{"asOf":"2026-07-27T06:30:25.921Z","block":"10100-10199 BUSTLETON AVE","blockUrl":"https://philadelphia.blockreport.homes/block/10100-10199-bustleton-ave","address":"10100 BUSTLETON AVE","parcelNumber":"882886600","source":"https://property.phila.gov/?p=882886600","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"AA0","buildingCodeNew":"223","buildingClass":"STORE 1 STY MASONRY","buildingClassNew":"AUTO SERVICE GARAGE","useLabel":"Store","owner":"10100 BUSTLETON AVENUE LL","coOwner":null,"marketValue":846100,"landAssessment":169200,"improvementAssessment":676900,"livableArea":5641,"yearBuilt":1971,"lastSale":{"price":1,"date":"2017-12-06T05:00:00Z"},"openViolations":0,"violations":[{"number":"786000","date":"2007-12-28","code":"LR-1","title":"RENEW LIC 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PERMIT-SIGN","status":"ERROR","resolutionDate":null,"resolution":null},{"number":"2947826","date":"2013-08-05","code":"PM-307.1/9","title":"WALL FRACTURED","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"140475","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2007-12-31","completedDate":"2009-06-05","violations":[{"number":"786000","date":"2007-12-28","code":"LR-1","title":"RENEW LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"785999","date":"2007-12-28","code":"09-601.1/2","title":"AUTO SALES/SHOWROOM LR","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"785998","date":"2007-12-28","code":"14-1704/10","title":"NON-REGULATED LACKS PERMIT","status":"COMPEXCP","resolutionDate":null,"resolution":null}]},{"number":"194282","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2009-03-18","completedDate":"2009-06-05","violations":[{"number":"1273140","date":"2009-03-09","code":"19-2602.1/1","title":"CAL LO","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"313687","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2012-01-26","completedDate":"2012-02-28","violations":[{"number":"2344274","date":"2012-01-20","code":"14-1704/50","title":"NO ZONING/USE PERMIT-SIGN","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"371199","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2013-03-01","completedDate":"2013-03-19","violations":[{"number":"2729095","date":"2013-02-28","code":"14-1704/50","title":"NO ZONING/USE PERMIT-SIGN","status":"ERROR","resolutionDate":null,"resolution":null}]},{"number":"371764","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2013-03-06","completedDate":"2013-03-19","violations":[{"number":"2733289","date":"2013-03-06","code":"14-1704/50","title":"NO ZONING/USE PERMIT-SIGN","status":"ERROR","resolutionDate":null,"resolution":null}]},{"number":"395408","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2013-08-05","completedDate":"2014-02-07","violations":[{"number":"2947826","date":"2013-08-05","code":"PM-307.1/9","title":"WALL FRACTURED","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2007,"n":3,"worst":null},{"y":2009,"n":1,"worst":null},{"y":2012,"n":1,"worst":null},{"y":2013,"n":3,"worst":null}],"investigations":[{"caseNumber":"140475","date":"2007-12-28","type":"BC INSP","status":"FAILED"},{"caseNumber":"194282","date":"2009-03-09","type":"BC INSP","status":"FAILED"},{"caseNumber":"194282","date":"2009-05-29","type":"BC INSP","status":"PASSED"},{"caseNumber":"140475","date":"2009-05-29","type":"BC INSP","status":"PASSED"},{"caseNumber":"313687","date":"2012-01-20","type":"BC INSP","status":"FAILED"},{"caseNumber":"313687","date":"2012-02-27","type":"BC INSP","status":"PASSED"},{"caseNumber":"371199","date":"2013-02-28","type":"BC INSP","status":"FAILED"},{"caseNumber":"371764","date":"2013-03-06","type":"BC INSP","status":"FAILED"},{"caseNumber":"371199","date":"2013-03-18","type":"BC INSP","status":"PASSED"},{"caseNumber":"371764","date":"2013-03-18","type":"BC INSP","status":"PASSED"},{"caseNumber":"395408","date":"2013-08-04","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"395408","date":"2013-09-26","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"395408","date":"2014-02-07","type":"CSUINITIAL","status":"PASSED"}],"inspYears":[{"y":2007,"fails":1,"passes":0},{"y":2009,"fails":1,"passes":2},{"y":2012,"fails":1,"passes":1},{"y":2013,"fails":3,"passes":3},{"y":2014,"fails":0,"passes":1}],"taxOwed":0.03,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":0.03,"principalDue":0.03,"penaltyDue":0,"interestDue":0,"otherChargesDue":0,"yearsOwed":1,"oldestYearOwed":2020,"mostRecentYearOwed":2020,"mostRecentPaymentDate":null,"assessmentYear":2022,"totalAssessment":850400,"taxableAssessment":639502,"exemptAbatementAssessment":210898,"homesteadValue":0,"netTaxAfterHomestead":8951.75,"actionableAtSnapshot":true,"paymentAgreementAtSnapshot":false,"bankruptcyAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.103628104741496,"lng":-75.02893767028077,"geom":{"type":"Polygon","coordinates":[[[-75.028527013,40.103546498],[-75.028600025,40.103427412],[-75.029365914,40.103621113],[-75.029275331,40.103832356],[-75.028721874,40.103692381],[-75.028666788,40.103659345],[-75.028497032,40.103616408],[-75.028527013,40.103546498]]]},"liDistrict":"EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19116","beds":null,"baths":null,"stories":1,"lotArea":18414,"zoning":"CA1","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"3750 