{"asOf":"2026-07-28T12:08:54.490Z","block":"700-799 W GIRARD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/700-799-w-girard-ave","address":"719-99 W GIRARD AVE","parcelNumber":"883015930","source":"https://property.phila.gov/?p=883015930","ownerType":"investor","kind":"offices","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"DE0","buildingCodeNew":"241","buildingClass":"OFF BLD N/COM W/PKG MASON","buildingClassNew":"OFFICE BLDNG - Low Rise","useLabel":"Offices","owner":"AFFIRMATIVE COMMUNITY DEVELOPMENT INC","coOwner":null,"marketValue":4487400,"landAssessment":897400,"improvementAssessment":3590000,"livableArea":35058,"yearBuilt":1977,"lastSale":{"price":4500000,"date":"2025-05-09T04:00:00Z"},"openViolations":0,"violations":[{"number":"644237","date":"2007-08-02","code":"A-000.0/10","title":"VIOL C&I 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REQUIRED\n","status":"COMPLIED","resolutionDate":"2026-06-15","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-016332","date":"2026-03-23","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"COMPLIED","resolutionDate":"2026-04-29","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-016333","date":"2026-03-23","code":"6-301(4)(A)(.1)","title":"FOOD - LARGE ESTABLISHMENT LICENSE","status":"COMPLIED","resolutionDate":"2026-06-15","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"122951","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2007-08-03","completedDate":"2008-02-20","violations":[{"number":"644237","date":"2007-08-02","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"644238","date":"2007-08-02","code":"FC-914.1/4","title":"ANNUAL CERT FIRE SUPP","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"122962","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2007-08-03","completedDate":"2017-03-31","violations":[{"number":"644253","date":"2007-08-02","code":"FC-914.1/4","title":"ANNUAL CERT FIRE SUPP","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"644252","date":"2007-08-02","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"147028","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2008-02-14","completedDate":"2017-03-31","violations":[{"number":"839294","date":"2008-02-06","code":"FC-1019.1/2","title":"EGRESS LANDING SIGN IN STAIRS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"839292","date":"2008-02-06","code":"FC-914.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"839291","date":"2008-02-06","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"839293","date":"2008-02-14","code":"FC-901.6/12","title":"FIRE DEPT CONNECT REP DAM CAPS","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"711612","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2019-10-15","completedDate":"2020-03-05","violations":[{"number":"5214142","date":"2019-10-11","code":"FC-13-912.4","title":"FDC SIGNAGE REQUIRED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5214144","date":"2019-10-11","code":"FC-13-915.1","title":"FIRE ALARM TESTED/CERTIFIED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5214145","date":"2019-10-11","code":"FC-13-915.1A","title":"FIRE SUPPRESSION CERTIFICATION","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2026-026476","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2026-03-23","completedDate":"2026-07-20","violations":[{"number":"VI-2026-016330","date":"2026-03-23","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2026-06-15","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-016331","date":"2026-03-23","code":"F-1013.1","title":"EXIT SIGNS WHERE REQUIRED\n","status":"COMPLIED","resolutionDate":"2026-06-15","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-016332","date":"2026-03-23","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"COMPLIED","resolutionDate":"2026-04-29","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-016333","date":"2026-03-23","code":"6-301(4)(A)(.1)","title":"FOOD - LARGE ESTABLISHMENT LICENSE","status":"COMPLIED","resolutionDate":"2026-06-15","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2007,"n":4,"worst":null},{"y":2008,"n":4,"worst":null},{"y":2019,"n":3,"worst":null},{"y":2026,"n":4,"worst":null}],"investigations":[{"caseNumber":"60724","date":"2006-04-27","type":"CI INSP","status":"FAILED"},{"caseNumber":"60724","date":"2006-06-23","type":"CI INSP","status":"FAILED"},{"caseNumber":"60724","date":"2006-06-23","type":"CI INSP","status":"CLOSED"},{"caseNumber":"122951","date":"2007-08-02","type":"CI INSP","status":"FAILED"},{"caseNumber":"122962","date":"2007-08-02","type":"CI INSP","status":"FAILED"},{"caseNumber":"147028","date":"2008-02-05","type":"CI INSP","status":"FAILED"},{"caseNumber":"122951","date":"2008-02-19","type":"CI INSP","status":"PASSED"},{"caseNumber":"122962","date":"2008-12-02","type":"CI INSP","status":"PASSED"},{"caseNumber":"147028","date":"2010-06-07","type":"CI INSP","status":"PASSED"},{"caseNumber":"60724","date":"2011-01-04","type":"ADMIN INSP","status":"CLOSED"},{"caseNumber":"711612","date":"2019-10-11","type":"CI INSP","status":"FAILED"},{"caseNumber":"711612","date":"2020-03-03","type":"CI