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REPAIR","latestInvestigationDate":"2026-01-29","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=943716780&hash=AD77A83FE7C4B33EB4E2DCD1FE2BEFCCC231FDF840FDD0304A0C32BC77B83B95"}]}],"violYears":[{"y":2007,"n":3,"worst":null},{"y":2008,"n":1,"worst":null},{"y":2009,"n":2,"worst":null},{"y":2010,"n":1,"worst":null},{"y":2011,"n":2,"worst":null},{"y":2019,"n":8,"worst":null},{"y":2022,"n":8,"worst":null},{"y":2023,"n":2,"worst":null},{"y":2025,"n":2,"worst":null}],"investigations":[{"caseNumber":"17868","date":"2003-10-05","type":"L_INITIAL","status":"FAILED"},{"caseNumber":"17868","date":"2004-07-08","type":"L_INITIAL","status":"FAILED"},{"caseNumber":"17868","date":"2005-08-08","type":"L_INITIAL","status":"FAILED"},{"caseNumber":"17868","date":"2005-10-24","type":"L_INITIAL","status":"CLOSED"},{"caseNumber":"126545","date":"2007-08-30","type":"PP_PLUMB","status":"FAILED"},{"caseNumber":"126545","date":"2007-09-07","type":"PP_PLUMB","status":"PASSED"},{"caseNumber":"127322","date":"2007-09-07","type":"PP_PLUMB","status":"FAILED"},{"caseNumber":"127322","date":"2007-10-09","type":"PP_PLUMB","status":"FAILED"},{"caseNumber":"126545","date":"2007-10-09","type":"PP_PLUMB","status":"PASSED"},{"caseNumber":"127322","date":"2007-11-29","type":"PP_PLUMB","status":"CLOSED"},{"caseNumber":"127322","date":"2008-01-31","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"127322","date":"2008-05-13","type":"PRECOURT","status":"PASSED"},{"caseNumber":"127322","date":"2008-05-19","type":"PRECOURT","status":"NONE"},{"caseNumber":"127322","date":"2008-05-19","type":"PRECOURT","status":"NONE"},{"caseNumber":"183848","date":"2008-09-30","type":"BC INSP","status":"FAILED"},{"caseNumber":"210815","date":"2009-08-15","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"210815","date":"2009-10-01","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"210815","date":"2009-11-30","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"210815","date":"2009-12-08","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"210815","date":"2010-01-08","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"210815","date":"2010-01-08","type":"PRECOURT","status":"PASSED"},{"caseNumber":"183848","date":"2010-07-21","type":"BC INSP","status":"FAILED"},{"caseNumber":"183848","date":"2010-09-02","type":"BC INSP","status":"PASSED"},{"caseNumber":"259552","date":"2010-11-23","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"259552","date":"2010-12-31","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"264764","date":"2011-01-25","type":"BC INSP","status":"FAILED"},{"caseNumber":"266437","date":"2011-02-15","type":"BC INSP","status":"FAILED"},{"caseNumber":"264764","date":"2011-03-04","type":"BC INSP","status":"FAILED"},{"caseNumber":"264764","date":"2011-03-04","type":"BC INSP","status":"CLOSED"},{"caseNumber":"264764","date":"2011-04-05","type":"CEASE INSP","status":"FAILED"},{"caseNumber":"259552","date":"2011-04-25","type":"PRECOURT","status":"FAILED"},{"caseNumber":"266437","date":"2011-05-17","type":"BC INSP","status":"PASSED"},{"caseNumber":"264764","date":"2011-05-17","type":"CEASE INSP","status":"FAILED"},{"caseNumber":"259552","date":"2011-05-26","type":"PRECOURT","status":"FAILED"},{"caseNumber":"259552","date":"2011-06-22","type":"PRECOURT","status":"FAILED"},{"caseNumber":"264764","date":"2012-01-04","type":"CEASE INSP","status":"CLOSED"},{"caseNumber":"264764","date":"2012-05-21","type":"PRECOURT","status":"PASSED"},{"caseNumber":"709520","date":"2019-10-01","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"709520","date":"2020-07-13","type":null,"status":"FAILED"},{"caseNumber":"709520","date":"2021-06-24","type":null,"status":"FAILED"},{"caseNumber":"709520","date":"2021-07-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-001352","date":"2022-01-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-051877","date":"2022-06-01","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-051877","date":"2022-10-11","