{"asOf":"2026-07-29T02:51:50.244Z","block":"100-199 E MERMAID LN","blockUrl":"https://philadelphia.blockreport.homes/block/100-199-e-mermaid-ln","address":"127 E MERMAID LN","parcelNumber":"881042820","source":"https://property.phila.gov/?p=881042820","ownerType":"owner-occupied","kind":"multi-family","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"CA0","buildingCodeNew":"806","buildingClass":"APTS 5-50 UNITS MASONRY","buildingClassNew":"APARTMENTS - BLT AS RESID","useLabel":"Apartment building","owner":"DEACON M ELLEN","coOwner":"DEACON M ELLEN TR","marketValue":1132600,"landAssessment":226500,"improvementAssessment":906100,"livableArea":7530,"yearBuilt":1890,"lastSale":{"price":535000,"date":"2000-12-07T05:00:00Z"},"openViolations":1,"violations":[{"number":"VI-2023-010217","date":"2023-02-16","code":"A-301.1/4","title":"ALTER INTERIOR PORTION","status":"COMPLIED","resolutionDate":"2023-10-16","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-013343","date":"2023-03-06","code":"9-3902 (2)","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"COMPLIED","resolutionDate":"2025-09-26","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2025-052952","date":"2025-07-21","code":"9-3902 (2)","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"COMPLIED","resolutionDate":"2025-09-05","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-087181","date":"2025-11-04","code":"F-1103.8.1","title":"SMOKE ALARM LOCATION\n","status":"COMPLIED","resolutionDate":"2026-03-26","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-087182","date":"2025-11-04","code":"PM15-305.6","title":"INTERIOR DOORS","status":"COMPLIED","resolutionDate":"2026-03-26","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-087183","date":"2025-11-04","code":"PM15-305.3","title":"INTERIOR SURFACES","status":"COMPLIED","resolutionDate":"2026-03-26","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-087184","date":"2025-11-04","code":"PM15-604.2","title":"ELECTRICAL- SERVICE","status":"COMPLIED","resolutionDate":"2026-03-26","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-087185","date":"2025-11-04","code":"F-304.2","title":"STORAGE\n","status":"COMPLIED","resolutionDate":"2026-03-26","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-087048","date":"2025-11-04","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2026-03-26","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-087049","date":"2025-11-04","code":"F-901.6","title":"INSPECTION, TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2026-03-26","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-087050","date":"2025-11-04","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"COMPLIED","resolutionDate":"2026-03-26","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-017298","date":"2026-03-26","code":"9-3902 (2)","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"CF-2023-013199","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CONSTRUCTION COMPLAINT INVESTIGATOR","status":"CLOSED","createdDate":"2023-02-16","completedDate":"2023-10-16","violations":[{"number":"VI-2023-010217","date":"2023-02-16","code":"A-301.1/4","title":"ALTER INTERIOR PORTION","status":"COMPLIED","resolutionDate":"2023-10-16","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2023-017766","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2023-03-06","completedDate":"2025-09-27","violations":[{"number":"VI-2023-013343","date":"2023-03-06","code":"9-3902 (2)","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"COMPLIED","resolutionDate":"2025-09-26","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]},{"number":"CF-2025-059349","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2025-06-16","completedDate":"2025-09-05","violations":[{"number":"VI-2025-052952","date":"2025-07-21","code":"9-3902 (2)","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"COMPLIED","resolutionDate":"2025-09-05","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2025-120689","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2025-11-04","completedDate":"2026-03-26","violations":[{"number":"VI-2025-087181","date":"2025-11-04","code":"F-1103.8.1","title":"SMOKE ALARM LOCATION\n","status":"COMPLIED","resolutionDate":"2026-03-26","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-087182","date":"2025-11-04","code":"PM15-305.6","title":"INTERIOR DOORS","status":"COMPLIED","resolutionDate":"2026-03-26","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-087183","date":"2025-11-04","code":"PM15-305.3","title":"INTERIOR