MIDVALE LA, HUNTINGDON VALLEY PA, 19006","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":386400,"taxable":386400,"land":258100,"improvement":128300,"taxableLand":258100,"taxableImprovement":128300,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":386400,"taxable":386400,"land":258100,"improvement":128300,"taxableLand":258100,"taxableImprovement":128300,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":508400,"taxable":508400,"land":101659,"improvement":406741,"taxableLand":101659,"taxableImprovement":406741,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":634800,"taxable":634800,"land":126960,"improvement":507840,"taxableLand":126960,"taxableImprovement":507840,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":850400,"taxable":639502,"land":127900,"improvement":722500,"taxableLand":127900,"taxableImprovement":511602,"exemptLand":0,"exemptImprovement":210898},{"y":2021,"v":850400,"taxable":639502,"land":127900,"improvement":722500,"taxableLand":127900,"taxableImprovement":511602,"exemptLand":0,"exemptImprovement":210898},{"y":2022,"v":850400,"taxable":639502,"land":127900,"improvement":722500,"taxableLand":127900,"taxableImprovement":511602,"exemptLand":0,"exemptImprovement":210898},{"y":2023,"v":929300,"taxable":712287,"land":185851,"improvement":743449,"taxableLand":185851,"taxableImprovement":526436,"exemptLand":0,"exemptImprovement":217013},{"y":2024,"v":929300,"taxable":712287,"land":185851,"improvement":743449,"taxableLand":185851,"taxableImprovement":526436,"exemptLand":0,"exemptImprovement":217013},{"y":2025,"v":985000,"taxable":754983,"land":197000,"improvement":788000,"taxableLand":197000,"taxableImprovement":557983,"exemptLand":0,"exemptImprovement":230017},{"y":2026,"v":985000,"taxable":754983,"land":197000,"improvement":788000,"taxableLand":197000,"taxableImprovement":557983,"exemptLand":0,"exemptImprovement":230017},{"y":2027,"v":846100,"taxable":648513,"land":169200,"improvement":676900,"taxableLand":169200,"taxableImprovement":479313,"exemptLand":0,"exemptImprovement":197587}],"taxNow":10568,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"130213","date":"2008-02-04","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2008-02-04","scope":"CHANGE USE ON FRONT OF BUILDING TO ADD BUISNESS OFFICE AND AGENCY FOR SALES OF INSURANCE, AURO TAGS, LICENSING AND NORARY WORK AS MAIN USE(ONE TENANT ONLY). ALL OTHER SIGNS AND USES WILL BE REMAIN THE SAME"},{"number":"233066","date":"2009-10-05","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2009-11-22","scope":"INSTALL GARAGE DOOR AS PER PLAN."},{"number":"492731","date":"2013-09-10","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2014-02-07","scope":"INSTALLATION OF GLASS INTO EXISTING DOOR REINSTALL STONE FROM VEHICLE IMPACT (MAKE SAFE)"},{"number":"534055","date":"2014-07-03","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"CLOSED","completedDate":null,"scope":"CO FOR CAR DEALERSHIP SITE - SPACE C"},{"number":"534754","date":"2014-07-07","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2014-07-07","scope":"USE TO AUTO DEALER IN SPACE C"},{"number":"537039","date":"2014-07-11","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2014-07-11","scope":"C/O-UNIT D PREMISES TO COMPLY WITH FIRE PROTECTION SYSTEMS REQUIRED FOR THE OCCUPANCY BY THE PHILADELPHIA FIRE CODE."},{"number":"547256","date":"2014-07-17","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2014-07-17","scope":"CO FOR CAR DEALERSHIP SITE - SPACE C PREMISES TO COMPLY WITH FIRE PROTECTION SYSTEMS REQUIRED FOR THE OCCUPANCY BY THE PHILADELPHIA FIRE CODE."},{"number":"603327","date":"2015-04-16","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2015-06-24","scope":"C/O FOR USED CAR LOT AND SALES OFFICE"},{"number":"975669","date":"2019-06-18","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-10-16","scope":"LEVEL II INTERIOR ALTERATIONS AND EXTERIOR ALTERATIONS(NO CHANGE OF OCCUPANCY) TO AN EXISTING STRUCTURE FOR PERSONAL VEHICLE SALES AND RENTALS WITH AN ACCESSORY OFFICE (SPACE C)AS PER APPROVED PLANS. **SEPARATE PERMITS REQUIRED FOR ANY MECHANICAL ELECTRICAL PLUMBING AND FIRE SUPPRESSION WORK**"},{"number":"986854","date":"2019-07-15","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-10-04","scope":"FURNISH AND INSTALL 30 LIGHTS AS PER DRAWINGS. 