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-001352","date":"2022-11-02","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-075232","date":"2023-08-03","type":null,"status":"FAILED"},{"caseNumber":"709520","date":"2024-10-23","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-075232","date":"2025-04-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-075232","date":"2025-12-11","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-132873","date":"2025-12-11","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-132873","date":"2026-01-29","type":null,"status":"PASSED"}],"inspYears":[{"y":2003,"fails":1,"passes":0},{"y":2004,"fails":1,"passes":0},{"y":2005,"fails":1,"passes":0},{"y":2007,"fails":3,"passes":2},{"y":2008,"fails":1,"passes":1},{"y":2009,"fails":4,"passes":0},{"y":2010,"fails":2,"passes":3},{"y":2011,"fails":8,"passes":1},{"y":2012,"fails":0,"passes":1},{"y":2019,"fails":1,"passes":0},{"y":2020,"fails":1,"passes":0},{"y":2021,"fails":2,"passes":0},{"y":2022,"fails":3,"passes":1},{"y":2023,"fails":1,"passes":0},{"y":2024,"fails":0,"passes":1},{"y":2025,"fails":2,"passes":1},{"y":2026,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.993773181242545,"lng":-75.11791474173873,"geom":{"type":"Polygon","coordinates":[[[-75.117996452,39.993617617],[-75.11810881,39.993782007],[-75.117847577,39.99392387],[-75.117709678,39.99377445],[-75.117996452,39.993617617]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2022-007601","type":"Fire Alarm Certification","inspectionDate":"2022-06-02","result":"Certified","expirationDate":"2023-06-02","buildingId":"1068834"},{"number":"BC-2023-014363","type":"Special Hazards Certification","inspectionDate":"2023-07-06","result":"Deficient","expirationDate":null,"buildingId":"1068834"},{"number":"BC-2024-007336","type":"Special Hazards Certification","inspectionDate":"2024-03-13","result":"Deficient","expirationDate":null,"buildingId":"1068834"},{"number":"BC-2025-024193","type":"Special Hazards Certification","inspectionDate":"2025-09-16","result":"Certified","expirationDate":"2026-09-16","buildingId":"1068834"},{"number":"BC-2026-007055","type":"Special Hazards Certification","inspectionDate":"2026-03-16","result":"Certified","expirationDate":"2027-03-16","buildingId":"1068834"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19134","beds":null,"baths":null,"stories":2,"lotArea":6948,"zoning":"CMX2.5","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"3001 KENSINGTON AVE, PHILADELPHIA PA, 19134","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR MAKING OF DONUTS (LIMITED INDUSTRIAL) AND WHOLESALE OF DONUTS (WHOLESALE\nAND DISTRIBUTION) ON 2ND FLOOR WITH EXISTING RETAIL GROCERY STORE WITH ACCESSORY PREPARING\nAND SERVING OF COLD FOOD FOR TAKE OUT ON 1ST FLOOR IN AN EXISTING","status":"In Process","outcome":"Complete","date":"2021-01-28","number":"39222","relatedPermit":"1020001"},{"type":"LIRB-H Tobacco","grounds":"see attached","status":"Closed","outcome":"Complete","date":"2024-12-09","number":"HA-2024-002702","relatedPermit":null}],"taxYears":[{"year":2016,"total":94.67,"principal":87.14,"interest":1.3,"penalty":0.87}],"taxNet":94.67,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":415000,"taxable":415000,"land":104200,"improvement":310800,"taxableLand":104200,"taxableImprovement":310800,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":415000,"taxable":415000,"land":104200,"improvement":310800,"taxableLand":104200,"taxableImprovement":310800,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":457400,"taxable":457400,"land":91459,"improvement":365941,"taxableLand":91459,"taxableImprovement":365941,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":456500,"taxable":456500,"land":91300,"improvement":365200,"taxableLand":91300,"taxableImprovement":365200,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":459900,"taxable":459900,"land":91980,"improvement":367920,"taxableLand":91980,"taxableImprovement":367920,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":459900,"taxable":459900,"land":91980,"improvement":367920,"taxableLand":91980,"taxableImprovement":367920,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":459900,"taxable":459900,"land":91980,"improvement":367920,"taxableLand":91980,"taxableImprovement":367920,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":502500,"taxable":502500,"land":100509,"improvement":401991,"taxableLand":100509,"taxableImprovement":401991,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":502500,"taxable":502500,"land":100509,"improvement":401991,"taxableLand":100509,"taxableImprovement":401991,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":844000,"taxable":844000,"land":168800,"improvement":675200,"taxableLand":168800,"taxableImprovement":675200,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":844000,"taxable":844000,"land":168800,"improvement":675200,"taxableLand":168800,"taxableImprovement":675200,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":844000,"taxable":844000,"land":168800,"improvement":675200,"taxableLand":168800,"taxableImprovement":675200,"exemptLand":0,"exemptImprovement":0}],"taxNow":11814,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"73504","date":"2007-05-04","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2008-10-01","scope":"1 - 200 AMP 1 PHASE 40 CIRCUIT PANEL AND SERVICE, 1- 200 AMP 3 PHASE 40 CIRCUIT PANEL AND SERVICE, 16 CAMERAS 18/2C CN RG59-20DC 95BC, SIAMESE CABLE. (EAST DIST)."},{"number":"82684","date":"2007-06-13","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2008-03-06","scope":"HOUSE DRAIN, INSTALL 3 COMPARTMENT SINK, 2 COMPARTMENT SINK, 1 HAND SINK, 1 PREP SINK, INSTALL HANDICAP WC, LAV. INSTALL URINAL"},{"number":"75969","date":"2007-06-15","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2008-09-30","scope":"\"FIRE ALARM SYSTEM\", EMERGENCY LIGHTING (EAST DIST)"},{"number":"142014","date":"2008-03-31","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2008-04-07","scope":"INSTALL LAUNDRY TUB AND INDIRECT WASTE"},{"number":"249862","date":"2009-12-16","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2012-01-12","scope":"PERMIT TO COMPLY VIOLATION, CASE # 210815, WORK TO BE PERFORMED UNDER THE DIRECTION OF STRUCTURAL ENGINEER AND CONFORM WITH REQUIREMENTS OF SAME."},{"number":"256508","date":"2010-03-02","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2012-02-10","scope":"REPAIRING INTERIOR WALLS AND CEILING FLOOR FOR RETAIL STORE AND NEW WINDOW OPENINGS AS PER PLANS. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL AND PLUMBING."},{"number":"286374","date":"2010-06-18","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2010-09-20","scope":"INSTALL 1-3 COMPARTMENT SINK, 2 HAND WASH SINKS, 1 WATER CLOSE, 1 LAVY, 3 SAFE WASTE (NO FOOD PREP) WATER HEATER"},{"number":"287441","date":"2010-08-03","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALL ELECTRICAL PER PLANS, 350A POLYPHASE TO CT CABINET, LIGHTING PANELS, POWER PANELS FOR FREEZERS AS PER 2008 NEC INSTALL FIRE ALARM SYSTEM PER NFPA 72"},{"number":"294928","date":"2010-09-08","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"ABANDONED","completedDate":null,"scope":"INSTALL 10' MAKE UP AIR HOOD SYSTEM TO INCLUDE HOOD, DUCTWORK, ROOF CURB, SUPPLY AIR FAN AND EXHAUST FAN AS PER PLANS FOR FOOD MARKET."},{"number":"266540","date":"2010-09-09","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2010-09-20","scope":"INSTALLATION/RECONFIGURATION OF COMPLETE SPRINKLER SYSTEM, NEW BACKFLOW ASSEMBLY. EXISTING FDC, SERVICE LINE, AS PER SUBMITTED PLANS AND CALCS."},{"number":"300130","date":"2011-01-10","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2012-04-17","scope":"FOR THE INSTALLATION OF NEW SUPPLY AND RETURN DUCTWORK AND SPIRAL DUCT WITH DIFFUSERS AS PER PLAN."},{"number":"288778","date":"2011-02-03","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2012-09-14","scope":"AMEND PERMIT #256508 TO REFLECT THE NEW STAIR CONFIGURATION AS PER PLANS."