{"asOf":"2026-07-26T18:03:13.205Z","block":"400-499 VINE ST","blockUrl":"https://philadelphia.blockreport.homes/block/400-499-vine-st","address":"416-24 VINE ST","parcelNumber":"881000821","source":"https://property.phila.gov/?p=881000821","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"LB0","buildingCodeNew":"830","buildingClass":"IND. LGHT MFG MASONRY","buildingClassNew":"APARTMENTS - MID RISE","useLabel":"Apartments","owner":"VINE STREET LLC","coOwner":null,"marketValue":17103300,"landAssessment":1710300,"improvementAssessment":15393000,"livableArea":55540,"yearBuilt":2025,"lastSale":{"price":4850000,"date":"2023-05-31T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2023-097474","date":"2023-12-19","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2024-03-20","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-080762","date":"2024-09-24","code":"A-301.1/60","title":"TEMPORARY SERVICE","status":"COMPLIED","resolutionDate":"2024-12-11","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2025-036606","date":"2025-05-27","code":"A-302.8","title":"POSTING OF PERMITS \n","status":"SVN ISSUED","resolutionDate":"2025-05-28","resolution":"SVN ISSUED"},{"number":"VI-2025-047657","date":"2025-06-26","code":"A-302.10/2","title":"WORK NOT ACCORDING TO PLANS","status":"COMPLIED","resolutionDate":"2025-10-06","resolution":"COMPLIED - VARIANCE GRANTED"},{"number":"VI-2025-065622","date":"2025-08-25","code":"A-302.8","title":"POSTING OF PERMITS \n","status":"SVN ISSUED","resolutionDate":"2025-08-25","resolution":"SVN ISSUED"}],"violationCases":[{"number":"CF-2023-127684","type":"NOTICE OF VIOLATION","priority":"HAZARDOUS","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2023-12-19","completedDate":"2024-03-20","violations":[{"number":"VI-2023-097474","date":"2023-12-19","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2024-03-20","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2024-105082","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CONSTRUCTION COMPLAINT INVESTIGATOR","status":"CLOSED","createdDate":"2024-09-24","completedDate":"2024-12-11","violations":[{"number":"VI-2024-080762","date":"2024-09-24","code":"A-301.1/60","title":"TEMPORARY SERVICE","status":"COMPLIED","resolutionDate":"2024-12-11","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2025-048865","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2025-05-27","completedDate":"2025-10-06","violations":[{"number":"VI-2025-036606","date":"2025-05-27","code":"A-302.8","title":"POSTING OF PERMITS \n","status":"SVN ISSUED","resolutionDate":"2025-05-28","resolution":"SVN ISSUED"}]},{"number":"CF-2025-064212","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2025-06-26","completedDate":"2025-10-06","violations":[{"number":"VI-2025-047657","date":"2025-06-26","code":"A-302.10/2","title":"WORK NOT ACCORDING TO PLANS","status":"COMPLIED","resolutionDate":"2025-10-06","resolution":"COMPLIED - VARIANCE GRANTED"}]},{"number":"CF-2025-091711","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2025-08-25","completedDate":"2025-09-12","violations":[{"number":"VI-2025-065622","date":"2025-08-25","code":"A-302.8","title":"POSTING OF PERMITS \n","status":"SVN ISSUED","resolutionDate":"2025-08-25","resolution":"SVN ISSUED"}]}],"violYears":[{"y":2023,"n":1,"worst":null},{"y":2024,"n":1,"worst":null},{"y":2025,"n":3,"worst":null}],"investigations":[{"caseNumber":"CF-2023-127684","date":"2023-12-19","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-127684","date":"2024-01-30","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-127684","date":"2024-03-20","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-105082","date":"2024-09-24","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-105082","date":"2024-12-11","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-048865","date":"2025-05-28","type":null,"status":null},{"caseNumber":"CF-2025-064212","date":"2025-06-26","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-091711","date":"2025-08-25","type":null,"status":null},{"caseNumber":"CF-2025-064212","date":"2025-10-06","type":null,"status":"PASSED"}],"inspYears":[{"y":2023,"fails":1,"passes":0},{"y":2024,"fails":2,"passes":2},{"y":2025,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.95592656741855,"lng":-75.1471269724283,"geom":{"type":"Polygon","coordinates":[[[-75.146938691,39.956069475],[-75.147014742,39.955720237],[-75.147320055,39.955760806],[-75.147239719,39.956132225],[-75.146933785,39.95609198],[-75.146938691,39.956069475]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19106","beds":null,"baths":null,"stories":6,"lotArea":11910,"zoning":"CMX3","grade":"A","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"638 