{"asOf":"2026-07-29T23:56:10.138Z","block":"500-599 SPRING GARDEN ST","blockUrl":"https://philadelphia.blockreport.homes/block/500-599-spring-garden-st","address":"555 SPRING GARDEN ST","parcelNumber":"882000054","source":"https://property.phila.gov/?p=882000054","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"AA0","buildingCodeNew":"245","buildingClass":"STORE 1 STY MASONRY","buildingClassNew":"RETAIL CONDO","useLabel":"Store","owner":"501-39 SPRING GARDEN GROCERY OWNER, LP","coOwner":null,"marketValue":15071000,"landAssessment":3014200,"improvementAssessment":12056800,"livableArea":40180,"yearBuilt":2023,"lastSale":{"price":1,"date":"2021-05-18T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2025-006914","date":"2025-02-07","code":"A-301.1/59","title":"STORM DRAINAGE SYSTEM","status":"COMPLIED","resolutionDate":"2025-02-28","resolution":"COMPLIED - PERMIT OBTAINED","latestInvestigationDate":"2025-02-28","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855545510&hash=00C556355C9F95D42D7FB7391BAFFF796BFC315937C01DF8B4B17287DB35ED5C"},{"number":"VI-2025-006915","date":"2025-02-07","code":"A-301.1/56","title":"SANITARY PIPING SYSTEM","status":"COMPLIED","resolutionDate":"2025-02-28","resolution":"COMPLIED - PERMIT OBTAINED","latestInvestigationDate":"2025-02-28","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855545510&hash=00C556355C9F95D42D7FB7391BAFFF796BFC315937C01DF8B4B17287DB35ED5C"},{"number":"VI-2025-006916","date":"2025-02-07","code":"A-301.6/1","title":"PLANS REQUIRED TO COMPLY","status":"COMPLIED","resolutionDate":"2025-02-28","resolution":"COMPLIED - PERMIT OBTAINED","latestInvestigationDate":"2025-02-28","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855545510&hash=00C556355C9F95D42D7FB7391BAFFF796BFC315937C01DF8B4B17287DB35ED5C"},{"number":"VI-2025-006917","date":"2025-02-07","code":"A-301.1/54","title":"NEW PLUMBING","status":"COMPLIED","resolutionDate":"2025-02-28","resolution":"COMPLIED - PERMIT OBTAINED","latestInvestigationDate":"2025-02-28","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855545510&hash=00C556355C9F95D42D7FB7391BAFFF796BFC315937C01DF8B4B17287DB35ED5C"},{"number":"VI-2025-006919","date":"2025-02-07","code":"A-301.1/55","title":"ALTER EXISTING PLUMBING","status":"COMPLIED","resolutionDate":"2025-02-28","resolution":"COMPLIED - PERMIT OBTAINED","latestInvestigationDate":"2025-02-28","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855545510&hash=00C556355C9F95D42D7FB7391BAFFF796BFC315937C01DF8B4B17287DB35ED5C"},{"number":"VI-2025-006920","date":"2025-02-07","code":"A-301.1/56","title":"SANITARY PIPING SYSTEM","status":"COMPLIED","resolutionDate":"2025-02-28","resolution":"COMPLIED - PERMIT OBTAINED","latestInvestigationDate":"2025-02-28","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855545510&hash=00C556355C9F95D42D7FB7391BAFFF796BFC315937C01DF8B4B17287DB35ED5C"},{"number":"VI-2025-006921","date":"2025-02-07","code":"A-301.1/59","title":"STORM DRAINAGE SYSTEM","status":"COMPLIED","resolutionDate":"2025-02-28","resolution":"COMPLIED - PERMIT OBTAINED","latestInvestigationDate":"2025-02-28","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855545510&hash=00C556355C9F95D42D7FB7391BAFFF796BFC315937C01DF8B4B17287DB35ED5C"}],"violationCases":[{"number":"CF-2025-008677","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2025-02-07","completedDate":"2025-02-28","noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855545510&hash=00C556355C9F95D42D7FB7391BAFFF796BFC315937C01DF8B4B17287DB35ED5C","violations":[{"number":"VI-2025-006914","date":"2025-02-07","code":"A-301.1/59","title":"STORM DRAINAGE SYSTEM","status":"COMPLIED","resolutionDate":"2025-02-28","resolution":"COMPLIED - PERMIT OBTAINED","latestInvestigationDate":"2025-02-28","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855545510&hash=00C556355C9F95D42D7FB7391BAFFF796BFC315937C01DF8B4B17287DB35ED5C"},{"number":"VI-2025-006915","date":"2025-02-07","code":"A-301.1/56","title":"SANITARY PIPING SYSTEM","status":"COMPLIED","resolutionDate":"2025-02-28","resolution":"COMPLIED - PERMIT OBTAINED","latestInvestigationDate":"2025-02-28","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855545510&hash=00C556355C9F95D42D7FB7391BAFFF796BFC315937C01DF8B4B17287DB35ED5C"},{"number":"VI-2025-006916","date":"2025-02-07","code":"A-301.6/1","title":"PLANS REQUIRED TO COMPLY","status":"COMPLIED","resolutionDate":"2025-02-28","resolution":"COMPLIED - PERMIT OBTAINED","latestInvestigationDate":"2025-02-28","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855545510&hash=00C556355C9F95D42D7FB7391BAFFF796BFC315937C01DF8B4B17287DB35ED5C"},{"number":"VI-2025-006917","date":"2025-02-07","code":"A-301.1/54","title":"NEW PLUMBING","status":"COMPLIED","resolutionDate":"2025-02-28","resolution":"COMPLIED - PERMIT