{"asOf":"2026-07-25T22:24:56.950Z","block":"500-599 W GIRARD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/500-599-w-girard-ave","address":"507-09 W GIRARD AVE","parcelNumber":"881006825","source":"https://property.phila.gov/?p=881006825","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"CA0","buildingCodeNew":"804","buildingClass":"APTS 5-50 UNITS MASONRY","buildingClassNew":"APARTMENTS - LOW RISE","useLabel":"Apartment building","owner":"507 GIRARD LIMITED LIABILITY COMPANY","coOwner":null,"marketValue":872300,"landAssessment":174400,"improvementAssessment":697900,"livableArea":3396,"yearBuilt":1915,"lastSale":{"price":1420000,"date":"2019-12-16T05:00:00Z"},"openViolations":0,"violations":[{"number":"1299406","date":"2008-05-01","code":"A-301.1/3","title":"PERMB- ALTER REP'R EXT 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PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1299407","date":"2008-05-01","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"203951","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DN","status":"CLOSED","createdDate":"2009-06-19","completedDate":null,"violations":[{"number":"1403236","date":"2009-06-19","code":"A-301.1/27","title":"PERMB- INSTALL FIRE SUPP SYS","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"303336","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2011-10-25","completedDate":"2011-11-28","violations":[{"number":"2256733","date":"2011-10-24","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2256732","date":"2011-10-24","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"117374","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"929902","date":"2008-04-30","code":"A-302.8/30","title":"PERM - MUST POST","status":"COMPEXCP","resolutionDate":null,"resolution":null},{"number":"929903","date":"2008-04-30","code":"A-302.11/1","title":"PERMB- WK DONE W/O NOTIFY INSP","status":"COMPEXCP","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2008,"n":6,"worst":null},{"y":2009,"n":1,"worst":null},{"y":2011,"n":2,"worst":null}],"investigations":[{"caseNumber":"88904","date":"2006-11-06","type":"BC INSP","status":"CLOSED"},{"caseNumber":"88908","date":"2006-11-06","type":"BC INSP","status":"CLOSED"},{"caseNumber":"157891","date":"2008-04-30","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"157891","date":"2008-06-09","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"157891","date":"2008-08-11","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"157891","date":"2008-12-09","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"157891","date":"2009-01-13","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"157891","date":"2009-02-13","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"157891","date":"2009-04-15","type":"PRECOURT","status":"FAILED"},{"caseNumber":"203951","date":"2009-06-19","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"157891","date":"2009-06-19","type":"PRECOURT","status":"PASSED"},{"caseNumber":"203951","date":"2009-07-24","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"203951","date":"2009-12-30","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"303336","date":"2011-10-24","type":"CI INSP","status":"FAILED"},{"caseNumber":"303336","date":"2011-11-23","type":"CI INSP","status":"PASSED"}],"inspYears":[{"y":2008,"fails":2,"passes":2},{"y":2009,"fails":3,"passes":3},{"y":2011,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97049522264527,"lng":-75.14541597915482,"geom":{"type":"Polygon","coordinates":[[[-75.145361003,39.970438775],[-75.145375648,39.970369404],[-75.145505982,39.970387498],[-75.14545611,39.970621025],[-75.145326186,39.970603697],[-75.145361003,39.970438775]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2021-001234","type":"Sprinkler Certification","inspectionDate":"2021-05-13","result":"Certified","expirationDate":"2022-05-13","buildingId":"1027319"},{"number":"BC-2022-005043","type":"Fire Alarm Certification","inspectionDate":"2022-04-12","result":"Certified","expirationDate":"2023-04-12","buildingId":"1027319"},{"number":"BC-2022-007986","type":"Sprinkler Certification","inspectionDate":"2022-05-13","result":"Certified","expirationDate":"2023-05-13","buildingId":"1027319"},{"number":"BC-2023-007735","type":"Fire Alarm Certification","inspectionDate":"2023-04-07","result":"Certified","expirationDate":"2024-04-07","buildingId":"1027319"},{"number":"BC-2023-015612","type":"Sprinkler Certification","inspectionDate":"2023-07-03","result":"Certified","expirationDate":"2024-07-03","buildingId":"1027319"},{"number":"BC-2024-010242","type":"Fire Alarm Certification","inspectionDate":"2024-04-08","result":"Certified","expirationDate":"2025-04-08","buildingId":"1027319"},{"number":"BC-2024-023449","type":"Sprinkler Certification","inspectionDate":"2024-07-08","result":"Certified","expirationDate":"2025-07-08","buildingId":"1027319"},{"number":"BC-2025-010704","type":"Fire Alarm