{"asOf":"2026-07-28T13:09:50.506Z","block":"3500-3599 LANCASTER AVE","blockUrl":"https://philadelphia.blockreport.homes/block/3500-3599-lancaster-ave","address":"3501-11 LANCASTER AVE","parcelNumber":"881111010","source":"https://property.phila.gov/?p=881111010","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":"3501 DREXEL LLC","coOwner":null,"marketValue":1542500,"landAssessment":308500,"improvementAssessment":1234000,"livableArea":8346,"yearBuilt":1930,"lastSale":{"price":1,"date":"2015-01-29T05:00:00Z"},"openViolations":0,"violations":[{"number":"1318748","date":"2009-05-01","code":"A-301.1/55","title":"PERMP- ALTER/REPAIR/REPL 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TAGGED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4657939","date":"2018-03-15","code":"FC-13-904111","title":"CLASS K EXTINGUISHER","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4657938","date":"2018-03-15","code":"FC-13-604.1","title":"EMERGENCY LIGHTING TESTED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4657943","date":"2018-03-15","code":"FC-13-915.1","title":"FIRE ALARM 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INSP","status":"PASSED"}],"inspYears":[{"y":2009,"fails":1,"passes":1},{"y":2015,"fails":1,"passes":0},{"y":2016,"fails":1,"passes":1},{"y":2018,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.9582811192319,"lng":-75.19264424609862,"geom":{"type":"Polygon","coordinates":[[[-75.192529305,39.958338204],[-75.192502164,39.958337056],[-75.19247845,39.958093447],[-75.192859831,39.958290335],[-75.192725273,39.958445375],[-75.192529305,39.958338204]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2021-005644","type":"Special Hazards Certification","inspectionDate":"2021-10-15","result":"Certified","expirationDate":"2022-10-15","buildingId":"1505282"},{"number":"BC-2022-000717","type":"Fire Alarm Certification","inspectionDate":"2022-01-12","result":"Certified","expirationDate":"2023-01-12","buildingId":"1505282"},{"number":"BC-2023-021911","type":"Special Hazards Certification","inspectionDate":"2023-10-26","result":"Certified","expirationDate":"2024-10-26","buildingId":"1505282"},{"number":"BC-2024-006675","type":"Fire Alarm Certification","inspectionDate":"2024-02-08","result":"Certified","expirationDate":"2025-02-08","buildingId":"1505282"},{"number":"BC-2024-028533","type":"Special Hazards Certification","inspectionDate":"2024-10-22","result":"Certified","expirationDate":"2025-10-22","buildingId":"1505282"},{"number":"BC-2025-002181","type":"Fire Alarm Certification","inspectionDate":"2025-01-22","result":"Certified","expirationDate":"2026-01-22","buildingId":"1505282"},{"number":"BC-2025-024015","type":"Special Hazards Certification","inspectionDate":"2025-09-15","result":"Certified","expirationDate":"2026-09-15","buildingId":"1505282"},{"number":"BC-2026-004228","type":"Fire Alarm Certification","inspectionDate":"2026-01-16","result":"Certified","expirationDate":"2027-01-16","buildingId":"1505282"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19104","beds":null,"baths":null,"stories":3,"lotArea":3451,"zoning":"CMX2","grade":"B+","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"3501-11 LANCASTER AVE, PHILADELPHIA PA, 19104","mailOut":false,"appeals":[{"type":"Building standards appeal","grounds":"ON 10/15/14, THE DEPARTMENT OF LICENSES AND INSPECTIONS ISSUED A NOTICE OF REFUSAL FOR APPLICATION #501575.","status":"CLOSED","outcome":"APPROVED","date":"2014-12-15","number":"24053","relatedPermit":"501575"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2018,"v":699700,"taxable":699700,"land":209910,"improvement":489790,"taxableLand":209910,"taxableImprovement":489790,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":776800,"taxable":776800,"land":233040,"improvement":543760,"taxableLand":233040,"taxableImprovement":543760,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":782600,"taxable":782600,"land":234780,"improvement":547820,"taxableLand":234780,"taxableImprovement":547820,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":782600,"taxable":782600,"land":234780,"improvement":547820,"taxableLand":234780,"taxableImprovement":547820,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":782600,"taxable":782600,"land":234780,"improvement":547820,"taxableLand":234780,"taxableImprovement":547820,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":1489000,"taxable":1489000,"land":446700,"improvement":1042300,"taxableLand":446700,"taxableImprovement":1042300,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":1489000,"taxable":1489000,"land":446700,"improvement":1042300,"taxableLand":446700,"taxableImprovement":1042300,