{"asOf":"2026-07-24T04:42:31.966Z","block":"7700-7799 FRANKFORD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/7700-7799-frankford-ave","address":"7715 FRANKFORD AVE","parcelNumber":"882928707","source":"https://property.phila.gov/?p=882928707","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"AA0","buildingCodeNew":"237","buildingClass":"STORE 1 STY MASONRY","buildingClassNew":"CONV FOOD MARKET-NO GAS PUMPS","useLabel":"Store","owner":"WAWA INC","coOwner":null,"marketValue":1260000,"landAssessment":882000,"improvementAssessment":378000,"livableArea":3600,"yearBuilt":1997,"lastSale":{"price":1,"date":"2012-09-27T04:00:00Z"},"openViolations":0,"violations":[{"number":"1648503","date":"2010-04-13","code":"A-000.0/11","title":"VIOL BC 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INSP","status":"PASSED"},{"caseNumber":"322476","date":"2012-04-05","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"322476","date":"2012-04-24","type":"BP_BLDG","status":"PASSED"}],"inspYears":[{"y":2010,"fails":0,"passes":1},{"y":2011,"fails":0,"passes":1},{"y":2012,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.039401527229025,"lng":-75.03285572156064,"geom":{"type":"Polygon","coordinates":[[[-75.033116066,40.03914931],[-75.033280801,40.039404139],[-75.032585852,40.039655606],[-75.032434178,40.039406744],[-75.033116066,40.03914931]]]},"liDistrict":"EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19136","beds":null,"baths":null,"stories":1,"lotArea":20006,"zoning":"CMX2.5","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"260 W BALTIMORE PIKE, MEDIA PA, 19063","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR RELOCATION OF LOT LINE TO CREATE ONE LOT  (7715 FRANKFORD) FROM TWO DEED LOTS (7701 AND 7715) AND COMPLETE DEMOLITION  OF 7701 STRUCTURE TO INCREASE ACCESSORY  PARKING  SPACE TOTAL  TWENTY-EIGHT (28 ) TO INCLUDE TWO EXISTING H/C ","status":"CLOSED","outcome":"Granted","date":"2010-12-01","number":"13784","relatedPermit":"307906"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":797900,"taxable":797900,"land":324400,"improvement":473500,"taxableLand":324400,"taxableImprovement":473500,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":797900,"taxable":797900,"land":324400,"improvement":473500,"taxableLand":324400,"taxableImprovement":473500,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":988200,"taxable":988200,"land":247076,"improvement":741124,"taxableLand":247076,"taxableImprovement":741124,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":917200,"taxable":917200,"land":183440,"improvement":733760,"taxableLand":183440,"taxableImprovement":733760,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":917200,"taxable":917200,"land":183440,"improvement":733760,"taxableLand":183440,"taxableImprovement":733760,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":917200,"taxable":917200,"land":183440,"improvement":733760,"taxableLand":183440,"taxableImprovement":733760,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":917200,"taxable":917200,"land":183440,"improvement":733760,"taxableLand":183440,"taxableImprovement":733760,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":1002200,"taxable":1002200,"land":701574,"improvement":300626,"taxableLand":701574,"taxableImprovement":300626,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":1002200,"taxable":1002200,"land":701574,"improvement":300626,"taxableLand":701574,"taxableImprovement":300626,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":1260000,"taxable":1260000,"land":882000,"improvement":378000,"taxableLand":882000,"taxableImprovement":378000,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":1260000,"taxable":1260000,"land":882000,"improvement":378000,"taxableLand":882000,"taxableImprovement":378000,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":1260000,"taxable":1260000,"land":882000,"improvement":378000,"taxableLand":882000,"taxableImprovement":378000,"exemptLand":0,"exemptImprovement":0}],"taxNow":17637,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"258831","date":"2010-01-26","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2010-08-03","scope":"INSTALL NEW ICE CUBELET MACHINE WITH WATER LINE AND PIPE DRAIN CONDENSATE DRAIN INTO EXISTING FLOOR SINK"},{"number":"259785","date":"2010-01-29","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2010-08-19","scope":"INSTALL (2)LIGHT FIXTURES AND (2)OUTLETS.... IN ACCORDANCE WITH 2005 NEC"},{"number":"294065","date":"2010-08-04","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2011-12-09","scope":"INSTALL GFCI RECEPTACLE AT FRONT ENTRY FOR KIOSK. CIRCUITRY EXISTING."