{"asOf":"2026-07-26T10:43:31.833Z","block":"200-299 MARKET ST","blockUrl":"https://philadelphia.blockreport.homes/block/200-299-market-st","address":"242 MARKET ST","parcelNumber":"882501701","source":"https://property.phila.gov/?p=882501701","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"AA0","buildingCodeNew":"254","buildingClass":"STORE 1 STY MASONRY","buildingClassNew":"DOWNTOWN ROW TYPE-* SNGL OCCP","useLabel":"Store","owner":"242 MARKET ASSOCIATES LP","coOwner":null,"marketValue":1241900,"landAssessment":248300,"improvementAssessment":993600,"livableArea":3705,"yearBuilt":null,"lastSale":{"price":2016699,"date":"2014-12-30T05:00:00Z"},"openViolations":5,"violations":[{"number":"2943968","date":"2013-08-05","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"VI-2026-055698","date":"2026-07-21","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-055699","date":"2026-07-21","code":"F-901.6","title":"INSPECTION, TESTING & MAINTENANCE\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-055700","date":"2026-07-21","code":"F-5303.5.3","title":"SECURING COMPRESSED CYLINDERS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-055701","date":"2026-07-21","code":"F-1031.2","title":"RELIABILITY\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-055702","date":"2026-07-21","code":"F-906.1","title":"FIRE EXTINGUISHERS REQUIRED\n","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"395732","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2013-08-06","completedDate":"2013-09-23","violations":[{"number":"2943968","date":"2013-08-05","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"CF-2026-092103","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL BUSINESS COMPLIANCE INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-07-21","completedDate":null,"violations":[{"number":"VI-2026-055698","date":"2026-07-21","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-055699","date":"2026-07-21","code":"F-901.6","title":"INSPECTION, TESTING & MAINTENANCE\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-055700","date":"2026-07-21","code":"F-5303.5.3","title":"SECURING COMPRESSED CYLINDERS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-055701","date":"2026-07-21","code":"F-1031.2","title":"RELIABILITY\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-055702","date":"2026-07-21","code":"F-906.1","title":"FIRE EXTINGUISHERS REQUIRED\n","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2013,"n":1,"worst":null},{"y":2026,"n":5,"worst":null}],"investigations":[{"caseNumber":"395732","date":"2013-08-05","type":"CI INSP","status":"FAILED"},{"caseNumber":"395732","date":"2013-09-23","type":"CI INSP","status":"PASSED"},{"caseNumber":"CF-2026-092103","date":"2026-07-21","type":null,"status":"FAILED"}],"inspYears":[{"y":2013,"fails":1,"passes":1},{"y":2026,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.94984549407211,"lng":-75.14542226541278,"geom":{"type":"Polygon","coordinates":[[[-75.145388734,39.949700094],[-75.145451839,39.949697111],[-75.145448828,39.949711332],[-75.145502135,39.949717678],[-75.145513146,39.949734789],[-75.145458567,39.949992614],[-75.14532864,39.949976187],[-75.145388734,39.949700094]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2022-012793","type":"Sprinkler Certification","inspectionDate":"2022-09-13","result":"Certified","expirationDate":"2023-09-13","buildingId":"1545146"},{"number":"BC-2024-005519","type":"Sprinkler Certification","inspectionDate":"2023-09-14","result":"Certified","expirationDate":"2024-09-14","buildingId":"1545146"},{"number":"BC-2023-021480","type":"Sprinkler Certification","inspectionDate":"2023-09-14","result":"Certified","expirationDate":"2024-09-14","buildingId":"1545146"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19106","beds":null,"baths":null,"stories":1,"lotArea":3714,"zoning":"CMX3","grade":"B","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"242 MARKET ST, PHILADELPHIA PA, 19106","mailOut":false,"appeals":[{"type":"Building standards appeal","grounds":"ON 3/22/2013, THE DEPARTMENTS OF LICENSES AND INSPECTIONS ISSUED A NOTICE OF REFUSAL FOR APPLICATION #452686.","status":"OPEN","outcome":"APPROVED","date":"2013-04-30","number":"20200","relatedPermit":"452686"},{"type":"Zoning board appeal","grounds":"PERMIT FOR THE RELOCATION OF LOT LINE TO CREATE ONE (1) LOT FROM TWO(2) OPA ACCOUNTS FOR A FOOD BEVERAGES AND GROCERIES AND ACCESSORY PREPARED FOOD SHOP ON FIRST FLOOR IN AN EXISTING STRUCTURE. SIZE AND LOCATION AS SHOWN IN THE