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form building","type":"L_FFORM","description":"FAST FORM BUILDING PERMIT","status":"COMPLETED","completedDate":"2009-11-15","scope":null},{"number":"235141","date":"2009-09-03","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2009-11-30","scope":"REPLACEMENT OF LIGHT POLES AND CONCRETE BASES PER PLAN"},{"number":"237284","date":"2009-09-23","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-03-18","scope":"REPLACEMENT OF 40 - 400WATT POLE HEAD LIGHT FIXTURES (ONLY) AS PER 2005 NEC (EAST DISTRICT)"},{"number":"246212","date":"2009-11-05","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2009-12-06","scope":"REMOVE AND REPLACE 4' X 10' SECTION OF CMU WALL AS PART OF INCIDENTAL WORK RELATED TO HVAC MAINTENANCE. HORIZONTAL REINFORCEMENT TO TIE IN AND MATCH EXISTING."},{"number":"511134","date":"2013-12-23","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2013-12-23","scope":"LANNETT PROPOSES TO COMPLETE ACQUISITION OF SUBJECT PROPERTY, ALONG WITH NEIGHBORING PROPERTY AT 11501 E ROOSEVELT BLVD. PHARMACEUTICALS WILL BE STORED AND SHIPPED THROUGH SUPPLY CHAIN, ALONG WITH LABORATORY RESEARCH AND DEVELOPMENT ADMINISTRATIVE OFFICES, TO SUPPORT EXISTING AND NEW PRODUCTS"},{"number":"947588","date":"2019-02-07","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2020-09-10","scope":"SEAL SEWER LATERAL AND REMOVE TRAP, INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"949127","date":"2019-03-27","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2020-01-13","scope":"COMPLETE DEMOLITION OF A DETACHED ONE AND TWO-STORY, STEEL, CONCRETE AND WOOD OFFICE/WAREHOUSE BUILDING BY MECHANICAL METHODS. ALL PERMITTED DEMOLITION ACTIVITY TO BE IN ACCORDANCE WITH APPROVED SITE SAFETY DEMOLITION PLAN & SUCH PLAN TO BE MAINTAINED ON SITE AT ALL TIMES IN ACCORDANCE WITH PHILADELPHIA ADMINISTRATIVE CODE. ANY DEVIATION WILL REQUIRE AN AMENDED BUILDING PERMIT."},{"number":"949114","date":"2019-03-27","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2019-03-27","scope":"FOR THE COMPLETE DEMOLITION OF AN EXISTING STRUCTURE. SIZE AND LOCATION AS SHOWN IN APPLICATION/PLANS. FOR USE TO VACANT LOT. **SEE A/P 949127 FOR PLANS**"},{"number":"1002199","date":"2019-08-14","work":"Tank Install/Removal","type":"General","description":"General Permit","status":"Completed","completedDate":"2020-09-11","scope":"REMOVE 2X20,000 GALLON AND 1X4,000 GALLON UNDERGROUND STORAGE TANKS CONTAINING HEATING OIL"},{"number":"1002355","date":"2019-10-10","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2019-10-10","scope":"FOR THE ERECTION OF A SINGLE-STORY DETACHED STRUCTURE INCLUDING STORMWATER MANAGEMENT FEATURES AS PER PWD APPROVED CONCEPTUAL PLAN DATED 2/11/2019 AND FOR THE REMOVAL OF HERITAGE TREES AS PER CERTIFIED ARBORIST'S REPORT DATED 10/2/19, SIZE AND LOCATION AS SHOWN ON PLAN/APPLICATION. FOR USE AS LIMITED INDUSTRIAL WITH FOUR-HUNDRED-AND-SIXTY (460) ACCESSORY SURFACE PARKING SPACES (INCLUDING TWELVE (12) VAN-ACCESSIBLE SPACES), FORTY-SEVEN (47) ACCESSORY BICYCLE PARKING SPACES (LOCATED ALONG AN ACCESSIBLE ROUTE), AND FIFTY-FIVE (55) ACCESSORY OFF-STREET LOADING SPACES; NO SIGNS ON THIS PERMIT."},{"number":"1025504","date":"2019-12-11","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2020-11-23","scope":"FOR THE ERECTION OF A ONE (1) STORY CORE AND SHELL STRUCTURE. SEPARATE PERMIT REQUIRED FOR FIT OUT PERMIT, CO, AND STREETS DEPT. APPROVAL. SEPARATE PERMIT REQUIRED FOR MEP AND FIRE SUPPRESSION WORK."},{"number":"1023886","date":"2019-12-11","work":"Foundation","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Completed","completedDate":"2020-09-30","scope":"FOR THE ERECTION OF A FOUNDATION SYSTEM AS PER APPROVED PLANS."