{"asOf":"2026-07-24T05:02:53.563Z","block":"400-499 MONROE ST","blockUrl":"https://philadelphia.blockreport.homes/block/400-499-monroe-st","address":"427-37 MONROE ST","parcelNumber":"881003350","source":"https://property.phila.gov/?p=881003350","ownerType":"investor","kind":"multi-family","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"CA0","buildingCodeNew":"804","buildingClass":"APTS 5-50 UNITS MASONRY","buildingClassNew":"APARTMENTS - LOW RISE","useLabel":"Apartment building","owner":"427 MONROE LLC","coOwner":null,"marketValue":2774400,"landAssessment":554800,"improvementAssessment":2219600,"livableArea":15808,"yearBuilt":1948,"lastSale":{"price":3440400,"date":"2018-08-16T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2023-006323","date":"2023-01-24","code":"F-901.6.4.2","title":"SUBMISSION OF CERTIFICATIONS\n","status":"COMPLIED","resolutionDate":"2023-03-16","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2023-006325","date":"2023-01-24","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2023-03-16","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2023-006327","date":"2023-01-24","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"COMPLIED","resolutionDate":"2023-03-16","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-006343","date":"2023-01-24","code":"F-705.2.4","title":"DOOR OPERATION\n","status":"COMPLIED","resolutionDate":"2023-04-13","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-006353","date":"2023-01-24","code":"F-1008.3.1","title":"GENERAL ILLUMINATION\n","status":"COMPLIED","resolutionDate":"2023-03-16","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-006360","date":"2023-01-24","code":"F-705.2.4","title":"DOOR OPERATION\n","status":"COMPLIED","resolutionDate":"2023-03-16","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-006368","date":"2023-01-24","code":"F-1023.9","title":"STAIRWAY IDENTIFICATION SIGNS\n","status":"COMPLIED","resolutionDate":"2023-03-16","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-006376","date":"2023-01-24","code":"F-1031.3","title":"OBSTRUCTIONS\n","status":"COMPLIED","resolutionDate":"2023-03-16","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-006422","date":"2023-01-24","code":"F-308.1.4","title":"OPEN FLAME COOKING DEVICES\n","status":"COMPLIED","resolutionDate":"2023-03-16","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-006430","date":"2023-01-24","code":"F-315.3.3","title":"EQUIPMENT ROOMS\n","status":"COMPLIED","resolutionDate":"2023-03-16","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-006324","date":"2023-01-24","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2023-03-16","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}],"violationCases":[{"number":"CF-2023-007791","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2023-01-30","completedDate":"2023-04-13","violations":[{"number":"VI-2023-006323","date":"2023-01-24","code":"F-901.6.4.2","title":"SUBMISSION OF CERTIFICATIONS\n","status":"COMPLIED","resolutionDate":"2023-03-16","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2023-006325","date":"2023-01-24","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2023-03-16","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2023-006327","date":"2023-01-24","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"COMPLIED","resolutionDate":"2023-03-16","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-006343","date":"2023-01-24","code":"F-705.2.4","title":"DOOR 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DEVICES\n","status":"COMPLIED","resolutionDate":"2023-03-16","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-006430","date":"2023-01-24","code":"F-315.3.3","title":"EQUIPMENT