{"asOf":"2026-07-28T18:28:46.688Z","block":"3700-3799 PULASKI AVE","blockUrl":"https://philadelphia.blockreport.homes/block/3700-3799-pulaski-ave","address":"3725-37 PULASKI AVE","parcelNumber":"881001321","source":"https://property.phila.gov/?p=881001321","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"SC","buildingCodeNew":"804","buildingClass":"VACANT LAND COMMER < ACRE","buildingClassNew":"APARTMENTS - LOW RISE","useLabel":"Apartments","owner":"3725 PULASKI AVE LLC","coOwner":null,"marketValue":3300100,"landAssessment":330000,"improvementAssessment":2970100,"livableArea":35992,"yearBuilt":2025,"lastSale":{"price":700000,"date":"2024-04-02T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2021-000590","date":"2021-01-06","code":"10-715","title":"LITTER ON VACANT LOTS","status":"COMPLIED","resolutionDate":"2021-04-09","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2021-052572","date":"2021-08-03","code":"10-715","title":"LITTER ON VACANT LOTS","status":"COMPLIED","resolutionDate":"2021-09-09","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2022-008041","date":"2022-02-07","code":"PM15-302.8","title":"EXTERIOR AREA MOTOR VEHICLE WITHIN THE PROPERTY LINE","status":"COMPLIED","resolutionDate":"2022-03-22","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2022-008040","date":"2022-02-07","code":"10-715","title":"LITTER ON VACANT LOTS","status":"COMPLIED","resolutionDate":"2022-03-22","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2022-035729","date":"2022-05-23","code":"A-301.1/65","title":"NEW USE","status":"COMPLIED","resolutionDate":"2022-06-27","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-035730","date":"2022-05-23","code":"PM15-302.8","title":"EXTERIOR AREA MOTOR VEHICLE WITHIN THE PROPERTY LINE","status":"COMPLIED","resolutionDate":"2022-06-27","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-071153","date":"2022-09-20","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2022-12-27","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2023-073897","date":"2023-09-25","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2023-12-20","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2024-046394","date":"2024-06-06","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2024-06-25","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2024-068984","date":"2024-08-15","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2024-11-14","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}],"violationCases":[{"number":"CF-2021-000927","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2021-01-06","completedDate":"2021-04-12","violations":[{"number":"VI-2021-000590","date":"2021-01-06","code":"10-715","title":"LITTER ON VACANT LOTS","status":"COMPLIED","resolutionDate":"2021-04-09","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]},{"number":"CF-2021-072643","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2021-08-03","completedDate":"2021-09-13","violations":[{"number":"VI-2021-052572","date":"2021-08-03","code":"10-715","title":"LITTER ON VACANT LOTS","status":"COMPLIED","resolutionDate":"2021-09-09","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]},{"number":"CF-2022-009679","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2022-02-07","completedDate":"2022-03-23","violations":[{"number":"VI-2022-008041","date":"2022-02-07","code":"PM15-302.8","title":"EXTERIOR AREA MOTOR VEHICLE WITHIN THE PROPERTY LINE","status":"COMPLIED","resolutionDate":"2022-03-22","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2022-008040","date":"2022-02-07","code":"10-715","title":"LITTER ON VACANT LOTS","status":"COMPLIED","resolutionDate":"2022-03-22","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]},{"number":"CF-2022-047485","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2022-05-23","completedDate":"2022-06-27","violations":[{"number":"VI-2022-035729","date":"2022-05-23","code":"A-301.1/65","title":"NEW USE","status":"COMPLIED","resolutionDate":"2022-06-27","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-035730","date":"2022-05-23","code":"PM15-302.8","title":"EXTERIOR AREA MOTOR VEHICLE WITHIN THE PROPERTY