{"asOf":"2026-07-28T17:31:11.147Z","block":"1800-1899 N AMERICAN ST","blockUrl":"https://philadelphia.blockreport.homes/block/1800-1899-n-american-st","address":"1821 N AMERICAN ST","parcelNumber":"884000028","source":"https://property.phila.gov/?p=884000028","ownerType":"investor","kind":"industrial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"LC1","buildingCodeNew":"273","buildingClass":"IND WAREHOUSE MASONRY+OTH","buildingClassNew":"WAREHOUSE","useLabel":"Industrial building","owner":"1801 NORTH AMERICAN LLC","coOwner":null,"marketValue":5161000,"landAssessment":1032200,"improvementAssessment":4128800,"livableArea":79400,"yearBuilt":1980,"lastSale":{"price":1,"date":"2022-07-20T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2022-092670","date":"2022-12-14","code":"A-301.1/46","title":"HVAC SYSTEM","status":"COMPLIED","resolutionDate":"2023-02-10","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-013113","date":"2023-03-03","code":"A-301.1/53","title":"NEW COMMUNICATION WIRING","status":"COMPLIED","resolutionDate":"2023-04-27","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-037505","date":"2023-05-28","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"CLOSED","resolutionDate":"2023-05-31","resolution":"CLOSED - STOP PROCESSING"},{"number":"VI-2023-037506","date":"2023-05-28","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"CLOSED","resolutionDate":"2023-05-31","resolution":"CLOSED - STOP PROCESSING"}],"violationCases":[{"number":"CF-2022-123251","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2022-12-14","completedDate":"2023-02-10","violations":[{"number":"VI-2022-092670","date":"2022-12-14","code":"A-301.1/46","title":"HVAC SYSTEM","status":"COMPLIED","resolutionDate":"2023-02-10","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2023-017332","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2023-03-03","completedDate":"2023-04-27","violations":[{"number":"VI-2023-013113","date":"2023-03-03","code":"A-301.1/53","title":"NEW COMMUNICATION WIRING","status":"COMPLIED","resolutionDate":"2023-04-27","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2023-049441","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2023-05-28","completedDate":"2023-05-31","violations":[{"number":"VI-2023-037505","date":"2023-05-28","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"CLOSED","resolutionDate":"2023-05-31","resolution":"CLOSED - STOP PROCESSING"},{"number":"VI-2023-037506","date":"2023-05-28","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"CLOSED","resolutionDate":"2023-05-31","resolution":"CLOSED - STOP PROCESSING"}]}],"violYears":[{"y":2022,"n":1,"worst":null},{"y":2023,"n":3,"worst":"UNSAFE STRUCTURE"}],"investigations":[{"caseNumber":"CF-2022-123251","date":"2022-12-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-123251","date":"2023-02-10","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-017332","date":"2023-03-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-017332","date":"2023-04-27","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-049441","date":"2023-05-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-049441","date":"2023-05-31","type":null,"status":"PASSED"}],"inspYears":[{"y":2022,"fails":1,"passes":0},{"y":2023,"fails":2,"passes":3}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97859906723183,"lng":-75.13821416272295,"geom":{"type":"Polygon","coordinates":[[[-75.137849631,39.977997722],[-75.138811679,39.978123821],[-75.138578701,39.979200411],[-75.137616638,39.97907431],[-75.137849631,39.977997722]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2023-001314","type":"Fire Alarm Certification","inspectionDate":"2023-01-13","result":"Certified","expirationDate":"2024-01-13","buildingId":"1071573"},{"number":"BC-2023-007457","type":"Sprinkler Certification","inspectionDate":"2023-03-16","result":"Certified","expirationDate":"2024-03-16","buildingId":"1071573"},{"number":"BC-2024-012451","type":"Special Hazards Certification","inspectionDate":"2024-04-30","result":"Certified","expirationDate":"2025-04-30","buildingId":"1071573"},{"number":"BC-2024-021572","type":"Sprinkler