{"asOf":"2026-07-28T03:04:36.207Z","block":"0-99 S 60TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/0-99-s-60th-st","address":"27-29 S 60TH ST","parcelNumber":"882917371","source":"https://property.phila.gov/?p=882917371","ownerType":"absentee","kind":"commercial","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"AB0","buildingCodeNew":"620","buildingClass":"STORE 2 STY MASONRY","buildingClassNew":"RELIGIOUS","useLabel":"Store","owner":"SPENCER DESMOND","coOwner":null,"marketValue":273300,"landAssessment":54660,"improvementAssessment":218640,"livableArea":5796,"yearBuilt":1925,"lastSale":{"price":190000,"date":"2005-11-22T05:00:00Z"},"openViolations":8,"violations":[{"number":"1647931","date":"2010-02-03","code":"A-000.0/11","title":"VIOL BC MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1589629","date":"2010-02-03","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3792645","date":"2015-05-20","code":"FC-915.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3792646","date":"2015-05-20","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2024-094445","date":"2024-11-21","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2025-10-14","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2024-094441","date":"2024-11-21","code":"F-1028.5","title":"ACCESS TO A PUBLIC WAY\n","status":"COMPLIED","resolutionDate":"2025-10-14","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-094403","date":"2024-11-21","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2024-094407","date":"2024-11-21","code":"A-301.1/65","title":"NEW USE","status":"COMPLIED","resolutionDate":"2025-10-14","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2024-094426","date":"2024-11-21","code":"F-1104.28","title":"EXIT DOORS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2024-094442","date":"2024-11-21","code":"F-907.4.2.4","title":"MANUAL FIRE ALARM BOX SIGNS\n","status":"COMPLIED","resolutionDate":"2025-10-14","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-094446","date":"2024-11-21","code":"F-505.1","title":"ADDRESS IDENTIFICATION\n","status":"COMPLIED","resolutionDate":"2025-10-14","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-094435","date":"2024-11-21","code":"F-1104.31","title":"PANIC HARDWARE\n","status":"COMPLIED","resolutionDate":"2025-10-14","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"226569","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2010-02-08","completedDate":null,"violations":[{"number":"1647931","date":"2010-02-03","code":"A-000.0/11","title":"VIOL BC MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1589629","date":"2010-02-03","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"481876","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2015-05-22","completedDate":"2015-12-09","violations":[{"number":"3792645","date":"2015-05-20","code":"FC-915.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3792646","date":"2015-05-20","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2024-122200","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL FIRE SAFETY INVESTIGATOR","status":"IN VIOLATION","createdDate":"2024-11-21","completedDate":null,"violations":[{"number":"VI-2024-094445","date":"2024-11-21","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2025-10-14","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2024-094441","date":"2024-11-21","code":"F-1028.5","title":"ACCESS TO A PUBLIC WAY\n","status":"COMPLIED","resolutionDate":"2025-10-14","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-094403","date":"2024-11-21","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2024-094407","date":"2024-11-21","code":"A-301.1/65","title":"NEW USE","status":"COMPLIED","resolutionDate":"2025-10-14","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2024-094426","date":"2024-11-21","code":"F-1104.28","title":"EXIT DOORS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2024-094442","date":"2024-11-21","code":"F-907.4.2.4","title":"MANUAL FIRE ALARM BOX SIGNS\n","status":"COMPLIED","resolutionDate":"2025-10-14","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-094446","date":"2024-11-21","code":"F-505.1","title":"ADDRESS IDENTIFICATION\n","status":"COMPLIED","resolutionDate":"2025-10-14","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-094435","date":"2024-11-21","code":"F-1104.31","title":"PANIC HARDWARE\n","status":"COMPLIED","resolutionDate":"2025-10-14","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2010,"n":2,"worst":null},{"y":2015,"n":2,"worst":null},{"y":2024,"n":8,"worst":null}],"investigations":[{"caseNumber":"3.C","date":"2006-01-25","type":"BC INSP","status":"FAILED"},{"caseNumber":"3.C","date":"2006-06-02","type":"BC INSP","status":"FAILED"},{"caseNumber":"3.C","date":"2006-09-11","type":"BC INSP","status":"CLOSED"},{"caseNumber":"3.C","date":"2008-04-09","type":"ADMIN INSP","status":"CLOSED"},{"caseNumber":"3.C","date":"2009-04-28","type":"CEASE INSP","status":"PASSED"},{"caseNumber":"226569","date":"2010-02-03","type":"BC INSP","status":"FAILED"},{"caseNumber":"226569","date":"2010-04-13","type":"BC