LINE","status":"COMPLIED","resolutionDate":"2022-06-27","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2022-097028","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2022-09-20","completedDate":"2022-12-28","violations":[{"number":"VI-2022-071153","date":"2022-09-20","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2022-12-27","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]},{"number":"CF-2023-099639","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2023-09-25","completedDate":"2023-12-21","violations":[{"number":"VI-2023-073897","date":"2023-09-25","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2023-12-20","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]},{"number":"CF-2024-057739","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2024-06-06","completedDate":"2024-06-25","violations":[{"number":"VI-2024-046394","date":"2024-06-06","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2024-06-25","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]},{"number":"CF-2024-089494","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2024-08-15","completedDate":"2024-11-15","violations":[{"number":"VI-2024-068984","date":"2024-08-15","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2024-11-14","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]}],"violYears":[{"y":2021,"n":2,"worst":null},{"y":2022,"n":5,"worst":null},{"y":2023,"n":1,"worst":null},{"y":2024,"n":2,"worst":null}],"investigations":[{"caseNumber":"CF-2021-000927","date":"2021-01-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-000927","date":"2021-02-23","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-072643","date":"2021-08-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-072643","date":"2021-09-13","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-009679","date":"2022-02-07","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-009679","date":"2022-02-23","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-047485","date":"2022-05-23","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-047485","date":"2022-06-27","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-097028","date":"2022-09-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-097028","date":"2022-12-27","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-097028","date":"2022-12-28","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-099639","date":"2023-09-25","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-099639","date":"2023-10-21","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-057739","date":"2024-06-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-057739","date":"2024-06-21","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-089494","date":"2024-08-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-089494","date":"2024-10-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-089494","date":"2024-11-15","type":null,"status":"PASSED"}],"inspYears":[{"y":2021,"fails":4,"passes":0},{"y":2022,"fails":5,"passes":2},{"y":2023,"fails":2,"passes":0},{"y":2024,"fails":4,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.0107368945211,"lng":-75.15502112378672,"geom":null,"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19140","beds":null,"baths":null,"stories":4,"lotArea":13734,"zoning":"RM1","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"2215 GERRITT ST, PHILADELPHIA PA, 19146","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":5,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2026,"v":512900,"taxable":512900,"land":512900,"improvement":0,"taxableLand":512900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":3300100,"taxable":825017,"land":330000,"improvement":2970100,"taxableLand":330000,"taxableImprovement":495017,"exemptLand":0,"exemptImprovement":2475083}],"taxNow":7180,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2021-003758","date":"2021-08-12","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF A DETACHED STRUCTURE WITH ROOF DECK ACCESSED BY ROOF DECK ACCESS STRUCTURES, SIZE AND LOCATION AS SHOWN ON THE PLAN."},{"number":"CP-2021-005670","date":"2021-11-16","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2022-10-06","scope":"FOR THE ERECTION OF A DETACHED STRUCTURE WITH ROOF DECK ACCESSED BY ROOF DECK ACCESS STRUCTURES, SIZE AND LOCATION AS SHOWN ON THE PLAN. FOR USE AS A VACANT COMMECIAL SPACE AT THE FRONT GROUND LEVEL (SEPARATE USE REGISTRATION REQUIRED). FOR USE AS MULTI-FAMILY HOUSEHOLD LIVING (27 DWELLING UNITS) HOUSEHOLD LIVING ABOVE WITH (12) TYPE 1A BIKE PARKING SPACES ON AN ACCESSIBLE ROUTE, AND (15) OFF-STREET PARKING SPACES, INCLUDING (1) VAN ACCESSIBLE SPACE ON THE GROUND LEVEL. BUILDING TO BE FULLY SPRINKLERED. SEPARATE PERMITS REQUIRED FOR MEP & FP WORK."},{"number":"GP-2024-005071","date":"2024-06-26","work":"Tank Install/Removal","type":"General","description":"General Permit","status":"Completed","completedDate":"2025-01-08","scope":"FOR THE REMOVAL OF THREE (3) UNDERGROUND TANK AS PER PLANS."},{"number":"ZP-2024-007168","date":"2024-09-27","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"For the erection of a four-story detached structure (not to exceed 38 feet in height) that includes 12 Class 1-A bicycle parking spaces. Size and location per plans. Amend permit 9/29/2025 to document changes the proposed landscaping and tree planting."