{"asOf":"2026-07-25T15:06:46.448Z","block":"10900-10999 DUTTON RD","blockUrl":"https://philadelphia.blockreport.homes/block/10900-10999-dutton-rd","address":"10975 DUTTON RD","parcelNumber":"884281000","source":"https://property.phila.gov/?p=884281000","ownerType":"absentee","kind":"industrial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"LB1","buildingCodeNew":"401","buildingClass":"IND LIGHT MFG MASONRY+OTH","buildingClassNew":"MANUFACTURING/PROCESSING","useLabel":"Industrial","owner":"MARYLAND AND VIRGINIA MILK PRODUCTS COOP","coOwner":null,"marketValue":8964400,"landAssessment":1792800,"improvementAssessment":7171600,"livableArea":112056,"yearBuilt":1980,"lastSale":{"price":12612000,"date":"2024-02-28T05:00:00Z"},"openViolations":0,"violations":[{"number":"805236","date":"2008-01-17","code":"A-901.13/2","title":"PENALTY- NO ELEC PERM 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Certification","inspectionDate":"2023-10-12","result":"Certified","expirationDate":"2024-10-12","buildingId":"1285736"},{"number":"BC-2024-008429","type":"Sprinkler Certification","inspectionDate":"2023-10-12","result":"Certified","expirationDate":"2024-10-12","buildingId":"1285737"},{"number":"BC-2024-012195","type":"Fire Alarm Certification","inspectionDate":"2024-04-26","result":"Certified","expirationDate":"2025-04-26","buildingId":"1285736"},{"number":"BC-2024-012196","type":"Fire Alarm Certification","inspectionDate":"2024-04-26","result":"Certified","expirationDate":"2025-04-26","buildingId":"1285737"},{"number":"BC-2024-027110","type":"Sprinkler Certification","inspectionDate":"2024-10-02","result":"Certified","expirationDate":"2025-10-02","buildingId":"1285736"},{"number":"BC-2024-027111","type":"Sprinkler Certification","inspectionDate":"2024-10-02","result":"Certified","expirationDate":"2025-10-02","buildingId":"1285736"},{"number":"BC-2025-008132","type":"Fire Alarm Certification","inspectionDate":"2025-03-12","result":"Certified","expirationDate":"2026-03-12","buildingId":"1285736"},{"number":"BC-2026-005795","type":"Fire Alarm Certification","inspectionDate":"2026-03-02","result":"Certified","expirationDate":"2027-03-02","buildingId":"1285737"},{"number":"BC-2026-005791","type":"Fire Alarm Certification","inspectionDate":"2026-03-03","result":"Certified","expirationDate":"2027-03-03","buildingId":"1285736"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19154","beds":null,"baths":null,"stories":1,"lotArea":286434,"zoning":"I2","grade":"B+","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"13921 PARK CENTER RD STE 200, HERNDON VA, 20171","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":4700000,"taxable":4700000,"land":905600,"improvement":3794400,"taxableLand":905600,"taxableImprovement":3794400,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":4700000,"taxable":4700000,"land":905600,"improvement":3794400,"taxableLand":905600,"taxableImprovement":3794400,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":4841000,"taxable":4841000,"land":919790,"improvement":3921210,"taxableLand":919790,"taxableImprovement":3921210,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":4836600,"taxable":4836600,"land":947369,"improvement":3889231,"taxableLand":947369,"taxableImprovement":3889231,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":4868000,"taxable":4868000,"land":953519,"improvement":3914481,"taxableLand":953519,"taxableImprovement":3914481,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":4868000,"taxable":4868000,"land":953519,"improvement":3914481,"taxableLand":953519,"taxableImprovement":3914481,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":4868000,"taxable":4868000,"land":953519,"improvement":3914481,"taxableLand":953519,"taxableImprovement":3914481,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":5324900,"taxable":5324900,"land":1064980,"improvement":4259920,"taxableLand":1064980,"taxableImprovement":4259920,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":5324900,"taxable":5324900,"land":1064980,"improvement":4259920,"taxableLand":1064980,"taxableImprovement":4259920,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":7718500,"taxable":7718500,"land":3087400,"improvement":4631100,"taxableLand":3087400,"taxableImprovement":4631100,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":7718500,"taxable":7718500,"land":3087400,"improvement":4631100,"taxableLand":3087400,"taxableImprovement":4631100,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":8964400,"taxable":8964400,"land":1792800,"improvement":7171600,"taxableLand":1792800,"taxableImprovement":7171600,"exemptLand":0,"exemptImprovement":0}],"taxNow":108044,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"79753","date":"2007-06-22","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2007-06-22","scope":"USE-SAME; INSTALL