{"asOf":"2026-07-27T22:02:34.863Z","block":"2000-2099 N 63RD ST","blockUrl":"https://philadelphia.blockreport.homes/block/2000-2099-n-63rd-st","address":"2079 N 63RD ST","parcelNumber":"881128202","source":"https://property.phila.gov/?p=881128202","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"DE0","buildingCodeNew":"830","buildingClass":"OFF BLD N/COM W/PKG MASON","buildingClassNew":"APARTMENTS - MID RISE","useLabel":"Apartments","owner":"NORTH 63RD STREET JV LLC","coOwner":null,"marketValue":25267800,"landAssessment":2526700,"improvementAssessment":22741100,"livableArea":93353,"yearBuilt":2022,"lastSale":{"price":10,"date":"2020-05-06T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2022-089602","date":"2022-11-30","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"COMPLIED","resolutionDate":"2023-08-28","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2025-097495","date":"2025-12-16","code":"9-3402(2)","title":"BENCHMARKING LATE","status":"CLOSED","resolutionDate":"2026-01-27","resolution":"CLOSED - ADMINISTRATIVELY"}],"violationCases":[{"number":"CF-2022-119472","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2022-11-30","completedDate":"2023-09-08","violations":[{"number":"VI-2022-089602","date":"2022-11-30","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"COMPLIED","resolutionDate":"2023-08-28","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]},{"number":"CF-2025-134330","type":"NOTICE OF VIOLATION","priority":"ADMINISTRATIVE NOTICE OF VIOLATION","responsibility":"OOS INVESTIGATOR","status":"COMPLIED, BALANCE DUE","createdDate":"2025-12-16","completedDate":null,"violations":[{"number":"VI-2025-097495","date":"2025-12-16","code":"9-3402(2)","title":"BENCHMARKING LATE","status":"CLOSED","resolutionDate":"2026-01-27","resolution":"CLOSED - ADMINISTRATIVELY"}]}],"violYears":[{"y":2022,"n":1,"worst":null},{"y":2025,"n":1,"worst":null}],"investigations":[{"caseNumber":"CF-2022-119472","date":"2022-12-01","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-119472","date":"2023-05-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-119472","date":"2023-08-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-119472","date":"2023-08-28","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-134330","date":"2025-12-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-134330","date":"2026-01-27","type":null,"status":"PASSED"}],"inspYears":[{"y":2022,"fails":1,"passes":0},{"y":2023,"fails":2,"passes":1},{"y":2025,"fails":1,"passes":0},{"y":2026,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98807895000197,"lng":-75.24918263673224,"geom":{"type":"Polygon","coordinates":[[[-75.249640512,39.988219234],[-75.249369551,39.988343229],[-75.249382651,39.988360169],[-75.249348301,39.988375889],[-75.249389938,39.988429725],[-75.249175817,39.98852771],[-75.248679329,39.987931082],[-75.249260541,39.987665112],[-75.249431084,39.987879101],[-75.249640512,39.988219234]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2022-015107","type":"Fire Alarm Certification","inspectionDate":"2022-08-03","result":"Certified","expirationDate":"2023-08-03","buildingId":"1407396"},{"number":"BC-2022-010876","type":"Fire Alarm Certification","inspectionDate":"2022-08-05","result":"Certified","expirationDate":"2023-08-05","buildingId":"1407396"},{"number":"BC-2023-010453","type":"Fire Alarm Certification","inspectionDate":"2023-05-10","result":"Certified","expirationDate":"2024-05-10","buildingId":"1407396"},{"number":"BC-2025-008701","type":"Sprinkler Certification","inspectionDate":"2025-02-07","result":"Certified","expirationDate":"2026-02-07","buildingId":"1407396"},{"number":"BC-2025-012424","type":"Fire Alarm Certification","inspectionDate":"2025-05-08","result":"Certified","expirationDate":"2026-05-08","buildingId":"1407396"},{"number":"BC-2026-020487","type":"Fire Alarm Certification","inspectionDate":"2026-07-13","result":"Certified","expirationDate":"2027-07-13","buildingId":"1407396"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19151","beds":null,"baths":null,"stories":6,"lotArea":44787,"zoning":"CMX2.5","grade":"A","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"2110 SOUTH EAGLE RD #390, NEWTOWN PA, 18940","mailOut":true,"appeals":[{"type":"LIRB Violation Appeal","grounds":"See