ROOMS\n","status":"COMPLIED","resolutionDate":"2023-03-16","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-006324","date":"2023-01-24","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2023-03-16","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]}],"violYears":[{"y":2023,"n":11,"worst":null}],"investigations":[{"caseNumber":"CF-2023-007791","date":"2023-01-30","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-007791","date":"2023-03-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-007791","date":"2023-04-13","type":null,"status":"PASSED"}],"inspYears":[{"y":2023,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.94027808497741,"lng":-75.15064212350755,"geom":{"type":"Polygon","coordinates":[[[-75.150698585,39.940402029],[-75.150442681,39.940361359],[-75.150490237,39.940144532],[-75.150845162,39.94020094],[-75.150807621,39.940396542],[-75.150702966,39.940379909],[-75.150698585,39.940402029]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2021-006608","type":"Fire Alarm Certification","inspectionDate":"2021-11-02","result":"Certified","expirationDate":"2022-11-02","buildingId":"1454377"},{"number":"BC-2023-002820","type":"Fire Alarm Certification","inspectionDate":"2022-11-18","result":"Deficient","expirationDate":null,"buildingId":"1454377"},{"number":"BC-2023-005874","type":"Fire Alarm Certification","inspectionDate":"2022-11-18","result":"Certified","expirationDate":"2023-11-18","buildingId":"1454377"},{"number":"BC-2023-005893","type":"Sprinkler Certification","inspectionDate":"2023-03-03","result":"Certified","expirationDate":"2024-03-03","buildingId":"1454377"},{"number":"BC-2023-023279","type":"Fire Alarm Certification","inspectionDate":"2023-11-08","result":"Certified","expirationDate":"2024-11-08","buildingId":"1454377"},{"number":"BC-2024-009821","type":"Sprinkler Certification","inspectionDate":"2024-03-12","result":"Certified","expirationDate":"2025-03-12","buildingId":"1454377"},{"number":"BC-2024-030994","type":"Fire Alarm Certification","inspectionDate":"2024-11-14","result":"Certified","expirationDate":"2025-11-14","buildingId":"1454377"},{"number":"BC-2025-012789","type":"Sprinkler Certification","inspectionDate":"2025-03-24","result":"Certified","expirationDate":"2026-03-24","buildingId":"1454377"},{"number":"BC-2025-031025","type":"Fire Alarm Certification","inspectionDate":"2025-11-13","result":"Certified","expirationDate":"2026-11-13","buildingId":"1454377"},{"number":"BC-2026-011541","type":"Sprinkler Certification","inspectionDate":"2026-04-03","result":"Certified","expirationDate":"2027-04-03","buildingId":"1454377"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19147","beds":null,"baths":null,"stories":4,"lotArea":7963,"zoning":"RM1","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"514 SOUTH ST UNIT 1, PHILADELPHIA PA, 19147","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":2350000,"taxable":1205000,"land":318520,"improvement":2031480,"taxableLand":318520,"taxableImprovement":886480,"exemptLand":0,"exemptImprovement":1145000},{"y":2017,"v":2350000,"taxable":1205000,"land":318520,"improvement":2031480,"taxableLand":318520,"taxableImprovement":886480,"exemptLand":0,"exemptImprovement":1145000},{"y":2018,"v":3400000,"taxable":1675323,"land":340000,"improvement":3060000,"taxableLand":340000,"taxableImprovement":1335323,"exemptLand":0,"exemptImprovement":1724677},{"y":2019,"v":3502000,"taxable":1725583,"land":350200,"improvement":3151800,"taxableLand":350200,"taxableImprovement":1375383,"exemptLand":0,"exemptImprovement":1776417},{"y":2020,"v":3537000,"taxable":1742829,"land":353700,"improvement":3183300,"taxableLand":353700,"taxableImprovement":1389129,"exemptLand":0,"exemptImprovement":1794171},{"y":2021,"v":3537000,"taxable":1742829,"land":353700,"improvement":3183300,"taxableLand":353700,"taxableImprovement":1389129,"exemptLand":0,"exemptImprovement":1794171},{"y":2022,"v":3537000,"taxable":1742829,"land":353700,"improvement":3183300,"taxableLand":353700,"taxableImprovement":1389129,"exemptLand":0,"exemptImprovement":1794171},{"y":2023,"v":3537000,"taxable":1754352,"land":353700,"improvement":3183300,"taxableLand":353700,"taxableImprovement":1400652,"exemptLand":0,"exemptImprovement":1782648},{"y":2024,"v":3537000,"taxable":1754352,"land":353700,"improvement":3183300,"taxableLand":353700,"taxableImprovement":1400652,"exemptLand":0,"exemptImprovement":1782648},{"y":2025,"v":3000000,"taxable":3000000,"land":450000,"improvement":2550000,"taxableLand":450000,"taxableImprovement":2550000,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":3000000,"taxable":3000000,"land":450000,"improvement":2550000,"taxableLand":450000,"taxableImprovement":2550000,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":2774400,"taxable":2774400,"land":554800,"improvement":2219600,"taxableLand":554800,"taxableImprovement":2219600,"exemptLand":0,"exemptImprovement":0}],"taxNow":41994,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"503164","date":"2013-10-29","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2013-12-09","scope":"INTERIOR DEMOLITION NON-LOAD BEARING PARTITIONS(COMMERCIAL)"},{"number":"501423","date":"2013-10-31","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2013-10-31","scope":"FOR THE CONSOLIDATION OF LOT LINES, AND FOR (16) NEW RESIDENTIAL DWELLING UNITS IN THE EXISTING (4) STORY STRUCTURE WITH OPEN AIR ROOF DECK."},{"number":"502140","date":"2013-10-31","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2013-10-31","scope":"FOR THE LOT ADJUSTMENT TO CREATE ONE (1) LOT FROM TWO (2) EXISTING LOTS (427-33 MONROE STREET AND 435-37 MONROE STREET). SIZE AND LOCATION AS SHOWN ON APPLICATION/PLANS SEE A/P NO 501423"},{"number":"502141","date":"2013-11-20","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2013-11-20","scope":"FOR THE ERECTION OF A ROOF DECK ON AN EXISTING SEMI-DETACHED STRUCTURE (ACCESSED BY EXISTING PILOT HOUSE). SIZE AND LOCATION AS SHOWN ON APPLICATION. FOR USE AS MULTIFAMILY HOUSEHOLD LIVING (SIXTEEN (16) DWELLING UNITS). SEE A/P NO 501423"},{"number":"508199","date":"2013-11-25","work":"Zoning admin review","type":"ZP_ADMIN","description":"ZONING ADMIN REVIEW","status":"COMPLETED","completedDate":"2013-11-25","scope":"ADMINISTRATIVE REVIEW TO CORRECT THE PERMIT LANGUAGE OF A/P NO 502141. CORRECTED PERMIT TO READ: FOR THE ERECTION OF A ROOF DECK ON AN EXISTING SEMI-DETACHED STRUCTURE (ACCESSED BY EXISTING PILOT HOUSE). SIZE AND LOCATION AS SHOWN IN PLANS/APPLICATION. EXISTING STRUCTURE FOR USE AS MULTIFAMILY HOUSEHOLD LIVING (SIXTEEN (16) DWELLING UNITS). NO SIGNS OR PARKING APPROVED ON THIS APPLICATION."},{"number":"505235","date":"2013-12-05","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2014-07-14","scope":"FOR A COMPLETE CHANGE IN OCCUPANCY CLASSIFICATION & LEVEL III ALTERATIONS TO AN EXISTING FOUR-STORY STRUCTURE TO CREATE A NEW RESIDENTIALLY-OCCUPIED BUILDING. NO PARKING ON ENTIRE SITE. BUILDING TO BE FULLY SPRINKLERED AND PROVIDED WITH TYPE 'B' UNITS ON THE FIRST FLOOR. SEPARATE PERMITS REQUIRED FOR ELECTRICAL, MECHANICAL, PLUMBING AND FIRE SUPPRESSION SYSTEMS. **ALL ASBESTOS TO BE REMOVED/TREATED PRIOR TO COMMENCEMENT OF WORK.