{"asOf":"2026-07-25T14:42:51.026Z","block":"4700-4799 N BROAD ST","blockUrl":"https://philadelphia.blockreport.homes/block/4700-4799-n-broad-st","address":"4700-08 N BROAD ST","parcelNumber":"882750400","source":"https://property.phila.gov/?p=882750400","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"IA0","buildingCodeNew":"220","buildingClass":"REST'RNT FASTFOOD MASONRY","buildingClassNew":"FRANCHISE FOOD","useLabel":"Commercial","owner":"JMJ FOOD SERVICES LLC","coOwner":null,"marketValue":1195000,"landAssessment":239000,"improvementAssessment":956000,"livableArea":2529,"yearBuilt":1930,"lastSale":{"price":1400000,"date":"2007-12-13T05:00:00Z"},"openViolations":0,"violations":[{"number":"550785","date":"2007-04-23","code":"A-000.0/1","title":"VIOL NONE 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INSP","status":"PASSED"}],"inspYears":[{"y":2005,"fails":1,"passes":0},{"y":2006,"fails":0,"passes":1},{"y":2007,"fails":0,"passes":1},{"y":2012,"fails":1,"passes":1},{"y":2018,"fails":1,"passes":0},{"y":2019,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.02482382059672,"lng":-75.14832667296051,"geom":{"type":"Polygon","coordinates":[[[-75.14798397,40.024916091],[-75.148042159,40.024648546],[-75.148669689,40.024731497],[-75.148610616,40.024999232],[-75.14798397,40.024916091]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2022-002358","type":"Special Hazards Certification","inspectionDate":"2022-02-02","result":"Certified","expirationDate":"2023-02-02","buildingId":"1174388"},{"number":"BC-2022-013276","type":"Standpipe Certification","inspectionDate":"2022-09-16","result":"Deficient","expirationDate":null,"buildingId":"1174388"},{"number":"BC-2022-015894","type":"Fire Alarm Certification","inspectionDate":"2022-09-29","result":"Certified","expirationDate":"2023-09-29","buildingId":"1174388"},{"number":"BC-2023-024801","type":"Fire Alarm Certification","inspectionDate":"2023-09-25","result":"Certified","expirationDate":"2024-09-25","buildingId":"1174388"},{"number":"BC-2024-010701","type":"Special Hazards Certification","inspectionDate":"2024-03-29","result":"Certified","expirationDate":"2025-03-29","buildingId":"1174388"},{"number":"BC-2024-010699","type":"Special Hazards Certification","inspectionDate":"2024-03-29","result":"Certified","expirationDate":"2025-03-29","buildingId":"1174388"},{"number":"BC-2025-016473","type":"Special Hazards Certification","inspectionDate":"2025-03-14","result":"Certified","expirationDate":"2026-03-14","buildingId":"1174388"},{"number":"BC-2025-028127","type":"Fire Alarm Certification","inspectionDate":"2025-09-22","result":"Certified","expirationDate":"2026-09-22","buildingId":"1174388"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19141","beds":null,"baths":null,"stories":1,"lotArea":17605,"zoning":"CMX2.5","grade":"A-","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"590 E MAIN ST, BRIDGEWATER NJ, 08807","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":1183700,"taxable":1183700,"land":264100,"improvement":919600,"taxableLand":264100,"taxableImprovement":919600,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":1183700,"taxable":1183700,"land":264100,"improvement":919600,"taxableLand":264100,"taxableImprovement":919600,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":1041900,"taxable":1041900,"land":729330,"improvement":312570,"taxableLand":729330,"taxableImprovement":312570,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":1041000,"taxable":1041000,"land":312300,"improvement":728700,"taxableLand":312300,"taxableImprovement":728700,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":1041000,"taxable":1041000,"land":312300,"improvement":728700,"taxableLand":312300,"taxableImprovement":728700,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":1041000,"taxable":1041000,"land":312300,"improvement":728700,"taxableLand":312300,"taxableImprovement":728700,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