BE INTERCONNECTED PER NFPA 14 AND FIRE PUMP IN ACCORDANCE WITH NFPA 20 AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"ZP-2024-010019","date":"2024-10-07","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2025-10-09","scope":"FOR INSTALLATION OF TWO STATICALLY ILLUMINATED FLAT WALL ACCESSORY SIGNS, SIZE AND LOCATION AS SHOWN ON THE PLANS."},{"number":"PP-2024-014336","date":"2024-10-16","work":"Rough-In","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2025-05-20","scope":"Rough-In 5 floor drains. Install 1 area drain supplied by owner."},{"number":"GP-2024-009835","date":"2024-11-18","work":"Sign","type":"General","description":"General Permit","status":"Expired","completedDate":"2025-07-18","scope":"FOR INSTALLATION OF TWO STATICALLY ILLUMINATED FLAT WALL SIGNS. **SEPARATE PERMIT REQUIRED FOR ELECTRICAL WORK**"},{"number":"EP-2024-004175","date":"2025-01-14","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-08-21","scope":"Install 2500 amp 3ph, 120/208v main service. Install all wiring throughout 84 apartments, 2 commercial spaces. Install fire pump power. Install 600 amp, 3ph house service & wiring. Install cable tv wiring as per 2017 NEC. Fire Alarm not included."},{"number":"MP-2024-005365","date":"2025-02-03","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-11-05","scope":"INSTALLATION OF HVAC SYSTEM FOR A NEW CONSTRUCTION MIXED USE BUILDING AS PER APPROVED PLANS. *2018 IMC REVIEW*"},{"number":"EP-2025-000697","date":"2025-02-04","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-08-22","scope":"Install addressable fire alarm system throughout 1st & 2nd fls as per plans. Install Rath (RAS/AOR) System & Smoke Detection for HORIZONTAL EXIT DRS and FIRE/SMOKE DAMPERS. ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWIGS-2017 NEC,2016 NFPA-72,2018 PHILA FIRE CODE."},{"number":"EP-2025-000999","date":"2025-02-04","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-08-22","scope":"Install addressable fire alarm system throughout fls 3-7 as per plans. Install Rath (RAS/AOR) System & Smoke Detection for HORIZONTAL EXIT DRS and FIRE/SMOKE DAMPERS. ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWIGS-2017 NEC,2016 NFPA-72,2018 PHILA FIRE CODE."},{"number":"GP-2025-008950","date":"2025-10-02","work":"Sign","type":"General","description":"General Permit","status":"Completed","completedDate":"2025-10-09","scope":"FOR THE INSTALLATION OF TWO STATICALLY ILLUMINATED FLAT WALL ACCESSORY SIGNS, SIZE AND LOCATION AS SHOWN ON THE PLANS.**SEPARATE PERMIT REQUIRED FOR ANY ELECTRICAL WORK**"},{"number":"ZP-2025-011954","date":"2025-12-05","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Personal Services"},{"number":"FP-2026-000356","date":"2026-02-27","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2026-06-04","scope":"EZ PERMIT SPRINKLER RELOCATION (NFPA 13)- For the relocation of sprinkler heads as per attached standards. Deviations from these standards require submission of construction and site plans. RELOCATE 16 SPRINKLER HEADS ONLY FOR GROUND FLOOR FIT-OUT OF NEW TENANT (JET SET) (EXISTING SYSTEM)"},{"number":"EP-2026-001730","date":"2026-03-09","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2026-05-21","scope":"INSTALLING A/V DEVICES AND SK-RELAY TO AN EXISTING FIRE ALARM SYSTEM AS PER 2016 NFPA 72. SK-RELAY TO SHUT OFF A/V DEVICES INCASE OF FIRE. SK-5820XL PANEL LOCATED IN THE BASEMENT OF THE BUILDING."},{"number":"EP-2026-001881","date":"2026-03-11","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2026-05-18","scope":"Existing service. Install new devices and new wiring as per approved plans per 2017 NEC. ***NO FIRE ALARM ON THIS PERMIT***"},{"number":"ZP-2026-002902","date":"2026-04-20","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF ONE (1) STATICALLY ILLUMINATED WALL SIGN AND ONE (1) STATICALLY ILLUMINATED PROJECTING SIGN. SIZE AND LOCATION AS SHOWN IN APPLICATION/PLANS"},{"number":"GP-2026-003497","date":"2026-05-14","work":"Sign","type":"General","description":"General Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF ONE (1) STATICALLY ILLUMINATED WALL SIGN AND ONE (1) STATICALLY ILLUMINATED PROJECTING SIGN. SIZE AND LOCATION AS SHOWN IN APPLICATION/PLANS. SEPARATE ELECTRICAL PERMITS ARE REQUIRED."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2025,"k":"permit","w":"Sign"},{"y":2025,"k":"permit","w":"Change of Use"},{"y":2026,"k":"permit","w":"Addition and/or Alterations"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2026,"k":"permit","w":"Sign"}],"rented":true,"licenses":[{"number":"0988219","type":"Rental","status":"Active","businessName":"130 GIRARD LLC","legalName":"130 GIRARD LLC","address":"130 W GIRARD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":84,"issuedDate":"2025-09-08","latestIssueDate":"2026-07-25","expirationDate":"2027-09-07","inactiveDate":null}],"licenseActivity":[{"number":"0988219","type":"Rental","businessName":"130 GIRARD LLC","legalName":"130 GIRARD LLC","issuedDate":"2025-09-08","latestIssueDate":"2026-07-25","closureDate":null,"expirationDate":"2027-09-07","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-25","units":84,"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":["11 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":"4 permits not marked completed: ZP-2022-012187C (Expired), PP-2024-014336 (Expired), GP-2024-009835 (Expired), GP-2026-003497 (Issued). 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":"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 (406 SAWYERS LN, NEWTOWN PA, 18940).","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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"9 fire/suppression-related permits matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"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 1 historical violation across 1 case.","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/"}]}