OBTAINED","latestInvestigationDate":"2025-02-28","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855545510&hash=00C556355C9F95D42D7FB7391BAFFF796BFC315937C01DF8B4B17287DB35ED5C"},{"number":"VI-2025-006919","date":"2025-02-07","code":"A-301.1/55","title":"ALTER EXISTING PLUMBING","status":"COMPLIED","resolutionDate":"2025-02-28","resolution":"COMPLIED - PERMIT OBTAINED","latestInvestigationDate":"2025-02-28","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855545510&hash=00C556355C9F95D42D7FB7391BAFFF796BFC315937C01DF8B4B17287DB35ED5C"},{"number":"VI-2025-006920","date":"2025-02-07","code":"A-301.1/56","title":"SANITARY PIPING SYSTEM","status":"COMPLIED","resolutionDate":"2025-02-28","resolution":"COMPLIED - PERMIT OBTAINED","latestInvestigationDate":"2025-02-28","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855545510&hash=00C556355C9F95D42D7FB7391BAFFF796BFC315937C01DF8B4B17287DB35ED5C"},{"number":"VI-2025-006921","date":"2025-02-07","code":"A-301.1/59","title":"STORM DRAINAGE SYSTEM","status":"COMPLIED","resolutionDate":"2025-02-28","resolution":"COMPLIED - PERMIT OBTAINED","latestInvestigationDate":"2025-02-28","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855545510&hash=00C556355C9F95D42D7FB7391BAFFF796BFC315937C01DF8B4B17287DB35ED5C"}]}],"violYears":[{"y":2025,"n":7,"worst":null}],"investigations":[{"caseNumber":"CF-2025-008677","date":"2025-02-07","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-008677","date":"2025-02-28","type":null,"status":"PASSED"}],"inspYears":[{"y":2025,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.961482514784834,"lng":-75.14787547928293,"geom":null,"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19123","beds":null,"baths":null,"stories":1,"lotArea":40079,"zoning":null,"grade":"1","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"1650 ARCH STREET, PHILADELPHIA PA, 19103","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2022,"v":776500,"taxable":776500,"land":776500,"improvement":0,"taxableLand":776500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":3014200,"taxable":3014200,"land":3014200,"improvement":0,"taxableLand":3014200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":15071000,"taxable":3014200,"land":3014200,"improvement":12056800,"taxableLand":3014200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":12056800},{"y":2025,"v":15071000,"taxable":3014200,"land":3014200,"improvement":12056800,"taxableLand":3014200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":12056800},{"y":2026,"v":15071000,"taxable":3014200,"land":3014200,"improvement":12056800,"taxableLand":3014200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":12056800},{"y":2027,"v":15071000,"taxable":3014200,"land":3014200,"improvement":12056800,"taxableLand":3014200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":12056800}],"taxNow":42193,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2024-000998","date":"2024-02-22","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Retail Sales - Food, Beverages, and Groceries"},{"number":"ZP-2024-001265","date":"2024-03-22","work":"Parking Only","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"NONE"},{"number":"CP-2024-000587","date":"2024-04-05","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-02-21","scope":"NEW CONSTRUCTION FIT-OUT OF SHELL GROUND LEVEL COMMERCIAL SPACE (SEE NEW CONSTRUCTION PERMIT CP-2020-003616) FOR A RETAIL SALES OF FOOD, BEVERAGES AND GROCERIES USE AS PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED. *2018 IBC REVIEW* **SEPARATE PERMITS REQUIRED FOR MEP & FIRE SUPPRESSION WORK** AMENDMENT APPROVED 5/20/24 AMEND FIT-OUT PERMIT CP-2024-000587 FOR CHANGES AS PER APPROVED PLANS."},{"number":"FP-2024-001049","date":"2024-05-21","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-02-21","scope":"EZ PERMIT SPRINKLER RELOCATION (NFPA 13)- For the Relocation of Sprinkler Heads as per attached standards. Deviations from these standards require submission of construction and site plans. Relocate (57) sprinkler heads to accommodate interior alterations"},{"number":"PP-2024-004693","date":"2024-06-13","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-02-21","scope":"Completplumbing system for new construction fit out of shell ground floor commercial space for retail sales of food, beverages and groceries per engineered plumbing plans. Fixtures include (1) eye wash and (1) water cooler."},{"number":"EP-2024-005296","date":"2024-06-21","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-01-07","scope":"AMENDMENT: Provide and install fire alarm system as per 2016 NFPA 72. Install lighting and service equipment for tenant. Electrical Service is existing. Provide receptacles, power for EV charger in garage, power for refrigeration and HVAC equipment; no low voltage systems at this time - conduit and pull strings for low voltage systems only. Installation shall comply with 2017 NEC."