{"asOf":"2026-07-24T16:32:16.221Z","block":"100-199 W BERKS ST","blockUrl":"https://philadelphia.blockreport.homes/block/100-199-w-berks-st","address":"171 W BERKS ST","parcelNumber":"881001058","source":"https://property.phila.gov/?p=881001058","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"CA0","buildingCodeNew":"830","buildingClass":"APTS 5-50 UNITS MASONRY","buildingClassNew":"APARTMENTS - MID RISE","useLabel":"Apartment building","owner":"171 W BERKS ALPHA LLC","coOwner":null,"marketValue":5263100,"landAssessment":526300,"improvementAssessment":4736800,"livableArea":31425,"yearBuilt":2023,"lastSale":{"price":1500000,"date":"2019-05-21T04:00:00Z"},"openViolations":3,"violations":[{"number":"VI-2021-045404","date":"2021-07-13","code":"A-302.10/2","title":"WORK NOT ACCORDING TO PLANS","status":"COMPLIED","resolutionDate":"2021-10-27","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-021327","date":"2026-04-15","code":"F-907.8.5","title":"INSPECTION, TESTING AND MAINTENANCE\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-021332","date":"2026-04-15","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-021326","date":"2026-04-15","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"CF-2021-063112","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2021-07-13","completedDate":"2021-10-28","violations":[{"number":"VI-2021-045404","date":"2021-07-13","code":"A-302.10/2","title":"WORK NOT ACCORDING TO PLANS","status":"COMPLIED","resolutionDate":"2021-10-27","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2026-034549","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL PROPERTY MAINTENANCE INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-04-14","completedDate":null,"violations":[{"number":"VI-2026-021327","date":"2026-04-15","code":"F-907.8.5","title":"INSPECTION, TESTING AND MAINTENANCE\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-021332","date":"2026-04-15","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-021326","date":"2026-04-15","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2021,"n":1,"worst":null},{"y":2026,"n":3,"worst":null}],"investigations":[{"caseNumber":"CF-2021-063112","date":"2021-07-13","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-063112","date":"2021-08-31","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-063112","date":"2021-10-28","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-034549","date":"2026-04-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-034549","date":"2026-06-10","type":null,"status":"FAILED"}],"inspYears":[{"y":2021,"fails":2,"passes":1},{"y":2026,"fails":2,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97914092660364,"lng":-75.13572146781118,"geom":{"type":"Polygon","coordinates":[[[-75.135535307,39.979228599],[-75.135581685,39.979010681],[-75.135906579,39.979052982],[-75.135862527,39.979270952],[-75.135535307,39.979228599]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2023-010495","type":"Sprinkler Certification","inspectionDate":"2023-05-03","result":"Certified","expirationDate":"2024-05-03","buildingId":"1078094"},{"number":"BC-2026-011696","type":"Sprinkler Certification","inspectionDate":"2025-09-12","result":"Certified","expirationDate":"2026-09-12","buildingId":"1078094"},{"number":"BC-2026-014650","type":"Fire Alarm Certification","inspectionDate":"2025-10-27","result":"Certified","expirationDate":"2026-10-27","buildingId":"1078094"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19122","beds":null,"baths":null,"stories":5,"lotArea":7400,"zoning":"IRMX","grade":"B","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"502 WALNUT ST, PHILADELPHIA PA, 19106","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2020,"v":243400,"taxable":243400,"land":243400,"improvement":0,"taxableLand":243400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":243400,"taxable":243400,"land":243400,"improvement":0,"taxableLand":243400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":5299700,"taxable":529970,"land":529970,"improvement":4769730,"taxableLand":529970,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":4769730},{"y":2023,"v":5657800,"taxable":565780,"land":565780,"improvement":5092020,"taxableLand":565780,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":5092020},{"y":2024,"v":5657800,"taxable":565780,"land":565780,"improvement":5092020,"taxableLand":565780,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":5092020},{"y":2025,"v":5657800,"taxable":565780,"land":565780,"improvement":5092020,"taxableLand":565780,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":5092020},{"y":2026,"v":5657800,"taxable":565780,"land":565780,"improvement":5092020,"taxableLand":565780,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":5092020},{"y":2027,"v":5263100,"taxable":526300,"land":526300,"improvement":4736800,"taxableLand":526300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":4736800}],"taxNow":7920,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"1027527","date":"2020-05-07","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2021-12-07","scope":"NEW