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19422","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":48100,"taxable":44092,"land":48100,"improvement":0,"taxableLand":44092,"taxableImprovement":0,"exemptLand":4008,"exemptImprovement":0},{"y":2017,"v":48100,"taxable":48100,"land":48100,"improvement":0,"taxableLand":48100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":5650000,"taxable":1412500,"land":565000,"improvement":5085000,"taxableLand":565000,"taxableImprovement":847500,"exemptLand":0,"exemptImprovement":4237500},{"y":2020,"v":5650000,"taxable":565000,"land":565000,"improvement":5085000,"taxableLand":565000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":5085000},{"y":2021,"v":5650000,"taxable":565000,"land":565000,"improvement":5085000,"taxableLand":565000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":5085000},{"y":2022,"v":5650000,"taxable":565000,"land":565000,"improvement":5085000,"taxableLand":565000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":5085000},{"y":2023,"v":6428000,"taxable":642800,"land":642800,"improvement":5785200,"taxableLand":642800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":5785200},{"y":2024,"v":6428000,"taxable":642800,"land":642800,"improvement":5785200,"taxableLand":642800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":5785200},{"y":2025,"v":6428000,"taxable":642800,"land":642800,"improvement":5785200,"taxableLand":642800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":5785200},{"y":2026,"v":6428000,"taxable":642800,"land":642800,"improvement":5785200,"taxableLand":642800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":5785200},{"y":2027,"v":5557200,"taxable":555700,"land":555700,"improvement":5001500,"taxableLand":555700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":5001500}],"taxNow":8998,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"674217","date":"2016-03-10","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2016-11-10","scope":"INTERIOR DEMO OF NON-LOAD BEARING WALLS ONLY,NO STRUCTURAL WORK ON THIS PERMIT"},{"number":"677608","date":"2016-03-18","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-06-14","scope":"SEAL LATERAL, CURB TRAP & FAI, PA20160780351 SELF CERTIFICATION NO LONGER ACCEPTED ALL TRENCHES IN EXCESS OF 5 FT MUST HAVE APPROVED SHORING AT THE TIME OF INSPECTION."},{"number":"672034","date":"2016-04-12","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2016-04-12","scope":"FOR THE COMPLETE DEMOLITION OF THE EXISTING STRUCTURE. FOR USE AS VACANT LOT."},{"number":"672037","date":"2016-04-12","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2020-03-03","scope":"FOR THE COMPLETE DEMOLITION OF AN EXISTING SEMI-DETACHED, ONE STORY STRUCTURE. STRUCTURE TO BE DEMOLISHED BY HAND AND WITH MECHANICAL EQUIPMENT PER PLANS. ALL MECHANICAL DEMOLITION TO TAKE PLACE IN AREAS OF THE STRUCTURE WHERE THERE IS NO OCCUPIED STRUCTURE WITHIN THE SAFETY ZONE. PEDESTRIAN PROTECTION TO BE IN PLACE PRIOR TO START OF WORK AND TO BE MAINTAINED DURING ALL DEMOLITION ACTIVITIES. * SEPARATE STREETS DEPARTMENT PERMIT REQUIRE FOR CLOSURE OF RIGHT OF WAY. * 21 DAY POSTING AND NOTICE REQUIRED PER A-303.2. * NEWLY EXPOSED EXTERIOR WALL TO BE TREATED."},{"number":"687904","date":"2016-04-28","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2016-04-28","scope":"CONSOLIDATION OF (3) LOTS INTO (1). PROPOSING A (33) FAMILY, FOUR STORY, SEMI-DETACHED DWELLING WITH INTERIOR BICYCLE PARKING AND GREEN ROOF. COMPLETE DEMO OF EXISTING BLDG."},{"number":"687903","date":"2016-04-28","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2016-04-28","scope":"CONSOLIDATION OF (3) LOTS INTO (1). PROPOSING A (33) FAMILY, FOUR STORY, SEMI-DETACHED DWELLING WITH INTERIOR BICYCLE PARKING AND GREEN ROOF. COMPLETE DEMO OF EXISTING BLDG."},{"number":"663616","date":"2016-04-28","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2016-04-28","scope":"CONSOLIDATION OF (3) LOTS INTO (1). PROPOSING A (33) FAMILY, FOUR STORY, SEMI-DETACHED DWELLING WITH INTERIOR BICYCLE PARKING AND GREEN ROOF. COMPLETE DEMO OF EXISTING BLDG."