{"asOf":"2026-07-27T08:53:43.294Z","block":"7000-7099 N BROAD ST","blockUrl":"https://philadelphia.blockreport.homes/block/7000-7099-n-broad-st","address":"7037-51 N BROAD ST","parcelNumber":"884332570","source":"https://property.phila.gov/?p=884332570","ownerType":"investor","kind":"industrial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"LC1","buildingCodeNew":"272","buildingClass":"IND WAREHOUSE MASONRY+OTH","buildingClassNew":"OFFICE WAREHOUSE","useLabel":"Industrial building","owner":"GGRP PROPERTIES LLC","coOwner":null,"marketValue":731500,"landAssessment":146300,"improvementAssessment":585200,"livableArea":12192,"yearBuilt":1960,"lastSale":{"price":1150000,"date":"2025-11-24T05:00:00Z"},"openViolations":1,"violations":[{"number":"1208197","date":"2007-08-02","code":"FC-914.1/5","title":"ANNUAL CERT STANDBY/EMERG LITE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1208196","date":"2007-08-02","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3060131","date":"2013-11-21","code":"FC-915.1/4","title":"ANNUAL CERT FIRE SUPP","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4970632","date":"2019-03-11","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4970633","date":"2019-03-11","code":"CP-305","title":"RUBBISH/GARBAGE EXTERIOR-OWNER","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5157772","date":"2019-06-04","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5062643","date":"2019-06-05","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2020-039641","date":"2020-10-02","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":"2023-02-08","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-039640","date":"2020-10-02","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2023-02-08","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-039639","date":"2020-10-02","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":"2023-02-08","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2020-039638","date":"2020-10-02","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2023-02-08","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-093640","date":"2023-12-01","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2024-033538","date":"2024-05-06","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2024-05-31","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-033539","date":"2024-05-06","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2024-05-31","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"123051","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2007-08-06","completedDate":"2009-01-14","violations":[{"number":"1208197","date":"2007-08-02","code":"FC-914.1/5","title":"ANNUAL CERT STANDBY/EMERG LITE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1208196","date":"2007-08-02","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"411605","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2013-11-21","completedDate":"2014-02-28","violations":[{"number":"3060131","date":"2013-11-21","code":"FC-915.1/4","title":"ANNUAL CERT FIRE SUPP","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"675931","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2019-03-11","completedDate":"2019-03-26","violations":[{"number":"4970632","date":"2019-03-11","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4970633","date":"2019-03-11","code":"CP-305","title":"RUBBISH/GARBAGE EXTERIOR-OWNER","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"688865","type":"STANDARD","priority":"STANDARD","responsibility":"VS","status":"CLOSED","createdDate":"2019-06-05","completedDate":"2019-09-27","violations":[{"number":"5157772","date":"2019-06-04","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"688868","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2019-06-05","completedDate":"2019-11-15","violations":[{"number":"5062643","date":"2019-06-05","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2020-069168","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2020-10-02","completedDate":"2023-02-08","violations":[{"number":"VI-2020-039641","date":"2020-10-02","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":"2023-02-08","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-039640","date":"2020-10-02","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2023-02-08","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-039639","date":"2020-10-02","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":"2023-02-08","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2020-039638","date":"2020-10-02","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2023-02-08","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2023-123458","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL FIRE SAFETY INVESTIGATOR","status":"IN