},{"number":"SP-2024-001471","date":"2025-01-10","work":"Excavation","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Expired","completedDate":"2025-12-22","scope":"FOR EXCAVATION ONLY. *SEPARATE PERMITS REQUIRED FOR FOUNDATION, BUILDING, MECHANICAL, ELECTRICAL AND PLUMBING WORK*"},{"number":"CP-2024-005927","date":"2025-04-22","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"NEW CONSTRUCTION OF A DETACHED FOUR (4) STORY BUILDING FOR USE AS THIRTY (30) DWELLING UNITS WITH ACCESSORY AMENITY SPACES AS PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED PER NFPA 13 AND INCLUDE STANDPIPES PER NFPA 14. SEE SP-2024-001471 FOR ASSOCIATED EXCAVATION WORK. *2018 IBC REVIEW* **SEPARATE PERMITS REQUIRED FOR MEP & FIRE SUPPRESSION WORK** AMENDMENT APPROVED 5/7/25 AMEND NEW CONSTRUCTION PERMIT CP-2024-005927 TO CHANGE DPRC-SI AND SPECIAL INSPECTIONS AGENCIES AS PER APPROVED DOCUMENTATION. AMENDMENT APPROVED 1/31/26 AMEND NEW CONSTRUCTION PERMIT CP-2024-005927 TO INCLUDE SITE RETAINING WALL AND CHANGES TO LANDSCAPING (VIA PAYMENT IN LIEU WAIVER) AS PER APPROVED PLANS."},{"number":"PP-2025-008441","date":"2025-06-29","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-10-30","scope":"Installing 2\" Domestic Water Service, 8\" Curb Trap, 8\" Main Drain, 6\" Fresh Air Inlet"},{"number":"PP-2025-005817","date":"2025-07-14","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"Installing 219 fixtures 50 toilets 50 lavs 49 shower/tubs 30 kitchen sinks 8 washer machines 30 hot water heaters"},{"number":"FP-2025-001569","date":"2025-08-04","work":"Rough-In","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-08-14","scope":"Rough-In Permit for FP-2025-001568 INSTALL NEW 6\" 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 6\" CITY-APPROVED BACKFLOW PREVENTER SUPPLY AND INSTALL (2) STANDPIPES IN STAIR TOWERS SUPPLY AND INSTALL NEW FIRE DEPARTMENT CONNECTION SUPPLY AND INSTALL ALL REQUIRED BELLS, TAMPERS AND FLOW SWITCHES"},{"number":"FP-2025-001568","date":"2025-08-14","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"FOR INSTALLATION OF A SIX-INCH FIRE SERVICE LINE, SIX-INCH BACKFLOW PREVENTER, FIRE SPRINKLER SYSTEM AND STANDPIPES IN ACCORDANCE WITH APPROVED PLANS, HYDRAULIC CALCULATIONS, NFPA 13 AND NFPA 14."},{"number":"MP-2025-005040","date":"2025-10-27","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"FOR INSTALLATION OF HVAC APPLICANCES, EQUIPMENT, DUCTWORK AND REGISTERS/DIFFUSERS PER APPROVED PLANS AND MANUFACTURER'S SPECIFICATION."},{"number":"EP-2026-002036","date":"2026-05-29","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"INSTALL 1600 AMP MAIN SERVICE EQUIPMENT WITH GROUNDING AND SUB FEEDERS FOR 30 APARTMENTS AND LANDLORD PANEL. WIRE THROUGHOUT. INSTALL LIGHT FIXTURES, OUTLETS, SWITCHES, HARDWIRED SMOKE ALARMS, EMERGENCY LIGHTING, AND EXIT SIGNS AS PER 2017 NEC. INSTALL NEW FIRE ALARM SYSTEM AND AREA OF REFUGE & ELEVATOR LANDING COMMUNICATION SYSTEM AS PER 2016 NFPA 72."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2024,"k":"permit","w":"Tank Install/Removal"},{"y":2024,"k":"viol","w":"2 L&I violations"},{"y":2024,"k":"insp","w":"L&I: 4 failed, 1 passed"},{"y":2024,"k":"permit","w":"New construction, addition, GFA change"},{"y":2025,"k":"permit","w":"Excavation"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"New Construction or Additions"},{"y":2025,"k":"permit","w":"New Construction or Additions"},{"y":2025,"k":"permit","w":"Rough-In"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2026,"k":"permit","w":"New Construction"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-27","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":["10 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 history also contains “NEW 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":"7 permits not marked completed: CP-2021-005670 (Expired), SP-2024-001471 (Expired), CP-2024-005927 (Issued), PP-2025-005817 (Issued), FP-2025-001568 (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-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as apartments; no active Rental License row matched.","why":"A multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.","action":"Confirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"15 failed, 3 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Nov 15, 2024.","why":"A PASSED or FAILED value applies to that inspection visit. CLOSED is a separate source status; none of the three alone proves the parent permit or violation case closed—or describes today’s condition.","action":"Open the parent case/permit for each material failure and confirm its later disposition.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"5 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":"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 10 historical violations across 8 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/"}]}