{"asOf":"2026-07-29T01:22:42.919Z","block":"0-99 LEVERINGTON AVE","blockUrl":"https://philadelphia.blockreport.homes/block/0-99-leverington-ave","address":"4 LEVERINGTON AVE","parcelNumber":"881079260","source":"https://property.phila.gov/?p=881079260","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":"WATERMILL LOFTS ACQUISTIO","coOwner":null,"marketValue":2127300,"landAssessment":425400,"improvementAssessment":1701900,"livableArea":23052,"yearBuilt":1877,"lastSale":{"price":4475000,"date":"2018-03-05T05:00:00Z"},"openViolations":0,"violations":[{"number":"4343408","date":"2016-02-18","code":"PM15-304.1F","title":"EXTERIOR STRUCT UNSAFE COND 6","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4343407","date":"2016-02-18","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2025-005968","date":"2025-02-03","code":"PM15-305.3","title":"INTERIOR SURFACES","status":"COMPLIED","resolutionDate":"2025-03-29","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-005966","date":"2025-02-03","code":"PM15-302.3","title":"EXTERIOR AREA SIDEWALKS WITHIN THE PROPERTY LINE","status":"COMPLIED","resolutionDate":"2025-03-29","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-005963","date":"2025-02-03","code":"PM15-304.13","title":"EXTERIOR STRUCTURE WINDOWS, SKYLIGHTS DOOR FRAMES","status":"COMPLIED","resolutionDate":"2025-09-25","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-005960","date":"2025-02-03","code":"PM15-304.15","title":"EXTERIOR STRUCTURE DOORS","status":"COMPLIED","resolutionDate":"2025-09-25","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"520450","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2016-02-18","completedDate":null,"violations":[{"number":"4343408","date":"2016-02-18","code":"PM15-304.1F","title":"EXTERIOR STRUCT UNSAFE COND 6","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4343407","date":"2016-02-18","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2025-007363","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2025-02-03","completedDate":"2025-09-25","violations":[{"number":"VI-2025-005968","date":"2025-02-03","code":"PM15-305.3","title":"INTERIOR SURFACES","status":"COMPLIED","resolutionDate":"2025-03-29","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-005966","date":"2025-02-03","code":"PM15-302.3","title":"EXTERIOR AREA SIDEWALKS WITHIN THE PROPERTY LINE","status":"COMPLIED","resolutionDate":"2025-03-29","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-005963","date":"2025-02-03","code":"PM15-304.13","title":"EXTERIOR STRUCTURE WINDOWS, SKYLIGHTS DOOR FRAMES","status":"COMPLIED","resolutionDate":"2025-09-25","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-005960","date":"2025-02-03","code":"PM15-304.15","title":"EXTERIOR STRUCTURE DOORS","status":"COMPLIED","resolutionDate":"2025-09-25","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2016,"n":2,"worst":"EXTERIOR STRUCT UNSAFE COND 6"},{"y":2025,"n":4,"worst":null}],"investigations":[{"caseNumber":"520450","date":"2016-02-18","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"520450","date":"2016-08-30","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"520450","date":"2017-03-28","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"520450","date":"2017-05-01","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"520450","date":"2017-06-07","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"520450","date":"2017-07-18","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"CF-2025-007363","date":"2025-02-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-007363","date":"2025-03-29","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-007363","date":"2025-09-25","type":null,"status":"PASSED"}],"inspYears":[{"y":2016,"fails":2,"passes":0},{"y":2017,"fails":4,"passes":0},{"y":2025,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.02928907116282,"lng":-75.23066503158606,"geom":{"type":"Polygon","coordinates":[[[-75.230328586,40.029212123],[-75.230669561,40.029100083],[-75.230959471,40.029326137],[-75.230736343,40.029507911],[-75.230328586,40.029212123]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2024-033649","type":"Emergency and Standby Power Systems Certification","inspectionDate":"2024-05-08","result":"Certified","expirationDate":"2025-05-08","buildingId":"1134928"},{"number":"BC-2024-013383","type":"Fire Alarm Certification","inspectionDate":"2024-05-08","result":"Certified","expirationDate":"2025-05-08","buildingId":"1134928"},{"number":"BC-2025-002202","type":"Sprinkler Certification","inspectionDate":"2024-12-11","result":"Certified","expirationDate":"2025-12-11","buildingId":"1134928"},{"number":"BC-2026-008334","type":"Sprinkler