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alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2013-11-24","scope":"FOR EXTERIOR ALTERATIONS TO AN EXISTING BUILDING, SCOPE OF WORK TO ONLY INCLUDE MASONRY RESTORATION ON THE SOUTH, EAST AND WEST ELEVATION OF THE BUILDING AS STATED IN STRUCTURAL CONDITION ASSESSMENT REPORT. NO STRUCTURAL WORK ON THIS PERMIT, SEPARATE PERMITS REQUIRED FOR ALL OTHER ALTERATIONS. NO CHANGE IN HEIGHT OR AREA OF EXISTING BUILDING. IN ACCORDANCE WITH PHILADELPHIA HISTORICAL COMMISSION (PHC) REQUIRMENTS, PHC STAFF REQUIRED TO BE PRESENT ON FIELD FOR MASONRY SAMPLE PRIOR TO THE START OF ANY WORK."},{"number":"464055","date":"2013-04-10","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2013-11-24","scope":"ALTERATIONS TO INCLUDE THE REMOVAL AND RECONSTRUCTION OF BRICK MASONRY WITH ASSOCAITED REPAIRS STATED ON STRUCTURAL CONDITIONAL ASSESSMENT REPORT, ALTERATIONS TO INCREASE THE SCOPE OF WORK PERMITTED ON PREVIOUSLY APPROVED BUILDING AP# 446886. ALL WORK TO BE DONE PER APPROVED STRUCTURAL CONDITION ASSESSMENT REPORT, SEPARATE PERMITS REQUIRED FOR ALL OTHER ALTERATIONS. IN ACCORDANCE WITH PHILADELPHIA HISTORICAL COMMISSION (PHC) REQUIRMENTS, PHC STAFF REQUIRED TO BE PRESENT ON FIELD FOR THE REPLACEMENT OF CAP STONE, REQUIRES SAMPLE REVIEW IN THE FIELD PRIOR TO THE START OF WORK."},{"number":"447609","date":"2013-10-15","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2013-10-15","scope":"2ND, 3RD AND 4TH FLOORS 2 UNITS PER FLOOR TOTAL OF 6 UNITS WITH BASEMENT AND GROUND TO REMAIN THE SAME"},{"number":"509218","date":"2013-12-03","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2013-12-03","scope":"INTERIOR RENOVATIONS AS REQUIRED. 1ST FLOOR WILL REMAIN AS COMMERCIAL SPACE. BASEMENET TO REMAIN AS MECHANICAL/STORAGE SPACE, FLOORS 2-4 WILL CONSIST OF (5) NEW DWELLING UNITS; (2) ON FLOOR 2, (2) ON FLOOR 3, (1) ON FLOOR 4"},{"number":"502131","date":"2014-01-30","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2014-10-09","scope":"INTERIOR ALTERATIONS TO ENTIRE STRUCTURE TO INCLUDE NEW DWELLING UNITS ON FLOORS 2-4 WITH NEW INTERIOR PARTITIONS, NEW TOILET ROOMS. UNDERPINNING PROPOSED AS PER APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR CERTIFICATE OF OCCUPANCY FOR BASEMENT AND FIRST FLOOR COMMERCIAL SPACE PRIOR TO OCCUPANCY. ***REMOVAL OF ASBESTOS REQIURED PRIOR TO COMMENCEMENT OF WORK***. *PHC STAFF TO REVIEW WINDOW AND STOREFRONT DETAILS FOR FINAL APPROVAL PRIOR TO INSTALLATION*."},{"number":"531547","date":"2014-05-12","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2014-10-09","scope":"INSTALLATION OF A NEW FIRE SPRINKLER SYSTEM THROUGHOUT BUILDING; BASEMENT AND FIRST FLOOR IN ACCORDANCE WITH NFPA 13 AND UPPER FLOORS IN ACCORDANCE WITH NFPA 13R SYSTEM AND THE INSTALLATION OF A MANUAL WET STANDPIPE IN ACCORDANCE WITH NFPA 14 AS PER APPROVED PLANS."},{"number":"529536","date":"2014-05-15","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2014-10-07","scope":"FOR THE INSTALLATION OF SIX (6) CONDENSING UNITS AT REAR ROOF WITH ASSOCIATED REFRIGERANT AND CONDENSATE PIPING, AIR HANDLERS, BATHROOM EXHAUST FANS AND CLOTHES DRYER EXHAUSTS WITH ASSOCIATED DUCTWORK TO SERVE DWELLING UNITS IN UPPER FLOORS. ALL WORK SHALL BE PER PLANS APPROVED BY THE PHILADELPHIA HISTORICAL COMMISSION. SEPARATE PERMITS REQUIRED FOR ANY ELECTRICAL AND PLUMBING WORK."