},{"number":"FP-2024-001447","date":"2024-07-11","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-02-21","scope":"EZ KITCHEN FIRE SUPPRESSION- For the installation of New Wet Chemical Kitchen Fire Suppression System as per attached standard. Deviations from these standards require submission of construction and site plans. Installation of two pre-engineered fire suppression systems into three kitchen hoods. System types: CAS TANK 4.0/4.0 and CAS TANK 4.0"},{"number":"MP-2024-001801","date":"2024-09-03","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-02-21","scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH THE MANUFACTURER’S SPECIFICATIONS. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."},{"number":"CP-2024-006630","date":"2025-01-07","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2025-08-21","scope":"For the Alterations / Addition of parking controls in parking garage including new curb, gates, and related electrical equipment. For use as previously approved. as per approved plans."},{"number":"EP-2025-000108","date":"2025-01-09","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-02-05","scope":"Electrical Permit for combo CP-2024-006630"},{"number":"ZP-2025-004601","date":"2025-05-23","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2025-10-14","scope":"All dimensions as per plans. Amend Permit 6/30/2025 - Install two sets 147.64 sq. ft. illum letters on raceways (signs SG1 and SG2) Install two 22.31 sq. ft. double-face illum projecting signs, 46\" overall projection from facade and minimum 15'4\" clearance to grade. Install one 35 sq. ft. single-face illum wall sign without advertising. Signs accessory to retail sales of food, beverages, and groceries as previously approved."},{"number":"GP-2025-004846","date":"2025-08-05","work":"Sign","type":"General","description":"General Permit","status":"Completed","completedDate":"2025-10-14","scope":"FOR THE ERECTION OF THREE (3) STATIC INTERNALLY ILLUMINATED ACCESSORY WALL SIGNS (INCLUDES TWO (2) MARQUEE-MOUNTED SIGNS) AND TWO (2) STATIC INTERNALLY ILLUMINATED DOUBLE-FACED ACCESSORY PROJECTING SIGNS AS PER APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR ELECTRICAL WORK. SEE ZP-2025-004601 FOR ZONING APPROVAL AND SR-2025-029905 FOR STREETS DEPARTMENT APPROVAL. [AMENDMENT 10/3/2025 FOR REVISIONS TO MOUNTING HARDWARE FOR THE TWO (2) APPROVED DOUBLE-FACED ACCESSORY PROJECTING SIGNS.]"},{"number":"ZP-2025-001383","date":"2025-10-22","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Permit to Install one set 212.64 sq. ft. illuminated letter signs, one set 168 sq. ft. illuminated letter signs, and three Window Graphic signs."},{"number":"GP-2025-011106","date":"2025-12-12","work":"Sign","type":"General","description":"General Permit","status":"Expired","completedDate":"2026-06-15","scope":"For the Installation of one set 212.64 sq. ft. illuminated letter signs, one set 168 sq. ft. illuminated letter signs to include three Window Graphic signs. As per approved plans. Separate Electrical permit required."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2024,"k":"permit","w":"New Construction or Additions"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2025,"k":"viol","w":"7 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2025,"k":"permit","w":"Sign"},{"y":2025,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2025,"k":"permit","w":"Sign"}],"rented":false,"licenses":[{"number":"0972037","type":"Food Establishment, Retail Perm Location (Large)","status":"Active","businessName":"Amazon.com Sales, Inc (Amazon Fresh- MAE9)","legalName":"Amazon.com Sales, Inc","address":"555 SPRING GARDEN ST","revenueCode":"3119","rentalCategory":null,"units":null,"issuedDate":"2025-02-20","latestIssueDate":"2026-01-08","expirationDate":"2027-02-19","inactiveDate":null}],"licenseActivity":[{"number":"0972037","type":"Food Establishment, Retail Perm Location (Large)","businessName":"Amazon.com Sales, Inc (Amazon Fresh- MAE9)","legalName":"Amazon.com Sales, Inc","issuedDate":"2025-02-20","latestIssueDate":"2026-01-08","closureDate":null,"expirationDate":"2027-02-19","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-28","signals":[{"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":["10 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"2 permits not marked completed: CP-2024-006630 (Expired), GP-2025-011106 (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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"1 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Feb 28, 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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"4 fire/suppression-related permits matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"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 commercial. 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 1 case.","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/"}]}