},{"number":"1037771-RI","date":"2019-12-27","work":"Rough-In","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2020-03-16","scope":"**UNDERGROUND ONLY-ROUGH FOR FURTURE BATHROOM--FUTURE OVERHEAD WATER (14) FLOOR DRAINS **BUILDING PERMIT# 1025504**"},{"number":"1031021","date":"2020-01-02","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2020-09-10","scope":"INSTALLATION OF NEW BASE HVAC SYSTEM FOR A SHELL WAREHOUSE BUILDING AS PER APPROVED PLANS."},{"number":"1035685","date":"2020-01-15","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2020-01-15","scope":"THE CHANGE OF USE TO WHOLESALE, DISTRIBUTION, WAREHOUSE AND STORAGE USE, AND THE REDUCTION IN BUILDING SQUARE FOOTAGE FROM 464,741 TO 464,071 SQ FT AND A REDUCTION IN ACCESSORY PARKING FROM 460 SPACES TO 268, REVISED STORMWATER FACILITIES,UTILITIES AND LANDSCAPING, SIZE AND LOCATION AS PER ATTACHED PLANS. THIS APPLICATION PROPOSES NO SIGNS. WITHOUT PREJUDICE TO, OR ABANDONMENT OF, ALL PRIOR PERMITS AND APPROVALS."},{"number":"1039649","date":"2020-01-23","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-09-15","scope":"1 4000A 480V MDP,1 1200A 480V PANELBOARD, 4 225A 480V PANELBOARDS, 6 200A 480V PANELBOARDS, 1 100A 480V PANELBOARD, 3 15KVA TRANS,3 50A 208V PANEL, 1 250 HP FIRE PUMP, 25 SITE LIGHTS, 15 WALL PACKS, 10 EFAN, 4 7.5 HP MUA, 2 5KW EHU, 5HP JOCKEY PUMP . INSTALL FIRE ALARM DEVICES PER ENGINEER SEALED AND CITY APPROVED DRAWINGS. ELECTRICAL CONT.D -58 RECEPTS,205 LIGHT FIXTURES 108 EM/EXIT.'17 NEC."},{"number":"1047623","date":"2020-02-25","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2020-09-10","scope":"INSTALL ONE 3\" WATER SERVICE INSTALL ONE 8\" SANITARY DRAIN INSTALL TWO 24\" STORM DRAINS PER 2004 PHILA PLUMBNG CODE"},{"number":"1037771","date":"2020-04-20","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2020-09-10","scope":"**UNDERGROUND ONLY-ROUGH FOR FURTURE BATHROOM--FUTURE OVERHEAD WATER (14) FLOOR DRAINS **BUILDING PERMIT# 1025504**"},{"number":"FP-2020-000199","date":"2020-05-26","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2020-09-14","scope":"For the installation of an automatic wet sprinkler system (in accordance with NFPA 13, using a new 6\" fire service line, 10\" backflow, and fire pump installed in accordance with NFPA 20) throughout a new single-story detached structure to be used as Group S-1 (Warehouse), as per plans and hydraulic calculations; no other work on this permit; see AP#1025504 for new construction core & shell permit."},{"number":"PP-2020-001186","date":"2020-06-08","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2020-09-15","scope":"Above ground water, waste, vent, and fixture install. (17) Lavs, (3) Sinks, (5) DF, (8) Urn, (19) WC, (3) MS, (1) two-compartment sink. Installation shall comply 2018 P.P.C. section 919"},{"number":"MP-2020-000332","date":"2020-06-12","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2020-09-15","scope":"FOR THE INSTALLATION OF HVAC APPLIANCES, DUCTWORK AND REGISTERS/DIFFUSERS IN ACCORDANCE WITH APPROVED PLANS AND MANUFACTURES SPECIFICATIONS."},{"number":"1046987","date":"2020-07-10","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2020-11-23","scope":"No change in use and occupancy classification. Interior fit out for use as a warehouse with accessory office space. Separate permit required for MEP and Fire suppression work."},{"number":"EP-2020-000803","date":"2020-07-13","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-09-15","scope":"Provide power for HVAC equipment, lighting, receptacles and fire alarm for tenant improvements of new warehouse"},{"number":"EP-2020-004500","date":"2020-07-14","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-09-01","scope":"Install (292) CAT5e cables, (1) 6-strand OM3 fiber cables to (6) IDFs, (1) 12-strand OM3 fiber & (1) 25 pair CAT3 cable to Demarc."