Certification","inspectionDate":"2025-04-11","result":"Certified","expirationDate":"2026-04-11","buildingId":"1027319"},{"number":"BC-2025-030972","type":"Sprinkler Certification","inspectionDate":"2025-07-09","result":"Certified","expirationDate":"2026-07-09","buildingId":"1027319"},{"number":"BC-2026-012398","type":"Fire Alarm Certification","inspectionDate":"2026-04-20","result":"Certified","expirationDate":"2027-04-20","buildingId":"1027319"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19123","beds":null,"baths":null,"stories":3,"lotArea":3137,"zoning":"CMX2","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"27 WASHINGTON AVE BOX 472, MILLTOWN NJ, 08850","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE RELOCAITON OF LOT LINES TO CREATE ONE (1) LOT FROM TWO (2) EXISTING LOTS (507 AND 509 W.GIRARD AVENUE) FOR USE AS A VACANT COMMERCIAL SPACE ON THE 1ST FLOOR (USE REGISTRATION PERMIT REQUIRED PRIOR TO OCCUPANCY) AND SEVEN (7) ","status":"CLOSED","outcome":"Granted with conditions","date":"2008-09-16","number":"4624","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":408100,"taxable":408100,"land":46900,"improvement":361200,"taxableLand":46900,"taxableImprovement":361200,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":408100,"taxable":408100,"land":46900,"improvement":361200,"taxableLand":46900,"taxableImprovement":361200,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":517000,"taxable":517000,"land":129250,"improvement":387750,"taxableLand":129250,"taxableImprovement":387750,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":532500,"taxable":532500,"land":133125,"improvement":399375,"taxableLand":133125,"taxableImprovement":399375,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":533800,"taxable":533800,"land":133450,"improvement":400350,"taxableLand":133450,"taxableImprovement":400350,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":533800,"taxable":533800,"land":133450,"improvement":400350,"taxableLand":133450,"taxableImprovement":400350,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":533800,"taxable":533800,"land":133450,"improvement":400350,"taxableLand":133450,"taxableImprovement":400350,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":703800,"taxable":703800,"land":211140,"improvement":492660,"taxableLand":211140,"taxableImprovement":492660,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":703800,"taxable":703800,"land":211140,"improvement":492660,"taxableLand":211140,"taxableImprovement":492660,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":708000,"taxable":708000,"land":212400,"improvement":495600,"taxableLand":212400,"taxableImprovement":495600,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":708000,"taxable":708000,"land":212400,"improvement":495600,"taxableLand":212400,"taxableImprovement":495600,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":872300,"taxable":872300,"land":174400,"improvement":697900,"taxableLand":174400,"taxableImprovement":697900,"exemptLand":0,"exemptImprovement":0}],"taxNow":9911,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"78343","date":"2007-08-22","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-03-01","scope":"REWIRE MULTI FAMILY DWELLING TO EXISTING 600AMP SERVICE AS PER 2005 NEC, NO FIRE ALARM WILL BE DONE ON THIS PERMIT FA PERMIT WILL BE TAKEN OUT BY ANOTHER CONTRACTOR (NORTH DISTRICT)"},{"number":"117374","date":"2008-01-10","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2010-02-23","scope":"REPAIRS TO STORE FRONT & INTERIOR ALTERATIONS TO VACANT 1ST FLOOR COMMERCIAL SPACE, AS PER PLANS, TO INCL NEW STEPS, NEW STORE FRONT GLASS, PARTITIONS, BATHROOM, TRIM & FINIHSES. VACANT SPACE REQUIRES C/O AND USE REGISTRATION PERMITS. COMBINING OF PROPERTIES WILL REQUIRE SEPARATE ZONING PERMITS"},{"number":"148309","date":"2008-04-29","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2008-06-18","scope":"INSTALL: (8) WATER CLOSETS, (8) LAVS, (7) BATHTUBS, (7) KITCHEN SINKS, (1) SINK, (7) WASHER DRAIN, (7) WATER HEATERS. THIS WORK IS TO CORRECT WORK DONE BY OTHERS."},{"number":"149114","date":"2008-05-01","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2009-12-30","scope":"INSTALL 7 GIBSON HEAT PUMPS W/ACCESSORY DUCTWORK IN 7 APARTMENTS. ALSO INSTALL 1 GOODMAN HEAT PUMP IN 1ST FLOOR COMMERCIAL SPACE (SEE SEPARATE DUCTWORK PERMIT FOR COMM. SPACE - #149161)"},{"number":"149161","date":"2008-05-01","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2009-12-30","scope":"INSTALL DUCTWORK IN 1ST FLOOR COMMERCIAL SPACE (SEE HEAT PUMP PERMIT #149114)"},{"number":"158255","date":"2008-06-13","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"REPLACE ONE FOR ONE WITH NO ADDITIONAL WIRING: 6 SMOKES DETECTORS, 5 HORN & STROBE, AND 2 PULL STATIONS AS PER 2005 NEC (CC DISTRICT)"},{"number":"77295","date":"2009-04-16","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2009-04-16","scope":"CHANGE TO 7 APTS. AND VACANT OFFICE SPACE."