{"asOf":"2026-07-24T04:57:59.284Z","block":"4400-4499 HOLMESBURG AVE","blockUrl":"https://philadelphia.blockreport.homes/block/4400-4499-holmesburg-ave","address":"4418 HOLMESBURG AVE","parcelNumber":"884351320","source":"https://property.phila.gov/?p=884351320","ownerType":"investor","kind":"industrial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"LC0","buildingCodeNew":"273","buildingClass":"IND WAREHOUSE MASONRY","buildingClassNew":"WAREHOUSE","useLabel":"Industrial building","owner":"4418 HOLMSBURG AVE LLC","coOwner":null,"marketValue":336000,"landAssessment":134400,"improvementAssessment":201600,"livableArea":4800,"yearBuilt":1949,"lastSale":{"price":400000,"date":"2024-02-06T05:00:00Z"},"openViolations":0,"violations":[{"number":"1242263","date":"2009-02-03","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1242262","date":"2009-02-03","code":"19-2602.1/1","title":"CAL LO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1956415","date":"2011-01-26","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1956413","date":"2011-01-26","code":"19-2602.1/1","title":"CAL LO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1930790","date":"2010-12-14","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1930789","date":"2010-12-14","code":"19-2602.1/1","title":"CAL LO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1942914","date":"2011-01-19","code":"14-1704/10","title":"NON-REGULATED LACKS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2025-013836","date":"2025-03-14","code":"F-105.6.4","title":"REPAIR GARAGES/MOTOR FUEL\n","status":"COMPLIED","resolutionDate":"2025-09-09","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2025-070988","date":"2025-09-09","code":"F-310.3","title":"NO SMOKING SIGNS\n","status":"COMPLIED","resolutionDate":"2025-12-02","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2025-070987","date":"2025-09-09","code":"F-906.7","title":"FIRE EXTINGUISHER HANGERS & BRACKETS\n","status":"COMPLIED","resolutionDate":"2025-12-02","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-070986","date":"2025-09-09","code":"F-315.4","title":"OUTSIDE STORAGE\n","status":"COMPLIED","resolutionDate":"2025-12-02","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-070983","date":"2025-09-09","code":"F-315.3","title":"STORAGE IN BUILDINGS\n","status":"COMPLIED","resolutionDate":"2025-12-02","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-070982","date":"2025-09-09","code":"F-304.1.2","title":"VEGETATION\n","status":"COMPLIED","resolutionDate":"2025-10-27","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"191851","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2009-02-13","completedDate":"2009-10-06","violations":[{"number":"1242263","date":"2009-02-03","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1242262","date":"2009-02-03","code":"19-2602.1/1","title":"CAL LO","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"261599","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2010-12-14","completedDate":"2011-01-24","violations":[{"number":"1956415","date":"2011-01-26","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1956413","date":"2011-01-26","code":"19-2602.1/1","title":"CAL LO","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"262419","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2010-12-23","completedDate":"2011-02-08","violations":[{"number":"1930790","date":"2010-12-14","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1930789","date":"2010-12-14","code":"19-2602.1/1","title":"CAL LO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1942914","date":"2011-01-19","code":"14-1704/10","title":"NON-REGULATED LACKS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2025-018255","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2025-03-17","completedDate":"2025-09-11","violations":[{"number":"VI-2025-013836","date":"2025-03-14","code":"F-105.6.4","title":"REPAIR GARAGES/MOTOR FUEL\n","status":"COMPLIED","resolutionDate":"2025-09-09","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]},{"number":"CF-2025-099294","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2025-09-11","completedDate":"2025-12-02","violations":[{"number":"VI-2025-070988","date":"2025-09-09","code":"F-310.3","title":"NO SMOKING SIGNS\n","status":"COMPLIED","resolutionDate":"2025-12-02","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2025-070987","date":"2025-09-09","code":"F-906.7","title":"FIRE