A FOUNDATION FOR AN 8,000 GALLON TANK TO INCLUDE CONCRETE,REBAR,ANCHOR BOLTS, TANK INTER ALIA.;NO CHANGE IN BUILDINGS HEIGHT AREA FLOOR AREA BULK OR SIGNAGE"},{"number":"79769","date":"2007-06-27","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2008-05-01","scope":"INSTALL FOUNDATION FOR 8,OOO GALLON TANK, TO INCLUDE CONCRETE, REBAR, ANCHOR BOLTS, TANK,INTER ALIA. NO CHANGE IN BUILDING HEIGHT AREA"},{"number":"108504","date":"2007-10-23","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2007-10-23","scope":"CONSTRUCT 1 STORY BOILER-ROOM ADDITION"},{"number":"129229","date":"2008-02-04","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2008-06-27","scope":"INSTALLATION OF POWER AND CONTROL WIRING OF NEW PUMPING STATION (EAST DIST)"},{"number":"116589","date":"2008-03-10","work":"Addition","type":"BP_ADDITON","description":"ADDITION PERMIT","status":"COMPLETED","completedDate":"2010-03-29","scope":"ERECT THE FOUNDATION FOR A 1 STORY BOILER ROOM ADDITION AS PER PLANS."},{"number":"223073","date":"2009-06-30","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2009-11-04","scope":"AMEND PERMIT NO. 116589 TO REFLECT CHANGES IN FOUNDATION"},{"number":"216591","date":"2009-06-30","work":"Addition","type":"BP_ADDITON","description":"ADDITION PERMIT","status":"COMPLETED","completedDate":"2010-03-29","scope":"CONSTRUCT A 1 STORY BOILER ROOM ADDITION AS PER PLAN."},{"number":"231561","date":"2009-08-25","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2009-12-03","scope":"INSTALL 6 HI HATS, 4 DUPLEX RECEPT, 1 EXIT, 1 EMERGENCY, CIRCUIT AND CONTROL FOR ROLL UP DOOR AS PER 2005 NEC (EAST DISTRICT)"},{"number":"224538","date":"2009-09-11","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2009-09-22","scope":"ADD SPRINKLERS TO NEW BOILER ROOM ADDITION AS PER PLAN."},{"number":"246184","date":"2009-11-03","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2009-12-09","scope":null},{"number":"397550","date":"2012-04-18","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2012-04-18","scope":"INSTALL 2 ROOF TOP A/C UNITS WITH 4 COMPRESSORS, 1 ELECTRIC TRANSFORMER ONTO THE EXT"},{"number":"400251","date":"2012-05-15","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2012-10-09","scope":"INSTALL ADDITIONAL SERVICE FOR ADDITIONAL ROOF TOP HVAC UNIT AS PER 2008 NEC (EAST DIST) DAIRY BLDG"},{"number":"398650","date":"2012-05-29","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2013-02-06","scope":"STRUCTURAL MODIFICATIONS TO BUILDING AS REQUIRED FOR MOUNTING TWO ROOFTOP A/C UNITS WITH 4 COMPRESSORS AS PER PLANS. ALSO PREPARES SITE FOR INSTALLALATION OF ELECTRICAL TRANSFORMER AT EXTERIOR GRADE"},{"number":"410068","date":"2012-07-16","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2013-02-06","scope":"INSTALLATION OF A REFRIGERATION SYSTEM LOCATED ON THE ROOF ELEVATION. SYSTEM INSTALLATION SHALL BE ACCORDING TO IMC 2009 CHAPTER 11. SYSTEM IS DESIGNED AS INTEGRAL TO THE MANUFACTURING PROCESS. ALL WORK SHALL COMPLY WITH THE APPROVED PLANS."},{"number":"412918","date":"2012-07-20","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2012-09-18","scope":"ELECTRICAL HVAC UPGRADES PLANS E-101 & E-201 ALSO INCLUDES CONTROL WIRING AS PER NEC 2008 (PENN MAID BLDG)"},{"number":"503626","date":"2013-10-31","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2014-02-25","scope":"ROOF RECOVERING, TPO FASTENED SYSTEM (COMMERCIAL PROPERTY)"},{"number":"564879","date":"2014-10-02","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2015-06-18","scope":"ROOF RECOVERING (EPDM)."