":1041000,"taxable":1041000,"land":312300,"improvement":728700,"taxableLand":312300,"taxableImprovement":728700,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":1137500,"taxable":1137500,"land":796270,"improvement":341230,"taxableLand":796270,"taxableImprovement":341230,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":1137500,"taxable":1137500,"land":796270,"improvement":341230,"taxableLand":796270,"taxableImprovement":341230,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":1138100,"taxable":1138100,"land":796670,"improvement":341430,"taxableLand":796670,"taxableImprovement":341430,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":1138100,"taxable":1138100,"land":796670,"improvement":341430,"taxableLand":796670,"taxableImprovement":341430,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":1195000,"taxable":1195000,"land":239000,"improvement":956000,"taxableLand":239000,"taxableImprovement":956000,"exemptLand":0,"exemptImprovement":0}],"taxNow":15931,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"443407","date":"2012-12-13","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"ABANDONED","completedDate":"2013-11-13","scope":"REPAIR DAMAGE TO NORTH SIDE EXTERIOR WALL DUE TO VEHICLE IMPACT. REPAIR FRP WALL COVERING. WORK TO BE DONE IN ACCORDANCE WITH ATTACHED ENGINEER'S REPORT. PERMIT APPLICATION IN RESPONSE TO UNSAFE VIOLATIONS. TO COMPLY VIOLATION, COMPLETED WORK IS TO BE INSPECTED AND APPROVED AS AN APPROPRIATE REPAIR TO EACH VIOLATION. ENGINEER'S REPORT SUBMITTED. LICENSED CONTRACTOR TO ASSUME RESPONSIBILITY OF WORK. NO OTHER WORK THIS PERMIT. SEPARATE PERMITS REQUIRED FOR RENOVATION."},{"number":"579306","date":"2014-12-11","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"COMPLETE TEAR OFF, NEW ASPHALT SHINGLES, NEW DECK PAPER, NEW ICE SHIELD. PLYWOOD REPLACEMENT AS NEEDED."},{"number":"768076","date":"2017-05-23","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2017-05-23","scope":"FOR MODIFICATION OF EXTERIOR DIMENSIONS OF THE EXISTING DETACHED STRUCTURES. SIZE AND LOCATION AS SHOWN ON THE APPLICATION. USES: FOR FAST FOOD RESTAURANT (TAKE-OUT RESTAURANT) AS PREVIOUSLY APPROVED IN AN EXISTING STRUCTURE AND RECONFIGURATION OF OFF STREET SURFACE PARKING SPACE- FOURTEEN (14) SPACES INCLUDING TWO (2) ADA SPACE (INCLUDING ONE VAN ACCESSIBLE SPACE). NO SIGN ON THIS PERMIT."},{"number":"780101","date":"2017-06-12","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2017-06-12","scope":"FOR THE ERECTION OF THREE INTERNAL STATIC ILLUMINATED WALL SIGNS.(SIZE AND LOCATION AS SHOWN ON THE PLANS) ACCESSORY TO FAST FOOD RESTAURANT (TAKE-OUT RESTAURANT) AS PREVIOUSLY APPROVED IN AN EXISTING STRUCTURE AND RECONFIGURATION OF OFF STREET SURFACE PARKING SPACE- FOURTEEN (14) SPACES INCLUDING TWO (2) ADA SPACE (INCLUDING ONE VAN ACCESSIBLE SPACE)."},{"number":"762512","date":"2017-08-25","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"INTERIOR AND EXTERIOR ALTERATIONS TO AN EXISTING DETACHED, ONE (1) STORY STRUCTURE. FOR USE AS A SIT-DOWN RESTAURANT WITH A DRIVE THROUGH LANE (PREVIOUSLY APPROVED). STRUCTURE IS NOT SPRINKLERED. LAWFUL OCCUPANCY OF 50 OCCUPANTS ISSUED WITH THIS PERMIT (TO ENSURE COMPLIANCE WITH PHILADELPHIA PLUMBING CODE). SEPARATE PERMITS REQUIRED FOR PLUMBING, MECHANICAL, ELECTRICAL, HOODS, AND SIGNS."},{"number":"ZP-2021-003394","date":"2021-05-21","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2021-10-07","scope":"FOR THE MODIFICATION OF EXTERIOR DIMENSIONS OF THE EXISTING DETACHED STRUCTURES. FOR THE ERECTION OF A CANOPY, FOR THE IMPROVEMENTS OF FACADE. SIZE AND LOCATION AS SHOWN IN THE APPLICATION."},{"number":"ZP-2021-004477","date":"2021-05-26","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF FIVE(5) STATICALLY ILLUMINATED FLATWALL SIGNS ALSO TO INCLUDE THE ERECTION OF ONE(1) FREESTANDING MENU BOARD SIGNS.SIZE AND LOCATION AS SHOWN IN PLAN."