},{"number":"687905","date":"2016-05-13","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2016-05-13","scope":"NEW CONSTRUCTION"},{"number":"715684","date":"2016-09-30","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2018-04-11","scope":"FOUNDATION PERMIT FOR SHALLOW SPREAD FOOTING & GRADE BEAM REINFORCED CONCRETE W. STEM WALL FOUNDATION SYSTEM FOR FUTURE FOUR (4) STORY ABOVE GRADE PLANE, W. BASEMENT & ROOFTOP STRUCTURES, MULTI-FAMILY DWELLING. ALL MEANS OF PEDESTRIAN PROTECTION PER THE PHILADELPHIA BUILDING CODE TO BE IN PLACE PRIOR TO COMMENCEMENT OF PERMITTED WORK."},{"number":"722373","date":"2016-10-11","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2016-10-11","scope":"FOR THE COMPLETE DEMOLITION OF EXISTING STRUCTURE(S). FOR THE ERECTION OF A DETACHED STRUCTURE WITH A ROOF DECK, ROOF DECK ACCESS STRUCTURES AND GREEN ROOF (PER 14-602(7)). SIZE AND LOCATION AS SHOWN ON PLANS/APPLICATION. FOR USE AS FRESH FOOD MARKET AND VACANT RETAIL (USE REGISTRATION PERMIT REQUIRED PRIOR TO OCCUPANCY) ON THE 1ST FLOOR AND MULTI-FAMILY HOUSEHOLD LIVING (THIRTY-THREE (33) DWELLINGS) AND FOR THE CREATION OF ELEVEN (11) CLASS 1A BICYCLE PARKING SPACES LOCATED ON AN ACCESSIBLE ROUTE. NO SIGNS ON THIS APPLICATION."},{"number":"744408","date":"2016-12-19","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-07-03","scope":"TEMPORARY 100AMP SERVICE FOR SITE IN PLACE FOR 6 MONTHS, 2 OUTDOOR GFCI OUTLETS ON 2 CIRCUITS AS PER 2008 NEC (WEST DISTRICT)"},{"number":"756564","date":"2017-02-08","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2018-02-03","scope":"AMEND BLDG PRMT# 715684 TO REVISE THREMAL BREAK DETAIL ON SHEET S-2/1 TO REMOVE ALL STRUCTURAL NOTES."},{"number":"771554","date":"2017-04-04","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2017-04-04","scope":"THIS IS FOR THE REDUCTION IN PREVIOUSLY APPROVED BUILDING HEIGHT AND REVISION OF ROOF DECK TO MECHANICAL ROOF DECK APPROVED FOR 53 FEET BUILDING HEIGHT NOW TO BE REDUCED TO 46FEET 9 INCHES TO TOP OF ROOF STRUCTURE, PILOT HOUSE TO REMAIN IN CURRENT CONFIGURATION, NO CHANGE TO PREVIOUSLY APPROVED BUILDING FOOTPRINT."},{"number":"754086","date":"2017-04-07","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2019-02-07","scope":"FOR THE ERECTION OF A FOUR (4) STORY STURCTURE WITH PILOT HOUSE FOR MECHANICAL ACCESS ONLY; FOR USE AS MULTI-FAMILY FAMILY ((33) DWELLING UNITS) HOUSEHOLD LIVING WITH COMMERCIAL SPACES ON THE 1ST FLOOR. CREATION OF ELEVEN (11) CLASS 1A BICYCLE PARKING SPACES LOCATED ON AN ACCESSIBLE ROUTE. TYPE B AND TYPE A DWELLING UNITS REQUIRED TO BE PROVIDED. SEE AP#715684 FOR FOUNDATION PERMIT. SEPARATE PERMIT REQUIRED FOR ANY MEP AND FIRE SUPPRESSION WORK. A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED WITHIN 13 FEET OF BUILDING FAÇADE IN ACCORDANCE WITH SECTION 3306 OF THE IBC. SEPARATE BUILDING AND/OR STREETS DEPARTMENT PERMITS ARE REQUIRED."},{"number":"803397","date":"2017-07-27","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2018-05-29","scope":"INSTALL (33) HEAT PUMPS WITH DUCTWORK. (MULTI-FAMILY)"},{"number":"813173","date":"2017-09-20","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2018-06-07","scope":"INSTALLATION OF NEW 4\" FIRE SERVICE. NEW PIPE, HANGERS, AND FITTINGS. NEW CITY APPROVED BACKFLOW PREVENTION ASSEMBLY. NEW FIRE DEPARTMENT CONNECTION. SPRINKLERS SYSTEM THROUGHOUT BUILDING IN ACCORDANCE WITH NFPA 13. STANDPIPES IN ACCORDANCE WITH NFPA 14."},{"number":"787974","date":"2017-09-22","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-06-07","scope":"NEW CONSTRUCTION: INTERIOR & EXTERIOR PLUMBING FOR A 4-STORY STRUCTURE WITH A ROOF ACCESS STRUCTURE AND VACANT COMMERCIAL SPACE ON THE 1ST FLOOR AND (33) DWELLING UNITS (MIXED-USE). THE INSTALLATION INCLUDES (5) 6\" SANITARY SEWER LATERALS AND A 2\" DOMESTIC WATER DISTRIBUTION SERVICE TO THE STREET MAINS, AS WELL AS A 2\" BACKFLOW PREVENTION CONTAINMENT ASSEMBLY, ON THE MAIN DOMESTIC WATER SUPPLY. ADDITIONAL PERMITS ARE REQUIRED FOR THE (2) 6\" STORM LATERALS AND THE 1\" DOMESTIC WATER DISTRIBUTION SERVICE FOR THE VACANT COMMERCIAL SPACE, AS WELL AS THE 1\" BACKFLOW PREVENTION CONTAINMENT ASSEMBLY, ON THE MAIN DOMESTIC WATER SUPPLY. ADDITIONAL PERMITS ARE REQUIRED FOR THE FIT-OUT OF THE VACANT COMMERCIAL SPACE, EXCEPT FOR WORK SHOWN ON THESE APPROVED PLANS WHICH IS INCLUDED IN THIS PERMIT. ADDITIONAL PERMIT ARE REQUIRED FOR SITEWORK PLUMBING (I.E. CATCH BASINS). THE INSTALLATION SHALL COMPLY WITH THE PHILADELPHIA PLUMBING CODE, 2004. THE SIZE OF THE 2\" DOMESTIC WATER DISTRIBUTION SERVICE AND THE LOCATION OF THE METER MUST BE PRE-APPROVED BY VINCENT BRINDISI OF PWD (215 828 0685)."