{"asOf":"2026-07-27T12:29:03.350Z","block":"900-999 RACE ST","blockUrl":"https://philadelphia.blockreport.homes/block/900-999-race-st","address":"919-21 RACE ST","parcelNumber":"882917756","source":"https://property.phila.gov/?p=882917756","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"BA0","buildingCodeNew":"254","buildingClass":"STR/OFF 1 STY MASONRY","buildingClassNew":"DOWNTOWN ROW TYPE-* SNGL OCCP","useLabel":"Commercial","owner":"LCC 97 INVESTMENT CORPORA","coOwner":null,"marketValue":1008200,"landAssessment":201600,"improvementAssessment":806600,"livableArea":3128,"yearBuilt":1960,"lastSale":{"price":240000,"date":"1997-06-09T04:00:00Z"},"openViolations":0,"violations":[{"number":"958682","date":"2008-05-21","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"958683","date":"2008-05-21","code":"A.CNE.000","title":"COULD NOT ENTER","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1049397","date":"2008-05-23","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1049398","date":"2008-05-23","code":"FC-914.1/5","title":"ANNUAL CERT STANDBY/EMERG LITE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"961903","date":"2008-05-23","code":"FC-3003.3/1","title":"COMPR GAS-SEC CYL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"961904","date":"2008-05-23","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"161695","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2008-05-22","completedDate":null,"violations":[{"number":"958682","date":"2008-05-21","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"958683","date":"2008-05-21","code":"A.CNE.000","title":"COULD NOT ENTER","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"162170","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2008-05-27","completedDate":"2008-12-12","violations":[{"number":"1049397","date":"2008-05-23","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1049398","date":"2008-05-23","code":"FC-914.1/5","title":"ANNUAL CERT STANDBY/EMERG LITE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"162178","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2008-05-27","completedDate":"2008-12-12","violations":[{"number":"961903","date":"2008-05-23","code":"FC-3003.3/1","title":"COMPR GAS-SEC CYL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"961904","date":"2008-05-23","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2008,"n":6,"worst":null}],"investigations":[{"caseNumber":"161695","date":"2008-05-21","type":"CI INSP","status":"FAILED"},{"caseNumber":"162170","date":"2008-05-23","type":"CI INSP","status":"FAILED"},{"caseNumber":"162178","date":"2008-05-23","type":"CI INSP","status":"FAILED"},{"caseNumber":"162178","date":"2008-07-14","type":"CI INSP","status":"PASSED"},{"caseNumber":"162170","date":"2008-07-14","type":"CI INSP","status":"FAILED"},{"caseNumber":"161695","date":"2008-07-14","type":"CI INSP","status":"PASSED"},{"caseNumber":"162170","date":"2008-08-01","type":"CI INSP","status":"FAILED"},{"caseNumber":"162170","date":"2008-11-07","type":"CI INSP","status":"PASSED"}],"inspYears":[{"y":2008,"fails":5,"passes":3}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.955473347512005,"lng":-75.15505057657109,"geom":{"type":"Polygon","coordinates":[[[-75.15501619,39.955340752],[-75.155135552,39.955355864],[-75.155085765,39.955604773],[-75.154965248,39.95559086],[-75.15501619,39.955340752]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2022-017815","type":"Fire Alarm Certification","inspectionDate":"2022-11-29","result":"Certified","expirationDate":"2023-11-29","buildingId":"1447452"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19107","beds":null,"baths":null,"stories":1,"lotArea":3128,"zoning":"CMX4","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"919-21 RACE ST, PHILADELPHIA PA, 19107","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":650000,"taxable":650000,"land":469200,"improvement":180800,"taxableLand":469200,"taxableImprovement":180800,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":650000,"taxable":650000,"land":469200,"improvement":180800,"taxableLand":469200,"taxableImprovement":180800,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":689500,"taxable":689500,"land":137900,"improvement":551600,"taxableLand":137900,"taxableImprovement":551600,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":689300,"taxable":689300,"land":137860,"improvement":551440,"taxableLand":137860,"taxableImprovement":551440,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":694400,"taxable":694400,"land":138880,"improvement":555520,"taxableLand":138880,"taxableImprovement":555520,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":694400,"taxable