CHRISTIAN ST STE A, PHILADELPHIA PA, 19147","mailOut":false,"appeals":[{"type":"LIRB Violation Appeal","grounds":"See Attached","status":"Closed","outcome":"Complete","date":"2026-03-25","number":"HA-2025-002729","relatedPermit":null},{"type":"BBS Permit Denial","grounds":"For an amendment to previously approved mechanical work to revise the sizing of the access panels for appliances within the ceilings.","status":"Completed","outcome":"Approved","date":"2025-09-08","number":"MP-2024-004538","relatedPermit":null},{"type":"ZBA Permit Denial - Special Exception","grounds":"Special Exception for the proposed use, Eating and Drinking Establishment - Prepared Food Shop, within an existing structure.","status":"Completed","outcome":"Granted with conditions","date":"2026-05-14","number":"ZP-2025-009776","relatedPermit":"ZP-2025-009776"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2025,"v":10956000,"taxable":9031000,"land":3256000,"improvement":7700000,"taxableLand":3256000,"taxableImprovement":5775000,"exemptLand":0,"exemptImprovement":1925000},{"y":2026,"v":18646000,"taxable":3640750,"land":3256000,"improvement":15390000,"taxableLand":3256000,"taxableImprovement":384750,"exemptLand":0,"exemptImprovement":15005250},{"y":2027,"v":17103300,"taxable":3634425,"land":1710300,"improvement":15393000,"taxableLand":1710300,"taxableImprovement":1924125,"exemptLand":0,"exemptImprovement":13468875}],"taxNow":50963,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2022-007500","date":"2022-09-14","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2025-09-15","scope":"FOR THE ERECTION OF A DETACHED STRUCTURE( NTE 65' HIGH),ROOF DECK ACCESSED BY A PILOTHOUSE AND ELEVATOR; FOR THE ERECTION OF AWNING ( 2'6\" PROJECTION) WITH CREATION OF THIRTEEN(13) ACCESSORY GARAGE PARKING SPACES , TWO(2) CAR SHARE SPACES, ONE(1) VAN ACCESSIBLE SPACE AND WITH TWENTY-THREE(23) 1A CLASS BICYCLE SPACES IN AN ACCESSIBLE ROUTE. SIZE AND LOCATION AS SHOWN IN THE APPLICATION"},{"number":"ZP-2022-013905","date":"2022-12-16","work":"Full Demolition","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE COMPLETE DEMOLITION OF AN EXISTING DETACHED STRUCTURE AND RELATED IMPROVEMENTS."},{"number":"PP-2022-018175","date":"2022-12-19","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-11-30","scope":"Lateral seal for demo of building"},{"number":"CP-2022-006499","date":"2023-11-10","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-09-15","scope":"FOR THE ERECTION OF A SIX (6) STORY STRUCTURE OF PODIUM CONSTRUCTION PER 2018 IBC 510.2 (TYPE I-A AT THE BASEMENT & 1ST FLOOR AND TYPE III-A AT THE 2ND THROUGH 6TH FLOORS) FOR USE AS SEVENTY-FIVE (75) DWELLING UNITS (GROUP R-2) WITH AN OPEN PARKING GARAGE AT THE 1ST FLOOR CONTAINING THIRTEEN (13) ACCESSORY SPACES (TWO (2) CAR SHARE SPACES AND ONE (1) VAN-ACCESSIBLE SPACE), TWENTY-FIVE (25) CLASS 1A BICYCLE PARKING SPACES ON AN ACCESSIBLE ROUTE, AND ACCESSORY ROOF DECK. THREE (3) UNITS (STUDIO UNIT #206, ONE-BEDROOM UNIT #209, AND TWO-BEDROOM UNIT #210 TO BE CONSTRUCTED AS TYPE A ACCESSIBLE UNITS. ALL OTHER UNITS TO BE CONSTRUCTED AS TYPE B UNITS. BUILDING TO BE FULLY SPRINKLERED PER NFPA 13. STANDPIPES TO BE INSTALLED IN EXIT STAIRWAY ENCLOSURES AND ON BOTH SIDES OF THE HORIZONTAL EXITS AT THE 2ND THROUGH 6TH FLOORS. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IBC AND PHC APPROVAL. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING, AND FIRE SUPPRESSION WORK. **PERMIT AMENDMENT REQUIRED FOR DEFERRED SUBMISSION OF ROOF TRUSS SHOP DRAWINGS AND STRUCTURAL ANALYSIS CALCULATIONS. ROOF TRUSSES NOT TO BE INSTALLED PRIOR TO ISSUANCE OF PERMIT AMENDMENT.** [AMENDMENT 7/12/2024 FOR REVISIONS TO DWELLING UNITS, TRASH ROOM, ELEVATOR SHAFT CONFIGURATION, AND MAIN ENTRANCE VESTIBULE AND FOR A REDUCTION IN THE TOTAL NUMBER OF DWELLING UNITS TO SEVENTY-FOUR (74) AS PER APPROVED AMENDED PLANS.]"},{"number":"PP-2024-006658","date":"2024-05-09","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-05-07","scope":"Install 4\" domestic water service, storm and sanitary curb traps complete with fresh air inlets and main house drains"},{"number":"PP-2024-008076","date":"2024-07-19","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-09-11","scope":"INSTALL 74 WASHING MACHINE BOXES, 93 FLOOR DRAINS, 1 TRENCH DRAIN, 72 KITCHEN SINKS, 72 DISHWASHERS, 73 HOT WATER HEATERS, 1 DOMESTIC WATER BOOSTER PUMP, 72 SHOWERTUBS, 74 WATER CLOSETS, 74 LAVATORIES, 1 SUMP PUMP, 1 SINK, 1 FLOOR SINK, 1 HOSE BIBB, 1 MOP SINK, 1 BACKFLOW PREVENTER, 5 AREA DRAINS, 8 ROOF DRAINS AND 1 FREEZE PROOF ROOF HYRANT ACCORDING TO THE 2018 PPC AND PER PLANS."