},{"number":"82309","date":"2009-04-16","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2009-04-16","scope":"COMBINE LOT LINES TO CREATE ONE LOT FROM TWO LOTS AND FOR USE AS 1ST FLOOR COMMERCIAL SPACE AND 1 APT., 2ND FL. 3 APTS., 3RD FL. 3 APTS."},{"number":"192729","date":"2009-04-16","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2009-04-16","scope":"COMBINE LOT LINES TO CREATE ONE LOT FROM TWO LOTS AND FOR USE AS 1ST FLOOR COMMERCIAL SPACE AND 1 APT., 2ND FL. 3 APTS., 3RD FL. 3 APTS."},{"number":"209123","date":"2009-04-23","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2010-02-22","scope":"INTERIOR/EXTERIOR ALTERATIONS, FIT OUT OF DWELLING UNITS & REHAB OF STRUCTURE, VACANT COMMERCIAL SPACE 1ST FLOOR(CO AND URP REQUIRED PRIOR TO OCCUPANCY).COMPLY AND CORRECT ANY ISSUED VIOLATIONS."},{"number":"241337","date":"2009-11-17","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2010-01-06","scope":"INSTALLATION OF AN AUTOMATIC SPRINKLER SYSTEM APPROVED ZONING AND BUILDING PERMITS REQUIRED PRIOR TO OCCUPANCY FOR VACANT FIRST FLOOR COMMERCIAL."},{"number":"344024","date":"2011-06-01","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2011-06-01","scope":"ZONING FOR CHILDCARE"},{"number":"361444","date":"2011-09-29","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2011-10-20","scope":"CERTIFICATE OF OCCUPANCY FOR CHILD CARE CENTER"},{"number":"ZP-2022-002489","date":"2022-03-11","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Retail Sales - Consumer Goods"},{"number":"AP-2022-002164","date":"2022-03-22","work":"Certificate of Occupancy (CO) (may inclu…","type":"Administrative","description":"Administrative Permit","status":"Completed","completedDate":"2022-05-11","scope":"For a certificate of occupancy with a partial change of occupancy classification, from Group E (Day Care Center) to Group M (Florist), at the first floor within an existing three (3) story attached structure, as per plans; no work on this permit; no change to existing Group R-2 occupancy at the rear 1st floor and entire 2nd/3rd floors; building is currently sprinklered throughout in accordance with NFPA 13 at the first floor and in accordance with NFPA 13R at the 2nd/3rd floors; compliance with Philadelphia Fire and Property Maintenance Codes required prior to occupancy; see ZP-2022-002489 for use registration permit."},{"number":"ZP-2022-003251","date":"2022-03-28","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR INSTALLATION OF A 21\" X 16.25\" (2.66 SQ. FT.) FLAT WALL SIGN ACCESSORY TO RETAIL GOODS (FLOWER SHOP)"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2009,"k":"permit","w":"Zoning"},{"y":2009,"k":"permit","w":"Major alteration"},{"y":2009,"k":"viol","w":"L&I violation"},{"y":2009,"k":"insp","w":"L&I: 3 failed, 3 passed"},{"y":2009,"k":"permit","w":"Suppression"},{"y":2011,"k":"permit","w":"Use"},{"y":2011,"k":"viol","w":"2 L&I violations"},{"y":2011,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2011,"k":"permit","w":"Administrative"},{"y":2022,"k":"permit","w":"Change of Use"},{"y":2022,"k":"permit","w":"Certificate of Occupancy (CO) (may inclu…"},{"y":2022,"k":"permit","w":"Signs (Accessory / Non-Accessory)"}],"rented":true,"licenses":[{"number":"836821","type":"Rental","status":"Active","businessName":"507 GIRARD LLC","legalName":"507 GIRARD LLC","address":"507-09 W GIRARD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":7,"issuedDate":"2020-02-12","latestIssueDate":"2026-04-24","expirationDate":"2027-02-11","inactiveDate":null}],"licenseActivity":[{"number":"836821","type":"Rental","businessName":"507 GIRARD LLC","legalName":"507 GIRARD LLC","issuedDate":"2020-02-12","latestIssueDate":"2026-04-24","closureDate":null,"expirationDate":"2027-02-11","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-24","units":7,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #4624: CLOSED · Granted with conditions. Use permit #77295: 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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Sprinkler Certification: Certified through Jul 9, 2026; Fire Alarm Certification: Certified through Apr 20, 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":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"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 (27 WASHINGTON AVE BOX 472, MILLTOWN NJ, 08850).","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":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1915 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":"6 failed, 6 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Nov 23, 2011.","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":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration and appears related-party/family-held.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"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 9 historical violations across 4 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/"}]}