},{"number":"GP-2021-005774","date":"2021-06-14","work":"Sign","type":"General","description":"General Permit","status":"Expired","completedDate":"2023-12-01","scope":"FOR THE INSTALLATION OF FIVE(5) STATICALLY ILLUMINATED FLATWALL SIGNS ALSO TO INCLUDE THE ERECTION OF ONE(1) FREESTANDING MENU BOARD SIGNS.SIZE AND LOCATION AS SHOWN IN PLAN. FOR A BURGER KING - SIT DOWN RESTAURANT."},{"number":"CP-2021-003127","date":"2021-07-12","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2021-10-07","scope":"LEVEL II INTERIOR ALTERATIONS (NO CHANGE OF OCCUPANCY) TO AN EXISTING TAKE-OUT RESTAURANT. ALTERATION TO INCLUDE THE DEMOLITION AND RECONSTRUCTION OF PARTITION WALLS. EXTERIOR COSMETIC IMPROVEMENTS ALSO INCLUDED AS PER APPROVED PLANS.**IEBC 2018 **SEPARATE PERMITS REQUIRED FOR ANY MECHANICAL,ELECTRICAL,PLUMBING OR FIRE SUPPRESSION WORK**NO SIGNS APPROVED ON THIS PERMITS**ANY CHANGE IN STRUCTURE HEIGHT WILL REQUIRED A ZONING PERMIT**"},{"number":"EP-2021-006320","date":"2021-08-05","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-09-24","scope":"INSTALL NEW LIGHTING, SWITCHES, SENSORS, RECEPTACLES, WIRING FOR NEW SIGNS, NEW AND EXISTING EQUIPMENT AND WALK- IN BOXES. ALL WORK TO BE COMPLETED IN ACCORDANCE WITH THE 2017 NEC. THE SERVICE IS EXISTING. NO SERVICE WORK OR FIRE ALARM WORK."}],"storyTag":"New construction","storyDelta":0.24,"timeline":[{"y":2014,"k":"permit","w":"Alteration"},{"y":2017,"k":"permit","w":"Zoning/use"},{"y":2017,"k":"permit","w":"Zoning/use"},{"y":2017,"k":"permit","w":"Major alteration"},{"y":2018,"k":"viol","w":"L&I violation"},{"y":2018,"k":"insp","w":"Inspection failed"},{"y":2019,"k":"insp","w":"Inspection passed"},{"y":2021,"k":"permit","w":"New construction, addition, GFA change"},{"y":2021,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2021,"k":"permit","w":"Sign"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"}],"rented":false,"licenses":[{"number":"278476","type":"Dumpster License - Private Property","status":"Inactive","businessName":"CURRENT FOOD CONCEPTS BW INC","legalName":"CURRENT FOOD CONCEPTS BW INC","address":"4700-08 N BROAD ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2001-05-03","latestIssueDate":"2001-05-03","expirationDate":"2010-07-31","inactiveDate":null},{"number":"209827","type":"Food Preparing and Serving (30+ SEATS)","status":"Inactive","businessName":"CURRENT FOOD CONCEPTS INC","legalName":"CURRENT FOOD CONCEPTS INC","address":"4700-08 N BROAD ST","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2004-07-02","latestIssueDate":"2004-07-02","expirationDate":"2005-04-30","inactiveDate":"2012-12-22"},{"number":"328163","type":"Dumpster License - Private Property","status":"Active","businessName":"ODYSSEY FOODS OF PENNSYLVANIA LLC (BURGER KING)","legalName":"ODYSSEY FOODS OF PENNSYLVANIA LLC","address":"4700-08 N BROAD ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2005-07-28","latestIssueDate":"2013-07-27","expirationDate":null,"inactiveDate":null},{"number":"342883","type":"Food Preparing and Serving (30+ SEATS)","status":"Inactive","businessName":"ODYSSEY FOODS OF 10826 LLC (T/A BURGER KING)","legalName":"ODYSSEY FOODS OF 10826 LLC","address":"4700-08 N BROAD ST","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2005-10-27","latestIssueDate":"2016-04-13","expirationDate":"2017-04-30","inactiveDate":"2017-06-29"},{"number":"745489","type":"Dumpster License - Private Property","status":"Active","businessName":"Rackson Restaurants LLC (Burger King #10826)","legalName":"Rackson Restaurants LLC","address":"4700-08 N BROAD ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2017-07-13","latestIssueDate":"2017-07-13","expirationDate":null,"inactiveDate":null},{"number":"745490","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"Rackson Restaurants LLC (Burger King #10826)","legalName":"Rackson Restaurants LLC","address":"4700-08 N BROAD ST","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2017-07-13","latestIssueDate":"2022-08-16","expirationDate":"2023-07-12","inactiveDate":"2023-09-10"},{"number":"745491","type":"Food