},{"number":"307906","date":"2010-12-06","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2010-12-06","scope":"COMPLETE DEMOLITION AND CREATE ONE LOT. INCREASE PARKING TO A NEW TOTAL OF 29 NEW PARKING SPACES INCLUDING (2) ACCESSIBLE SPACES."},{"number":"316814","date":"2010-12-16","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"DISCONNECT EXISTING CIRCUITS IN CABINETS AND RECONNECT IN NEW CABINET AFTER NEW ICE MAKER IS INSTALLED. IN ACCORDANCE WITH 2008 NEC"},{"number":"317632","date":"2010-12-21","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2011-01-12","scope":"DISCONNECTING EXISTING PLUMBING AND RECONNECTING EXISTING PLUMBING AFTER NEW CABINET AND NEW LARGER ICE MAKER IS INSTALLED"},{"number":"317803","date":"2010-12-23","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2010-12-23","scope":"COMPLETE DEMOLITION AND CREATE ONE LOT. INCREASE PARKING TO A NEW TOTAL OF 29 NEW PARKING SPACES INCLUDING (2) ACCESSIBLE SPACES."},{"number":"332011","date":"2011-04-01","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"DISCONNECTING EXISTING CIRCUITS IN CABINETS AND RECONNECTING EXISTING CIRCUITS IN NEW CABINET AFTER INSTALLATION OF NEW ICE MAKER..... IN ACCORDANCE WITH 2008 NEC"},{"number":"339705","date":"2011-05-09","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2011-11-29","scope":"DISCONNECTING EXISTING PLUMBING AND RECONNECTING PLUMBING TO NEW ICE MAKER"},{"number":"365206","date":"2011-10-12","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"DEMOLITION OF (5) EXISTING PARKING LOT LIGHTS, RE-ROUTING OF EXISTING CONDUITS TO THE (5) NEW PARKING LOT LIGHT FLOCATIONS, REPLACING (4) WALL PACKS ON THE WEST SIDE OF THE BUILDING AS PER 2008 NEC (EAST DIST)"},{"number":"379690","date":"2011-12-20","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"DISCONNECT & REMOVE 5 EXIST PARKING LOT POLE LTS & 2 WALL LTS, INSTALL & WIRE 6 NEW PARKING LIT POLES LTS & 4 NEW WALL LT FIXT(PROV BY WAWA), REUSE EXIST BRANCH CIRCUIT WIRING, EXTEND NEW RACEWAY & WIRING TO NEW POLE & WALL LT FIXT AS PER 2008 NEC(EAST DIST)WAWA"},{"number":"384290","date":"2012-01-20","work":"Zoning admin review","type":"ZP_ADMIN","description":"ZONING ADMIN REVIEW","status":"COMPLETED","completedDate":"2012-01-20","scope":"EXTENSION OF PERMIT # 317803"},{"number":"369809","date":"2012-01-20","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2012-09-10","scope":"COMPLETE DEMOLITION OF ONE STORY STRUCTURE ON 7701 FRANKFORD AVENUE (NOW PART OF 7715 FRANKFORD AVENUE)."},{"number":"386335","date":"2012-02-06","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2012-10-16","scope":"INSTALLATION OF (2) GFI OUTLETS FOR UNDER COUNTER REFRIGERATOR. INSTALLATION OF NEW 30A, 208V CIRCUIT ANFD TWIST LOCK OUTLET FOR ESPRESSO MACHINE.... IN ACCORDANCE WITH 2008 NEC"},{"number":"400418","date":"2012-04-19","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2012-04-24","scope":"SEAL LATERAL (VACANT LOT)"},{"number":"402525","date":"2012-05-04","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-05-16","scope":"INSTALL WATER LINE TO NEW ESPRESSO MACHINE AND INDIRECT WATER LINE TO EXISTING FLOOR DRAIN(COMMERCIAL-RETAIL)"},{"number":"479440","date":"2013-06-25","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"ABANDONED","completedDate":null,"scope":"INSTALL L15-30 AMP, 208V FOR BAKERY OVEN, INSTALL GFCI RECEPTACLES FOR REFRIGERATOR"},{"number":"490969","date":"2013-10-07","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2014-01-28","scope":"REMOVE DELI DISPLAY CASES, INSTAL NEW RATIONAL OVEN, UNDER COUNTER REFRIDGERATORS, CABINETS, RETAIL SHELVING, DISPLAYS, LIGHTING, GRAPHICS, AND FINISHES. RELOCATE EQUIPEMENT AS PER PLANS. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL AND PLUMBING."},{"number":"502662","date":"2013-10-30","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2014-01-07","scope":"RELOCATE EXISTING EQUIPMENT & ASSOCIATED POWER. INSTALL POWER TO ROLL BAKING OVEN. INSTALL CAT5 LINES TO DISPLAY."},{"number":"522212","date":"2014-04-09","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2014-07-15","scope":"LEVEL I EXTERIOR ALTERATIONS TO REPLACE CONCRETE STONE APRON AND DEPRESSED CURB, NO CHANGE IN EXISTING PARKING AS PER APPROVED PLANS."},{"number":"591691","date":"2015-03-03","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"RELOCATE 1- COKE OUTLET, 1- ICE COFFEE OUTLET AND 1- BOOSTER BUMP OUTLET...IN ACCORDANCE WITH 2008 NEC"},{"number":"603136","date":"2015-10-05","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2017-09-27","scope":"LEVEL 1 INTERIOR ALTERATIONS TO INSTALL 3-5/8\" MTL STUDS WITH 1/2\" GWB PARTITION FOR NEW BEVERAGE CABINETS AS PER PLAN. SEPARATE ELECTRICAL PERMIT REQUIRED."