{"asOf":"2026-07-26T15:06:53.330Z","block":"1400-1499 W ALLEGHENY AVE","blockUrl":"https://philadelphia.blockreport.homes/block/1400-1499-w-allegheny-ave","address":"1419-21 W ALLEGHENY AVE","parcelNumber":"881054800","source":"https://property.phila.gov/?p=881054800","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":"TEMPLE LOFTS LLC","coOwner":null,"marketValue":7008000,"landAssessment":700800,"improvementAssessment":6307200,"livableArea":51100,"yearBuilt":1969,"lastSale":{"price":2000000,"date":"2016-10-11T04:00:00Z"},"openViolations":0,"violations":[{"number":"1816525","date":"2010-08-20","code":"PM-306.2/1","title":"VACANT BLDG UNSECURED 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INSP","status":"FAILED"},{"caseNumber":"299763","date":"2011-10-14","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"299763","date":"2011-11-23","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"299763","date":"2012-06-15","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"CF-2025-003332","date":"2025-01-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-003332","date":"2025-04-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-003332","date":"2025-05-29","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-003556","date":"2026-01-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-003556","date":"2026-02-26","type":null,"status":"PASSED"}],"inspYears":[{"y":2010,"fails":1,"passes":0},{"y":2011,"fails":2,"passes":1},{"y":2025,"fails":2,"passes":1},{"y":2026,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.00210678027331,"lng":-75.1541827231152,"geom":{"type":"Polygon","coordinates":[[[-75.154047227,40.002291236],[-75.154065576,40.002207666],[-75.15392359,40.00218898],[-75.153982778,40.001901289],[-75.154431802,40.001960382],[-75.15435417,40.002330884],[-75.154047227,40.002291236]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2023-025295","type":"Sprinkler Certification","inspectionDate":"2023-12-08","result":"Certified","expirationDate":"2024-12-08","buildingId":"1198906"},{"number":"BC-2024-010243","type":"Fire Alarm Certification","inspectionDate":"2024-04-14","result":"Certified","expirationDate":"2025-04-14","buildingId":"1198906"},{"number":"BC-2025-004743","type":"Sprinkler Certification","inspectionDate":"2025-02-05","result":"Certified","expirationDate":"2026-02-05","buildingId":"1198906"},{"number":"BC-2025-010097","type":"Fire Alarm Certification","inspectionDate":"2025-04-16","result":"Certified","expirationDate":"2026-04-16","buildingId":"1198906"},{"number":"BC-2025-013725","type":"Facade Report","inspectionDate":"2025-04-22","result":"Safe","expirationDate":"2030-04-22","buildingId":"1198906"},{"number":"BC-2026-006020","type":"Sprinkler Certification","inspectionDate":"2026-03-04","result":"Certified","expirationDate":"2027-03-04","buildingId":"1198906"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19132","beds":null,"baths":null,"stories":6,"lotArea":16194,"zoning":"RSA3","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"300 E ALLEGHENY AVE, PHILADELPHIA PA, 19134","mailOut":false,"appeals":[],"taxYears":[{"year":2015,"total":214,"principal":0,"interest":0,"penalty":0}],"taxNet":214,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":1379700,"taxable":1379700,"land":81365,"improvement":1298335,"taxableLand":81365,"taxableImprovement":1298335,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":1379700,"taxable":1379700,"land":81365,"improvement":1298335,"taxableLand":81365,"taxableImprovement":1298335,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":1107000,"taxable":1107000,"land":332100,"improvement":774900,"taxableLand":332100,"taxableImprovement":774900,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":1140200,"taxable":1140200,"land":342060,"improvement":798140,"taxableLand":342060,"taxableImprovement":798140,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":6342800,"taxable":2298548,"land":1902840,"improvement":4439960,"taxableLand":1902840,"taxableImprovement":395708,"exemptLand":0,"exemptImprovement":4044252},{"y":2021,"v":6327000,"taxable":1140200,"land":632700,"improvement":5694300,"taxableLand":632700,"taxableImprovement":507500,"exemptLand":0,"exemptImprovement":5186800},{"y":2022,"v":6327000,"taxable":1140200,"land":632700,"improvement":5694300,"taxableLand":632700,"taxableImprovement":507500,"exemptLand":0,"exemptImprovement":5186800},{"y":2023,"v":6810700,"taxable":1232737,"land":681070,"improvement":6129630,"taxableLand":681070,"taxableImprovement":551667,"exemptLand":0,"exemptImprovement":5577963},{"y":2024,"v":6810700,"taxable":1232737,"land":681070,"improvement":6129630,"taxableLand":681070,"taxableImprovement":551667,"exemptLand":0,"exemptImprovement":5577963},{"y":2025,"v":6334000,"taxable":2299242,"land":1900200,"improvement":4433800,"taxableLand":1900200,"taxableImprovement":399042,"exemptLand":0,"exemptImprovement":4034758},{"y":2026,"v":6334000,"taxable":2299242,"land":1900200,"improvement":4433800,"taxableLand":1900200,"taxableImprovement":399042,"exemptLand":0,"exemptImprovement":4034758},{"y":2027,"v":7008000,"taxable":1268448,"land":700800,"improvement":6307200,"taxableLand":700800,"taxableImprovement":567648,"exemptLand":0,"exemptImprovement":5739552}],"taxNow":32185,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"306801","date":"2010-10-21","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2010-10-21","scope":"ERECT 3 PANEL ANTENNAS, 1 DISH ANTENNA, ERECT 1 EQUIP CAB ON LUNAR PLATFORM"},{"number":"315666","date":"2010-12-29","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"ERECT (3) PANEL & (1) DISH ANTENNA. ERECT EQUIPMENT CABINET ON 3' X 6' LUNAR PLATFORM ON A ROOFTOP STRUCTURE."},{"number":"545867","date":"2014-06-26","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALL 200AMP TEMP SERVICE, 1 METER SOCKET, 1 PNAEL AN D 4 GFI OUTLETS AS PER 2008 NEC (NORTH DISTRICT)"},{"number":"776521","date":"2017-05-23","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-01-15","scope":"TOTAL REWIRE 46 APTS CONNECTING TO NEW 200AMP SUBPANEL EACH PER 2008 NEC (APT BLDG)INSTALL NEW FIRE ALARM PER NFPA 72 *NO SERVICE* ***NOT WIRING FIRE PUMP***"},{"number":"770433","date":"2017-06-05","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-01-15","scope":"ALTERATION: INTERIOR PLUMBING FOR AN EXISTING 6-STORY MULTI-FAMILY STRUCTURE WITH (46) DWELLING UNITS.THE INSTALLATION SHALL COMPLY WITH THE PHILADLPHIA PLUMBING CODE, 2004.ADDITIONAL PERMITS ARE REQUIRED FOR THE 2\" DOMESTIC WATER DISTRIBUTION TO THE STREET MAIN, AS WELL AS THE REQUIRED 2\" BACKFLOW PREVENTION CONTAINMENT ASSEMBLY ON THE MAIN DOMESTIC WATER SUPPLY."},{"number":"761895","date":"2017-06-28","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-01-22","scope":"INSTALL 1600 SERVICE 3 PHASE COMPLETE WITH 47 METER BANK AND INSTALL 600AMP HOUSE PANEL AND FIRE PUMP SERVICE AS PER 2008 NEC (NORTH DISTRICT)"},{"number":"801223","date":"2017-07-19","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-01-15","scope":"1.5 FULL WATER SERVICE PA20172001417 (MULTI FAMILY)\"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"764858","date":"2017-07-24","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2019-01-15","scope":"FOR THE INSTALLATION OF A FIRE SUPRESSION SYSTEM FOR A MULTI FAMILY DWELLING WITH A GARAGE IN THE GROUND FLOOR LEVEL IN ACCORDANCE WITH A NFPA 13 AND NFPA 14 SYSTEM. FIRE SUPPRESSION SYSTEM SERVICED BY A FOUR INCH FIRE SERVICE LINE WITH A BACK FLOW PREVENTER ASSEMBLY AND FIRE PUMP. FIRE SUPPRESSION SYSTEM TO INCLUDE THE INSTALLATION OF A STANDPIPE IN EACH EXIT ENCLOSURE, BOTH STANDPIPES ARE INTERCONNECTED. FIRE SUPPRESSION SYSTEM INSTALLED IN ACCORDANCE WITH NFPA 13 AND NFPA 14 STANDARD."},{"number":"791181","date":"2017-09-18","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2019-01-15","scope":"FOR THE INSTALLATION OF A MECHANICAL SYSTEM TO INCLUDE REGISTERS/DIFFUSERS, SUPPLY/EXHAUST DUCTWORK, ROOF TOP UNITS, AND PIPING WORK AS PER APPROVED PLANS. SEPARATE PERMIT REQUIRED ELECTRICAL AND PLUMBING WORK. ASBESTOS ABATEMENT REQUIRED PRIOR TO COMMENCEMENT OF WORK."},{"number":"576622","date":"2018-03-26","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-05-22","scope":"FOR LEVEL 3 INTERIOR ALTERATIONS TO AN EXISTING APARTMENT BUILDING. WORK TO INCLUDE NEW INTERIOR NON-BEARING PARTITIONS, FINISHES AND EXTERIOR ACCESSIBLE RAMP. BUILDING IS FULLY SPRINKLERED. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING, AND FIRE SUPPRESSION SYSTEMS. **ALL ASBESTOS TO BE TREATED & REMOVED PRIOR TO COMMENCEMENT OF WORK.**"},{"number":"869420","date":"2018-04-20","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-01-22","scope":"NEW 3\" WATER LINE FROM SIDEWALK. HOT BOX /PIT TO HEATER ROOM FOR CONNECTION TO BACKFLOW PREVENTER AND WATER LINES"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2017,"k":"permit","w":"Electrical"},{"y":2017,"k":"permit","w":"Plumbing"},{"y":2017,"k":"permit","w":"Electrical"},{"y":2017,"k":"permit","w":"Plumbing"},{"y":2017,"k":"permit","w":"Suppression"},{"y":2017,"k":"permit","w":"Mechanical"},{"y":2018,"k":"permit","w":"Major alteration"},{"y":2018,"k":"permit","w":"Plumbing"},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2025,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2026,"k":"viol","w":"L&I