INSP","status":"PASSED"},{"caseNumber":"481876","date":"2015-05-20","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"481876","date":"2015-12-08","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"481876","date":"2015-12-08","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"CF-2024-122200","date":"2024-11-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-122200","date":"2025-10-14","type":null,"status":"FAILED"}],"inspYears":[{"y":2006,"fails":2,"passes":0},{"y":2009,"fails":0,"passes":1},{"y":2010,"fails":1,"passes":1},{"y":2015,"fails":1,"passes":2},{"y":2024,"fails":1,"passes":0},{"y":2025,"fails":1,"passes":0}],"taxOwed":10793.56,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":10793.56,"principalDue":7717.76,"penaltyDue":500.88,"interestDue":745.55,"otherChargesDue":1829.37,"yearsOwed":2,"oldestYearOwed":2020,"mostRecentYearOwed":2021,"mostRecentPaymentDate":"2021-03-09","assessmentYear":2022,"totalAssessment":244500,"taxableAssessment":244500,"exemptAbatementAssessment":0,"homesteadValue":0,"netTaxAfterHomestead":3422.51,"actionableAtSnapshot":true,"paymentAgreementAtSnapshot":false,"bankruptcyAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.96101652360289,"lng":-75.24067899350551,"geom":{"type":"Polygon","coordinates":[[[-75.24050048,39.960993206],[-75.240508512,39.960953277],[-75.240865636,39.960997791],[-75.240848918,39.961080086],[-75.240491677,39.961034762],[-75.24050048,39.960993206]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2022-005174","type":"Fire Alarm Certification","inspectionDate":"2022-03-18","result":"Certified","expirationDate":"2023-03-18","buildingId":"1521572"},{"number":"BC-2022-004007","type":"Fire Alarm Certification","inspectionDate":"2022-03-18","result":"Certified","expirationDate":"2023-03-18","buildingId":"1521572"},{"number":"BC-2025-005934","type":"Fire Alarm Certification","inspectionDate":"2025-03-05","result":"Certified","expirationDate":"2026-03-05","buildingId":"1521572"},{"number":"BC-2026-009792","type":"Fire Alarm Certification","inspectionDate":"2026-03-06","result":"Certified","expirationDate":"2027-03-06","buildingId":"1521572"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19139","beds":null,"baths":null,"stories":2,"lotArea":3050,"zoning":"CMX3","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"5","intCond":"5","garage":null,"homestead":false,"mail":"PO BOX 52, VILLANOVA PA, 19085","mailOut":true,"appeals":[{"type":"Building standards appeal","grounds":"ON 7/23/12, THE DEPARTMENT OF LICENSES AND INSPECTIONS ISSUED A NOTICE OF REFUSAL FOR APPLICATION #408142.","status":"OPEN","outcome":"APPROVED","date":"2012-08-31","number":"18576","relatedPermit":"408142"},{"type":"LIRB Violation Appeal","grounds":"See Attached","status":"Closed","outcome":"Complete","date":"2025-10-22","number":"HA-2024-005290","relatedPermit":null}],"taxYears":[{"year":2016,"total":531.65,"principal":404.73,"interest":6.08,"penalty":4.05}],"taxNet":531.65,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":243400,"taxable":243400,"land":45800,"improvement":197600,"taxableLand":45800,"taxableImprovement":197600,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":243400,"taxable":243400,"land":45800,"improvement":197600,"taxableLand":45800,"taxableImprovement":197600,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":264500,"taxable":264500,"land":52941,"improvement":211559,"taxableLand":52941,"taxableImprovement":211559,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":242700,"taxable":242700,"land":48540,"improvement":194160,"taxableLand":48540,"taxableImprovement":194160,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":244500,"taxable":244500,"land":48900,"improvement":195600,"taxableLand":48900,"taxableImprovement":195600,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":244500,"taxable":244500,"land":48900,"improvement":195600,"taxableLand":48900,"taxableImprovement":195600,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":244500,"taxable":244500,"land":48900,"improvement":195600,"taxableLand":48900,"taxableImprovement":195600,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":267200,"taxable":267200,"land":53434,"improvement":213766,"taxableLand":53434,"taxableImprovement":213766,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":267200,"taxable":267200,"land":53434,"improvement":213766,"taxableLand":53434,"taxableImprovement":213766,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":273300,"taxable":273300,"land":54660,"improvement":218640,"taxableLand":54660,"taxableImprovement":218640,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":273300,"taxable":273300,"land":54660,"improvement":218640,"taxableLand":54660,"taxableImprovement":218640,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":273300,"taxable":273300,"land":54660,"improvement":218640,"taxableLand":54660,"taxableImprovement":218640,"exemptLand":0,"exemptImprovement":0}],"taxNow":3826,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"408136","date":"2012-05-31","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2012-05-31","scope":"USE TO DAYCARE CENTER FOR 48 KIDS AND 4 UNDER THE AGE OF 2 1/2."