CONSTRUCTION OF A FIVE STORY STRUCTURE WITH ROOF DECK FOR USE AS MULTI-FAMILY DWELLING (28 TOTAL UNITS) WITH A SHELL NON-RESIDENTIAL SPACE (USE REGISTRATION AND C.O. PERMITS REQUIRED PRIOR TO OCCUPANCY) AND ACCESSORY PARKING GARAGE ON THE FIRST FLOOR AS PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED PER NFPA 13 AND INCLUDE STANDPIPES PER NFPA 14. FIRST FLOOR TO BE OF TYPE IA CONSTRUCTION AND TYPE VA CONSTRUCTION ABOVE PER HORIZONTAL BUILDING SEPARATION ALLOWANCE, SECTION 510.2 OF 2018 IBC. *2018* **SEPARATE PERMITS REQUIRED FOR MEP & FIRE SUPPRESSION WORK* AMENDMENT APPROVED 2/12/21 AMEND NEW CONSTRUCTION PERMIT 1027527 TO INCLUDE HORIZONTAL EXIT AT 2ND THROUGH 5TH FLOORS AS PER APPROVED PLANS."},{"number":"SP-2020-000095","date":"2020-07-08","work":"Foundation","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Completed","completedDate":"2021-06-09","scope":"For shoring a length of 32' along Mutter Street between (Berks Street & Norris Street). See approved building permit #1027527 for the new construction."},{"number":"FP-2020-002427","date":"2020-12-14","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2021-11-24","scope":"FOR THE INSTALLATION OF A NEW FIRE SUPPRESSION SYSTEM DESIGNED PER NFPA 13 STANDARD WITH A NEW 6 INCH FIRE SERVICE LINE AND SPRINKLER LAYOUT AS PER PLANS. AMENDMENT (8/14/2021) Revised CP100 to backflow device installed."},{"number":"PP-2020-014276","date":"2021-01-08","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-11-24","scope":"45 Water Closets; 45 Lavs; 16 Bathtubs; 28 Showers; 29 Kitchen Sinks; 28 Washer Boxes; 30 Hot Water Heaters Pex and PVC and Cast Iron and Copper 2\" Domestic Water Service, Curb Traps and Main Drains Interior and Exterior"},{"number":"MP-2021-000411","date":"2021-02-01","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-11-24","scope":"FOR THE INSTALLATION OF A NEW HVAC SYSTEMS, ASSOCIATED DUCT WORK, ROOFTOP UNITS, MOUNTED HEATERS, AND THREE HUNDRED SIX (306) REGISTERS/DIFFUSERS AS PER APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR ELECTRICAL, PLUMBING, FIRE SUPPRESSION."},{"number":"EP-2020-011871","date":"2021-05-06","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-12-07","scope":"Wiring throughout of 28 unit building with first floor commercial shell. All common hallway wiring. New 1200 amp 3 phase service with 125 amp sub service to each apartment (28). A new fire alarm system as per NFPA 72."},{"number":"GP-2021-008955","date":"2021-09-13","work":"Solar Panels and Structure","type":"General","description":"General Permit","status":"Completed","completedDate":"2022-07-16","scope":"FOR THE INSTALLATION OF A PV ARRAY WITH BALLAST SYSTEM ON AN EXISTING STRUCTURE BASED ON MANUFACTURER'S SPECIFICATIONS. **SEPARATE PERMIT REQUIRED FOR ELECTRICAL WORK.**"},{"number":"EP-2021-001782","date":"2021-09-13","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-01-18","scope":"Installation of approximately a 25.60 kW Solar Installation consisting of 64 TrinaSolar 400W Modules and 64 Enphase IQ7+-72-2-US (208V) Micro-inverters, system will consist of 3 arrays, wire management, Ac Disconnect. Meter will be provided by PECO subsequent to installation as per 2017 NEC"},{"number":"ZP-2021-015250","date":"2021-12-01","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2026-03-04","scope":"Personal Services"},{"number":"CP-2022-000013","date":"2022-01-26","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-05-24","scope":"LEVEL II ALTERATIONS WITH PARTIAL CHANGE OF OCCUPANCY TO FIT-OUT SHELL GROUND FLOOR COMMERCIAL SPACE FOR A YOGA STUDIO (PERSONAL SERVICES) AS PER APPROVED PLANS. EXISTING BUILDING FULLY SPRINKLERED PER NFPA 13. *2018 IEBC REVIEW* **SEPARATE PERMITS REQUIRED FOR ANY MEP OR FIRE SUPPRESSION WORK**"},{"number":"PP-2022-001954","date":"2022-02-18","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-05-11","scope":"Alterations: Interior plumbing. All proposed work to be done in accordance with Philadelphia Plumbing Code 2018."},{"number":"EP-2022-002848","date":"2022-04-20","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-05-24","scope":"Move panel to the ft couple bays Add 24 heating panels ( thermostat and relays supply by owner) Wire for 12 track lights Water fountian outlet Demo Use existing emergency lights Add new emergency lights per plan 2 to 3 outlets for camera Add light at lobby 2 standard decora dimmers for track and light at lobby Bathroom 1: 1 recess 1 panasonic fan 1 gfi Bathroom 2: 2 recess 1 panasonic fan 1 gfi 3 lights at dressing area Storage Room: 3 lights Washer and dryer outlet As per 2017 NEC"},{"number":"FP-2022-001107","date":"2022-04-22","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2022-05-24","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."