Certification","inspectionDate":"2026-03-16","result":"Certified","expirationDate":"2027-03-16","buildingId":"1134928"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19127","beds":null,"baths":null,"stories":3,"lotArea":12735,"zoning":"I2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"C/O JMG CAPITAL PROPERTIE, NEW YORK NY, 10022","mailOut":true,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR THE USE *MULTI-FAMILY HOUSEHOLD LIVIING (24) UNITS* IN AN EXISTING STRUCTURE (LOT#1) WITH ACCESSORY PARKING (LOT#2).","status":"Completed","outcome":"Denied","date":"2026-01-30","number":"ZP-2025-004532","relatedPermit":"ZP-2025-004532"},{"type":"ZBA Reconsideration","grounds":"Reconsideration for MI-2025-005049 \n\n\nPERMIT FOR THE USE *MULTI-FAMILY HOUSEHOLD LIVIING (24) UNITS* IN AN EXISTING STRUCTURE (LOT#1) WITH ACCESSORY PARKING (LOT#2).","status":"In Process","outcome":"Complete","date":"2026-05-27","number":"HA-2026-000713","relatedPermit":"ZP-2025-004532"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":2962600,"taxable":1468300,"land":241663,"improvement":2720937,"taxableLand":241663,"taxableImprovement":1226637,"exemptLand":0,"exemptImprovement":1494300},{"y":2017,"v":2962600,"taxable":1468300,"land":241663,"improvement":2720937,"taxableLand":241663,"taxableImprovement":1226637,"exemptLand":0,"exemptImprovement":1494300},{"y":2018,"v":2844300,"taxable":1594661,"land":568860,"improvement":2275440,"taxableLand":568860,"taxableImprovement":1025801,"exemptLand":0,"exemptImprovement":1249639},{"y":2019,"v":3375000,"taxable":1923750,"land":675000,"improvement":2700000,"taxableLand":675000,"taxableImprovement":1248750,"exemptLand":0,"exemptImprovement":1451250},{"y":2020,"v":2944200,"taxable":1650671,"land":588840,"improvement":2355360,"taxableLand":588840,"taxableImprovement":1061831,"exemptLand":0,"exemptImprovement":1293529},{"y":2021,"v":2944200,"taxable":1650671,"land":588840,"improvement":2355360,"taxableLand":588840,"taxableImprovement":1061831,"exemptLand":0,"exemptImprovement":1293529},{"y":2022,"v":2944200,"taxable":1650671,"land":588840,"improvement":2355360,"taxableLand":588840,"taxableImprovement":1061831,"exemptLand":0,"exemptImprovement":1293529},{"y":2023,"v":2944200,"taxable":1810683,"land":883260,"improvement":2060940,"taxableLand":883260,"taxableImprovement":927423,"exemptLand":0,"exemptImprovement":1133517},{"y":2024,"v":2944200,"taxable":2944200,"land":883260,"improvement":2060940,"taxableLand":883260,"taxableImprovement":2060940,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":2649700,"taxable":2649700,"land":794910,"improvement":1854790,"taxableLand":794910,"taxableImprovement":1854790,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":2649700,"taxable":2649700,"land":794910,"improvement":1854790,"taxableLand":794910,"taxableImprovement":1854790,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":2127300,"taxable":2127300,"land":425400,"improvement":1701900,"taxableLand":425400,"taxableImprovement":1701900,"exemptLand":0,"exemptImprovement":0}],"taxNow":37091,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"401229","date":"2012-04-30","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2012-04-30","scope":"RELOCATION OF LOT LINES TO CREATE (2) LOTS FROM (1). LOT (1) ANIMAL HOSPITAL AND LOT FOR PARKING."},{"number":"404601","date":"2012-05-14","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2013-02-26","scope":"DEMO 4 BATHROOMS, REMOVING 1ST FLOOR CLOSETS AND (2) INTERIOR DOORS."},{"number":"406051","date":"2012-05-18","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2012-06-18","scope":"REMOVE AND REPLACE ROOF COVERING, 4000 SQ. FT OF SHINGLES, 2000 SQ.FT OF RUBBER ROOF."},{"number":"373192","date":"2012-06-20","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2013-02-26","scope":"ALTERATION TO EXISTING COMPLEX-RELOCATE FIXTURES, RE-PIPE SAME WATER HEATER EACH UNIT (ELEC) COMMERCIAL SPACE"},{"number":"404331","date":"2012-06-20","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2013-02-26","scope":"INTERIOR / EXTERIOR ALTERATIONS FOR 20 UNIT MULTI-FAMILY DWELLING PER CHAPTER 34 - SECTION 3410 COMPLIANCE ALTERNATIVES ALTERATIONS"},{"number":"413965","date":"2012-07-27","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2014-06-30","scope":"COMPLETE ELECTRICAL RENOVATION OF APARTMENT UNITS DOES NOT INCLUDE NEW SERVICE FIRE ALARM OR TELEPHONE AS PER NEC 2008 THROUGHOUT"},{"number":"421832","date":"2012-08-14","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2013-02-26","scope":"RELOCATE 20 EXISTING SPRINKLER HEADS(MIXED USE)"},{"number":"425671","date":"2012-09-07","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2016-01-07","scope":"INSTALL 800 AMP SERVICE, 20/100 AMP RESIDENTAL METERING, 2/200 AMP 3- PHASE COMM METERING PER ATTACHED PLAN AS PER NEC 2008 (MIXED USE)"},{"number":"426763","date":"2012-09-14","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2013-02-26","scope":"PERMIT TO INSTALL NEW SPLIT SYSTEMS COMPRISED OF 2O ROOFTOP CONDENSING UNITS, AND 48 EVAPORATORS. ALL WORK SHALL CONFORM TO REQUIREMENTS OF 2009 IBC AND 2009 IMC MODEL CODES. THE PENETRATION OF ANY FIRE RATED ASSEMBLIES MAY BE PERFORMED ONLY AS PERMITTED BY CODE."