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":1489000,"taxable":1489000,"land":446700,"improvement":1042300,"taxableLand":446700,"taxableImprovement":1042300,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":1489000,"taxable":1489000,"land":446700,"improvement":1042300,"taxableLand":446700,"taxableImprovement":1042300,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":1542500,"taxable":1542500,"land":308500,"improvement":1234000,"taxableLand":308500,"taxableImprovement":1234000,"exemptLand":0,"exemptImprovement":0}],"taxNow":20843,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"213891","date":"2009-05-04","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2010-02-25","scope":"INSTALL APPROXIMATELY 2400 SQUARE FEET OF 5/8\" \"QUIETROCK 525\" OVER EXISTING 5/8\" DRYWALL CEILING. WIRE LATH AND STUCCO 1500 SQUARE FEET OF EXTERIOR REAR WALL. PARGE EXISTING BASEMENT WALLS. REPLACE EXISTING BRICK FLOOR IN BASEMENT WITH POURED CONCRETE. NO EXCAVATION OF BASEMENT IS APPROVED ON THIS PERMIT. NO OTHER WORK TO COMMERCIAL (RESTAURANT) SPACE."},{"number":"213963","date":"2009-05-05","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2010-08-10","scope":"INSTALL NEW DEVICES, REPLACE OLD DEVICES. REPLACE THE EXISTING RECESSED LIGHTS WITH NEW FIXTURES, INSTALL 12 NEW DIRECTIONAL LOW VOLTAGE LIGHTS, AS PER 2005 NEC (WEST DIST)"},{"number":"213899","date":"2009-05-06","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2010-02-25","scope":"REPLACE 4 WC'S, 2 LAV'S, 1 URINAL, 1 BAR SINK, 1 3-COMP SINK, 1 GREASE TRAP, 2 HAND SINKS, 1 GARBAGE GRINDER, 2 CATCH BASINS, 1 MOP SINK, 1 PREP SINK, 2 ICE BINS"},{"number":"214289","date":"2009-05-07","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2010-01-15","scope":"REPLACE EXISTING HVAC UNIT AND DUCT WORK"},{"number":"214291","date":"2009-05-07","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2010-08-26","scope":"REPLACE EXISTING HVAC UNIT AND DUCT WORK"},{"number":"215822","date":"2009-05-14","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2010-01-14","scope":"REPLACE PORTION OF HOUSE DRAIN IN BASEMENT, ONE STACK FROM BASEMENT TO 1ST FLOOR CEILING, REPLACE ON BATHTUB AT 2ND APARTMENT"},{"number":"231468","date":"2009-08-12","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2010-02-25","scope":"SECURE EXISTING FOUNDATION WALL WITH PIERS AS PER PLAN. SEE PERMIT # 225994 FOR PLAN."},{"number":"225303","date":"2009-09-15","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2010-03-12","scope":"INTERIOR ALTERATIONS AS PER PLANS."},{"number":"244195","date":"2009-12-02","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2010-08-26","scope":"LEVEL 2 ALTERATIONS TO INCLUDE ENLARGING WINDOWS TO INSTALL DOORS WITH JULIET BALCONIES AND REBUILD EXTERIOR STAIRS AS PER PLANS."},{"number":"250529","date":"2009-12-02","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":"2016-01-27","scope":"LEVEL 2 ALTERATIONS TO INCLUDE ENLARGING WINDOWS TO INSTALL DOORS WITH JULIET BALCONIES AND REBUILD EXTERIOR STAIRS. SEE AP#244195 FOR PLANS."},{"number":"250530","date":"2009-12-02","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2010-02-25","scope":"LEVEL 2 ALTERATIONS TO INCLUDE ENLARGING WINDOWS TO INSTALL DOORS WITH JULIET BALCONIES. SEE AP#244195 FOR PLANS."},{"number":"250531","date":"2009-12-02","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2010-03-04","scope":"LEVEL 2 ALTERATIONS TO INCLUDE ENLARGING WINDOWS TO INSTALL DOORS WITH JULIET BALCONIES. SEE AP#244195 FOR PLANS."},{"number":"251652","date":"2009-12-09","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2010-08-10","scope":"CONSOLIDATE THE EXISTING SERVICES TO (1) 2 PHASE 120/240V SERVICE AS SHOWN ON THE DRAWINGS AS PER 2005 NEC (WEST DIST)"},{"number":"250387","date":"2009-12-30","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2011-04-20","scope":"HOOD, FAN DUCTWORK FOR PIZZA OVEN AS PER PLANS."},{"number":"322304","date":"2011-12-15","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2011-12-15","scope":"FOR THE RELOCATION OF LOT LINES TO CREATE (1) LOT FROM (6) LEGALIZATION OF (4) HVAC CONDENSORS IN REAR YARD, (1) FREEZER IN REAR YARD A MASONRY FENCE WALL ALONG PORTIONS OF PROPERTY. WOODEN FENCE AND GATE ACCESSING REAR YARD (1) DECK AT 2ND FL. LEVEL WITH AN OPEN ROOF/PERGOLA STRUCTURE ABOVE. (1) 3RD FL DECK AT THIRD FL. LEVLE, PATIO(WITH ACESS RAMP AND STEPS) FOR OUTDOOR DINING ACCESSORY TO EAT-IN/TAKE-OUT RESTAURANT BAR (1) NON-ILLUM, FABRIC DOUBLE SIDES PROJECTING SIGN LETTERING."