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SITE SAFETY PLAN AND DEMOLITION SCHEDULE TO BE COMPLIED WITH AND ON-SITE AT ALL TIMES."},{"number":"511341","date":"2013-12-16","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2014-01-20","scope":"SEAL ONE 12\" AND TWO 6\" LATERALS - PA1 CALL# 2013-3460811"},{"number":"513203","date":"2014-03-04","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-04-07","scope":"NEW HIGH-RISE PLUMBING CONSTRUCTION - INTERIOR TO A POINT 5'-0' OUTSIDE ONLY - WORK WILL COMPLY WITH THE APPROVED PLANS AND THE PHILADELPHIA PLUMBING CODE 2004 (FOURTH PRINTING) - SEE COMMENTS ON APPROVED PLAN REVIEW FORMS"},{"number":"511112","date":"2014-03-13","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2014-09-18","scope":"FOUNDATION ONLY. SEPARATE BUILDING PERMIT REQUIRED."},{"number":"525961","date":"2014-03-24","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2014-04-01","scope":"TO INSTALL 1-8\" SANITARY & 1-10\" STORM LATERAL & TRAP UP TO 5' FROM BLDG (20140830522)"},{"number":"514677","date":"2014-03-26","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2015-04-08","scope":"NEW CONSTRUCTION OF HIGH RISE STRUCTURE, SEE SEPARATE FOUNDATION PERMIT APPROVAL UNDER AP#511112. HIGH RISE PROVISIONS APPLY. BUILDING FULLY SPRINKLERED. SEE ATTACHED FD APPROVAL. ADDITIONAL PERMITS REQ: ELECTRICAL, PLUMBING, HVAC, SPRINKLERS, CO AND USE FOR VACANT COMMERCIAL SPACE, SIGNS."},{"number":"514464","date":"2014-05-01","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2015-04-07","scope":"INSTALLATION OF ONE (1) PACKAGED ROOFTOP UNIT, THREE (3) COMMON SUPPLY / EXHAUST FANS, STAIRWAY PRESSURIZATION SYSTEMS, NINE (9) DUCTLESS SPLIT SYSTEMS IN THE LOWER LEVELS, HEATPUMPS WITHIN ALL DWELLING UNITS AND NEW DUCTWORK WITH ASSOCAITED REGISTERS AND DIFFUSERS THROUGHOUT A TWELVE (12) STORY HIGH RISE BUILDING. SEPARATE PERMITS REQUIRED FOR ELECTRICAL AND PLUMBING WORK."},{"number":"530021","date":"2014-05-13","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2015-11-04","scope":"WIRING FOR NEW 12 STORY BLDG W/110 APTS AS PER NEC 2008 (MIXED USE)"},{"number":"536137","date":"2014-06-11","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2014-06-26","scope":"AMEND BUILDING PERMIT NUMBER 514677, TOWER CRANE MAT FOUNDATION, STRUCTURAL REVISIONS/ FIELD CONDITIONS AS INDICATED"},{"number":"537108","date":"2014-06-13","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2014-12-03","scope":"TO AMEND PERMIT #511112 TO INCLUDE THE ERECTION AND REMOVAL OF A TOWER CRANE AS SHOWN IN APPROVED PLANS. CRANE LOCATION TO FOLLOW ENGINEER'S RECOMMENDATION (FROM HARMAN GROUP)."},{"number":"553056","date":"2014-09-02","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2015-11-04","scope":"FURNISH & INSTALL NEW FIRE ALARM SYSTEM THROUGHOUT AS PER NEC 2008 & NFPA 72 (HI-RISE BLDG)"},{"number":"556758","date":"2014-11-17","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2015-04-07","scope":"FOR THE INSTALLATION OF A (6) INCH FIRE SERVICE LINE W. BACKFLOW PREVENTOR (BFP) ASSEMBLY AND FOR INSTALLATION OF A FIRE SUPPRESSION SYSTEM AS PER NFPA 13, STANDPIPE SYSTEM AS PER NFPA 14, AND FIRE PUMP AS PER NFPA 20. ALL WORK SHALL BE IN ACCORDANCE WITH APPROVED PLANS AND HYDRAULIC CALCULATIONS. *SPRINKLER HEAD SHALL BE INSTALLED AT THE CENTER LINE AT EACH WINDOW IN THE EXTERIOR WALLS ALONG THE INTERIOR LOT LINES PER BBS CASE NO.18656 & FDC SHALL BE LOCATED AT THE SOUTH AND NORTH SIDE OF THE BUILDING*"},{"number":"586892","date":"2015-01-28","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2015-02-03","scope":"TEMPORARY CERTIFICATE OF OCCUPANCY FOR THE BASEMENT LEVEL,1ST FLOOR AND 2ND FLOORS ONLY."},{"number":"596682","date":"2015-03-18","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2015-03-20","scope":"TEMPORARY C.O, FLOORS 3-6 90 DAYS"},{"number":"604180","date":"2015-04-21","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2015-04-21","scope":"1ST FLOOR GROUP MEDICAL PRACTICE ON CURRENTLY VACANR SPACE IN AN EXISTING STRUCTURE WITH 110 DWELLING UNITS."