Attached","status":"Closed","outcome":"Complete","date":"2023-12-06","number":"HA-2023-000071","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2022,"v":1516300,"taxable":1516300,"land":1516300,"improvement":0,"taxableLand":1516300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":6789100,"taxable":5657585,"land":2263040,"improvement":4526060,"taxableLand":2263040,"taxableImprovement":3394545,"exemptLand":0,"exemptImprovement":1131515},{"y":2024,"v":22630400,"taxable":2263040,"land":2263040,"improvement":20367360,"taxableLand":2263040,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":20367360},{"y":2025,"v":22630400,"taxable":2263040,"land":2263040,"improvement":20367360,"taxableLand":2263040,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":20367360},{"y":2026,"v":23230000,"taxable":2323000,"land":2323000,"improvement":20907000,"taxableLand":2323000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":20907000},{"y":2027,"v":25267800,"taxable":2526700,"land":2526700,"improvement":22741100,"taxableLand":2526700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":22741100}],"taxNow":32517,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"988692","date":"2019-07-23","work":"Minor Demolition","type":"Demolition","description":"Demolition Permit","status":"Completed","completedDate":"2020-03-16","scope":"COMPLETE DEMOLITION OF AN EXISTING DETACHED ONE-STORY, MASONRY AND WOOD VACANT COMMERCIAL STRUCTURE (BUILDING 'C') BY HAND METHODS. ALL PERMITTED DEMOLITION ACTIVITY TO BE IN ACCORDANCE WITH APPROVED SITE SAFETY DEMOLITION PLAN & SUCH PLAN TO BE MAINTAINED ON SITE AT ALL TIMES IN ACCORDANCE WITH PHILADELPHIA ADMINISTRATIVE CODE. PARTIAL SIDEWALK CLOSURE REQUIRED AS REFLECTED ON APPROVED SITE PLAN. SEPARATE STREET CLOSURE PERMIT REQUIRED PRIOR TO START OF WORK. ANY DEVIATION WILL REQUIRE AN AMENDED BUILDING PERMIT."},{"number":"1050250","date":"2020-05-11","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-09-01","scope":"FOR THE CONSTRUCTION OF ASEMI-ATTACHED, FIVE-STORY STRUCTURE OF TYPE IIIB CONSTRUCTION WITH 111 DWELLING UNITS AND ACCESSORY PARKING AS PER PLANS. SEPARATE PERMITS REQUIRED FOR ALL MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION WORK. PHC TO REVIEW METAL RAILING SHOP DRAWINGS FOR RAILING ALONG 63RD ST. AMENDMENT (1/7/2021) UPDATE SPECIAL INSPECTION INFORMATION."},{"number":"1056936","date":"2020-06-22","work":"Amend for conversion","type":"Administrative","description":"Administrative Permit","status":"Completed","completedDate":"2020-12-04","scope":"AMEND COMPLETE DEMOLITION PERMIT NO. 988692 TO CHANGE CONTRACTOR TO RLC CONTRACTORS INC."},{"number":"FP-2021-000158","date":"2021-04-07","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2023-08-29","scope":"FOR THE INSTALLATION OF SIX (6) INCH FIRE SERVICE LINE WITH SIX (6) INCH BACKFLOW PREVENTERS, AUTOMATIC FIRE SUPPRESSION SYSTEM AS PER NFPA 13 AND MANUAL WET STANDPIPE PER NFPA 14. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/HYDRAULIC CALCULATIONS. SEPARATE PERMIT REQUIRED FOR ANY OTHER WORK."},{"number":"PP-2021-002153","date":"2021-04-09","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-08-29","scope":"Rough-in plumbing and install plumbing fixtures per Phila. plumbing code. Semi-attached 5 story mixed-use building with partial basement including (81) washer machine boxes, (10) washer hook-ups and (1) domestic booster pump."},{"number":"EP-2021-007349","date":"2021-07-26","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-07-30","scope":"Install a 200 amp aerial service for temporary electric and lighting for job site 14-outlet from 7/19/ 2021 thru 2/19/ 2022 AS PER NEC 2017"},{"number":"PP-2021-018795","date":"2021-11-10","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-05-12","scope":"New HD HT FAI 4\" WDP"},{"number":"MP-2021-006416","date":"2021-12-28","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-08-29","scope":"FOR THE INSTALLATION OF A HVAC MECHANICAL SYSTEM TO INCLUDE SPLIT SYSTEM HEAT PUMP AND AIR HANDLING UNITS, REFRIGERANT PIPING, EXHAUST FANS, CLOTHES DRYER EXHAUST DUCTS, GRILLES/REGISTERS/DIFFUSERS, AND ASSOCIATED DUCTWORK AS PER DEPT NOTES. **SYSTEM COMMISSIONING TO BE PROVIDED ON THIS PERMIT WORKSCOPE IN ACCORDANCE WITH IECC 2018, SECTION C408.2. SYSTEM COMMISSIONING PLAN TO BE DEVELOPED BY THE APPROVED COMMISSIONING AGENCY PER IECC 2018, SECTION C408.2.1. SYSTEM BALANCING AND FINAL COMMISSIONING REPORTS SHALL BE PROVIDED TO THE BUILDING OWNER OR OWNER'S AUTHORIZED AGENT WITHIN 90 DAYS OF THE DATE OF RECEIPT OF THE CERTIFICATE OF OCCUPANCY.**"},{"number":"EP-2022-000637","date":"2022-02-09","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-07-20","scope":"Install 4000 amp incoming service to the building. Install 1 generator for emergency power and lighting. Install all switches, lights, and power ,110v interconnected smoke/co alarms.as per drawings. Install power for elevator. Install complete fire alarm system with low frequency sound in all sleeping areas, tamper switch ,flow switch. ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC,2016 nfpa-72,2018 PHILA FIRE CODE. -Noted for EL.RM.DRS to be equipped w/listed panic hardware and laundry receptacle . (F) Laundry Areas In dwelling units, at least one receptacle outlet shall be installed in areas designated for the installation of laundry equipment."},{"number":"CP-2025-004042","date":"2025-09-09","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"LEVEL II INTERIOR ALTERATIONS (NO CHANGE OF OCCUPANCY) FOR RENOVATIONS TO EXISTING RESIDENTIAL BASEMENT AMENITY SPACES AS PER APPROVED PLANS. EXISTING BUILDING FULLY SPRINKLERED. *2018 IEBC REVIEW* **SEPARATE PERMITS REQUIRED FOR ANY MEP OR FIRE SUPPRESSION WORK**"},{"number":"PP-2026-004957","date":"2026-04-23","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"Install two new bathrooms with two sinks and two toilets to existing sewage pumps ALL WORK PERFOMRED IN STRICT COMPLIANCE WITH 2018 PPC AND EZ PLUMBING STANDARD."},{"number":"EP-2026-002363","date":"2026-04-30","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"Install new 125 amp panel for DOAS system Install new lighting and power branch circuits as per drawings Fire alarm is existing and will be relocated to meet code"},{"number":"MP-2026-003569","date":"2026-06-24","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS, AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH THE MANUFACTURER’S SPECIFICATIONS. FOR USE AS PREVIOUSLY APPROVED. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"viol","w":"L&I violation"},{"y":2022,"k":"insp","w":"Inspection failed"},{"y":2023,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2023,"k":"appeal","w":"Appeal complete"},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2025,"k":"insp","w":"Inspection failed"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"Alterations"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"Addition and/or Alterations"},{"y":2026,"k":"insp","w":"Inspection passed"}],"rented":true,"licenses":[{"number":"570082","type":"Dumpster License - Private Property","status":"Active","businessName":"JUVENILE JUSTICE CENTER OF PHILA","legalName":"JUVENILE JUSTICE CENTER OF PHILA","address":"2079 N 63RD ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2012-07-31","latestIssueDate":"2013-08-02","expirationDate":null,"inactiveDate":null},{"number":"920100","type":"Rental","status":"Active","businessName":"North 63rd Street JV LLC","legalName":"North 63rd Street JV LLC","address":"2079 N 63RD ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":111,"issuedDate":"2023-03-29","latestIssueDate":"2026-06-11","expirationDate":"2027-03-28","inactiveDate":null}],"licenseActivity":[{"number":"920100","type":"Rental","businessName":"North 63rd Street JV LLC","legalName":"North 63rd Street JV LLC","issuedDate":"2023-03-29","latestIssueDate":"2026-06-11","closureDate":null,"expirationDate":"2027-03-28","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"570082","type":"Dumpster License - Private Property","businessName":"JUVENILE JUSTICE CENTER OF PHILA","legalName":"JUVENILE JUSTICE CENTER OF PHILA","issuedDate":"2012-07-31","latestIssueDate":"2013-08-02","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-25","units":111,"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":["4 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 history also contains “OCCUPIED W/O TCO OR CO.”","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":"4 permits not marked completed: CP-2025-004042 (Issued), PP-2026-004957 (Issued), EP-2026-002363 (Issued), MP-2026-003569 (Issued).","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":"Fire Alarm Certification: Certified through Jul 13, 2027; Sprinkler Certification: Certified through Feb 7, 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":"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 (2110 SOUTH EAGLE RD #390, NEWTOWN PA, 18940).","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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"4 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jan 27, 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":"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":"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 2 historical violations across 2 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/"}]}