},{"number":"378195","date":"2011-12-15","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2011-12-15","scope":"*CHILD APPLICATION TO AP # 322304*"},{"number":"378196","date":"2011-12-15","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2011-12-15","scope":"*CHILD APPLICATION TO AP # 322304*"},{"number":"378197","date":"2011-12-15","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2011-12-15","scope":"*CHILD APPLICATION TO AP # 322304*"},{"number":"378198","date":"2011-12-15","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2011-12-15","scope":"*CHILD APPLICATION TO AP # 322304*"},{"number":"378199","date":"2011-12-15","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2011-12-15","scope":"*CHILD APPLICATION TO AP # 322304*"},{"number":"381604","date":"2012-01-06","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2012-01-06","scope":"**CHILD APPLICATION TO AP # 322304** ERECTION OF ADDITION (OPEN PERGOLA STRUCTURE) FOR EXTENSION OF EXISITNG RESTAURANT (OUTDOOR DINING AREA); NO LIVE ENTERTAINMENT OUTDOORS, CREATION OF ONE (1) ACCESSORY OPEN-AIR OFF-STREET PARKING SPACE (13' X 18'), LEGAIZE DECKS, PARTIAL DEMO OF REAR AND FENCING"},{"number":"381605","date":"2012-01-06","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2012-01-06","scope":"*CHILD APPLICATION TO AP # 322304** LEGALIZATION / ERECTION OF SIGNAGE AS PER PLAN, SEE ART COMMISSION APPROVAL FOR PROJECTING SIGN"},{"number":"478085","date":"2013-07-24","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2013-07-24","scope":"TO RECONFIGURE PREVIOUSLY APPROVED ONE STORY LATTICE PERGOLA STRUCTURE AS PER ATTACHED PLANS. TO BE USED FOR OUTDOOR/OPEN AIR SEATING AND SERVING AREA ACCESSORY TO PREVIOUSLY APPROVED BAR/RESTAURANT WITH EAT-IN AND TAKE OUT FOOD SERVICE WITH ACCESSORY LIVE ENTERTAINMENT."},{"number":"501575","date":"2015-04-21","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"FOR ERECTION OF AN OPEN AIR PERGOLA WITH TABLE SEATING FOR 47 PEOPLE USE AS OUTDOOR DINING, ADDITION AS PART OF AN EXISTING EAT-IN RESTAURANT.SIZE AND LOCATION AS SHOWN ON THE APPLICATION"},{"number":"ZP-2023-003059","date":"2023-05-09","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Visitor Accommodations"},{"number":"CP-2024-002187","date":"2024-07-24","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2026-07-16","scope":"FOR LEVEL 2 ALTERATIONS TO A PORTION OF AN EXISTING BAR/RESTAURANT AS PER PLANS. NO CHANGE IN OCCUPANCY CLASSIFICATION. A SEPARATE PERMIT WILL BE REQUIRED FOR ANY MECHANICAL, ELECTRICAL, PLUMBING OR FIRE SUPPRESSION WORK."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2012,"k":"permit","w":"Zoning/use"},{"y":2012,"k":"permit","w":"Zoning/use"},{"y":2013,"k":"permit","w":"Zoning/use"},{"y":2014,"k":"appeal","w":"Appeal approved"},{"y":2015,"k":"permit","w":"Major alteration"},{"y":2015,"k":"viol","w":"L&I violation"},{"y":2015,"k":"insp","w":"Inspection failed"},{"y":2016,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2018,"k":"viol","w":"6 L&I violations"},{"y":2018,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2023,"k":"permit","w":"Change of Use"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"}],"rented":true,"licenses":[{"number":"656213","type":"Rental","status":"Active","businessName":"3501 DREXEL LLC","legalName":"3501 DREXEL LLC ","address":"3501-11 LANCASTER AVE","revenueCode":"3202","rentalCategory":"Hotel|Residential Dwellings","units":6,"issuedDate":"2015-02-25","latestIssueDate":"2026-03-17","expirationDate":"2027-04-30","inactiveDate":null}],"licenseActivity":[{"number":"656213","type":"Rental","businessName":"3501 DREXEL LLC","legalName":"3501 DREXEL LLC ","issuedDate":"2015-02-25","latestIssueDate":"2026-03-17","closureDate":null,"expirationDate":"2027-04-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-27","units":6,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #381604: 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":"3 permits not marked completed: 250529 (EXPIRED), 501575 (EXPIRED), CP-2024-002187 (Expired). At least one row also carries a completion date, so the City fields conflict.","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":"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 1930 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":"5 failed, 3 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on May 4, 2018.","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.","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 10 historical violations across 3 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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Special Hazards Certification: Certified through Sep 15, 2026; Fire Alarm Certification: Certified through Jan 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":"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/"}]}