{"asOf":"2026-07-31T06:23:07.755Z","block":"3700-3799 HAVERFORD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/3700-3799-haverford-ave","address":"3707 HAVERFORD AVE","parcelNumber":"881818713","source":"https://property.phila.gov/?p=881818713","ownerType":"investor","kind":"multi-family","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"CA0","buildingCodeNew":"804","buildingClass":"APTS 5-50 UNITS MASONRY","buildingClassNew":"APARTMENTS - LOW RISE","useLabel":"Apartment building","owner":"R & B 2 LP","coOwner":null,"marketValue":1575600,"landAssessment":157500,"improvementAssessment":1418100,"livableArea":8960,"yearBuilt":2021,"lastSale":{"price":600000,"date":"2020-09-29T04:00:00Z"},"openViolations":1,"violations":[{"number":"769366","date":"2007-12-11","code":"A-503.2/2","title":"PROSEC- STD 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CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2013-03-27","underAppeal":false,"noticeUrl":null},{"number":"2670380","date":"2012-11-14","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2013-03-27","underAppeal":false,"noticeUrl":null},{"number":"4046352","date":"2016-08-12","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2016-09-15","underAppeal":false,"noticeUrl":null},{"number":"4046353","date":"2016-08-12","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2016-09-15","underAppeal":false,"noticeUrl":null},{"number":"VI-2021-064537","date":"2021-09-15","code":"FC-13-915","title":"CERTIFICATION","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2021-11-30","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855338258&hash=1E9F277899C8937F383A170EB53572A1CDE6FBA07A8C65380D56FFB571F8372E"}],"violationCases":[{"number":"138506","type":"STANDARD","priority":"STANDARD","responsibility":"BRU","status":"CLOSED","createdDate":"2007-12-13","completedDate":"2012-06-27","noticeUrl":null,"violations":[{"number":"769366","date":"2007-12-11","code":"A-503.2/2","title":"PROSEC- STD INFO","status":"CMPLY","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2012-06-27","underAppeal":false,"noticeUrl":null},{"number":"769367","date":"2007-12-11","code":"PM-102.4/1","title":"LICENSE-VAC LOT","status":"CMPLY","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2012-06-27","underAppeal":false,"noticeUrl":null},{"number":"769368","date":"2007-12-11","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"CMPLY","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2012-06-27","underAppeal":false,"noticeUrl":null},{"number":"769369","date":"2007-12-11","code":"PM-306.0/2","title":"VACANT LOT STANDARD","status":"CMPLY","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2012-06-27","underAppeal":false,"noticeUrl":null}]},{"number":"363468","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2012-12-18","completedDate":"2013-03-27","noticeUrl":null,"violations":[{"number":"2670381","date":"2012-11-14","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2013-03-27","underAppeal":false,"noticeUrl":null},{"number":"2670380","date":"2012-11-14","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2013-03-27","underAppeal":false,"noticeUrl":null}]},{"number":"549927","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2016-08-12","completedDate":"2016-09-15","noticeUrl":null,"violations":[{"number":"4046352","date":"2016-08-12","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2016-09-15","underAppeal":false,"noticeUrl":null},{"number":"4046353","date":"2016-08-12","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2016-09-15","underAppeal":false,"noticeUrl":null}]},{"number":"CF-2021-089837","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"IN VIOLATION","createdDate":"2021-09-15","completedDate":null,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855338258&hash=1E9F277899C8937F383A170EB53572A1CDE6FBA07A8C65380D56FFB571F8372E","violations":[{"number":"VI-2021-064537","date":"2021-09-15","code":"FC-13-915","title":"CERTIFICATION","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2021-11-30","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855338258&hash=1E9F277899C8937F383A170EB53572A1CDE6FBA07A8C65380D56FFB571F8372E"}]}],"violYears":[{"y":2007,"n":4,"worst":null},{"y":2012,"n":2,"worst":null},{"y":2016,"n":2,"worst":null},{"y":2021,"n":1,"worst":null}],"investigations":[{"caseNumber":"61702","date":"2005-06-22","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"138506","date":"2007-12-11","type":"BRU INSP","status":"FAILED"},{"caseNumber":"138506","date":"2012-06-27","type":"BRU