SURFACES","status":"COMPLIED","resolutionDate":"2026-03-26","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-087184","date":"2025-11-04","code":"PM15-604.2","title":"ELECTRICAL- SERVICE","status":"COMPLIED","resolutionDate":"2026-03-26","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-087185","date":"2025-11-04","code":"F-304.2","title":"STORAGE\n","status":"COMPLIED","resolutionDate":"2026-03-26","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2025-120715","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2025-11-04","completedDate":"2026-03-27","violations":[{"number":"VI-2025-087048","date":"2025-11-04","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2026-03-26","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-087049","date":"2025-11-04","code":"F-901.6","title":"INSPECTION, TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2026-03-26","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-087050","date":"2025-11-04","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"COMPLIED","resolutionDate":"2026-03-26","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2026-027756","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL PROACTIVE RENTAL INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-03-25","completedDate":null,"violations":[{"number":"VI-2026-017298","date":"2026-03-26","code":"9-3902 (2)","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2023,"n":2,"worst":null},{"y":2025,"n":9,"worst":null},{"y":2026,"n":1,"worst":null}],"investigations":[{"caseNumber":"CF-2023-013199","date":"2023-02-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-017766","date":"2023-03-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-017766","date":"2023-04-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-013199","date":"2023-04-21","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-017766","date":"2023-05-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-013199","date":"2023-10-16","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-059349","date":"2025-07-21","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-059349","date":"2025-09-05","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-017766","date":"2025-09-26","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-120715","date":"2025-11-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-120689","date":"2025-11-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-027756","date":"2026-03-26","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-120689","date":"2026-03-26","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-120715","date":"2026-03-27","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-027756","date":"2026-07-09","type":null,"status":"FAILED"}],"inspYears":[{"y":2023,"fails":5,"passes":1},{"y":2025,"fails":3,"passes":2},{"y":2026,"fails":2,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.07015266181159,"lng":-75.1954328671145,"geom":{"type":"Polygon","coordinates":[[[-75.19506096,40.070018365],[-75.195192171,40.069888111],[-75.19580533,40.07028729],[-75.195672766,40.070416861],[-75.19506096,40.070018365]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2023-000560","type":"Fire Alarm Certification","inspectionDate":"2022-10-25","result":"Certified","expirationDate":"2023-10-25","buildingId":"1100285"},{"number":"BC-2023-022854","type":"Fire Alarm Certification","inspectionDate":"2023-10-10","result":"Certified","expirationDate":"2024-10-10","buildingId":"1100285"},{"number":"BC-2025-031332","type":"Fire Alarm Certification","inspectionDate":"2025-11-21","result":"Certified","expirationDate":"2026-11-21","buildingId":"1100285"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19118","beds":null,"baths":null,"stories":3,"lotArea":13470,"zoning":"RSA3","grade":"B","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"127 E MERMAID LN, PHILADELPHIA PA, 19118","mailOut":false,"appeals":[{"type":"LIRB Violation Appeal","grounds":"See Attached","status":"Closed","outcome":"Complete","date":"2024-03-12","number":"HA-2023-001981","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":910500,"taxable":910500,"land":310399,"improvement":600101,"taxableLand":310399,"taxableImprovement":600101,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":910500,"taxable":910500,"land":310399,"improvement":600101,"taxableLand":310399,"taxableImprovement":600101,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":862400,"taxable":862400,"land":215600,"improvement":646800,"taxableLand":215600,"taxableImprovement":646800,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":888200,"taxable":888200,"land":222050,"improvement":666150,"taxableLand":222050,"taxableImprovement":666150,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":892600,"taxable":892600,"land":223150,"improvement":669450,"taxableLand":223150,"taxableImprovement":669450,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":892600,"taxable":892600,"land":223150,"improvement":669450,"taxableLand":223150,"taxableImprovement":669450,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":892600,"taxable":892600,"land":223150,"improvement":669450,"taxableLand":223150,"taxableImprovement":669450,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":1069200,"taxable":1069200,"land":320760,"improvement":748440,"taxableLand":320760,"taxableImprovement":748440,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":1069200,"taxable":1069200,"land":320760,"improvement":748440,"taxableLand":320760,"taxableImprovement":748440,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":988000,"taxable":988000,"land":296400,"improvement":691600,"taxableLand":296400,"taxableImprovement":691600,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":988000,"taxable":988000,"land":296400,"improvement":691600,"taxableLand":296400,"taxableImprovement":691600,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":1132600,"taxable":1132600,"land":226500,"improvement":906100,"taxableLand":226500,"taxableImprovement":906100,"exemptLand":0,"exemptImprovement":0}],"taxNow":13830,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"43912","date":"2007-08-16","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2010-07-21","scope":"INSTALLATION