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"viol","w":"L&I violation"},{"y":2021,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2021,"k":"permit","w":"Solar Panels and Structure"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Change of Use"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Alterations"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Addition and/or Alterations"},{"y":2026,"k":"viol","w":"3 L&I violations"},{"y":2026,"k":"insp","w":"Inspection failed ×2"}],"rented":true,"licenses":[{"number":"411592","type":"Dumpster License - Private Property","status":"Inactive","businessName":"JOSE CARPENA (AUTOVILLE INC)","legalName":"JOSE CARPENA","address":"171 W BERKS ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2007-05-29","latestIssueDate":"2007-05-29","expirationDate":null,"inactiveDate":null},{"number":"411596","type":"Dumpster License - Private Property","status":"Inactive","businessName":"JOSE CARPENA","legalName":"JOSE CARPENA","address":"171 W BERKS ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2007-05-29","latestIssueDate":"2013-05-28","expirationDate":"2013-07-31","inactiveDate":null},{"number":"411691","type":"Motor Vehicle Repair / Fuel Dispensing","status":"Inactive","businessName":"JOSE CARPENA","legalName":"JOSE CARPENA","address":"171 W BERKS ST","revenueCode":"3311","rentalCategory":null,"units":null,"issuedDate":"2007-05-30","latestIssueDate":"2016-12-19","expirationDate":"2017-12-31","inactiveDate":"2018-03-01"},{"number":"448161","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"JOSE CARPENA (M&K ONE STOP)","legalName":"JOSE CARPENA","address":"171 W BERKS ST","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2008-06-09","latestIssueDate":"2009-07-20","expirationDate":"2010-04-30","inactiveDate":"2010-04-12"},{"number":"884858","type":"Rental","status":"Active","businessName":"171 W. Berks Alpha, LLC","legalName":"171 W. Berks Alpha, LLC","address":"171 W BERKS ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":28,"issuedDate":"2022-01-05","latestIssueDate":"2025-12-29","expirationDate":"2027-01-04","inactiveDate":null}],"licenseActivity":[{"number":"884858","type":"Rental","businessName":"171 W. Berks Alpha, LLC","legalName":"171 W. Berks Alpha, LLC","issuedDate":"2022-01-05","latestIssueDate":"2025-12-29","closureDate":null,"expirationDate":"2027-01-04","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"448161","type":"Food Establishment, Retail Permanent Location","businessName":"JOSE CARPENA (M&K ONE STOP)","legalName":"JOSE CARPENA","issuedDate":"2008-06-09","latestIssueDate":"2009-07-20","closureDate":"2010-04-12","expirationDate":"2010-04-30","inactiveDate":"2010-04-12","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"411691","type":"Motor Vehicle Repair / Fuel Dispensing","businessName":"JOSE CARPENA","legalName":"JOSE CARPENA","issuedDate":"2007-05-30","latestIssueDate":"2016-12-19","closureDate":"2018-03-01","expirationDate":"2017-12-31","inactiveDate":"2018-03-01","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"411592","type":"Dumpster License - Private Property","businessName":"JOSE CARPENA (AUTOVILLE INC)","legalName":"JOSE CARPENA","issuedDate":"2007-05-29","latestIssueDate":"2007-05-29","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"411596","type":"Dumpster License - Private Property","businessName":"JOSE CARPENA","legalName":"JOSE CARPENA","issuedDate":"2007-05-29","latestIssueDate":"2013-05-28","closureDate":"2013-07-31","expirationDate":"2013-07-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","units":28,"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":["3 open L&I violations","failed L&I inspection activity in 2021, 2026"],"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":"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":"violations","level":"attention","title":"3 open L&I violations","finding":"4 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"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, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jun 10, 2026.","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":"Dumpster License - Private Property #411592: Inactive; Dumpster License - Private Property #411596: Inactive; Motor Vehicle Repair / Fuel Dispensing #411691: Inactive since Mar 1, 2018; Food Establishment, Retail Permanent Location #448161: Inactive since Apr 12, 2010","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":"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":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Sprinkler Certification: Certified through Sep 12, 2026; Fire Alarm Certification: Certified through Oct 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":"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/"}]}