Certification","inspectionDate":"2024-07-23","result":"Certified","expirationDate":"2025-07-23","buildingId":"1071573"},{"number":"BC-2025-000112","type":"Sprinkler Certification","inspectionDate":"2024-12-12","result":"Certified","expirationDate":"2025-12-12","buildingId":"1071573"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19122","beds":null,"baths":null,"stories":1,"lotArea":108738,"zoning":"ICMX","grade":"B","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":null,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2022,"v":2672600,"taxable":2672600,"land":1094992,"improvement":1577608,"taxableLand":1094992,"taxableImprovement":1577608,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":3970000,"taxable":3970000,"land":794000,"improvement":3176000,"taxableLand":794000,"taxableImprovement":3176000,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":3970000,"taxable":3970000,"land":794000,"improvement":3176000,"taxableLand":794000,"taxableImprovement":3176000,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":3970000,"taxable":3970000,"land":794000,"improvement":3176000,"taxableLand":794000,"taxableImprovement":3176000,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":3970000,"taxable":3970000,"land":794000,"improvement":3176000,"taxableLand":794000,"taxableImprovement":3176000,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":5161000,"taxable":5161000,"land":1032200,"improvement":4128800,"taxableLand":1032200,"taxableImprovement":4128800,"exemptLand":0,"exemptImprovement":0}],"taxNow":55572,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2021-014347","date":"2022-01-05","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2026-01-21","scope":"Retail Sales - Food, Beverages, and Groceries"},{"number":"ZP-2022-001271","date":"2022-02-15","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2026-01-21","scope":"Limited Industrial; Retail Sales - Building Supplies and Equipment; Wholesale, Distribution, and Storage - Warehouse."},{"number":"CP-2021-009224","date":"2022-03-17","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-02-08","scope":"FOR LEVEL II ALTERATIONS AND PARTIAL CHANGE OF USE PER APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION. **4/28/22-AMEND INTERIOR WALL LAYOUT** **8/10/22-AMEND EXTERIOR WALL OPENINGS** **10-11-22-STAMP AMENDED STRUCTURAL PLANS**"},{"number":"ZP-2022-002077","date":"2022-05-11","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2023-10-03","scope":"FOR THE ERECTION OF SEVEN(7) SINGLE-FACED STATICALLY ILLUMINATED FLATWALL SIGNS AND THE REFACING OF ONE(1) FREESTANDING SIGN. SIZES AND LOCATIONS AS SHOWN IN PLAN."},{"number":"CP-2022-000669","date":"2022-06-03","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-03-14","scope":"FOR INTERIOR LEVEL 3 ALTERATIONS FOR A GROCERY STORE INCLUDING NEW PARTITION WALLS AND FINISHES AS PER PLANS."},{"number":"GP-2022-004840","date":"2022-06-22","work":"Sign","type":"General","description":"General Permit","status":"Completed","completedDate":"2023-10-03","scope":"FOR THE ERECTION OF SEVEN(7) SINGLE-FACED STATICALLY ILLUMINATED FLATWALL SIGNS AND THE REFACING OF ONE (1) FREESTANDING SIGN AS PER APPROVED PLANS."},{"number":"ZP-2022-006003","date":"2022-06-22","work":"Lot Line Relocation","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2026-01-21","scope":"FOR THE RELOCATION OF LOT LINES (SUBDIVISION) TO CREATE TWO (2) LOTS (PARCELS 'A' & 'B') FROM ONE (1) EXISTING LOT (1801-59 N AMERICAN ST). SIZE AND LOCATION AS SHOWN IN APPLICATION/PLANS."},{"number":"EP-2022-006909","date":"2022-08-10","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-01-20","scope":"Install secondary service from PECO pad mount to the trough. Install a 1200 amp service, 800 amp service and a 400 amp service including ct cabinets, fused disconnects, metering, grounding and duct bank. Install 1200 amp, 800 amp and (2) 200 amp feeders and fused disconnect switches to the shell spaces. ** Amendment : INSTALL NEW FIRE PUMP SERVICE CONDUCTORS FROM THE PECO PAD MOUNT TRANSFORMER TO A NEW QUAZITE BOX INTERCEPT AND CONNECT THE EXISTING FIRE PUMP SERVICE CONDUCTORS TO THE FIRE PUMP. ALL WORK IN ACCORDANCE WITH THE 2017 NEC & 2016 NFPA-20."