OF FIRE ALARM SYSTEM, MULTI FAMILY DWELLING"},{"number":"483224","date":"2013-07-24","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2014-04-30","scope":"REMOVE AND REPLACE BATHTUB WITH JACUZZI WALK IN TUB; REMOVE AND REPLACE TOILET"},{"number":"483327","date":"2013-07-24","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2013-11-27","scope":"RUN (2)LINES FOR JACUZZI WALK IN TUB TO CONNECT TO (2)GFI OUTLETS..NO OTHER WORK ON THIS PERMIT... IN ACCORDANCE WITH 2008 NEC"},{"number":"EP-2020-000837","date":"2020-07-23","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-03-04","scope":"Solar PV array, inverters, electrical service connections on service side of occupancy disconnect. Tenant improvements to provide for non-critical, automatically-transferred backup power on selected branch circuits, using battery-inverter as generation source."},{"number":"ZP-2022-004967","date":"2022-05-03","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Multi-Family"},{"number":"EP-2023-001107","date":"2023-02-06","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Cancelled","completedDate":"2023-02-16","scope":"4 gang Meter Vertical with 4 built in 100 amp disconnect x1 200 amp SEU cables protected in co shit to the new 4 gang meter socket x2 100amp 20ckt Homeline Expansion Panel x4 FISH ONLY as per 2017 nec Amendment: Address change to 133 E Mermaid Lane"},{"number":"EP-2022-012036","date":"2023-03-07","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-06-07","scope":"Upgrade service to 400A, 1ph, 3-wire as per 2017 NEC."},{"number":"MP-2023-003759","date":"2023-09-20","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-10-20","scope":"FOR THE INSTALLATION OF TWELVE (12) NEW DUCTLESS SPLIT-SYSTEM HVAC APPLIANCES THROUGHOUT AN EXISTING THREE (3) STORY MULTI-FAMILY DWELLING. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IMC AND MANUFACTURER SPECIFICATIONS. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. IF SITE CONDITIONS VARY, CONTACT DESIGN ENGINEER PRIOR TO START OF WORK."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Change of Use"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"viol","w":"2 L&I violations"},{"y":2023,"k":"insp","w":"L&I: 5 failed, 1 passed"},{"y":2023,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"appeal","w":"Appeal complete"},{"y":2025,"k":"viol","w":"9 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 3 failed, 2 passed"},{"y":2026,"k":"viol","w":"L&I violation"},{"y":2026,"k":"insp","w":"L&I: 2 failed, 2 passed"}],"rented":false,"licenses":[{"number":"222082","type":"Rental","status":"Closed","businessName":"ELLEN DEACON","legalName":"ELLEN DEACON","address":"127 E MERMAID LN","revenueCode":"3202","rentalCategory":null,"units":12,"issuedDate":"2004-03-28","latestIssueDate":"2004-03-28","expirationDate":"2005-02-28","inactiveDate":"2012-12-22"},{"number":"313357","type":"Rental","status":"Inactive","businessName":"ELLEN DEACON","legalName":"ELLEN DEACON","address":"127 E MERMAID LN","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":9,"issuedDate":"2006-03-07","latestIssueDate":"2025-08-06","expirationDate":"2026-02-28","inactiveDate":"2026-04-29"}],"licenseActivity":[{"number":"313357","type":"Rental","businessName":"ELLEN DEACON","legalName":"ELLEN DEACON","issuedDate":"2004-03-28","latestIssueDate":"2025-08-06","closureDate":"2026-04-29","expirationDate":"2026-02-28","inactiveDate":"2026-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-28","signals":[{"kind":"record-pressure","level":"watch","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["1 open L&I violation","failed L&I inspection activity in 2023, 2025"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"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":["3 permit events since 2023","1 zoning/board appeal 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 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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: EP-2023-001107 (Cancelled).","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":"violations","level":"attention","title":"1 open L&I violation","finding":"12 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-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as multi-family; 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":"10 failed, 5 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jul 9, 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":"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":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Nov 21, 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/"}]}