{"asOf":"2026-07-29T00:21:00.749Z","block":"1900-1999 SPRING GARDEN ST","blockUrl":"https://philadelphia.blockreport.homes/block/1900-1999-spring-garden-st","address":"1937 SPRING GARDEN ST","parcelNumber":"881583105","source":"https://property.phila.gov/?p=881583105","ownerType":"investor","kind":"multi-family","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"CA0","buildingCodeNew":"806","buildingClass":"APTS 5-50 UNITS MASONRY","buildingClassNew":"APARTMENTS - BLT AS RESID","useLabel":"Apartment building","owner":"1937 SPRING GARDEN ASSOCI","coOwner":null,"marketValue":862400,"landAssessment":172400,"improvementAssessment":690000,"livableArea":3760,"yearBuilt":1900,"lastSale":{"price":1450000,"date":"2019-08-19T04:00:00Z"},"openViolations":0,"violations":[{"number":"524634","date":"2007-02-15","code":"A-301.1/46","title":"PERMB- INSTALL HVAC SYS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"495005","date":"2007-02-16","code":"A-301.1/54","title":"PERMP- INST NEW PLUMBING","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"1537114","date":"2009-12-03","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4869472","date":"2016-06-14","code":"A-501.1/1","title":"BLDG PERMIT REQUIRED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4869471","date":"2016-06-14","code":"A-203.1/1","title":"UNAPPROVED MAT'L ETC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4187249","date":"2016-11-25","code":"9-3902 (2)","title":"MULTI FAMILY (R2)","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4182516","date":"2016-09-09","code":"A-302.10/2","title":"PERMB- WORK NOT SAME AS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"101965","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DCC","status":"CLOSED","createdDate":"2007-02-15","completedDate":"2007-09-13","violations":[{"number":"524634","date":"2007-02-15","code":"A-301.1/46","title":"PERMB- INSTALL HVAC SYS","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"102024","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DCC","status":"CLOSED","createdDate":"2007-02-16","completedDate":"2007-09-13","violations":[{"number":"495005","date":"2007-02-16","code":"A-301.1/54","title":"PERMP- INST NEW PLUMBING","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"221774","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DCC","status":"CLOSED","createdDate":"2009-12-03","completedDate":"2009-12-11","violations":[{"number":"1537114","date":"2009-12-03","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"538956","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DCC","status":"CLOSED","createdDate":"2016-06-14","completedDate":null,"violations":[{"number":"4869472","date":"2016-06-14","code":"A-501.1/1","title":"BLDG PERMIT REQUIRED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4869471","date":"2016-06-14","code":"A-203.1/1","title":"UNAPPROVED MAT'L ETC","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"564858","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2016-11-25","completedDate":"2017-01-26","violations":[{"number":"4187249","date":"2016-11-25","code":"9-3902 (2)","title":"MULTI FAMILY (R2)","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"481622","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"4182516","date":"2016-09-09","code":"A-302.10/2","title":"PERMB- WORK NOT SAME AS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2007,"n":2,"worst":null},{"y":2009,"n":1,"worst":null},{"y":2016,"n":4,"worst":null}],"investigations":[{"caseNumber":"101965","date":"2007-02-15","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"102024","date":"2007-02-16","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"102024","date":"2007-03-22","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"101965","date":"2007-03-22","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"101965","date":"2007-04-16","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"221774","date":"2009-12-03","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"221774","date":"2009-12-11","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"538956","date":"2016-06-14","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"564858","date":"2016-11-25","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"538956","date":"2016-12-27","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"564858","date":"2017-01-03","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"564858","date":"2017-01-26","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"538956","date":"2018-09-25","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"538956","date":"2018-10-04","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"538956","date":"2018-10-04","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"538956","date":"2018-11-08","type":"PRECOURT","status":"FAILED"},{"caseNumber":"538956","date":"2018-12-15","type":"PRECOURT","status":"PASSED"}],"inspYears":[{"y":2007,"fails":3,"passes":2},{"y":2009,"fails":1,"passes":1},{"y":2016,"fails":3,"passes":0},{"y":2017,"fails":1,"passes":1},{"y":2018,"fails":3,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.96389324633412,"lng":-75.17064341397622,"geom":{"type":"Polygon","coordinates":[[[-75.170580778,39.964010849],[-75.170634796,39.963767219],[-75.170706228,39.963776659],[-75.170651797,39.964019038],[-75.170580778,39.964010849]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2023-015246","type":"Fire