},{"number":"EP-2020-004401","date":"2020-07-14","work":"Rough-In","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-09-30","scope":"Rough-In Permit for EP-2020-003513 Johnson Controls shall install a new Software House Access Control System with 36 card readers and C CURE 9000 software, install a new DMP burglar alarm system with keypads and door contacts, and install a new IP Security Camera System with an NVR and 37 cameras."},{"number":"CP-2020-001293","date":"2020-07-16","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2020-09-15","scope":"FOR INTERIOR FIT-OUT OF A STRUCTURE, TO INCLUDE INSTALLATION OF NEW PARTITION WALLS, BOLLARDS, ACCESSIBLE RESTROOMS, EXTERIOR CANOPY STRUCTURE, RACK STORAGE STRUCTURE, AND WALL/FLOOR/CEILING FINISHING. (IEBC 2018, WORK-AREA METHOD, LVL III ALTERATIONS) **SEPARATE PERMITS REQUIRED FOR ELECTRICAL, PLUMBING, AND MECHANICAL ALTERATIONS.**"},{"number":"ZP-2020-003628","date":"2020-08-31","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2020-09-24","scope":"FOR THE INSTALLATION OF ONE(1) FREESTANDING SIGN, ONE (1) WALL SIGN AND ONE (1) DIRECTIONAL SIGN, SIZE AND LOCATION AS SHOWN IN THE APPLICATION."},{"number":"MP-2020-001139","date":"2020-09-08","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2020-09-28","scope":"Installation of Walk in Box with Refrigeration Equipment as per plans."},{"number":"GP-2020-006670","date":"2020-09-09","work":"Sign","type":"General","description":"General Permit","status":"Completed","completedDate":"2020-09-24","scope":"For the erection of one (1) accessory, statically illuminated, double-sided freestanding sign, one (1) accessory, non-illuminated, double-sided freestanding directional sign, and one (1) accessory, non-illuminated wall sign, as per plans; see ZP-2020-003628 for zoning/use approval."},{"number":"FP-2020-000270","date":"2020-10-14","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2020-11-09","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13 THROUGHOUT A PORTION OF AN EXISTING BUILDING TO INCLUDE 2\" MAIN FIRE SERVICE LINE AND 10\" RP WATTS 957 BACKFLOW PREVENTION ASSEMBLY AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"EP-2020-003513","date":"2020-10-17","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-11-03","scope":"Johnson Controls shall install a new Software House Access Control System with 36 card readers and C CURE 9000 software, install a new DMP burglar alarm system with keypads and door contacts, and install a new IP Security Camera System with an NVR and 37 cameras as per 2017 NEC."},{"number":"EP-2020-008517","date":"2020-10-30","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-11-19","scope":"Low Voltage: Installing CAT6a data cables for TV’s and Access Points. Mounting (11) TV’s. Installing 18/2 cable for overhead speakers. High Voltage: Installing 120 power and receptacles for TV's, AV Rack, and projector screen ** (3) circuits and (6) outlets** as per 2017 nec"},{"number":"CP-2021-005205","date":"2021-11-15","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-07-25","scope":"FOR THE INSTALLATION OF PALLET RACKING IN WAREHOUSE PER APPROVED PLAN."