},{"number":"692097","date":"2016-05-24","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2016-08-16","scope":"INSTALL 1- 120V GFI CIRCUIT FOR HOT HOLDING WARMER.... IN ACCORDANCE WITH 2008 NEC"},{"number":"782900","date":"2017-05-25","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2017-09-27","scope":"FOR THE REPLACEMENT/INSTALLATION OF REGISTERS, DIFFUSERS AND APPLIANCES WITH ASSOCIATED DUCTWORK FOR AN EXISTING MERCANTILE OCCUPANCY. 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":"756191","date":"2017-05-25","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2017-09-27","scope":"FOR LEVEL III LATERATIONS TO AN EXISTING STRUCTURE FOR USE AS A MERCANTILE, ALTERATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS, PROVIDE FINISHES AND ACCESSIBILITY IMPROVEMENTS THROUGHOUT. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN PROFESSIONAL PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."},{"number":"766260","date":"2017-05-30","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2017-08-24","scope":"FOR THE INSTALLATION OF ONE (1) INTERNALLY-ILLUMINATED FLATWALL SIGN AND REFACING OF EXISTING INTERNALLY ILLUMINATED, DOUBLE-FACED FREE-STANDING SIGN. SEPARATE PERMITS TO BE REQUIRED FOR ELECTRICAL ALTERATIONS."},{"number":"766261","date":"2017-05-30","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2017-05-30","scope":"REPLACE (2) EXISTING BUILDING SIGNS WITH NEW BUILDIGN SIGNS AND RE-FACE EXISTING PYLON SIGN."},{"number":"806813","date":"2017-08-29","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-09-27","scope":"INSTALL LIGHTS, RECEPTACLES, SWITCHES, BOXES, CONDUITS AND POWER TO EQUIPMENT AS PER NEC 2008 (EAST DISTRICT)"},{"number":"807290","date":"2017-09-07","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-09-27","scope":"ALTERATIONS: INTERIOR PLUMBING; WAWA STORE #262; 2-WATER CLOSET, 2-LAVS SINK, 5-FLOOR DRAINS, 9-HUB DRAINS, 1-PREP SINK, 9-FLOOR SINK, 1-MOP RECEPTOR, 1-TROUGH DRAIN 6-HAND SINK -THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"818372","date":"2017-10-31","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-04-05","scope":"INSTALL 31 CAT5E PLENUM LONGEST 250' INSTALL 8-25 PAIR CATSE PLENUM CABLES FROM D MARC TO RACKS"},{"number":"PP-2024-006669","date":"2024-05-08","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-06-28","scope":"REPAIR REPLACE - CT, FAI"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2015,"k":"permit","w":"Electrical"},{"y":2015,"k":"permit","w":"Major alteration"},{"y":2016,"k":"permit","w":"Electrical"},{"y":2017,"k":"permit","w":"Mechanical"},{"y":2017,"k":"permit","w":"Major alteration"},{"y":2017,"k":"permit","w":"Sign"},{"y":2017,"k":"permit","w":"Zoning/use"},{"y":2017,"k":"viol","w":"L&I violation"},{"y":2017,"k":"permit","w":"Electrical"},{"y":2017,"k":"permit","w":"Plumbing"},{"y":2017,"k":"permit","w":"Electrical"},{"y":2024,"k":"permit","w":"Alterations"}],"rented":false,"licenses":[{"number":"279323","type":"Dumpster License - Private Property","status":"Inactive","businessName":"WAWA INC","legalName":"WAWA INC","address":"7715 FRANKFORD AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"1998-10-15","latestIssueDate":"2010-07-26","expirationDate":"2011-07-31","inactiveDate":null},{"number":"321526","type":"Food Preparing and Serving","status":"Active","businessName":"WAWA INC","legalName":"WAWA INC","address":"7715 FRANKFORD AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2005-06-28","latestIssueDate":"2026-03-23","expirationDate":"2027-04-30","inactiveDate":null},{"number":"516175","type":"Dumpster License - Private Property","status":"Active","businessName":"WAWA INC","legalName":"WAWA INC","address":"7715 FRANKFORD AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2010-10-06","latestIssueDate":"2013-08-03","expirationDate":null,"inactiveDate":null}],"licenseActivity":[{"number":"321526","type":"Food Preparing and Serving","businessName":"WAWA INC","legalName":"WAWA INC","issuedDate":"2005-06-28","latestIssueDate":"2026-03-23","closureDate":null,"expirationDate":"2027-04-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"516175","type":"Dumpster License - Private Property","businessName":"WAWA INC","legalName":"WAWA INC","issuedDate":"1998-10-15","latestIssueDate":"2013-08-03","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-23","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #317803: 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":"1 permit not marked completed: 479440 (ABANDONED).","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":"1 failed, 3 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Apr 24, 2012.","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 #279323: Inactive","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 4 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/"}]}