Alarm Certification","inspectionDate":"2022-12-22","result":"Certified","expirationDate":"2023-12-22","buildingId":"1040678"},{"number":"BC-2023-000864","type":"Fire Alarm Certification","inspectionDate":"2022-12-22","result":"Certified","expirationDate":"2023-12-22","buildingId":"1040678"},{"number":"BC-2023-026334","type":"Fire Alarm Certification","inspectionDate":"2023-12-06","result":"Certified","expirationDate":"2024-12-06","buildingId":"1040678"},{"number":"BC-2025-001367","type":"Fire Alarm Certification","inspectionDate":"2024-12-12","result":"Certified","expirationDate":"2025-12-12","buildingId":"1040678"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19130","beds":null,"baths":null,"stories":4,"lotArea":1800,"zoning":"RM1","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"257 MAMARONECK AVE, WHITE PLAINS NY, 10605","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE CREATION OF ONE (1) ON-SITE PARKING SPACE (9'-0\" X 18'0\") ACCESSORY TO AN EXISTING FIVE (5) FAMILY DWELLING.","status":"CLOSED","outcome":"Granted with conditions","date":"2007-08-08","number":"2698","relatedPermit":null},{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ADDITION OF A  SUNROOM AND A ROOFDECK AT THE FOURTH STORY LEVEL (ONLY ACCESSED BY \"UNIT D\") TO AN EXISTING FOUR (4) STORY BUILDING WITH PREVIOUSLY APPROVED FIVE (5) FAMILY DWELLING AND ONE (1) ACCESSORY PARKING SPACE.","status":"CLOSED","outcome":"Granted","date":"2013-03-20","number":"18537","relatedPermit":"409936"},{"type":"Building standards appeal","grounds":"ON 3/19/2014, THE DEPARTMENT OF LICENSES AND INSPECTIONS ISSUED A NOTICE OF REFUSAL FOR APPLICATION #481622.","status":"CLOSED","outcome":"APPROVED","date":"2014-05-14","number":"22551","relatedPermit":"481622"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2019,"v":592200,"taxable":592200,"land":177660,"improvement":414540,"taxableLand":177660,"taxableImprovement":414540,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":593600,"taxable":593600,"land":178080,"improvement":415520,"taxableLand":178080,"taxableImprovement":415520,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":593600,"taxable":593600,"land":178080,"improvement":415520,"taxableLand":178080,"taxableImprovement":415520,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":593600,"taxable":593600,"land":178080,"improvement":415520,"taxableLand":178080,"taxableImprovement":415520,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":1058400,"taxable":1058400,"land":317520,"improvement":740880,"taxableLand":317520,"taxableImprovement":740880,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":1058400,"taxable":1058400,"land":317520,"improvement":740880,"taxableLand":317520,"taxableImprovement":740880,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":952600,"taxable":952600,"land":285780,"improvement":666820,"taxableLand":285780,"taxableImprovement":666820,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":952600,"taxable":952600,"land":285780,"improvement":666820,"taxableLand":285780,"taxableImprovement":666820,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":862400,"taxable":862400,"land":172400,"improvement":690000,"taxableLand":172400,"taxableImprovement":690000,"exemptLand":0,"exemptImprovement":0}],"taxNow":13334,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"49209","date":"2007-01-25","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2008-03-12","scope":"HISTORICAL REGISTERED PROPERTY. EXTERIOR MASONRY FACADE REPAIR.ALL MASONRY WORK REQUIRES A SITE VISIT TO REVIEW A SAMPLE FOR FINAL HISTORICAL COMMISSIONS APPROVAL PRIOR TO THE BEGINNING OF WORK AS SHOWN ON THE APPROVED PLANS. NO WORK/ALTERATIONS TO WINDOWS OR DOORS."