**"},{"number":"512140","date":"2013-12-19","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2014-07-14","scope":"78 FIXTURES WITH PIPING AS PER 2004 PHILA.PLUMBING CODE"},{"number":"514483","date":"2014-02-04","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2015-04-30","scope":"WIRE 16 APTS, NEW FIRE ALARM, INCLUDING SWITCHES, OUTLETS, FIXTURES & NEW 600AMP 3 PHASE AS PER NEC 2008 & NFPA 72 (MULTI UNITS) ***SEE LOG***"},{"number":"518407","date":"2014-02-05","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2014-07-14","scope":"INSTALL 16 FUJITSU DUCTLESS 18,000BTU MINI-SPLIT SYSTEMS, NO DUCTWORK(MULTI-FAMILY)CONDENSORS ON ROOF(SEE ENGINEERS LETTER IN OLE)"},{"number":"516567","date":"2014-03-14","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2014-07-14","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM AND 2\" SERVICE IN ACCORDANCE WITH NFPA 13R THROUGHOUT THE ENTIRE BUILDING. ALL WORK SHALL COMPLY WITH THE APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"538872","date":"2014-05-23","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2014-05-30","scope":"TEMPORAY CO FOR PERMIT 505235 FOR ENTIRE BUILDING"},{"number":"948274","date":"2019-02-08","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2020-10-22","scope":"REPLACE 40' OF 4\" PIPE LIKE IN KIND SECTION OF MAIN DRAIN IN BASEMENT.PER 2004 PHILADELPHIA PLUMBING CODE"},{"number":"960627","date":"2019-03-25","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-03-28","scope":"REPLACE CURB TRAP AND MAIN DRAIN, INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2013,"k":"permit","w":"Zoning admin review"},{"y":2013,"k":"permit","w":"Major alteration"},{"y":2013,"k":"permit","w":"Plumbing"},{"y":2014,"k":"permit","w":"Electrical"},{"y":2014,"k":"permit","w":"Mechanical"},{"y":2014,"k":"permit","w":"Suppression"},{"y":2014,"k":"permit","w":"Administrative"},{"y":2018,"k":"sale","p":3440400},{"y":2019,"k":"permit","w":"Alterations"},{"y":2019,"k":"permit","w":"Plumbing"},{"y":2023,"k":"viol","w":"11 L&I violations"},{"y":2023,"k":"insp","w":"L&I: 2 failed, 1 passed"}],"rented":true,"licenses":[{"number":"655623","type":"Rental","status":"Inactive","businessName":"DOUGLAS JORDAN  (QUEEN VILLAGE LOFTS LP)","legalName":"DOUGLAS JORDAN ","address":"427-37 MONROE ST","revenueCode":"3202","rentalCategory":null,"units":16,"issuedDate":"2015-02-18","latestIssueDate":"2018-07-19","expirationDate":"2019-04-30","inactiveDate":"2019-06-29"},{"number":"800894","type":"Rental","status":"Active","businessName":"427 Monroe LLC","legalName":"427 Monroe LLC ","address":"427-37 MONROE ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":16,"issuedDate":"2019-01-29","latestIssueDate":"2025-12-17","expirationDate":"2027-01-28","inactiveDate":null}],"licenseActivity":[{"number":"800894","type":"Rental","businessName":"427 Monroe LLC","legalName":"427 Monroe LLC ","issuedDate":"2019-01-29","latestIssueDate":"2025-12-17","closureDate":null,"expirationDate":"2027-01-28","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"655623","type":"Rental","businessName":"DOUGLAS JORDAN  (QUEEN VILLAGE LOFTS LP)","legalName":"DOUGLAS JORDAN ","issuedDate":"2015-02-18","latestIssueDate":"2018-07-19","closureDate":"2019-06-29","expirationDate":"2019-04-30","inactiveDate":"2019-06-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","units":16,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #502141: COMPLETED.","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":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1948 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"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 Apr 13, 2023.","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":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as multi-family. 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 11 historical violations 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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Nov 13, 2026; Sprinkler Certification: Certified through Apr 3, 2027","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/"}]}