},{"number":"539285","date":"2014-05-28","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2014-07-02","scope":"TO AMEND PERMIT NUMBER 531547 TO REMOVE MANUAL WET STANDPIPE SYSTEM (NOT REQUIRED BY BUILDING PERMIT 502131 FOR CERTIFICATE OF OCCUPANCY)."},{"number":"540963","date":"2014-06-20","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2014-10-07","scope":"2\" WATER DISTRIBUTION LINE & INTERIOR PLUMBING ALTERATIONS PER THE APPROVED PLANS - NOTE: \"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\" PA20141482780"},{"number":"549402","date":"2014-07-15","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2014-08-03","scope":"LATERAL,CT,MD PA20141701226 (MIXED USE)\"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":"521680","date":"2014-08-13","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2014-12-19","scope":"INSTALL 400AMP/7 METER CABINET, FA CONTROL PNL W/2 PULL STATIONS,7 SMOKES,10 HORN STROBES,INSTALL BRANCH CIRCUITS WIRES,DEVICES & FIXTURES IN ALL 5 DWELLINGS 80 OUTLETS,55 FIXTURES & 17 SWS,7 HARD WIRED SMOKES(TOTAL) & GENERAL LIGHTING FOR RETAIL SPACE PER 2008 NEC & NFPA 72 (MIXED USE)"},{"number":"562109","date":"2014-10-20","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALL A C.T. CABINET METER,DISCONNECT AND PHASE CHANGER FOR THE SPRINKLER SYSTEM PUMPS (MIXED USE)"},{"number":"581432","date":"2014-12-23","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2014-12-23","scope":"SIT DOWN RESTAURANT ON FIRST FLOOR WITH RESTAURANT KITCHEN ON BASEMENT AND OTHER USES AS PREVIOUSLY APPROVED IN THE SAME EXISTING STRUCTURE. NO SIGN ON THIS PERMIT."},{"number":"581505","date":"2015-01-26","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2016-04-20","scope":"INTERIOR ALTERATIONS ONLY, STRUCTURAL WORK/MODIFICATIONS TO INCLUDE INTERIOR FRAMING AND REINFORCING, MEZZANINE SUPPORTS, STAIRS, ****VERIFY IN FIELD LOWERING BASEMENT SLAB AND UNDERPINNING EXISTNG FOUNDATION WALL COMPLETED PRIOR PERMIT APPROVED AP502131 - SPECIAL INSPECTIONS AND MONITORING REQUIRED BY ENGINEER IF ADDITIONAL****. NEW BATHROOMS, FIT OUT, FINISHES, PARTITIONS FOR BASEMENT THROUGH 1ST FLOOR & MEZZANINE NEW TENANT. BUILDING SPRINKLERED. ALSO REFER TO ADDITIONAL STRUCTRAL WORK APPROVAL FOR THIS BUILDING ON AP#502131 ADDITIONAL PERMITS REQ: ELECTRICAL, PLUMBING, HVAC, SPRINKLERS, SIGNS, KITCHEN HOOD(NOT PART OF PERMIT) & ANSUL SYSTEM , SPECIAL INSPECTIONS AGENCY"},{"number":"593862","date":"2015-03-17","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-07-03","scope":"INTERIOR FIT OUT OF NEW RESTAURANT - 23 FIXTURES - INTERCEPTOR SMMITH 8025 256PM.50 NOTE: THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"595889","date":"2015-04-07","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2015-07-01","scope":"INSTALLATION OF MECHANICAL APPLIANCES AND ASSOCIATED HVAC SYSTEM AS PER APPROVED PLANS."},{"number":"599947","date":"2015-04-27","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2015-11-21","scope":"INSTALL NEW 200 AMP SUB PANEL ON SECOND FLOOR, NEW WIRING, LIGHTS, RECEPTACLES,5 CUT S LINES,EXISTING FA RELOCATE DEVICES,STATION AND SMOKES PER 2008 NEC & NFPA 72(RESTAURANT)"},{"number":"603088","date":"2015-04-29","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2015-07-03","scope":"INSTALLATION OF TWO (2) UL 710 LISTED COMMERCIAL KITCHEN EXHAUST HOODS WITH SUPPLY/EXHAUST TIE-IN TO ONE (1) RETURN AIR FAN, ONE (1) EXHAUST FAN & ALL ASSOCIATED RETURN/EXHAUST DUCTWORK.