},{"number":"56896","date":"2007-02-16","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2007-09-28","scope":"INSTALLING SEVEN (7) TOILETS, SEVEN (7) VANITIES, FOUR (4) SHOWERS, TWO (2) TUBS, FOUR (4) KITCHEN SINKD, AND FOUR (4) WASHERS"},{"number":"56439","date":"2007-03-14","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2008-10-21","scope":"INSTALLATION OF FIRE ALARM SYSTEM - 1 PANEL, 1 MANUAL, (15) 110AC SMOKES, 7 COMMON SMOKES, 1 KEYPAD, 11 SOUNDING HORNS AS PER NEC 2005"},{"number":"64445","date":"2007-03-26","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2008-03-06","scope":"INSTALL HVAC UNITS"},{"number":"46275","date":"2007-08-08","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2007-12-11","scope":"INSTALLATION OF RECEPTS, SWITCHES, LIGHT FIXTURES AND NEW 100AMP MLO PANELS RE-USE EXISTING 100AMP SERVICE CABLES FOR SERVICE TO EACH EXISTING UNITS"},{"number":"79936","date":"2008-07-11","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2008-07-11","scope":"CREATE/ADD 1 ON-SITE PARKING SPACE IN EXSISTING PAVED REAR YARD (9\" X 18')"},{"number":"222694","date":"2009-06-22","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2009-07-02","scope":"4TH FL MANSARD AND SIDE OR DORMERS: REMOVE EXISTING SLATE & REPLACE CHISEL CUT COPPER ROOF ON 4TH FL DORMERS (DRIP EDGE NOT TO EXCEED 1 1/4) TIM FLASING ON PARTY WALL WORK TO BE DONE UNDER THE DIRECTION OF THE HISTORICAL COMMISSION"},{"number":"251225","date":"2009-12-03","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2010-03-23","scope":"2 FIXTURES WITH PIPING"},{"number":"251278","date":"2009-12-10","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2010-03-23","scope":"INSTALLATION OF PODWER ROOM IN REAR OF BASEMENT IN EXISTING SPACE."},{"number":"409936","date":"2013-04-01","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2013-04-01","scope":"ADDITION OF A WOOD FRAMED 4TH FLOOR SUNROOM AND ROOF DECK."},{"number":"481622","date":"2014-10-17","work":"Addition","type":"BP_ADDITON","description":"ADDITION PERMIT","status":"EXPIRED","completedDate":null,"scope":"ERECT AN ADDITION OF STEEL STUDS AND DENSGLASS EXTERIOR WALL SHEATING PER VARIANCE (22551) FOR 4TH FLR SUNROOM & DECK AND RAISE THE FLOOR PLATFORM WITHIN ADDITION ABOVE THE EXISTING 3RD FLOOR ROOF DECKING. *ADDITIONAL PERMIT REQUIRED FOR ALL MECHANICAL, PLUMBING AND ELECTRICAL WORK*"},{"number":"722264","date":"2016-09-15","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-05-17","scope":"REPLACE WATER LINES TO TOILET AND SINK (CONDO UNIT) THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"741227","date":"2017-05-15","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2017-05-17","scope":"TO AMEND PERMIT #481622 TO CHANGES EXTERIOR FRAMING FROM STEEL STUDS TO FIRE RETARTENT TREATED WOOD AS PER PLANS."}],"storyTag":"Renovated & sold on","storyDelta":1.07,"timeline":[{"y":2009,"k":"permit","w":"Alteration"},{"y":2013,"k":"appeal","w":"Appeal granted"},{"y":2013,"k":"permit","w":"Zoning/use"},{"y":2014,"k":"appeal","w":"Appeal approved"},{"y":2014,"k":"permit","w":"Addition"},{"y":2016,"k":"viol","w":"4 L&I violations"},{"y":2016,"k":"insp","w":"Inspection failed ×3"},{"y":2016,"k":"permit","w":"Plumbing"},{"y":2017,"k":"permit","w":"Administrative"},{"y":2017,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2018,"k":"insp","w":"L&I: 3 failed, 1 passed"},{"y":2019,"k":"sale","p":1450000}],"rented":true,"licenses":[{"number":"844145","type":"Rental","status":"Active","businessName":"1937 Spring Garden Associates, LLC","legalName":"1937 Spring Garden Associates, LLC","address":"1937 SPRING GARDEN ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":5,"issuedDate":"2020-06-22","latestIssueDate":"2026-05-13","expirationDate":"2027-06-21","inactiveDate":null}],"licenseActivity":[{"number":"844145","type":"Rental","businessName":"1937 Spring Garden Associates, LLC","legalName":"1937 Spring Garden Associates, LLC","issuedDate":"2020-06-22","latestIssueDate":"2026-05-13","closureDate":null,"expirationDate":"2027-06-21","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-27","units":5,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 78% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $593,600 to $1,058,400","no permit shown in 2022-2024"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #2698: CLOSED · Granted with conditions. Use permit #79936: 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: 481622 (EXPIRED).","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 Dec 12, 2025","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 (257 MAMARONECK AVE, WHITE PLAINS NY, 10605).","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 1900 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":"11 failed, 5 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Dec 15, 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":"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 7 historical violations across 6 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/"}]}