APPLICATION.","status":"CLOSED","outcome":"Granted","date":"2013-09-24","number":"20964","relatedPermit":"479274"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":944800,"taxable":944800,"land":557100,"improvement":387700,"taxableLand":557100,"taxableImprovement":387700,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":944800,"taxable":944800,"land":557100,"improvement":387700,"taxableLand":557100,"taxableImprovement":387700,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":1006900,"taxable":1006900,"land":201359,"improvement":805541,"taxableLand":201359,"taxableImprovement":805541,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":1295800,"taxable":1295800,"land":259160,"improvement":1036640,"taxableLand":259160,"taxableImprovement":1036640,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":1305500,"taxable":1305500,"land":261100,"improvement":1044400,"taxableLand":261100,"taxableImprovement":1044400,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":1305500,"taxable":1305500,"land":261100,"improvement":1044400,"taxableLand":261100,"taxableImprovement":1044400,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":1305500,"taxable":1305500,"land":261100,"improvement":1044400,"taxableLand":261100,"taxableImprovement":1044400,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":1426600,"taxable":1426600,"land":285311,"improvement":1141289,"taxableLand":285311,"taxableImprovement":1141289,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":1426600,"taxable":1426600,"land":285311,"improvement":1141289,"taxableLand":285311,"taxableImprovement":1141289,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":1426600,"taxable":1426600,"land":285320,"improvement":1141280,"taxableLand":285320,"taxableImprovement":1141280,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":1426600,"taxable":1426600,"land":285320,"improvement":1141280,"taxableLand":285320,"taxableImprovement":1141280,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":1241900,"taxable":1241900,"land":248300,"improvement":993600,"taxableLand":248300,"taxableImprovement":993600,"exemptLand":0,"exemptImprovement":0}],"taxNow":19970,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"308784","date":"2010-11-16","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2010-11-16","scope":"FOR THE CREATION OF TWO (2)VACANT TENANT SPACES. USE REGISTRATION PERMIT REQUIRED PRIOR TO OCCUPANCY."},{"number":"309321","date":"2010-11-17","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2011-03-31","scope":"SEPARATION OF EXISTING VACANT BLDG INTO TWO SEPARATE SPACES. SEPARATE FIT-OUT, CO, AND USE REGISTRATION PERMITS REQUIRED."},{"number":"314142","date":"2010-12-06","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2011-03-31","scope":"INSTALL HVAC SYSTEM THROUGHOUT TWO 1ST FLOOR VACANT TENANT SPACES (DIVIDED FROM A SINGLE SPACE UNDER PERMIT #309321) INCLUDING TWO NEW FURNACES @ BASEMENT LEVEL."},{"number":"316316","date":"2010-12-14","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2011-03-31","scope":"RE-PIPE POWDER ROOMS- TOILETS AND LAVATORY DRAIN, AND WATER LINE. INSTALL (2)NEW ADA WATER CLOSETS AND (2) NEW ADA LAVATORIES"},{"number":"314570","date":"2010-12-21","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2013-03-25","scope":"REPLACE NM WITH MC WIRING.REPLACEMENT OF 22 2X4 FOURESENT LIGHT,4 EMERGENCY LIGHTS,200AMP SERVICE AND FEEDER ,SWITCHES AND RECEPTACLES.INSTALL LIGHT AND GFI ON THE NEAR NEW ROOF TOP UNIT & FEEDER FOR RTU.REPLACE EXISTING FIRE ALARM DEVICES."},{"number":"455751","date":"2013-03-21","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2013-03-21","scope":"RETAIL SALE OF FOOD, BEVERAGES AND GROCERIES."},{"number":"460434","date":"2013-06-14","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2013-06-14","scope":"FOR THE ERECTION OF ONE (1) NON-ILLUMINATED PROJECTING SIGN & ONE (1) NON-ILLUMINATED WALL SIGN AT PANELS OF PROPOSED AWNING STRUCTURE; SIZE & LOCATION AS SHOWN IN APPROVED PLANS. FOR USE AS RETAIL SALES OF FOOD, BEVERAGES, & GROCERIES W. ACCESSORY SIGNAGE."},{"number":"460435","date":"2013-06-14","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2013-12-23","scope":"FOR THE INSTALLATION OF ONE (1) FABRIC AWNING STRUCTURE W. SIGNAGE FOR CONNECTION TO EXIST. EXTERIOR MASONRY WALL; SIZE & LOCATION AS SHOWN IN APPROVED PLANS. ALL WORK IN ACCORDANCE WITH PLANS APPROVED BY THE PHILADELPHIA HISTORICAL COMMISSION DATED 03.21.13."},{"number":"485862","date":"2013-08-06","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2014-01-08","scope":"INSTALLING SERVICE,OUTLETS,PHONE & DATA OPENING AND FIRE ALARM SYSTEM PER 2008 NEC & NFPA 72 (CONVENIENCE STORE)"},{"number":"452686","date":"2013-08-15","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2013-12-26","scope":"INTERIOR ALTERATIONS INCLUDING DEMOLITION OF DEMISING WALL TO CREATE ONE TENANT SPACE IN THE FIRST FLOOR PER PLANS APPROVED BY THE PHILADELPHIA HISTORICAL COMMISSION AND CITY PLANNING COMMISSION. SEE PERMIT # 456613 FOR MECHANICAL WORK. SEPARATE PERMITS REQUIRED FOR ALL ELECTRICAL AND PLUMBING WORK. CERTIFICATE OF OCCUPANCY AND LAWFUL OCCUPANCY SIGN MAY NOT BE ISSUED UNTIL LOT CONSOLIDATION FINALIZED; SEE COMMISSIONER'S LETTER DATED APRIL 30, 2013."