Preparing and Serving (30+ SEATS)","status":"Inactive","businessName":"Rackson Restaurants LLC (Burger King #10826)","legalName":"Rackson Restaurants LLC","address":"4700-08 N BROAD ST","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2017-07-13","latestIssueDate":"2022-08-16","expirationDate":"2023-07-12","inactiveDate":"2023-09-10"}],"licenseActivity":[{"number":"745489","type":"Dumpster License - Private Property","businessName":"Rackson Restaurants LLC (Burger King #10826)","legalName":"Rackson Restaurants LLC","issuedDate":"2017-07-13","latestIssueDate":"2017-07-13","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"745490","type":"Food Establishment, Retail Permanent Location","businessName":"Rackson Restaurants LLC (Burger King #10826)","legalName":"Rackson Restaurants LLC","issuedDate":"2017-07-13","latestIssueDate":"2022-08-16","closureDate":"2023-09-10","expirationDate":"2023-07-12","inactiveDate":"2023-09-10","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"745491","type":"Food Preparing and Serving (30+ SEATS)","businessName":"Rackson Restaurants LLC (Burger King #10826)","legalName":"Rackson Restaurants LLC","issuedDate":"2017-07-13","latestIssueDate":"2022-08-16","closureDate":"2023-09-10","expirationDate":"2023-07-12","inactiveDate":"2023-09-10","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"342883","type":"Food Preparing and Serving (30+ SEATS)","businessName":"ODYSSEY FOODS OF 10826 LLC (T/A BURGER KING)","legalName":"ODYSSEY FOODS OF 10826 LLC","issuedDate":"2005-10-27","latestIssueDate":"2016-04-13","closureDate":"2017-06-29","expirationDate":"2017-04-30","inactiveDate":"2017-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"328163","type":"Dumpster License - Private Property","businessName":"ODYSSEY FOODS OF PENNSYLVANIA LLC (BURGER KING)","legalName":"ODYSSEY FOODS OF PENNSYLVANIA LLC","issuedDate":"2005-07-28","latestIssueDate":"2013-07-27","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"209827","type":"Food Preparing and Serving (30+ SEATS)","businessName":"CURRENT FOOD CONCEPTS INC","legalName":"CURRENT FOOD CONCEPTS INC","issuedDate":"2004-07-02","latestIssueDate":"2004-07-02","closureDate":"2012-12-22","expirationDate":"2005-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"278476","type":"Dumpster License - Private Property","businessName":"CURRENT FOOD CONCEPTS BW INC","legalName":"CURRENT FOOD CONCEPTS BW INC","issuedDate":"2001-05-03","latestIssueDate":"2001-05-03","closureDate":"2010-07-31","expirationDate":"2010-07-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","signals":[],"legalChecks":[{"id":"building-certifications","level":"urgent","title":"A life-safety certification is deficient","finding":"Special Hazards Certification: Certified through Mar 14, 2026; Standpipe Certification: Deficient; Fire Alarm Certification: Certified through Sep 22, 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":"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":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #768076: 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":"4 permits not marked completed: 443407 (ABANDONED), 579306 (EXPIRED), 762512 (EXPIRED), GP-2021-005774 (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":"3 failed, 4 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Apr 25, 2019.","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 #278476: Inactive; Food Preparing and Serving (30+ SEATS) #209827: Inactive since Dec 22, 2012; Food Preparing and Serving (30+ SEATS) #342883: Inactive since Jun 29, 2017; Food Establishment, Retail Permanent Location #745490: Inactive since Sep 10, 2023","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/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 4 historical violations across 3 cases.","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/"}]}