},{"number":"396894","date":"2012-05-07","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2013-02-15","scope":"INSTALLATION OF A COMMERCIAL COOKING FIRE EXTINGUSING SYSTEM"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2011,"k":"permit","w":"Administrative"},{"y":2012,"k":"permit","w":"Suppression"},{"y":2019,"k":"viol","w":"8 L&I violations"},{"y":2021,"k":"appeal","w":"Appeal complete"},{"y":2022,"k":"viol","w":"8 L&I violations"},{"y":2023,"k":"viol","w":"2 L&I violations"},{"y":2023,"k":"insp","w":"Inspection failed"},{"y":2024,"k":"insp","w":"Inspection passed"},{"y":2024,"k":"appeal","w":"Appeal complete"},{"y":2025,"k":"viol","w":"2 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2026,"k":"insp","w":"Inspection passed"}],"rented":false,"licenses":[{"number":"442775","type":"Food Preparing and Serving","status":"Inactive","businessName":"QUICK STOP 3 INC","legalName":"QUICK STOP 3 INC","address":"3001-11 KENSINGTON AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2008-04-24","latestIssueDate":"2008-04-24","expirationDate":"2009-04-30","inactiveDate":"2011-03-11"},{"number":"524649","type":"Dumpster License - Private Property","status":"Active","businessName":"QUICK STOP 3 INC","legalName":"QUICK STOP 3 INC","address":"3001-11 KENSINGTON AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2011-02-03","latestIssueDate":"2013-12-16","expirationDate":null,"inactiveDate":null},{"number":"554629","type":"Food Preparing and Serving","status":"Active","businessName":"QUICK STOP 3 INC","legalName":"QUICK STOP 3 INC","address":"3001-11 KENSINGTON AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2012-02-14","latestIssueDate":"2026-05-15","expirationDate":"2027-04-30","inactiveDate":null}],"licenseActivity":[{"number":"524649","type":"Dumpster License - Private Property","businessName":"QUICK STOP 3 INC","legalName":"QUICK STOP 3 INC","issuedDate":"2011-02-03","latestIssueDate":"2013-12-16","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"554629","type":"Food Preparing and Serving","businessName":"QUICK STOP 3 INC","legalName":"QUICK STOP 3 INC","issuedDate":"2008-04-24","latestIssueDate":"2026-05-15","closureDate":null,"expirationDate":"2027-04-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-29","signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["2 open L&I violations","failed L&I inspection activity in 2021, 2022, 2023, 2025"],"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 68% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $502,500 to $844,000","no permit shown in 2024-2026"],"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":"The history also contains “NEW USE.”","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: 294928 (ABANDONED).","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":"2 open L&I violations","finding":"29 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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Jun 2, 2023; Special Hazards Certification: Certified through Mar 16, 2027","why":"Fire-protection certifications apply to the named system and inspection period only; they are not a whole-building safety certificate. Philadelphia generally requires annual sprinkler, standpipe, fire-alarm, special-hazard, and emergency-power inspections where those systems exist.","action":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"31 failed, 12 passed, and 6 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jan 29, 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":"Food Preparing and Serving #442775: Inactive since Mar 11, 2011","why":"A license record proves the licensed activity existed at that time. An inactive or expired license does not establish that the business still operates—or that it may legally reopen under the same use.","action":"If business income matters, verify the current tenant, use registration, and active license in eCLIPSE.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/licenses/business-licenses/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as 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/"}],"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/"}]}