violation"},{"y":2026,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":true,"licenses":[{"number":"278220","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"UNIVERSITY SQ APTS LLC","legalName":"UNIVERSITY SQ APTS LLC","address":"1419-21 W ALLEGHENY AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2003-06-05","latestIssueDate":"2003-06-05","expirationDate":"2004-02-29","inactiveDate":null},{"number":"392325","type":"Rental","status":"Inactive","businessName":"ALLEGHENY WEST HOLDINGS","legalName":"ALLEGHENY WEST HOLDINGS","address":"1419-21 W ALLEGHENY AVE","revenueCode":"3202","rentalCategory":null,"units":46,"issuedDate":"2006-11-21","latestIssueDate":"2014-05-06","expirationDate":"2008-02-29","inactiveDate":"2014-05-06"},{"number":"627683","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"1419 ALLEGHENY WEST HOLDINGS","legalName":"1419 ALLEGHENY WEST HOLDINGS","address":"1419-21 W ALLEGHENY AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2014-05-06","latestIssueDate":"2014-05-06","expirationDate":"2015-02-28","inactiveDate":"2014-10-24"},{"number":"632843","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"TEMPLE LOFTS LP","legalName":"TEMPLE LOFTS LP","address":"1419-21 W ALLEGHENY AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2014-06-20","latestIssueDate":"2014-06-20","expirationDate":"2015-02-28","inactiveDate":"2015-04-29"},{"number":"812385","type":"Rental","status":"Active","businessName":"Temple lofts LLc","legalName":"Temple lofts LLc","address":"1419-21 W ALLEGHENY AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":46,"issuedDate":"2019-05-13","latestIssueDate":"2026-04-16","expirationDate":"2027-05-12","inactiveDate":null}],"licenseActivity":[{"number":"812385","type":"Rental","businessName":"Temple lofts LLc","legalName":"Temple lofts LLc","issuedDate":"2019-05-13","latestIssueDate":"2026-04-16","closureDate":null,"expirationDate":"2027-05-12","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"632843","type":"Vacant Residential Property / Lot","businessName":"TEMPLE LOFTS LP","legalName":"TEMPLE LOFTS LP","issuedDate":"2014-06-20","latestIssueDate":"2014-06-20","closureDate":"2015-04-29","expirationDate":"2015-02-28","inactiveDate":"2015-04-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"627683","type":"Vacant Residential Property / Lot","businessName":"1419 ALLEGHENY WEST HOLDINGS","legalName":"1419 ALLEGHENY WEST HOLDINGS","issuedDate":"2014-05-06","latestIssueDate":"2014-05-06","closureDate":"2014-10-24","expirationDate":"2015-02-28","inactiveDate":"2014-10-24","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"392325","type":"Rental","businessName":"ALLEGHENY WEST HOLDINGS","legalName":"ALLEGHENY WEST HOLDINGS","issuedDate":"2006-11-21","latestIssueDate":"2014-05-06","closureDate":"2014-05-06","expirationDate":"2008-02-29","inactiveDate":"2014-05-06","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"278220","type":"Vacant Residential Property / Lot","businessName":"UNIVERSITY SQ APTS LLC","legalName":"UNIVERSITY SQ APTS LLC","issuedDate":"2003-06-05","latestIssueDate":"2003-06-05","closureDate":"2004-02-29","expirationDate":"2004-02-29","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","units":46,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 456% in 2020, but no matching permit appears in the property timeline.","evidence":["assessment moved from $1,140,200 to $6,342,800","no permit shown in 2019-2021"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #306801: 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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: 315666 (EXPIRED).","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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Sprinkler Certification: Certified through Mar 4, 2027; Fire Alarm Certification: Certified through Apr 16, 2026; Facade Report: Safe through Apr 22, 2030","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":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1969 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, 3 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Feb 26, 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":"Vacant Residential Property / Lot #278220: Inactive; Vacant Residential Property / Lot #627683: Inactive since Oct 24, 2014; Vacant Residential Property / Lot #632843: Inactive since Apr 29, 2015","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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 8 historical violations across 5 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/"}]}