INSP","status":"PASSED"},{"caseNumber":"CF-2026-026476","date":"2026-03-23","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-026476","date":"2026-04-29","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-026476","date":"2026-06-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-026476","date":"2026-07-20","type":null,"status":"PASSED"}],"inspYears":[{"y":2006,"fails":2,"passes":0},{"y":2007,"fails":2,"passes":0},{"y":2008,"fails":1,"passes":2},{"y":2010,"fails":0,"passes":1},{"y":2019,"fails":1,"passes":0},{"y":2020,"fails":0,"passes":1},{"y":2026,"fails":3,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.970858446568826,"lng":-75.14927172022256,"geom":{"type":"Polygon","coordinates":[[[-75.149026601,39.970631808],[-75.149845393,39.970655349],[-75.149815409,39.970793235],[-75.149579601,39.970762878],[-75.149564795,39.970830958],[-75.14944222,39.970815178],[-75.149384348,39.971081274],[-75.1492178,39.97106047],[-75.149191154,39.971181972],[-75.149174079,39.97119134],[-75.148912209,39.971157798],[-75.149026601,39.970631808]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2020-000935","type":"Fire Alarm Certification","inspectionDate":"2020-11-20","result":"Certified","expirationDate":"2021-11-20","buildingId":"1514234"},{"number":"BC-2022-002440","type":"Fire Alarm Certification","inspectionDate":"2022-02-04","result":"Certified","expirationDate":"2023-02-04","buildingId":"1514234"},{"number":"BC-2023-006281","type":"Fire Alarm Certification","inspectionDate":"2023-02-21","result":"Certified","expirationDate":"2024-02-21","buildingId":"1514234"},{"number":"BC-2024-010341","type":"Fire Alarm Certification","inspectionDate":"2024-03-22","result":"Certified","expirationDate":"2025-03-22","buildingId":"1514234"},{"number":"BC-2025-013513","type":"Fire Alarm Certification","inspectionDate":"2025-04-11","result":"Certified","expirationDate":"2026-04-11","buildingId":"1514234"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19123","beds":null,"baths":null,"stories":3,"lotArea":27657,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"719-99 W GIRARD AVE, PHILADELPHIA PA, 19123","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR A DAY CARE CENTER IN BASEMENT AND 1ST FLOOR AND VACANT 2ND FLOOR IN AN\nEXISTING STRUCTURE.","status":"OPEN","outcome":"Granted","date":"2016-12-21","number":"29308","relatedPermit":"733351"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":2831200,"taxable":2831200,"land":414900,"improvement":2416300,"taxableLand":414900,"taxableImprovement":2416300,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":2831200,"taxable":2831200,"land":414900,"improvement":2416300,"taxableLand":414900,"taxableImprovement":2416300,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":3517300,"taxable":3517300,"land":703460,"improvement":2813840,"taxableLand":703460,"taxableImprovement":2813840,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":4000000,"taxable":4000000,"land":800000,"improvement":3200000,"taxableLand":800000,"taxableImprovement":3200000,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":4000000,"taxable":4000000,"land":800000,"improvement":3200000,"taxableLand":800000,"taxableImprovement":3200000,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":4000000,"taxable":4000000,"land":800000,"improvement":3200000,"taxableLand":800000,"taxableImprovement":3200000,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":4000000,"taxable":4000000,"land":800000,"improvement":3200000,"taxableLand":800000,"taxableImprovement":3200000,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":4742300,"taxable":4742300,"land":948460,"improvement":3793840,"taxableLand":948460,"taxableImprovement":3793840,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":4742300,"taxable":4742300,"land":948460,"improvement":3793840,"taxableLand":948460,"taxableImprovement":3793840,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":4505200,"taxable":4505200,"land":901040,"improvement":3604160,"taxableLand":901040,"taxableImprovement":3604160,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":4505200,"taxable":4505200,"land":901040,"improvement":3604160,"taxableLand":901040,"taxableImprovement":3604160,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":4487400,"taxable":4487400,"land":897400,"improvement":3590000,"taxableLand":897400,"taxableImprovement":3590000,"exemptLand":0,"exemptImprovement":0}],"taxNow":63064,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"740336","date":"2016-12-13","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-03-31","scope":"REPLACE EXISTING SYSTEM WITH ADDRESSABLE FIRE ALARM SYSTEM AS PER NFPA 72"},{"number":"733351","date":"2017-01-03","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2017-01-03","scope":"FOR A DAY CARE CENTER IN BASEMENT AND 1ST FLOOR AND VACANT 2ND FLOOR (USE REGISTRATION PERMIT REQUIRE PRIOR TO OCCUPANCY) IN AN EXISTING STRUCTURE. NO SIGN ON THIS PERMIT."