},{"number":"FP-2024-001628","date":"2024-08-05","work":"Rough-In","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2024-09-03","scope":"Rough-In Permit for FP-2024-001624 INSTALL NEW 6\" FIRE SERVICE FROM THE STREET TO THE 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 6\" CITY-APPROVED BACKFLOW PREVENTER SUPPLY AND INSTALL A NEW DRY SYSTEM AND AIR COMPRESSOR FOR GARAGE AREA SUPPLY AND INSTALL STANDPIPES IN STAIR TOWERS SUPPLY AND INSTALL NEW 400 GPM@ 70 PSI ELECTRIC FIRE PUMP AND ALL RELATED MATERIALS SUPPLY AND INSTALL NEW FIRE DEPARTMENT CONNECTION SUPPLY AND INSTALL ALL REQUIRED BELLS, TAMPERS AND FLOW SWITCHES"},{"number":"FP-2024-001624","date":"2024-08-30","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-07-14","scope":"COMBINED AUTOMATIC SPRINKLER & CLASS I MANUAL WET STANDPIPE SYSTEMS WITH SIX (6) INCH FIRE SERVICE LINE & BACKFLOW PREVENTION (BFP) ASSEMBLY TO SERVE PREVIOUSLY APPROVED MIXED-USE BUILDING. AUTOMATIC SPRINKLER SYSTEM & STANDPIPE SYSTME INSTALLATION PER NFPA 13/14. FIRE PUMP TO BE INSTALLED PER NFPA 20. AMENDMENT#1 TO ADD 2 STANDPIPES AND CHANGE THE SIZE OF PIPING AT FIRE PUMP. AMENDMENT#2 TO CHANGE MAKE/MODEL OF BACKFLOW PREVENTER."},{"number":"EP-2024-009322","date":"2024-09-25","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-06-21","scope":"Install 200amp temporary service"},{"number":"EP-2024-007150","date":"2024-10-04","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-06-13","scope":"INSTALL MAIN SERVICE, INSTALL SERVICE EQUIPMENTS AND ALL METERS, WIRING THROUGHOUT, INSTALL OUTLETS, SWITCHES, LIGHT FIXTURES, SMOKE ALARMS,SMOKE DETECTION&DOOR RELEASES IN HORIZONTAL EXITS,, EMERGENCY LIGHTS, EXIT SIGN , GROUNDING AND FIRE ALARM SYSTEM ,RESCUE ASSISTANCE SYSTEM,FIRE PUMP. ALL WORK TO BE DONE ACCORDING TO APPROVED DRAWINGS 2017 NEC CODE , 2016 NFPA-72, 2018 PHILA FIRE CODE. **SYSTEM SENSOR RECALL SHEET HAS BEEN UPLOADED W/ THE SUBMISSION. CHECK YOUR MODEL # **"},{"number":"MP-2024-004538","date":"2024-10-29","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-06-10","scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS, AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK. AMENDMENT 9/9/2025 TO INCLUDE ACCESS PANEL SIZES AS APPROVED BY BBS (MI-2025-005293)"},{"number":"ZP-2025-009776","date":"2026-04-15","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Eating and Drinking Establishments - Prepared Food Shop"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2024,"k":"insp","w":"L&I: 2 failed, 2 passed"},{"y":2024,"k":"permit","w":"Rough-In"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2025,"k":"viol","w":"3 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2025,"k":"appeal","w":"Appeal approved"},{"y":2026,"k":"appeal","w":"Appeal complete"},{"y":2026,"k":"permit","w":"Change of Use"},{"y":2026,"k":"appeal","w":"Appeal granted with conditions"}],"rented":true,"licenses":[{"number":"0984769","type":"Rental","status":"Active","businessName":"VINE STREET LLC","legalName":"VINE STREET LLC","address":"416-24 VINE ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":74,"issuedDate":"2025-07-28","latestIssueDate":"2025-07-28","expirationDate":"2026-07-27","inactiveDate":null}],"licenseActivity":[{"number":"0984769","type":"Rental","businessName":"VINE STREET LLC","legalName":"VINE STREET LLC","issuedDate":"2025-07-28","latestIssueDate":"2025-07-28","closureDate":null,"expirationDate":"2026-07-27","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-25","units":74,"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":["6 permit events since 2023","3 zoning/board appeals 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":"Appeal #ZP-2025-009776: Completed · Granted with conditions; related permit ZP-2025-009776.","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":"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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"4 failed, 3 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Oct 6, 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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"4 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 5 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/"}],"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/"}]}