},{"number":"432952","date":"2012-10-23","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2012-10-23","scope":"TCO FOR APT BUILDING ,OCCUPING UNITS,201,202,203,204,205,206,207,208,209,ONLY.ALL LIFE SAFTEY SYSTEMS TO BE OPERATIONAL UPON RECEIPT OF TCO"},{"number":"441388","date":"2012-12-21","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2012-12-21","scope":"TCO FOR UNIT 307 ON THIRD FLOOR"},{"number":"445323","date":"2012-12-28","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2013-01-02","scope":"TCO FOR UNITS 301,302,303,304,308,AND 309 ONLY"},{"number":"555065","date":"2014-08-11","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2014-11-04","scope":"NEW 1 1/2\" COPPER WATER SERVICE WITH NEW METER TO SUBDIVIDE BUILDING - PA1 CALL# 2014-2231367"},{"number":"ZP-2026-006617","date":"2026-04-29","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Multi-Family"},{"number":"ZP-2025-004532","date":null,"work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Refused","completedDate":"2026-02-05","scope":null}],"storyTag":"Renovated & sold on","storyDelta":1.8,"timeline":[{"y":2012,"k":"permit","w":"Administrative"},{"y":2012,"k":"permit","w":"Administrative"},{"y":2014,"k":"permit","w":"Plumbing"},{"y":2016,"k":"viol","w":"2 L&I violations incl EXTERIOR STRUCT UNSAFE COND 6"},{"y":2016,"k":"insp","w":"Inspection failed ×2"},{"y":2017,"k":"insp","w":"Inspection failed ×4"},{"y":2018,"k":"sale","p":4475000},{"y":2025,"k":"viol","w":"4 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2026,"k":"appeal","w":"Appeal denied"},{"y":2026,"k":"permit","w":"Change of Use"},{"y":2026,"k":"appeal","w":"Appeal complete"}],"rented":true,"licenses":[{"number":"629677","type":"Rental","status":"Inactive","businessName":"WATERMILL ACQUISITION PARTNERS LP","legalName":"WATERMILL ACQUISITION PARTNERS LP","address":"4 LEVERINGTON AVE","revenueCode":"3202","rentalCategory":null,"units":20,"issuedDate":"2014-05-20","latestIssueDate":"2017-03-01","expirationDate":"2018-02-28","inactiveDate":"2018-04-29"},{"number":"787858","type":"Rental","status":"Active","businessName":"Matthew Grossman","legalName":"Matthew Grossman ","address":"4 LEVERINGTON AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":20,"issuedDate":"2018-08-31","latestIssueDate":"2025-11-05","expirationDate":"2026-08-30","inactiveDate":null}],"licenseActivity":[{"number":"787858","type":"Rental","businessName":"Matthew Grossman","legalName":"Matthew Grossman ","issuedDate":"2018-08-31","latestIssueDate":"2025-11-05","closureDate":null,"expirationDate":"2026-08-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"629677","type":"Rental","businessName":"WATERMILL ACQUISITION PARTNERS LP","legalName":"WATERMILL ACQUISITION PARTNERS LP","issuedDate":"2014-05-20","latestIssueDate":"2017-03-01","closureDate":"2018-04-29","expirationDate":"2018-02-28","inactiveDate":"2018-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-27","units":20,"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":["1 permit event since 2023","2 zoning/board appeals 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":"Appeal #ZP-2025-004532: Completed · Denied; related permit ZP-2025-004532. Use permit #401229: 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: ZP-2025-004532 (Refused).","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":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 6 historical violations across 2 cases.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Emergency and Standby Power Systems Certification: Certified through May 8, 2025; Fire Alarm Certification: Certified through May 8, 2025; Sprinkler Certification: Certified through Mar 16, 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 (C/O JMG CAPITAL PROPERTIE, NEW YORK NY, 10022).","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 1877 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":"8 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Sep 25, 2025.","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/"}],"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/"}]}