},{"number":"PP-2022-010065","date":"2022-08-12","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-02-08","scope":"Run new gas lines for 3 RTUs Rough and finish plumbing for 4 new bathrooms Rough and finish plumbing for 1 new kitchen Rough and finish plumbing for 2 new water coolers Rough and finish plumbing for 1 hot tank Run new gas lines for 3 RTUs Rough and finish plumbing for 4 new bathrooms Rough and finish plumbing for 1 new kitchen Rough and finish plumbing for 2 new water coolers All piping must be metallic."},{"number":"MP-2022-003746","date":"2022-08-25","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-01-20","scope":"For the installation of a mechanical HVAC system including all registers, diffusers, and appliances (installed in accordance with manufacturer’s specifications), with associated ductwork, throughout a portion of an existing single story attached structure to be used as Groups B/F-2/M/S-2, as per plans; see CP-2021-009224 for associated building permit."},{"number":"EP-2022-008033","date":"2022-08-27","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-01-20","scope":"INSTALL AN ADDRESSABLE FIRE ALARM SYSTEM THROUGHOUT THE FIRST FLOOR WAREHOUSE AND OFFICE AREAS. ALL WORK IN ACCORDANCE WITH THE 2017 NEC & 2016 NFPA-72."},{"number":"PP-2022-004583","date":"2022-08-30","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-03-06","scope":"Plumbing Permit (Interior) for combo CP-2022-000669"},{"number":"EP-2022-006683","date":"2022-10-18","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-01-17","scope":"Install all lighting fixtures, receptacles, exit and emergency lighting, power to mechanical and shop equipment from new 800A MDP w/ doorswing out & listed panic hardware(SEE APPROVED CUT-SHEET.). ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC. **NO FIRE ALARM ON THIS PERMIT**"},{"number":"FP-2022-002603","date":"2022-10-20","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2023-03-06","scope":"EZ PERMIT SPRINKLER RELOCATION (NFPA 13)- For the Relocation of Sprinkler Heads as per attached standards. Deviations from these standards require submission of construction and site plans. Relocate 18 Sprinkler Heads"},{"number":"PP-2022-015458","date":"2022-10-27","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-02-08","scope":"Installing 2\" water service and rp backflow"},{"number":"FP-2022-002855","date":"2022-11-03","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2023-01-20","scope":"EZ PERMIT SPRINKLER RELOCATION (NFPA 13)- For the Relocation of Sprinkler Heads as per attached standards. Deviations from these standards require submission of construction and site plans. Relocate 63 Heads"},{"number":"EP-2022-002999","date":"2022-11-14","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-03-07","scope":"Electrical Permit for combo CP-2022-000669"},{"number":"EP-2022-011436","date":"2022-12-08","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-01-20","scope":"Install new fire alarm system complete with all fire alarm wiring and devices per plans as per 2016 NFPA 72."},{"number":"MP-2022-001768","date":"2022-12-16","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-03-06","scope":"Mechanical / Fuel Gas Permit for combo CP-2022-000669"},{"number":"EP-2023-000691","date":"2023-02-02","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-08-03","scope":"Install 31 Cameras system All wiring will be fished AS PER NEC 2017"},{"number":"ZP-2023-000968","date":"2023-02-06","work":"Parking Only","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2023-03-06","scope":"EXISTING STRUCTURES TO REMAIN"},{"number":"PP-2023-001419","date":"2023-02-07","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-02-08","scope":"REPAIR/REPLACE MD, CT, FAI & 2\" WDP INSTALL 2\" BACKFLOW DEVICE"},{"number":"SP-2022-000500","date":"2023-03-01","work":"Sitework with Onsite Utility Services","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Completed","completedDate":"2023-03-06","scope":"For sitework and on-site utilities installation (including minor foundation/slab work for transformers, trash & recycling enclosures, curbs for parking lot), within the yard between an existing single-story attached structure and North American Street, as per plans; see ZP-2023-000968 for zoning approval of new parking layout; see SR-2022-012103 for approval of work within the public right-of-way."