},{"number":"634310","date":"2016-02-10","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2017-12-05","scope":"FOR THE RENOVATION OF AN EXISTING SPRINKLER SYSTEM IN AN EXISTING FACTORY, FIRE SUPPRESSION SYSTEM TO BE INSTALLED IN ACCORDANCE WITH NFPA 13. FIRE SUPPRESSION SYSTEM SERVICED BY AN EXISTING 8 INCH FIRE SERVICE LINE WITH AN EXISTING BACK FLOW PREVENTER ASSEMBLY LOCATED IN PIT. ALL WORK TO BE DONE PER APPROVE PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."},{"number":"ZP-2020-008444","date":"2021-01-02","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2023-12-12","scope":"FOR ERECTION OF ACCESSORY TEMPORARY, MODULAR STRUCTURE (NOT BE USE FOR MORE THAN 180 DAYS) AS PART OF AN EXISTING STRUCTURE AS PREVIOUSLY APPROVED. SIZE AND LOCATION AS SHOWN ON THE APPLICATION / PLAN."},{"number":"GP-2023-002921","date":"2023-04-21","work":"Tank Install/Removal","type":"General","description":"General Permit","status":"Completed","completedDate":"2024-09-13","scope":"**TANK REMOVAL PERMIT** FOR THE REMOVAL OF ONE (1) 12,000 GALLON UNDERGROUND STORAGE TANK. REMOVE ANY PRODUCT/WATER FROM TANK, CLEAN TANK, CONDUCT A CONFIRMATORY SOIL SAMPLING OF SURROUNDING SOIL. CONTINGENCY PLAN IN PLACE IN THE CASE CONTAMINATED SOILS DISCOVERED AND BACKFILL. ALL WORK TO BE COMPLETED IN ACCORDANCE WITH PA DEP UST REMOVAL GUIDELINES. PROVIDE THE CITY OF PHILADELPHIA WITH A TANK CLOSURE REPORT."},{"number":"EP-2023-005554","date":"2023-06-16","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-02-20","scope":"Install 187 CAT 6 cables Install 2 Fiber Cables See plans for locations as per 2017 nec"},{"number":"ZP-2023-009842","date":"2023-09-19","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Installation of 12,000 gallons above ground fuel tank"},{"number":"GP-2023-007847","date":"2023-10-13","work":"Tank Install/Removal","type":"General","description":"General Permit","status":"Completed","completedDate":"2023-12-12","scope":"For the installation of a 12,000 gallon Above-Ground Fuel Oil Storage Tank. Separate permit required for all associated Electrical work. Size and location per plans."},{"number":"EP-2023-008625","date":"2023-10-16","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-01-16","scope":"Installation of a new 12,000 gal fuel storage tank. We will be installing a level switch to monitor the level in the tank. Two redundant pumps will be provided to transfer product from the tank to the boiler. The entire system will be manually controlled via a local control panel mounted in the boiler room (power provided from the 240V power panel). The control panel will have a manual control switch to operate the pump when needed. The level switch will be wired to the control panel to provide an automatic shutdown of the pump and low level indication when the level switch low alarm is activated. The level switch will also provide a high level alarm indication and audible alarm horn if the tank reaches a high level during the filling operations. A secondary high level alarm indication and audible alarm horn will be mounted remotely at the tank to notify the driver filling the tank if they reach a high level alarm."}],"storyTag":"New construction","storyDelta":11.61,"timeline":[{"y":2012,"k":"permit","w":"Mechanical"},{"y":2012,"k":"permit","w":"Electrical"},{"y":2013,"k":"permit","w":"Alteration"},{"y":2014,"k":"permit","w":"Alteration"},{"y":2016,"k":"permit","w":"Suppression"},{"y":2021,"k":"permit","w":"New construction, addition, GFA change"},{"y":2023,"k":"permit","w":"Tank Install/Removal"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"New construction, addition, GFA change"},{"y":2023,"k":"permit","w":"Tank Install/Removal"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"sale","p":12612000}],"rented":false,"licenses":[{"number":"284638","type":"Hazardous Materials","status":"Inactive","businessName":"READY FOOD PRODUCTS INC","legalName":"READY FOOD PRODUCTS INC","address":"10975 DUTTON RD","revenueCode":"3335","rentalCategory":null,"units":null,"issuedDate":"2001-11-01","latestIssueDate":"2001-11-01","expirationDate":"2009-06-30","inactiveDate":"2006-11-06"},{"number":"198396","type":"Food Manufacturer / Wholesaler","status":"Inactive","businessName":"READY