},{"number":"408142","date":"2012-09-27","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2012-12-20","scope":"CERTIFICATE OF OCCUPANCY FOR CHILD DAY CARE USE ON FIRST FLOOR WITH NO MORE THAN FIVE (5) CHILDREN UNDER THE AGE OF 2.5 YEARS OLD. NO WORK OR ALTERATIONS. (SEE VARIANCE FROM BBS CASE NO. 18576.)"},{"number":"522579","date":"2014-03-05","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2014-03-05","scope":"ADD USE OF DAYCARE ON 2ND FLOOR. EXISTING USE ON 1ST FLOOR TO REMAIN THE SAME."},{"number":"522694","date":"2014-06-18","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2014-07-07","scope":"CERTIFICATE OF OCCUPANCY FOR CHILD DAY CARE USE ON THIRD FLOOR WITH NO MORE THAN FIVE (5) CHILDREN UNDER THE AGE OF 2.5 YEARS OLD AND ACCESSORY OFFICES ON THE SECOND FLOOR AS PER APPROVED PLANS. NO WORK OR ALTERATIONS."},{"number":"ZP-2025-003441","date":"2025-04-08","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Personal Services"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2012,"k":"permit","w":"Use"},{"y":2012,"k":"appeal","w":"Appeal approved"},{"y":2012,"k":"permit","w":"Administrative"},{"y":2014,"k":"permit","w":"Use"},{"y":2014,"k":"permit","w":"Administrative"},{"y":2015,"k":"viol","w":"2 L&I violations"},{"y":2015,"k":"insp","w":"L&I: 1 failed, 2 passed"},{"y":2024,"k":"viol","w":"8 L&I violations"},{"y":2024,"k":"insp","w":"Inspection failed"},{"y":2025,"k":"permit","w":"Change of Use"},{"y":2025,"k":"insp","w":"Inspection failed"},{"y":2025,"k":"appeal","w":"Appeal complete"}],"rented":false,"licenses":[{"number":"199425","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"ARNOLD HAIMOVITZ (RED ARROW MEATS)","legalName":"ARNOLD HAIMOVITZ","address":"27-29 S 60TH ST","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2004-10-10","latestIssueDate":"2004-10-10","expirationDate":"2005-04-30","inactiveDate":"2012-12-22"},{"number":"583210","type":"Food Preparing and Serving","status":"Inactive","businessName":"SHERI V HILL (TURNING PAGES ISLAMIC LEARNING)","legalName":"SHERI V HILL","address":"27-29 S 60TH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2013-01-29","latestIssueDate":"2025-03-28","expirationDate":"2026-04-30","inactiveDate":"2026-06-29"},{"number":"705092","type":"Food Preparing and Serving","status":"Inactive","businessName":"TURNING PAIGES LEARNING CENTER","legalName":"TURNING PAIGES LEARNING CENTER","address":"27-29 S 60TH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2016-06-16","latestIssueDate":"2016-06-16","expirationDate":"2017-06-15","inactiveDate":"2017-08-14"}],"licenseActivity":[{"number":"705092","type":"Food Preparing and Serving","businessName":"TURNING PAIGES LEARNING CENTER","legalName":"TURNING PAIGES LEARNING CENTER","issuedDate":"2016-06-16","latestIssueDate":"2016-06-16","closureDate":"2017-08-14","expirationDate":"2017-06-15","inactiveDate":"2017-08-14","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"583210","type":"Food Preparing and Serving","businessName":"SHERI V HILL (TURNING PAGES ISLAMIC LEARNING)","legalName":"SHERI V HILL","issuedDate":"2013-01-29","latestIssueDate":"2025-03-28","closureDate":"2026-06-29","expirationDate":"2026-04-30","inactiveDate":"2026-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"199425","type":"Food Establishment, Retail Permanent Location","businessName":"ARNOLD HAIMOVITZ (RED ARROW MEATS)","legalName":"ARNOLD HAIMOVITZ","issuedDate":"2004-10-10","latestIssueDate":"2004-10-10","closureDate":"2012-12-22","expirationDate":"2005-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-27","signals":[{"kind":"record-pressure","level":"strong","title":"Records to verify together","summary":"Several independent, separately dated records stack up here and deserve prompt verification.","evidence":["8 open L&I violations","$10,794 appeared in the City's June 2022 delinquency snapshot","a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2024, 2025"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"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":["1 permit event since 2023","1 zoning/board appeal since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #408136: COMPLETED. The history also contains “OCCUPIED W/O TCO OR CO.”","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":"8 open L&I violations","finding":"12 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":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$10,793.56 was recorded in the City’s 2022-06 delinquency snapshot for 2020–2021.","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, 4 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Oct 14, 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Establishment, Retail Permanent Location #199425: Inactive since Dec 22, 2012; Food Preparing and Serving #583210: Inactive since Jun 29, 2026; Food Preparing and Serving #705092: Inactive since Aug 14, 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":"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":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Mar 6, 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":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"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/"}]}