INSP","status":"CLOSED"},{"caseNumber":"61702","date":"2012-10-17","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"CF-2021-089837","date":"2021-09-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-089837","date":"2021-10-23","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-089837","date":"2021-11-30","type":null,"status":"FAILED"}],"inspYears":[{"y":2005,"fails":1,"passes":0},{"y":2007,"fails":1,"passes":0},{"y":2012,"fails":0,"passes":1},{"y":2021,"fails":3,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.963746060996264,"lng":-75.19633809774355,"geom":{"type":"Polygon","coordinates":[[[-75.196314609,39.963615093],[-75.196370117,39.963609107],[-75.19641837,39.963869692],[-75.196304128,39.963881657],[-75.196259546,39.963620945],[-75.196314609,39.963615093]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2024-031501","type":"Fire Alarm Certification","inspectionDate":"2024-08-30","result":"Certified","expirationDate":"2025-08-30","buildingId":"3000386"},{"number":"BC-2025-033869","type":"Fire Alarm Certification","inspectionDate":"2025-09-11","result":"Certified","expirationDate":"2026-09-11","buildingId":"3000386"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19104","beds":null,"baths":null,"stories":4,"lotArea":3008,"zoning":"RM1","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"3000 CHESTNUT ST, PHILADELPHIA PA, 19101","mailOut":false,"appeals":[{"type":"RB_LIRB","grounds":"THE LOT WAS CLEAN; I CLEANED IT AGAIN ON 12/23/12 AND 12/28/12.","status":"OPEN","outcome":"MOOT","date":"2013-04-03","number":"19612","relatedPermit":"363468"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":16100,"taxable":16100,"land":16100,"improvement":0,"taxableLand":16100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":16100,"taxable":16100,"land":16100,"improvement":0,"taxableLand":16100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":16100,"taxable":16100,"land":16100,"improvement":0,"taxableLand":16100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":32200,"taxable":32200,"land":32200,"improvement":0,"taxableLand":32200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":566100,"taxable":113210,"land":113210,"improvement":452890,"taxableLand":113210,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":452890},{"y":2022,"v":1132100,"taxable":113210,"land":113210,"improvement":1018890,"taxableLand":113210,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1018890},{"y":2023,"v":1255200,"taxable":125520,"land":125520,"improvement":1129680,"taxableLand":125520,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1129680},{"y":2024,"v":1255200,"taxable":125520,"land":125520,"improvement":1129680,"taxableLand":125520,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1129680},{"y":2025,"v":1129700,"taxable":112970,"land":112970,"improvement":1016730,"taxableLand":112970,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1016730},{"y":2026,"v":1129700,"taxable":112970,"land":112970,"improvement":1016730,"taxableLand":112970,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1016730},{"y":2027,"v":1575600,"taxable":157500,"land":157500,"improvement":1418100,"taxableLand":157500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1418100}],"taxNow":1581,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"877998","date":"2018-06-13","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2018-06-13","scope":"FOR THE LOT ADJUSTMENT TO CREATE ONE(1) PARCEL \"PARCEL C\" FROM TWO(2) OPA ACCOUNTS ( 3707 HAVERFORD AVE AND 3709 HAVERFORD AVE). SIZE AND LOCATION AS SHOWN IN THE APPLICATION."},{"number":"888402","date":"2018-07-02","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2018-07-02","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE ( NTE 38' HIGH), ROOF DECK ACCESSED BY A PILOTHOUSE FOR A MULTI-FAMILY HOUSEHOLD LIVING ( SEVEN(7) DWELLING UNITS) FROM FIRST FLOOR THROUGH FOURTH FLOORS.SIZE AND LOCATION AS SHOWN IN THE APPLICATION"},{"number":"918743","date":"2019-04-15","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2021-05-12","scope":"NEW CONSTRUCTION OF FOUR (4) STORY ABOVE GRADE PLANE, W. BASEMENT & ROOFTOP STRUCTURE, MULTI-FAMILY DWELLING OF LIGHT-FRAME WOOD FRAME, ENGINEERED WOOD SHEAR WALL, & SHALLOW CONCRETE FOUNDATION CONSTRUCTION PER APPROVED PLANS; BUILDING TO BE FULLY SPRINKLERED. SEPARATE PERMIT REQ'D FOR ANY MECH., ELEC., PLUMB., & FIRESUPP WORK. SITE TO BE EXCAVATED AT AREAS ADJACENT TO EXISTING STRUCTURE(S) NOT WITHIN THE SCOPE OF THIS PERMIT. PERMIT HOLDER TO NOTIFY OWNER(S) OF ADJOINING PROPERTY(IES) NO LESS THAN TEN (10) DAYS PRIOR TO COMMENCEMENT OF PERMITTED WORK."},{"number":"992646","date":"2019-08-09","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Expired","completedDate":"2023-04-05","scope":"FOR THE INSTALLATION OF A TWO (2) INCH FIRE SERVICE LINE WITH A TWO (2) INCH BACKFLOW PREVENTER AND AUTOMATIC FIRE SUPPRESSION SYSTEM AS PER NFPA 13R. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/HYDRAULIC CALCULATIONS."},{"number":"EP-2020-008694","date":"2020-10-15","work":"Rough-In","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-10-28","scope":"Rough-In Permit for EP-2020-008691 Install 600a 1ph, 120/240v main service, Install 8 gang meter module. Install all wiring throughout 7 apartments and house. Install fire alarm system throughout as per nfpa72. Install cable tv wiring as per 2017 nec"},{"number":"EP-2020-008691","date":"2020-10-28","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-04-09","scope":"Install 600a 1ph, 120/240v main service, Install 8 gang meter module. Install all wiring throughout 7 apartments and house. Install fire alarm system throughout as per nfpa72. Install cable tv wiring as per 2017 nec"},{"number":"PP-2020-010682","date":"2020-11-04","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-04-29","scope":"Rough/Final new plumbing of new residential building. all new kitchens and bathrooms with outside utilities"},{"number":"MP-2020-005560","date":"2020-11-17","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-05-10","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES- For the installation of New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans. *ROOFTOP UNITS NOT ALLOWED ON THIS PERMIT UNLESS ON APPROVED BUILDING PLANS* Installing 2 ton heat pumps in each apartment,(3 Dwelling Units) per drawing. 6(Heat Pumps)Units,(21)Diffusers/Registers. Condenser will be located per plan."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2017,"k":"land","p":85000},{"y":2018,"k":"permit","w":"Zoning"},{"y":2018,"k":"permit","w":"Zoning/use"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2020,"k":"land","p":600000},{"y":2020,"k":"permit","w":"Rough-In"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"New Construction or Additions"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2021,"k":"viol","w":"L&I violation"},{"y":2021,"k":"insp","w":"Inspection failed ×3"}],"rented":false,"licenses":[{"number":"734849","type":"Vacant Residential Property / Lot","status":"Closed","businessName":"ZHONG TANG.","legalName":"ZHONG TANG.","address":"3707 HAVERFORD AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2017-04-11","latestIssueDate":"2017-04-11","expirationDate":"2018-04-10","inactiveDate":null},{"number":"875331","type":"Rental","status":"Inactive","businessName":"GANDA LLC","legalName":"GANDA LLC","address":"3707 HAVERFORD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":7,"issuedDate":"2021-08-13","latestIssueDate":"2023-08-07","expirationDate":"2024-08-12","inactiveDate":"2024-10-11"}],"licenseActivity":[{"number":"875331","type":"Rental","businessName":"GANDA LLC","legalName":"GANDA LLC","issuedDate":"2021-08-13","latestIssueDate":"2023-08-07","closureDate":"2024-10-11","expirationDate":"2024-08-12","inactiveDate":"2024-10-11","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"734849","type":"Vacant Residential Property / Lot","businessName":"ZHONG TANG.","legalName":"ZHONG TANG.","issuedDate":"2017-04-11","latestIssueDate":"2017-04-11","closureDate":"2018-04-10","expirationDate":"2018-04-10","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false}],"businessLicenseSourceDate":"2026-07-30","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 2021"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 39% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $1,129,700 to $1,575,600","no permit shown in 2026-2028"],"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":"Use permit #888402: 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: 992646 (Expired). At least one row also carries a completion date, so the City fields conflict.","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":"violations","level":"attention","title":"1 open L&I violation","finding":"9 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-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as multi-family; no active Rental License row matched.","why":"A multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.","action":"Confirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.","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":"5 failed, 1 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was FAILED on Nov 30, 2021.","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 #734849: Closed","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":"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 Sep 11, 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/"}]}