":694400,"land":138880,"improvement":555520,"taxableLand":138880,"taxableImprovement":555520,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":694400,"taxable":694400,"land":138880,"improvement":555520,"taxableLand":138880,"taxableImprovement":555520,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":758800,"taxable":758800,"land":151758,"improvement":607042,"taxableLand":151758,"taxableImprovement":607042,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":758800,"taxable":758800,"land":151758,"improvement":607042,"taxableLand":151758,"taxableImprovement":607042,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":770000,"taxable":770000,"land":154000,"improvement":616000,"taxableLand":154000,"taxableImprovement":616000,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":770000,"taxable":770000,"land":154000,"improvement":616000,"taxableLand":154000,"taxableImprovement":616000,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":1008200,"taxable":1008200,"land":201600,"improvement":806600,"taxableLand":201600,"taxableImprovement":806600,"exemptLand":0,"exemptImprovement":0}],"taxNow":10778,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"138153","date":"2008-03-13","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2008-04-08","scope":"REPLACE SEWER LINE FROM 6\" CURB TRAP TO 6\" LATERAL"},{"number":"216012","date":"2009-06-05","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2009-06-05","scope":"USE STORE FOR A HAIR SALON IN SUITE #1, SUITE #2 FOR FLOWER SHOP, SUITE#3 FOR REAL ESTATE OFFICE, SUITE #4 FOR INSURANCE OFFICE."},{"number":"469050","date":"2013-05-03","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2013-05-03","scope":"PROPOSED CHILDCARE IN BASEMENT"},{"number":"PP-2023-011377","date":"2023-08-29","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2024-10-10","scope":"REPLACE 2\" BACKFLOW DEVICE"},{"number":"ZP-2024-010443","date":"2024-10-28","work":"Lot Line Relocation","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE LOT LINE ADJUSTMENT TO CREATE ONE (1) LOT (PARCEL A) FROM TWO (2) EXISTING LOTS (919 RACE ST AND 921 RACE ST). SIZE AND LOCATION AS SHOWN IN THE APPLICATION / PLANS."},{"number":"ZP-2024-011063","date":"2024-11-01","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF VERTICAL ADDITIONS TO AN EXISTING ATTACHED UNIT. SIZE AND LOCATION AS SHOWN IN APPLICATION/PLANS"},{"number":"ZP-2025-003649","date":"2025-05-29","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"For the erection of a two (2) story multi-family residential addition. Eight units. On an existing one story structure ( with hair salon, flower shop, and business office) with roof access structure for building maintenance only. As per approved plan (no sign with this permit)"},{"number":"CP-2025-002677","date":"2025-07-08","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR LEVEL III INTERIOR ALTERATIONS TO AN EXISTING ONE-STORY STRUCTURE WITH THE ERECTION OF A TWO-STORY ADDITION ABOVE. FOR USE AS GROUP M RETAIL (FLOWER SHOP), GROUP B PERSONAL SERVICES (HAIR SALON), GROUP B BUSINESS & PROFESSIONAL OFFICE, AND GROUP R-2 EIGHT (8) DWELLING UNITS. BUILDING AND ADDITION TO BE FULLY SPRINKLERED PER NFPA 13. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IBC. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING, AND FIRE SUPPRESSION WORK."},{"number":"ZP-2025-008353","date":"2025-08-24","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Eating and Drinking Establishments - Sit-Down Restaurant"},{"number":"CP-2025-004391","date":"2025-09-09","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR A LEVEL II INTERIOR ALTERATION TO INCLUDE AN OCCUPANCY CHANGE TO A PORTION OF AN EXISTING STRUCTURE. FOR THE CREATION OF A BUSINESS OCCUPANCY ON THE GROUND FLOOR LEVEL. ALTERATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS, PROVIDE FINISHES/FURNISHINGS, AND ACCESSIBILITY IMPROVEMENTS THROUGHOUT. **EXISTING SPACE IS FULLY SPRINKLERED.** ALL WORK TO BE DONE PER APPROVED PLANS.** IF FIELD CONDITIONS VARY CONTACT DESIGN PROFESSIONAL PRIOR TO THE START OF ANY WORK. **SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK.**"},{"number":"PP-2025-015150","date":"2025-11-21","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2026-05-14","scope":"REPAIR/REPLACE 2\" WDP."},{"number":"PP-2025-012128","date":"2025-12-15","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"INTERIOR ALTERATIONS TO COMMERCIAL RESTAURANT ON FIRST FLOOR. FIT PUT OF ABOVE DWELLING UNITS IS NOT PROPOSED UNDER THIS PLUMBING PERMIT. INSTALLATION OF DRAINAGE, WASTE, VENT, AND WATER SUPPLY FOR LISTED FIXTURES CONNECTING TO EXISTING METALLIC PIPING. ALL PIPING UTILIZED IN THIS PROJECT SHALL BE METALLIC TO ROOF EXTENSION. VENTING TO BE DEISGNED AND INSTALL IN ACCORDANCE WITH SECTION 919 PHILADELPHIA SINGLE STACK VENT SYSTEM. ALL WORK TO BE PERFORMED IN STRICT COMPLIANCE WITH 2018 PPC AND APPROVED PLANS."