10 RECEP AS PER DRAWINGS. 1 ROOF TOP UNIT AS PER DRAWINGS, AS PER 2017 NEC NO FIRE ALRM WORK ,SERVICE FEEDERS AND PANELS ARE EXISTING. (EAST DIST)"},{"number":"994363","date":"2019-09-11","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-09-17","scope":"ALTERATIONS(NO CHANGE OF OCCUPANCY) TO AN EXISTING STRUCTURE FOR PERSONAL VEHICLE SALES AND RENTALS WITH AN ACCESSORY OFFICE (SPACE C) BATHROOM, KITCHEN SINK IN BREAKROOM, THREE TRENCH DRAINS IN GARAGE GOING TO WASTE OIL INTERCEPTOR. NEW OIL INTERCEPTOR, NEW KITCHEN BACKFLOW WATER AND WASTE PIPING AS PER 2017 NEC"},{"number":"989861","date":"2019-10-10","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2019-10-16","scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH MAUFACTURERS 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":"1022101","date":"2020-01-21","work":"Sign","type":"General","description":"General Permit","status":"Expired","completedDate":"2021-03-26","scope":"FOR THE ERECTION OF ONE (1) STATIC INTERNALLY ILLUMINATED WALL SIGN AND FOR THE REFACING OF AN EXISTING DOUBLE-SIDED FREESTANDING SIGN PER APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR ELECTRICAL WORK."},{"number":"1022102","date":"2020-01-21","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2020-01-21","scope":"FOR THE ERECTION OF ONE (1) STATIC INTERNALLY ILLUMINATED WALL SIGN AND FOR THE REFACING OF AN EXISTING DOUBLE-SIDED FREESTANDING SIGN. SIZE AND LOCATION AS SHOWN ON APPLICATION / PLANS. SIGNS ACCESSORY TO EXISTING PERSONAL VEHICLE SALES AND RENTALS WITH ACCESSORY OFFICE AS PREVIOUSLY APPROVED."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2014,"k":"permit","w":"Administrative"},{"y":2014,"k":"permit","w":"Use"},{"y":2014,"k":"permit","w":"Administrative"},{"y":2014,"k":"permit","w":"Administrative"},{"y":2014,"k":"insp","w":"Inspection passed"},{"y":2015,"k":"permit","w":"Administrative"},{"y":2019,"k":"permit","w":"Major alteration"},{"y":2019,"k":"permit","w":"Electrical"},{"y":2019,"k":"permit","w":"Plumbing"},{"y":2019,"k":"permit","w":"Mechanical"},{"y":2020,"k":"permit","w":"Sign"},{"y":2020,"k":"permit","w":"Zoning/use"}],"rented":false,"licenses":[{"number":"278688","type":"Dumpster License - Private Property","status":"Active","businessName":"STEVES AUTO GLASS","legalName":"STEVES AUTO GLASS","address":"10100 BUSTLETON AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"1999-02-26","latestIssueDate":"2013-07-20","expirationDate":null,"inactiveDate":null},{"number":"481077","type":"Motor Vehicle Repair / Fuel Dispensing","status":"Inactive","businessName":"USA EXPORTING INC (USA EXPORTING & AUTO SALES)","legalName":"USA EXPORTING INC","address":"10100 BUSTLETON AVE","revenueCode":"3311","rentalCategory":null,"units":null,"issuedDate":"2009-08-14","latestIssueDate":"2016-01-16","expirationDate":"2016-12-31","inactiveDate":"2017-03-01"}],"licenseActivity":[{"number":"481077","type":"Motor Vehicle Repair / Fuel Dispensing","businessName":"USA EXPORTING INC (USA EXPORTING & AUTO SALES)","legalName":"USA EXPORTING INC","issuedDate":"2009-08-14","latestIssueDate":"2016-01-16","closureDate":"2017-03-01","expirationDate":"2016-12-31","inactiveDate":"2017-03-01","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"278688","type":"Dumpster License - Private Property","businessName":"STEVES AUTO GLASS","legalName":"STEVES AUTO GLASS","issuedDate":"1999-02-26","latestIssueDate":"2013-07-20","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-25","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #130213: 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":"2 permits not marked completed: 534055 (CLOSED), 1022101 (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":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$0.03 was recorded in the City’s 2022-06 delinquency snapshot for 2020.","why":"That is historical evidence, not today’s amount due. A current exemption, payment, credit, or assistance agreement can coexist with an older snapshot row.","action":"Check period balances and request a dated Property Payoff statement for settlement.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"6 failed, 7 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Feb 7, 2014.","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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Motor Vehicle Repair / Fuel Dispensing #481077: Inactive since Mar 1, 2017","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":"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 8 historical violations across 6 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/"}]}