},{"number":"757107","date":"2017-02-16","work":"Amend for conversion","type":"Administrative","description":"Administrative Permit","status":"Expired","completedDate":"2022-08-16","scope":"ADMINISTRATIVE APPROVAL FOR A/P #733351, CAL # 29308 TO RE-INSTATE THE ADMINISTRATIVE OFFICE FOR YOUTH ADVOCATE PROGRAMS (BUSINESS/PROFESSIONAL OFFICE) ON 2ND FLOOR AS PREVIOUSLY APPROVED ON A/P # 050531083, PERMIT # 706350, ISSUED ON 08/11/05 WITH ALL PREVIOUSLY APPROVED USES TO REMAIN IN AN EXISTING STRUCTURE."},{"number":"747043","date":"2017-03-22","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2017-03-31","scope":"FOR ALTERATIONS TO INCLUDE THE ERECTION OF A NONBEARING PARTITION AND A HAND-RAIL. APPLICATION TO INCLUDE A CHANGE OF OCCUPANCY ON THE BASEMENT AND 1ST FLOOR LEVEL TO A DAY CARE CENTER. BASEMENT LEVEL TO BE FULLY SPRINKLERED. SEPARATE PERMITS REQUIRED FOR ANY CHANGES TO PLUMBING, MECHANICAL, ELECTRICAL AND FIRE SUPPRESSION."},{"number":"GM-2023-011399","date":"2023-12-28","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2024-12-19","scope":"EZ INTERIOR NON-LOAD-BEARING WALL DEMOLITION - For the interior demolition on NON-Load-Bearing partition walls and ceilings as per attached standard. Deviations from these standards require submission of construction and site plans."},{"number":"ZP-2024-005842","date":"2024-06-14","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Child Care - Child Care Center"},{"number":"CP-2025-000045","date":"2025-03-31","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR LEVEL II INTERIOR ALTERATIONS WITH A PARTIAL CHANGE IN OCCUPANCY TO EXTEND AN EXISTING GROUP E DAY CARE TO THE 2ND FLOOR. BUILDING TO BE FULLY SPRINKLERED PER NFPA 13. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IEBC. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING, AND FIRE SUPPRESSION WORK. IF SITE CONDITIONS VARY, CONTACT DESIGN PROFESSIONAL PRIOR TO START OF WORK."},{"number":"PP-2025-005895","date":"2025-05-30","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"Alteration with accordance to plans on building permit CP-2025-000045. 5 regular handsinks listed at fixture list under \"Other\""},{"number":"MP-2025-002439","date":"2025-07-02","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"FOR A MECHANICAL WORK TO ACCOMODATE A PORTION OF A N EXISTING STRUCTURE. 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":"EP-2025-004458","date":"2025-08-04","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2026-05-07","scope":"Demo old wiring, disconnect panels, install temp outlets/power, refeed existing room, install new wiring, install emergency lighting, extend new wiring to new panels, add 2 new panels ,tamper resistant receptacles ,fire alarm and rescue assistance system. ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC,2016 NFPA-72,2018 PHILA FIRE CODE. -NOTED: RESCUE ASSISTANCE SYSTEM INTEGRITY IS TO BE MONITORED BY THE FIRE ALARM SYSTEM-"},{"number":"FP-2025-001748","date":"2025-09-08","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF 148 NEW PENDENT SPRINKLERS TO AN EXISTING FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13 THROUGHOUT THE 2ND FLOOR. AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/HYDRAULIC CALCULATIONS."}],"storyTag":"Renovated & sold on","storyDelta":1.73,"timeline":[{"y":2019,"k":"insp","w":"Inspection failed"},{"y":2020,"k":"insp","w":"Inspection passed"},{"y":2023,"k":"permit","w":"Interior Non-Load-Bearing Wall Demo."},{"y":2024,"k":"permit","w":"Change of Use"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"sale","p":4500000},{"y":2025,"k":"permit","w":"Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2026,"k":"viol","w":"4 L&I violations"},{"y":2026,"k":"insp","w":"L&I: 3 failed, 1 passed"}],"rented":false,"licenses":[{"number":"725388","type":"Food Preparing and Serving (30+ SEATS)","status":"Active","businessName":"SOMERSET ACADEMY EARLY LEARNING CENTER","legalName":"SOMERSET ACADEMY EARLY LEARNING CENTER","address":"719-99 W GIRARD AVE","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2017-01-11","latestIssueDate":"2026-06-04","expirationDate":"2027-01-10","inactiveDate":null}],"licenseActivity":[{"number":"725388","type":"Food Preparing and Serving (30+ SEATS)","businessName":"SOMERSET ACADEMY EARLY LEARNING CENTER","legalName":"SOMERSET ACADEMY EARLY LEARNING CENTER","issuedDate":"2017-01-11","latestIssueDate":"2026-06-04","closureDate":null,"expirationDate":"2027-01-10","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-27","signals":[{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 5 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2025","permit activity in 2025"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #733351: 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":"6 permits not marked completed: 757107 (Expired), GM-2023-011399 (Expired), CP-2025-000045 (Issued), PP-2025-005895 (Issued), MP-2025-002439 (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 Apr 11, 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"9 failed, 5 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jul 20, 2026.","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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 15 historical violations across 5 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/"}]}