},{"number":"804722","date":"2017-10-10","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-08-09","scope":"INSTALL NEW 2000AMP SERVICE COMING IN,400AMP 3PHASE FOR HOUSE,100AMP 3PHASE FOR FIRE PUMP ROOM,1200AMP 3PHASE MULTI METER FOR 33 APARTMENT UNITS AND 1-200AMP COMMERCIAL SPACE,WIRING THROUGHOUT AS PER 2008 NEC (WEST DISTRICT) INSTALL A COMPLETE FIRE ALARM SYSTEM AS PER NFPA72"},{"number":"882220","date":"2018-09-12","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2018-09-12","scope":"TCO AS PER PERMIT 754086. OCCUPANCY FOR ENTIRE RESIDENTIAL PORTION OF THE BUILDING.180 DAYS.COMMERCIAL UNITS REQUIRE SEPARATE FIT OUT PERMITS."}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2017,"k":"permit","w":"Plumbing"},{"y":2017,"k":"permit","w":"Electrical"},{"y":2018,"k":"viol","w":"L&I violation"},{"y":2018,"k":"permit","w":"Administrative"},{"y":2020,"k":"demo"},{"y":2023,"k":"viol","w":"3 L&I violations"},{"y":2023,"k":"insp","w":"Inspection failed ×3"},{"y":2024,"k":"viol","w":"L&I violation"},{"y":2024,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2025,"k":"insp","w":"Inspection passed"},{"y":2026,"k":"viol","w":"4 L&I violations"},{"y":2026,"k":"insp","w":"Inspection failed ×4"}],"rented":true,"licenses":[{"number":"275174","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"RKO INVESTMENTS","legalName":"RKO INVESTMENTS","address":"3925-37 HAVERFORD AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2004-04-29","latestIssueDate":"2010-06-15","expirationDate":"2011-02-28","inactiveDate":"2012-12-22"},{"number":"509166","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"THE REVELATION CENTER","legalName":"THE REVELATION CENTER","address":"3925-37 HAVERFORD AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2010-07-20","latestIssueDate":"2010-07-20","expirationDate":"2011-02-28","inactiveDate":"2012-12-22"},{"number":"848206","type":"Rental","status":"Active","businessName":"GF University Properties LLC","legalName":"GF University Properties LLC","address":"3925-37 HAVERFORD AVE","revenueCode":"3202","rentalCategory":"Other","units":33,"issuedDate":"2020-08-07","latestIssueDate":"2026-01-30","expirationDate":"2026-08-06","inactiveDate":null}],"licenseActivity":[{"number":"848206","type":"Rental","businessName":"GF University Properties LLC","legalName":"GF University Properties LLC","issuedDate":"2020-08-07","latestIssueDate":"2026-01-30","closureDate":null,"expirationDate":"2026-08-06","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"509166","type":"Vacant Residential Property / Lot","businessName":"THE REVELATION CENTER","legalName":"THE REVELATION CENTER","issuedDate":"2010-07-20","latestIssueDate":"2010-07-20","closureDate":"2012-12-22","expirationDate":"2011-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"275174","type":"Vacant Residential Property / Lot","businessName":"RKO INVESTMENTS","legalName":"RKO INVESTMENTS","issuedDate":"2004-04-29","latestIssueDate":"2010-06-15","closureDate":"2012-12-22","expirationDate":"2011-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-30","units":33,"signals":[{"kind":"record-pressure","level":"watch","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["1 open L&I violation","failed L&I inspection activity in 2023, 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #672034: 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":"1 open L&I violation","finding":"31 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"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 (482 NORRISTOWN RD, BLUE BELL PA, 19422).","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":"14 failed, 6 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jul 8, 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":"Vacant Residential Property / Lot #275174: Inactive since Dec 22, 2012; Vacant Residential Property / Lot #509166: Inactive since Dec 22, 2012","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":"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 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":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Aug 26, 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":"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/"}]}