},{"number":"PP-2023-002038","date":"2023-03-03","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-03-06","scope":"Plumbing Permit for combo SP-2022-000500"},{"number":"EP-2022-012450","date":"2023-03-03","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-03-13","scope":"Install new fire alarm system throughout as per 2016 NFPA 72. Install new security alarm system, new telephone system with low voltage cables, new speakers with low voltage cables, installing new data rack as per 2017 NEC."},{"number":"CP-2023-003362","date":"2023-06-14","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-07-03","scope":"FOR REPAIR TO THE FRONT DOOR DUE TO CAR IMPACT AS PER ENGINEER REPORT."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Addition and/or Alterations"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Parking Only"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2023,"k":"permit","w":"Sitework with Onsite Utility Services"},{"y":2023,"k":"permit","w":"New Construction or Additions"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"viol","w":"3 L&I violations incl UNSAFE STRUCTURE"},{"y":2023,"k":"insp","w":"L&I: 2 failed, 3 passed"}],"rented":false,"licenses":[{"number":"412521","type":"Dumpster License - Private Property","status":"Active","businessName":"LEWENTHAL HERBERT (AMERICAN METAL MOLDING)","legalName":"LEWENTHAL HERBERT","address":"1821 N AMERICAN ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2007-06-07","latestIssueDate":"2013-08-03","expirationDate":null,"inactiveDate":null},{"number":"414823","type":"Dumpster License - Private Property","status":"Inactive","businessName":"AMERICAN METAL MOULDING CORP.","legalName":"AMERICAN METAL MOULDING CORP.","address":"1821 N AMERICAN ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2007-06-26","latestIssueDate":"2007-06-26","expirationDate":"2010-07-31","inactiveDate":"2010-06-16"},{"number":"403568","type":"Hazardous Materials","status":"Inactive","businessName":"AMERICAN METAL MOULDING CORP.","legalName":"AMERICAN METAL MOULDING CORP.","address":"1821 N AMERICAN ST","revenueCode":"3335","rentalCategory":null,"units":null,"issuedDate":"2008-03-19","latestIssueDate":"2013-06-26","expirationDate":"2013-12-31","inactiveDate":null}],"licenseActivity":[{"number":"403568","type":"Hazardous Materials","businessName":"AMERICAN METAL MOULDING CORP.","legalName":"AMERICAN METAL MOULDING CORP.","issuedDate":"2008-03-19","latestIssueDate":"2013-06-26","closureDate":"2013-12-31","expirationDate":"2013-12-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"414823","type":"Dumpster License - Private Property","businessName":"AMERICAN METAL MOULDING CORP.","legalName":"AMERICAN METAL MOULDING CORP.","issuedDate":"2007-06-26","latestIssueDate":"2007-06-26","closureDate":"2010-06-16","expirationDate":"2010-07-31","inactiveDate":"2010-06-16","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"412521","type":"Dumpster License - Private Property","businessName":"LEWENTHAL HERBERT (AMERICAN METAL MOLDING)","legalName":"LEWENTHAL HERBERT","issuedDate":"2007-06-07","latestIssueDate":"2013-08-03","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-27","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":["7 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 4 historical violations across 3 cases.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Jan 13, 2024; Sprinkler Certification: Certified through Dec 12, 2025; Special Hazards Certification: Certified through Apr 30, 2025","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":"3 failed, 3 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on May 31, 2023.","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 #414823: Inactive since Jun 16, 2010; Hazardous Materials #403568: 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/"}],"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/"}]}