},{"number":"604950","date":"2015-05-01","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2016-03-29","scope":"FIT-OUT OF VACANT COMMERCIAL SHELL SPACE ON FIRST FLOOR OF AN EXISTING HIGH-RISE BUILDING FOR A GROUP MEDICAL/HEALTH PRACTITIONER AS PER APPROVED PLANS. BUILDING IS FULLY SPRINKLERED. **SEPARATE PERMITS REQUIRED FOR MEP WORK**"},{"number":"620055","date":"2015-07-22","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-03-29","scope":"FURNISH AND INSTALL SANITARY VENT AND DOMESTIC WATER PIPE FOR NEW DOCTOR'S OFFICE.FURNISH AND INSTALL 5 WATER CLOSETS,15 SINKS,1 MOP SINK AND ELECTRIC WATER HEATER (HEALTH CARE)THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"610259","date":"2015-07-23","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2016-02-24","scope":"INSTALL 55-FIXTURES, 40-HIGH HATS, 6-EXITS, 72-RECEPTS, 6-HVAC UNITS 1-100AMP SHUNT TRIP CKT BREAKER & CONDUIT RACE WAYS ONLY AS PER NEC 2008 & FIRE ALARM 1-POWER SUPPLY, 23-STROBES 9-DUCT DETECTOR AS PER NFPA 72"},{"number":"651299","date":"2015-11-10","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2016-03-29","scope":"RELOCATE (39) SPRINKLER HEADS TO ACCOMMODATE TENANT LAYOUT AND CEILING, AS PER NFPA NO. 13 AND ALL LOCAL CODES."},{"number":"618297","date":"2015-11-20","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2016-03-29","scope":"INSTALLATION HVAC SYSTEM, DUCT WORK, DIFFUSERS, UNITS, AND MECHANICAL PIPING NAD ACCESSORI4ES."},{"number":"668734","date":"2016-03-08","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2016-03-08","scope":"FOR THE ERECTION OF TWO (2) NON-ILLUMINATED WALL SIGNS (FRONT SLOPE OF AWNINGS) ON EXISTING ATTACHED STRUCTURE. SIZE AND LOCATION AS SHOWN ON APPROVED PLANS. SIGNS ACCESSORY TO EXISTING GROUP GROUP PRACTIONER ON THE GROUND FLOOR WITH PREVIOUSLY APPROVED 110 DWELLING UNITS ABOVE WITH ONE (1) EXISTING ACCESSORY SIGN."},{"number":"676404","date":"2016-04-14","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2016-04-22","scope":"FOR THE ERECTION OF TWO (2) AWNING SIGNS AS PER APPROVED PLANS."},{"number":"679002","date":"2016-04-28","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-07-31","scope":"FURNISH AND INSTALL 80 CATEGORY 6 PLENUM DATA CABLES WITH LONGEST RUN BEING 140FT. FURNISH AND INSTALL NEW CABINET WITH PATCH PANELS TO SUPPORT NEW CABLING AS PER 2008 NEC (CC DISTRICT)"},{"number":"863531","date":"2018-04-04","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2018-04-04","scope":"FOR THE VISITOR ACCOMODATIONS OF UNIT# 303, UNIT# 403, UNIT# 508, UNIT# 903, UNIT# 908, UNIT# 1003, UNIT# 1108, UNIT# 1008 AND UNIT# 1103 AS PART OF EXISTING MULTI-FAMILY HOUSEHOLD LIVING IN THE SAME LOT WITH ALL OTHER USES AS PREVIOUSLY APPROVED.NO SIGN ON THIS APPLICATION."},{"number":"934207","date":"2018-12-11","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2018-12-11","scope":"FOR USE AS VISITOR ACCOMADATION IN UNIT 208 FOR STAYS OF 30 DAYS OR LESS; BUT MORE THAN 180 DAYS/CALENDAR YEAR."},{"number":"ZP-2022-007990","date":"2022-07-26","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"- Install one (1) equipment platform w/ H-frame - Install 1 equipment cabinet, 1 telco fiber box, 1 PPC cabinet and 1 GPS unit on equipment platform Antennas to be mounted on ballast sleds"},{"number":"EP-2022-007786","date":"2022-08-10","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-02-03","scope":"INSTALL METAL PLATFORM WITH H-FRAME INSTALL CABLE TRAY INSTALL BBU INSTALL EQUIPMENT CABINET INSTALL POWER CONDUIT INSTALL TELCO CONDUIT INSTALL NEMA 3 TELCO FIBER BOX INSTALL GPS UNIT INSTALL SUBMETER"},{"number":"GP-2022-007009","date":"2022-08-19","work":"Antenna","type":"General","description":"General Permit","status":"Completed","completedDate":"2023-02-09","scope":"FOR THE INSTALLATION OF NEW ATENNAS AND ASSOCIATED EQUIPEMENT AS PER PLANS."},{"number":"CP-2023-001219","date":"2023-03-07","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-01-26","scope":"LEVEL II EXTERIOR ALTERATIONS (NO CHANGE IN OCCUPANCY) TO THE 13TH FLOOR OF AN EXISTING ATTACHED STRUCTURE. ALTERATIONS TO INCLUDE INSTALLATION OF EXTERIOR REPAIRS AND RENOVATION OF EXISTING ROOF TERRACE, REMOVE AND REPLACE EXISTING RAILING, PROVIDE FINISHES AND FURNISHINGS THROUGHOUT AS PER APPROVED PLANS. ALL WORK TO BE DONE PER APPROVED PLANS. ** IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK**IEBC 2018**EXISTING BUILDING FULLY SPRINKLERED** SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK**"},{"number":"EP-2023-002069","date":"2023-03-13","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-06-30","scope":"Electrical Permit for combo CP-2023-001219"},{"number":"ZP-2023-011659","date":"2023-11-02","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Visitor Accommodations"}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2022,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Antenna"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"viol","w":"L&I