},{"number":"456613","date":"2013-08-15","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2013-12-23","scope":"INSTALLATION OF DUCTWORK, GRILLES, REGISTERS, DIFFUSERS AND EXHAUST FANS WITH ASSOCIATED CONNECTIONS TO NEW AND EXISTING EQUIPMENT THROUGHOUT MERCANTILE SPACE PER PLANS. SEPARATE ELECTRICAL AND PLUMBING PERMITS REQUIRED."},{"number":"487807","date":"2013-09-04","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2013-12-23","scope":"NEW FIXTURES 2-WATER CLOSETS, 2-LAV SINK, 1-WATER HEATER, 1-3 COMP SINK W/GREASE TRAP, 1-MOP BASIN, 3-HAND SINK, 2-FLOOR SINK & 1-FLOOR DRAIN CONNECT TO EXISTING SANITARY, DOMESTIC & VENT (CONVENIENCE STORE)"},{"number":"479274","date":"2013-10-15","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2013-10-15","scope":"RELOCATION OF LOT LINES TO CREATE (2) LOTS INTO (1)."},{"number":"1013209","date":"2019-09-24","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-09-30","scope":"REPLACE CURB TRAP MAIN DRAIN AS PR 2004 PPC"},{"number":"CP-2021-003107","date":"2021-06-20","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-04-12","scope":"FOR LEVEL I INTERIOR ALTERATIONS PER APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL AND PLUMBING."},{"number":"EP-2021-007594","date":"2021-07-27","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-08-18","scope":"Reconnect new equipment (Condiment Station, Chili Cheese Dispenser, Microwave, Ovens, Refrigerator, Freezer, Coffee Makers, Menu Board) to existing branch circuits as per 2017 nec"},{"number":"PP-2024-002902","date":"2024-02-28","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-11-26","scope":"REPLACE 3/4\" BACKFLOW DEVICE"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2013,"k":"permit","w":"Electrical"},{"y":2013,"k":"permit","w":"Major alteration"},{"y":2013,"k":"permit","w":"Mechanical"},{"y":2013,"k":"permit","w":"Plumbing"},{"y":2013,"k":"appeal","w":"Appeal granted"},{"y":2013,"k":"permit","w":"Zoning"},{"y":2019,"k":"permit","w":"Plumbing"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2026,"k":"viol","w":"5 L&I violations"},{"y":2026,"k":"insp","w":"Inspection failed"}],"rented":false,"licenses":[{"number":"612440","type":"Dumpster License - Private Property","status":"Inactive","businessName":"SHREE RADHA MAHAV INC. (7-ELEVEN STORE 2408-36875A)","legalName":"SHREE RADHA MAHAV INC.","address":"242 MARKET ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2013-12-12","latestIssueDate":"2013-12-12","expirationDate":"2014-07-31","inactiveDate":"2013-12-31"},{"number":"613580","type":"Food Preparing and Serving","status":"Active","businessName":"SHREE RADHA MAHAV INC. (7-ELEVEN STORE 2408-36875A)","legalName":"SHREE RADHA MAHAV INC.","address":"242 MARKET ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2013-12-30","latestIssueDate":"2026-03-16","expirationDate":"2027-04-30","inactiveDate":null},{"number":"613675","type":"Dumpster License - Private Property","status":"Active","businessName":"SHREE RADHA MAHAV INC. (7-ELEVEN STORE 2408-36875A)","legalName":"SHREE RADHA MAHAV INC.","address":"242 MARKET ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2013-12-31","latestIssueDate":"2013-12-31","expirationDate":null,"inactiveDate":null}],"licenseActivity":[{"number":"613580","type":"Food Preparing and Serving","businessName":"SHREE RADHA MAHAV INC. (7-ELEVEN STORE 2408-36875A)","legalName":"SHREE RADHA MAHAV INC.","issuedDate":"2013-12-30","latestIssueDate":"2026-03-16","closureDate":null,"expirationDate":"2027-04-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"613675","type":"Dumpster License - Private Property","businessName":"SHREE RADHA MAHAV INC. (7-ELEVEN STORE 2408-36875A)","legalName":"SHREE RADHA MAHAV INC.","issuedDate":"2013-12-12","latestIssueDate":"2013-12-31","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-25","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":["5 open L&I violations","failed L&I inspection activity in 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 #308784: 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":"5 open L&I violations","finding":"6 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":"Sprinkler Certification: Certified through Sep 14, 2024","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":"2 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jul 21, 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":"Dumpster License - Private Property #612440: Inactive since Dec 31, 2013","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":"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/"}]}