FOOD PRODUCTS INC","legalName":"READY FOOD PRODUCTS INC","address":"10975 DUTTON RD","revenueCode":"3113","rentalCategory":null,"units":null,"issuedDate":"2002-04-18","latestIssueDate":"2002-04-18","expirationDate":"2003-04-30","inactiveDate":null},{"number":"279180","type":"Dumpster License - Private Property","status":"Inactive","businessName":"CROWLEY FOODS LLC","legalName":"CROWLEY FOODS LLC","address":"10975 DUTTON RD","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2004-11-18","latestIssueDate":"2010-07-26","expirationDate":"2011-07-31","inactiveDate":null},{"number":"286596","type":"Hazardous Materials","status":"Inactive","businessName":"CROWLEY FOODS LLC","legalName":"CROWLEY FOODS LLC","address":"10975 DUTTON RD","revenueCode":"3335","rentalCategory":null,"units":null,"issuedDate":"2005-01-28","latestIssueDate":"2005-01-28","expirationDate":"2009-06-30","inactiveDate":"2005-05-12"},{"number":"318133","type":"Food Manufacturer / Wholesaler","status":"Inactive","businessName":"CROWLEY FOODS LLC","legalName":"CROWLEY FOODS LLC","address":"10975 DUTTON RD","revenueCode":"3113","rentalCategory":null,"units":null,"issuedDate":"2005-09-01","latestIssueDate":"2007-05-30","expirationDate":"2008-04-30","inactiveDate":"2012-12-22"},{"number":"335176","type":"Hazardous Materials","status":"Inactive","businessName":"CROWLEY FOODS LLC (HP HOOD LLC)","legalName":"CROWLEY FOODS LLC","address":"10975 DUTTON RD","revenueCode":"3335","rentalCategory":null,"units":null,"issuedDate":"2006-06-05","latestIssueDate":"2007-12-10","expirationDate":"2008-11-30","inactiveDate":null}],"licenseActivity":[{"number":"335176","type":"Hazardous Materials","businessName":"CROWLEY FOODS LLC (HP HOOD LLC)","legalName":"CROWLEY FOODS LLC","issuedDate":"2006-06-05","latestIssueDate":"2007-12-10","closureDate":"2008-11-30","expirationDate":"2008-11-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"318133","type":"Food Manufacturer / Wholesaler","businessName":"CROWLEY FOODS LLC","legalName":"CROWLEY FOODS LLC","issuedDate":"2005-09-01","latestIssueDate":"2007-05-30","closureDate":"2012-12-22","expirationDate":"2008-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"286596","type":"Hazardous Materials","businessName":"CROWLEY FOODS LLC","legalName":"CROWLEY FOODS LLC","issuedDate":"2005-01-28","latestIssueDate":"2005-01-28","closureDate":"2005-05-12","expirationDate":"2009-06-30","inactiveDate":"2005-05-12","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"279180","type":"Dumpster License - Private Property","businessName":"CROWLEY FOODS LLC","legalName":"CROWLEY FOODS LLC","issuedDate":"2004-11-18","latestIssueDate":"2010-07-26","closureDate":"2011-07-31","expirationDate":"2011-07-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"198396","type":"Food Manufacturer / Wholesaler","businessName":"READY FOOD PRODUCTS INC","legalName":"READY FOOD PRODUCTS INC","issuedDate":"2002-04-18","latestIssueDate":"2002-04-18","closureDate":"2003-04-30","expirationDate":"2003-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"284638","type":"Hazardous Materials","businessName":"READY FOOD PRODUCTS INC","legalName":"READY FOOD PRODUCTS INC","issuedDate":"2001-11-01","latestIssueDate":"2001-11-01","closureDate":"2006-11-06","expirationDate":"2009-06-30","inactiveDate":"2006-11-06","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #79753: 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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Sprinkler Certification: Certified through Oct 2, 2025; Fire Alarm Certification: Certified through Mar 3, 2027","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, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Feb 22, 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Hazardous Materials #284638: Inactive since Nov 6, 2006; Food Manufacturer / Wholesaler #198396: Inactive; Dumpster License - Private Property #279180: Inactive; Hazardous Materials #286596: Inactive since May 12, 2005","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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 2 historical violations across 1 case.","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/"}]}