***SEPARATE PERMIT SHALL BE REQUIRED FOR INSTALLATION OF AN APPROVED AUTOMATIC FIRE SUPRESSION SYSTEM***"},{"number":"608753","date":"2015-05-08","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2015-07-03","scope":"EZ STANDARD KITCHEN FIRE SUPPRESSION- FOR THE INSTALLATION OF NEW WET CHEMICAL KITCHEN HOOD FIRE SUPPRESSION SYSTEM AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS.KITCHEN HOOD PARENT PERMIT #603088. **POST THIS PERMIT**"},{"number":"608809","date":"2015-05-08","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2015-07-07","scope":"RELOCATE 29 SPRINKLER HEADS"},{"number":"601751","date":"2015-06-09","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2015-07-03","scope":"FOR THE INSTALLATION OF ONE ACCESSORY ILLUMINATED FLAT WALL SIGN TO AN EXISTING FIRST FLOOR TO A SIT-DOWN RESTAURANT PER SUBMITTED PLAN. SEPARATE ELECTRIC PERMIT REQUIRED."},{"number":"601748","date":"2015-06-09","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2015-06-09","scope":"ERECTION OF ONE ACCESSORY ILLUMINATED FLAT WALL SIGN TO AN EXISTING FIRST FLOOR TO A SIT-DOWN RESTAURANT PER SUBMITTED PLAN."},{"number":"612980","date":"2015-06-26","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2015-07-01","scope":"AMEND PERMIT NUMBER 603088 TO CHANGE EXHAUST FAN TO UL 762 LISTED GREENHECK IN-LINE EXHAUST FAN AND LOCATION CHANGE TO DIRECTLY ABOVE 1ST FLOOR ROOF, WITH EXTENSION TO ROOF WITH GOOSE NECK TERMINATION AS PER APPROVED PLANS."},{"number":"621923","date":"2015-07-02","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2015-07-03","scope":"180 DAY TCO"},{"number":"651479","date":"2016-02-26","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2016-04-19","scope":"AMENDING BLDG PERMIT 581505 FOR THE STEEL RAILING ASSEMBLY ON THE LOW ROOF AS GUARDRAIL AS PER PLANS."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2015,"k":"permit","w":"Zoning/use"},{"y":2015,"k":"permit","w":"Administrative"},{"y":2015,"k":"permit","w":"Administrative"},{"y":2016,"k":"permit","w":"Administrative"},{"y":2019,"k":"viol","w":"2 L&I violations"},{"y":2019,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2023,"k":"viol","w":"12 L&I violations"},{"y":2023,"k":"insp","w":"Inspection failed"},{"y":2024,"k":"viol","w":"22 L&I violations"},{"y":2024,"k":"insp","w":"L&I: 2 failed, 2 passed"},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2025,"k":"insp","w":"L&I: 2 failed, 1 passed"}],"rented":true,"licenses":[{"number":"294876","type":"Dumpster License - Public ROW","status":"Inactive","businessName":"PRINTERS PLACE","legalName":"PRINTERS PLACE","address":"126 S 16TH ST","revenueCode":"3417","rentalCategory":null,"units":null,"issuedDate":"2004-05-07","latestIssueDate":"2009-05-11","expirationDate":"2010-03-31","inactiveDate":"2011-12-14"},{"number":"670915","type":"Food Preparing and Serving (30+ SEATS)","status":"Inactive","businessName":"DAN DAN 126 LLC (DAN DAN 126)","legalName":"DAN DAN 126 LLC","address":"126 S 16TH ST","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2015-07-10","latestIssueDate":"2025-03-24","expirationDate":"2026-04-30","inactiveDate":"2026-06-29"},{"number":"688696","type":"Rental","status":"Inactive","businessName":"ALAN DOMB (ADR 18TH & SANSOM LLC)","legalName":"ALAN DOMB","address":"126 S 16TH ST","revenueCode":"3202","rentalCategory":null,"units":5,"issuedDate":"2016-01-14","latestIssueDate":"2016-01-14","expirationDate":"2017-01-01","inactiveDate":"2017-03-02"},{"number":"721669","type":"Rental","status":"Active","businessName":"Allan Domb (Allan Domb Real Estate)","legalName":"Allan Domb","address":"126 S 16TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2016-11-29","latestIssueDate":"2025-10-14","expirationDate":"2026-11-28","inactiveDate":null},{"number":"850056","type":"Sidewalk Cafe (Temporary)","status":"Inactive","businessName":"DAN DAN 126 LLC (DAN DAN 126)","legalName":"DAN DAN 126 LLC","address":"126 S 16TH ST","revenueCode":"3123","rentalCategory":null,"units":null,"issuedDate":"2020-08-28","latestIssueDate":"2021-12-18","expirationDate":"2022-12-31","inactiveDate":"2023-03-01"}],"licenseActivity":[{"number":"850056","type":"Sidewalk Cafe (Temporary)","businessName":"DAN DAN 126 LLC (DAN DAN 126)","legalName":"DAN DAN 126 LLC","issuedDate":"2020-08-28","latestIssueDate":"2021-12-18","closureDate":"2023-03-01","expirationDate":"2022-12-31","inactiveDate":"2023-03-01","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"721669","type":"Rental","businessName":"Allan Domb (Allan Domb Real Estate)","legalName":"Allan Domb","issuedDate":"2016-11-29","latestIssueDate":"2025-10-14","closureDate":null,"expirationDate":"2026-11-28","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"688696","type":"Rental","businessName":"ALAN DOMB (ADR 18TH & SANSOM LLC)","legalName":"ALAN DOMB","issuedDate":"2016-01-14","latestIssueDate":"2016-01-14","closureDate":"2017-03-02","expirationDate":"2017-01-01","inactiveDate":"2017-03-02","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"670915","type":"Food Preparing and Serving (30+ SEATS)","businessName":"DAN DAN 126 LLC (DAN DAN 126)","legalName":"DAN DAN 126 LLC","issuedDate":"2015-07-10","latestIssueDate":"2025-03-24","closureDate":"2026-06-29","expirationDate":"2026-04-30","inactiveDate":"2026-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"294876","type":"Dumpster License - Public ROW","businessName":"PRINTERS PLACE","legalName":"PRINTERS PLACE","issuedDate":"2004-05-07","latestIssueDate":"2009-05-11","closureDate":"2011-12-14","expirationDate":"2010-03-31","inactiveDate":"2011-12-14","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #447609: 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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Oct 17, 2025; Sprinkler Certification: Certified through Jul 11, 2025; Special Hazards Certification: Certified through Mar 2, 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":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1880 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":"24 failed, 7 passed, and 4 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on May 9, 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Dumpster License - Public ROW #294876: Inactive since Dec 14, 2011; Food Preparing and Serving (30+ SEATS) #670915: Inactive since Jun 29, 2026; Sidewalk Cafe (Temporary) #850056: Inactive since Mar 1, 2023","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":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as multi-family. BlockReport does not receive a current Commercial Trash account balance.","why":"Philadelphia charges qualifying small commercial, mixed-use, and multi-unit properties that use City collection; exemptions and private collection can change applicability. A use category alone does not prove a fee is due.","action":"Check the Commercial Trash account inside the date-effective Property Payoff.","url":"https://www.phila.gov/2026-06-09-pay-your-trash-fee-bill-by-june-30/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 44 historical violations across 10 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/"}]}