},{"number":"MP-2025-005800","date":"2025-12-23","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS, AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S 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":"PP-2025-014820","date":"2026-01-14","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"NEW ADDITION TO EXISTING MIXED USE BUILDING. INTERIOR INSTALLATIONN OF DRAINAGE, WASTE, VENT, AND WATER SUPPLY FOR LISTED FIXTURES CONNECTING TO EXISTING METALLIC PIPING AS SPECIFIED ON PLANS. WORK IS LISTED TO PIPING SERVICING AND CONVEYANCE PIPING FOR THE UPPER LEVEL APARTMENTS ONLY. NO WORK TO BE PERFORMED IN COMMERCIAL SPACE ON FIRST FLOOR. VENTING TO BE DESIGNED AND INSTALLED IN ACCORDANCE WITH SECTION 919 PHILADELPHIA SINGLE STACK VENT SYSTEM. ALL WORK TO BE PERFORMED IN STRICT COMPLIANCE WITH 2018 PPC AND APPROVED PLANS."},{"number":"FP-2025-002066","date":"2026-01-26","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF A FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 13 THROUGHOUT THE ENTIRE BUILDING WITH 2” FIRE SERVICE AND 2\" BACKFLOW PREVENTION ASSEMBLY. ALL WORK SHALL COMPLY WITH THE APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"EP-2025-011012","date":"2026-01-30","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"Installation of a new 600-amp electrical service serving eight (8) dwelling units, including new switches, receptacles, lighting, panelboards, and carbon monoxide detectors. The scope also includes installation of a fire alarm system, including manual pull stations, notification appliances (strobes and alarms), in compliance with NFPA 72 (2016) and the Philadelphia Fire Code (2018). All electrical work shall be installed in accordance with the 2017 National Electrical Code (NEC) and applicable City of Philadelphia amendments."},{"number":"EP-2025-010351","date":"2026-01-30","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"Electrical fit-out for restaurant only."},{"number":"MP-2025-006663","date":"2026-02-01","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF HVAC APPLIANCES, EQUIPMENT, DUCTWORK AND REGISTERS/DIFFUSERS PER APPROVED PLANS AND MANUFACTURER'S SPECIFICATIONS. *2018 IMC REVIEW*"},{"number":"MP-2026-000242","date":"2026-02-04","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF ONE (1) 36'-0\" HOOD FOR A RESTAURANT WITH EXHAUST FAN AND A MAKE UP AIR FAN WITH ASSOCIATED DUCTWORK. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN PROFESSIONAL PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. ** SEPARATE FIRE SUPPRESSION PERMIT REQUIRED FOR FIRE EXTINGUISHING SYSTEM**"},{"number":"ZP-2026-001227","date":"2026-03-23","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF ONE (1) STATICALLY ILLUMINATED WALL SIGN. SIZE AND LOCATION AS SHOWN IN APPLICATION/PLANS"},{"number":"GP-2026-002342","date":"2026-04-14","work":"Sign","type":"General","description":"General Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF ONE (1) STATICALLY ILLUMINATED ACCESSORY WALL SIGN **SEPARATE PERMIT REQUIRED FOR ELECTRICAL WORK**"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Alterations"},{"y":2025,"k":"permit","w":"New Construction or Additions"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2026,"k":"permit","w":"New Construction or Additions"},{"y":2026,"k":"permit","w":"New Construction"},{"y":2026,"k":"permit","w":"New Construction"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"Addition and/or Alterations"},{"y":2026,"k":"permit","w":"Addition and/or Alterations"},{"y":2026,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2026,"k":"permit","w":"Sign"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-25","signals":[{"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":["12 permit events 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 #216012: 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":"12 permits not marked completed: PP-2023-011377 (Expired), CP-2025-002677 (Issued), CP-2025-004391 (Issued), PP-2025-012128 (Issued), MP-2025-005800 (Issued). 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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Nov 29, 2023","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":"5 failed, 3 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Nov 7, 2008.","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":"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 6 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/"}]}