VIOLATION","createdDate":"2023-12-05","completedDate":null,"violations":[{"number":"VI-2023-093640","date":"2023-12-01","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"OPEN","resolutionDate":null,"resolution":null}]},{"number":"CF-2024-041197","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2024-05-06","completedDate":"2024-05-31","violations":[{"number":"VI-2024-033538","date":"2024-05-06","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2024-05-31","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-033539","date":"2024-05-06","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2024-05-31","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2007,"n":2,"worst":null},{"y":2013,"n":1,"worst":null},{"y":2019,"n":4,"worst":null},{"y":2020,"n":4,"worst":null},{"y":2023,"n":1,"worst":null},{"y":2024,"n":2,"worst":null}],"investigations":[{"caseNumber":"123051","date":"2007-08-02","type":"CI INSP","status":"FAILED"},{"caseNumber":"123051","date":"2007-09-14","type":"CI INSP","status":"FAILED"},{"caseNumber":"123051","date":"2008-04-09","type":"CI INSP","status":"FAILED"},{"caseNumber":"123051","date":"2008-10-27","type":"CI INSP","status":"FAILED"},{"caseNumber":"123051","date":"2008-10-27","type":"CI INSP","status":"CLOSED"},{"caseNumber":"123051","date":"2009-01-08","type":"PRECOURT","status":"FAILED"},{"caseNumber":"123051","date":"2009-01-14","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"411605","date":"2013-11-21","type":"CI INSP","status":"FAILED"},{"caseNumber":"411605","date":"2014-01-13","type":"CI INSP","status":"FAILED"},{"caseNumber":"411605","date":"2014-02-28","type":"CI INSP","status":"PASSED"},{"caseNumber":"688865","date":"2019-06-04","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"688868","date":"2019-06-04","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"688865","date":"2019-08-22","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"688865","date":"2019-09-27","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"688868","date":"2019-11-14","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"CF-2020-069168","date":"2020-10-02","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-069168","date":"2021-09-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-069168","date":"2023-02-08","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-123458","date":"2023-12-05","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-041197","date":"2024-05-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-041197","date":"2024-05-31","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-123458","date":"2024-11-07","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-123458","date":"2025-04-07","type":null,"status":"FAILED"}],"inspYears":[{"y":2007,"fails":2,"passes":0},{"y":2008,"fails":2,"passes":0},{"y":2009,"fails":1,"passes":0},{"y":2013,"fails":1,"passes":0},{"y":2014,"fails":1,"passes":1},{"y":2019,"fails":3,"passes":2},{"y":2020,"fails":1,"passes":0},{"y":2021,"fails":1,"passes":0},{"y":2023,"fails":1,"passes":1},{"y":2024,"fails":2,"passes":1},{"y":2025,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.06080324874032,"lng":-75.13948320962103,"geom":{"type":"Polygon","coordinates":[[[-75.139305861,40.061106111],[-75.139396298,40.06069137],[-75.139033401,40.060644001],[-75.139069027,40.060507114],[-75.13978498,40.060602368],[-75.139668076,40.061151626],[-75.139305861,40.061106111]]]},"liDistrict":"EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19126","beds":null,"baths":null,"stories":null,"lotArea":25629,"zoning":"CMX2.5","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"6024 RIDGE AVE STE 116-340, PHILADELPHIA PA, 19128","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":4,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":348400,"taxable":348400,"land":100000,"improvement":248400,"taxableLand":100000,"taxableImprovement":248400,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":348400,"taxable":348400,"land":100000,"improvement":248400,"taxableLand":100000,"taxableImprovement":248400,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":376700,"taxable":376700,"land":82874,"improvement":293826,"taxableLand":82874,"taxableImprovement":293826,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":414400,"taxable":414400,"land":91066,"improvement":323334,"taxableLand":91066,"taxableImprovement":323334,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":417000,"taxable":417000,"land":91637,"improvement":325363,"taxableLand":91637,"taxableImprovement":325363,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":417000,"taxable":417000,"land":91637,"improvement":325363,"taxableLand":91637,"taxableImprovement":325363,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":417000,"taxable":417000,"land":91637,"improvement":325363,"taxableLand":91637,"taxableImprovement":325363,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":476000,"taxable":476000,"land":95200,"improvement":380800,"taxableLand":95200,"taxableImprovement":380800,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":476000,"taxable":476000,"land":95200,"improvement":380800,"taxableLand":95200,"taxableImprovement":380800,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":487700,"taxable":487700,"land":146310,"improvement":341390,"taxableLand":146310,"taxableImprovement":341390,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":487700,"taxable":487700,"land":146310,"improvement":341390,"taxableLand":146310,"taxableImprovement":341390,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":731500,"taxable":731500,"land":146300,"improvement":585200,"taxableLand":146300,"taxableImprovement":585200,"exemptLand":0,"exemptImprovement":0}],"taxNow":6827,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"774994","date":"2017-04-13","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2017-11-09","scope":"EZ PERMIT RE-ROOFING- FOR THE INSTALLATION OF NEW ROOF COVERINGS ON EXITING ROOFS AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS."},{"number":"851909","date":"2018-02-13","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2018-02-13","scope":"SIT DOWN RESTAURANT AND CATERING SERVICES BUSINESS"},{"number":"871736","date":"2018-04-27","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2018-04-27","scope":"RETAIL SALE OF FOOD, BEVERAGES, AND GROCERIES IN AN EXISTING SPACE WITH ALL OTHER USES AS PREVIOUSLY APPROVED. (AP#851909) (MO SIGN ON THIS PERMIT)"},{"number":"871720","date":"2018-08-07","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":"2019-04-03","scope":"PARTIAL CHANGE IN USE AND OCCUPANCY CLASSIFICATION. LEVEL II INTERIOR ALTERATIONS AS PER APPROVED PLANS. EXISTING OPENING BETWEEN PREMISE TO REMAIN (NO INCREASE IN OPENING SIZE). SEPARATE PERMIT REQUIRED FOR MEP WORK."},{"number":"896462","date":"2018-08-27","work":"Amend for conversion","type":"Administrative","description":"Administrative Permit","status":"Expired","completedDate":"2022-10-25","scope":"AMEND PERMIT NUMBER 871720. CHANGE IN LOCATION OF ADA BATHROOM AS PER APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR ANY MEP WORK."},{"number":"ZP-2026-006073","date":"2026-07-09","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"For the erection of a five-story addition (not to exceed 55 ft. in height) attached to an existing one-story structure, to include 15 structured parking spaces (including 2 accessible spaces). Size and location per plan."}],"storyTag":"New construction","storyDelta":2.21,"timeline":[{"y":2018,"k":"permit","w":"Use"},{"y":2018,"k":"permit","w":"Major alteration"},{"y":2018,"k":"permit","w":"Amend for conversion"},{"y":2019,"k":"viol","w":"4 L&I violations"},{"y":2020,"k":"viol","w":"4 L&I violations"},{"y":2021,"k":"insp","w":"Inspection failed"},{"y":2023,"k":"viol","w":"L&I violation"},{"y":2023,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2024,"k":"viol","w":"2 L&I violations"},{"y":2024,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2025,"k":"insp","w":"Inspection failed"},{"y":2026,"k":"permit","w":"New construction, addition, GFA change"}],"rented":false,"licenses":[{"number":"209644","type":"Food Caterer","status":"Inactive","businessName":"BETTY THE CATERER INC","legalName":"BETTY THE CATERER INC","address":"7037-51 N BROAD ST","revenueCode":"3122","rentalCategory":null,"units":null,"issuedDate":"2004-04-09","latestIssueDate":"2015-04-26","expirationDate":"2016-04-30","inactiveDate":"2016-06-29"},{"number":"281294","type":"Dumpster License - Private Property","status":"Active","businessName":"BETTY THE CATERER INC","legalName":"BETTY THE CATERER INC","address":"7037-51 N BROAD ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2013-12-12","latestIssueDate":"2013-12-12","expirationDate":null,"inactiveDate":null},{"number":"824556","type":"Vacant Commercial Property","status":"Closed","businessName":"JCG Property, LLC","legalName":"JCG Property, LLC","address":"7037-51 N BROAD ST","revenueCode":"3634","rentalCategory":null,"units":null,"issuedDate":"2019-09-23","latestIssueDate":"2019-09-23","expirationDate":"2020-09-22","inactiveDate":"2020-11-21"}],"licenseActivity":[{"number":"824556","type":"Vacant Commercial Property","businessName":"JCG Property, LLC","legalName":"JCG Property, LLC","issuedDate":"2019-09-23","latestIssueDate":"2019-09-23","closureDate":"2020-11-21","expirationDate":"2020-09-22","inactiveDate":"2020-11-21","status":"Closed","statusLabel":"Inactive","active":false},{"number":"281294","type":"Dumpster License - Private Property","businessName":"BETTY THE CATERER INC","legalName":"BETTY THE CATERER INC","issuedDate":"2013-12-12","latestIssueDate":"2013-12-12","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"209644","type":"Food Caterer","businessName":"BETTY THE CATERER INC","legalName":"BETTY THE CATERER INC","issuedDate":"2004-04-09","latestIssueDate":"2015-04-26","closureDate":"2016-06-29","expirationDate":"2016-04-30","inactiveDate":"2016-06-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"record-pressure","level":"watch","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["1 open L&I violation","failed L&I inspection activity in 2021, 2024, 2025"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #851909: 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":"2 permits not marked completed: 871720 (EXPIRED), 896462 (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":"violations","level":"attention","title":"1 open L&I violation","finding":"14 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"16 failed, 5 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Apr 7, 2025.","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 Caterer #209644: Inactive since Jun 29, 2016; Vacant Commercial Property #824556: Closed since Nov 21, 2020","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/"}]}