},{"number":"ZP-2021-013619","date":"2022-01-03","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":null},{"number":"FP-2021-003785","date":"2022-02-16","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2022-07-25","scope":"FOR THE INSTALLATION OF A FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 2016, STANDARD 13 & 20 TO PROVIDE IN-RACK PROTECTION OF A CLASS IV COMMODITY, TO INCLUDE ESFR SPRINKLERS, EXISTING LISTED FIRE PUMP, AND EXISTING BACKFLOW PREVENTION ASSEMBLY. Amendment to change piping layout to maximize liftoff space for pallets in the racks as per approved revised plans."},{"number":"EP-2022-007327","date":"2022-07-27","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2023-02-21","scope":"Installation of electrical panels, transformers, disconnect as per drawings. Installation of receptacles, as per drawings. Installation of conduits and cabling for equipment and devices, as per drawings and 2017 NEC."},{"number":"CP-2025-001957","date":"2025-05-09","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-06-24","scope":"FOR THE INSTALLATION OF PALLET RACKING IN AN EXISTING WAREHOUSE AS PER APPROVED PLANS."}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2020,"k":"permit","w":"Addition and/or Alterations"},{"y":2020,"k":"permit","w":"Sign"},{"y":2020,"k":"permit","w":"Addition and/or Alterations"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"New construction, addition, GFA change"},{"y":2022,"k":"permit","w":"Addition and/or Alterations"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"}],"rented":false,"licenses":[{"number":"198649","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"SHANER RICHARD M","legalName":"SHANER RICHARD M","address":"11601 E ROOSEVELT BLVD","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2004-05-06","latestIssueDate":"2004-05-06","expirationDate":"2005-04-30","inactiveDate":"2012-12-22"},{"number":"209389","type":"Food Preparing and Serving (30+ SEATS)","status":"Inactive","businessName":"SODEXO MANAGEMENT INC.","legalName":"SODEXO MANAGEMENT INC.","address":"11601 E ROOSEVELT BLVD","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2004-05-21","latestIssueDate":"2009-12-08","expirationDate":"2011-04-30","inactiveDate":"2011-04-28"}],"licenseActivity":[{"number":"209389","type":"Food Preparing and Serving (30+ SEATS)","businessName":"SODEXO MANAGEMENT INC.","legalName":"SODEXO MANAGEMENT INC.","issuedDate":"2004-05-21","latestIssueDate":"2009-12-08","closureDate":"2011-04-28","expirationDate":"2011-04-30","inactiveDate":"2011-04-28","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"198649","type":"Food Establishment, Retail Permanent Location","businessName":"SHANER RICHARD M","legalName":"SHANER RICHARD M","issuedDate":"2004-05-06","latestIssueDate":"2004-05-06","closureDate":"2012-12-22","expirationDate":"2005-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 30% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $58,101,800 to $75,341,700","no permit shown in 2026-2028"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"building-certifications","level":"urgent","title":"A life-safety certification is deficient","finding":"Sprinkler Certification: Certified through Aug 29, 2026; Fire Alarm Certification: Deficient","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":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #511134: 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: EP-2022-007327 (Expired). 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"3 failed, 0 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was CLOSED on Sep 13, 2013.","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 #198649: Inactive since Dec 22, 2012; Food Preparing and Serving (30+ SEATS) #209389: Inactive since Apr 28, 2011","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":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 7 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/"}]}