violation"},{"y":2023,"k":"insp","w":"L&I: 5 failed, 1 passed"},{"y":2023,"k":"permit","w":"Change of Use"},{"y":2025,"k":"viol","w":"8 L&I violations"},{"y":2025,"k":"insp","w":"Inspection failed ×2"},{"y":2026,"k":"viol","w":"15 L&I violations"},{"y":2026,"k":"insp","w":"L&I: 4 failed, 2 passed"}],"rented":true,"licenses":[{"number":"678932","type":"Rental","status":"Closed","businessName":"AQUINAS 2021 CHESTNUT STREET LP (AQ RITTENHOUSE)","legalName":"AQUINAS 2021 CHESTNUT STREET LP","address":"2017-23 CHESTNUT ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":110,"issuedDate":"2015-09-30","latestIssueDate":"2019-12-15","expirationDate":"2020-09-30","inactiveDate":null},{"number":"699891","type":"High Rise","status":"Closed","businessName":"AQUINAS 2021 CHESTNUT STREET LP (AQ RITTENHOUSE)","legalName":"AQUINAS 2021 CHESTNUT STREET LP","address":"2017-23 CHESTNUT ST","revenueCode":"3629","rentalCategory":null,"units":null,"issuedDate":"2016-04-21","latestIssueDate":"2019-06-29","expirationDate":"2020-04-20","inactiveDate":null},{"number":"863370","type":"High Rise","status":"Inactive","businessName":"JONES LANG LASALLE","legalName":"JONES LANG LASALLE","address":"2017-23 CHESTNUT ST","revenueCode":"3629","rentalCategory":null,"units":null,"issuedDate":"2021-03-11","latestIssueDate":"2025-04-07","expirationDate":"2026-03-09","inactiveDate":"2026-05-08"},{"number":"864657","type":"Rental","status":"Active","businessName":"JONES LANG LASALLE INCOME PROPERTY TRUST INC.","legalName":"JONES LANG LASALLE INCOME PROPERTY TRUST INC.","address":"2017-23 CHESTNUT ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":110,"issuedDate":"2021-03-26","latestIssueDate":"2026-07-15","expirationDate":"2027-03-25","inactiveDate":null}],"licenseActivity":[{"number":"864657","type":"Rental","businessName":"JONES LANG LASALLE INCOME PROPERTY TRUST INC.","legalName":"JONES LANG LASALLE INCOME PROPERTY TRUST INC.","issuedDate":"2021-03-26","latestIssueDate":"2026-07-15","closureDate":null,"expirationDate":"2027-03-25","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"863370","type":"High Rise","businessName":"JONES LANG LASALLE","legalName":"JONES LANG LASALLE","issuedDate":"2021-03-11","latestIssueDate":"2025-04-07","closureDate":"2026-05-08","expirationDate":"2026-03-09","inactiveDate":"2026-05-08","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"699891","type":"High Rise","businessName":"AQUINAS 2021 CHESTNUT STREET LP (AQ RITTENHOUSE)","legalName":"AQUINAS 2021 CHESTNUT STREET LP","issuedDate":"2016-04-21","latestIssueDate":"2019-06-29","closureDate":"2020-04-20","expirationDate":"2020-04-20","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false},{"number":"678932","type":"Rental","businessName":"AQUINAS 2021 CHESTNUT STREET LP (AQ RITTENHOUSE)","legalName":"AQUINAS 2021 CHESTNUT STREET LP","issuedDate":"2015-09-30","latestIssueDate":"2019-12-15","closureDate":"2020-09-30","expirationDate":"2020-09-30","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false}],"businessLicenseSourceDate":"2026-07-23","units":110,"signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2021, 2022, 2023, 2025, 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"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":["3 permit events 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 #17196: CLOSED · Granted with conditions; related permit 382914. Use permit #224694: 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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 72 historical violations across 29 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":"Damper Certification: Certified through May 26, 2026; Sprinkler Certification: Certified through Nov 19, 2026; Fire Alarm Certification: Certified through Nov 19, 2026; Emergency and Standby Power Systems Certification: Certified through May 14, 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 (333 W WACKER DR, CHICAGO IL, 60606).","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":"30 failed, 11 passed, and 15 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jul 23, 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":"High Rise #699891: Closed; High Rise #863370: Inactive since May 8, 2026","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/"}],"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/"}]}