EXTINGUISHER HANGERS & BRACKETS\n","status":"COMPLIED","resolutionDate":"2025-12-02","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-070986","date":"2025-09-09","code":"F-315.4","title":"OUTSIDE STORAGE\n","status":"COMPLIED","resolutionDate":"2025-12-02","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-070983","date":"2025-09-09","code":"F-315.3","title":"STORAGE IN BUILDINGS\n","status":"COMPLIED","resolutionDate":"2025-12-02","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-070982","date":"2025-09-09","code":"F-304.1.2","title":"VEGETATION\n","status":"COMPLIED","resolutionDate":"2025-10-27","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2009,"n":2,"worst":null},{"y":2010,"n":2,"worst":null},{"y":2011,"n":3,"worst":null},{"y":2025,"n":6,"worst":null}],"investigations":[{"caseNumber":"191851","date":"2009-02-03","type":"BC INSP","status":"FAILED"},{"caseNumber":"191851","date":"2009-10-05","type":"BC INSP","status":"PASSED"},{"caseNumber":"261599","date":"2010-12-14","type":"BC INSP","status":"FAILED"},{"caseNumber":"261599","date":"2010-12-14","type":"BC INSP","status":"CLOSED"},{"caseNumber":"262419","date":"2010-12-14","type":"BC INSP","status":"FAILED"},{"caseNumber":"261599","date":"2011-01-20","type":"CEASE INSP","status":"FAILED"},{"caseNumber":"261599","date":"2011-01-24","type":"CEASE INSP","status":"PASSED"},{"caseNumber":"262419","date":"2011-02-08","type":"BC INSP","status":"PASSED"},{"caseNumber":"CF-2025-018255","date":"2025-03-17","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-018255","date":"2025-03-17","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-018255","date":"2025-09-11","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-099294","date":"2025-09-11","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-099294","date":"2025-10-27","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-099294","date":"2025-12-02","type":null,"status":"PASSED"}],"inspYears":[{"y":2009,"fails":1,"passes":1},{"y":2010,"fails":2,"passes":0},{"y":2011,"fails":1,"passes":2},{"y":2025,"fails":4,"passes":2}],"taxOwed":15873.02,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":15873.02,"principalDue":12135.85,"penaltyDue":808.3,"interestDue":1723.43,"otherChargesDue":1205.44,"yearsOwed":4,"oldestYearOwed":2017,"mostRecentYearOwed":2021,"mostRecentPaymentDate":"2021-03-20","assessmentYear":2022,"totalAssessment":256000,"taxableAssessment":256000,"exemptAbatementAssessment":0,"homesteadValue":0,"netTaxAfterHomestead":3583.49,"actionableAtSnapshot":true,"paymentAgreementAtSnapshot":false,"bankruptcyAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.03916061455362,"lng":-75.02333485736501,"geom":{"type":"Polygon","coordinates":[[[-75.023509144,40.038891566],[-75.023514998,40.039355543],[-75.023124351,40.03936392],[-75.023149369,40.039027353],[-75.023509144,40.038891566]]]},"liDistrict":"EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19136","beds":null,"baths":null,"stories":1,"lotArea":15248,"zoning":"ICMX","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"891 CHATFIELD RD, WARRINGTON PA, 18976","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR AN AUTO REPAIR SHOP WITH OIL CHANGING IN AN EXISTING ONE STORY STRUCTURE.","status":"OPEN","outcome":"Granted with conditions","date":"2009-06-30","number":"8804","relatedPermit":"203685"},{"type":"ZBA Permit Denial - Special Exception","grounds":"PERMIT FOR USE AS PERSONAL VEHICLE REPAIR AND MAINTENANCE, FOR USE A PERSONAL VEHICLE SALES AND RENTAL BOTH ON THE SAME PROPERTY.(NO SIGNS ON THIS APPLICATION)","status":"Scheduled","outcome":null,"date":"2021-12-01","number":"ZP-2021-007435","relatedPermit":"ZP-2021-007435"}],"taxYears":[{"year":2015,"total":4015.35,"principal":2753.47,"interest":345.73,"penalty":258.78},{"year":2016,"total":4287.78,"principal":3861.84,"interest":57.92,"penalty":38.62}],"taxNet":8303.13,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":239900,"taxable":239900,"land":44200,"improvement":195700,"taxableLand":44200,"taxableImprovement":195700,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":239900,"taxable":239900,"land":44200,"improvement":195700,"taxableLand":44200,"taxableImprovement":195700,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":247000,"taxable":247000,"land":69160,"improvement":177840,"taxableLand":69160,"taxableImprovement":177840,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":254400,"taxable":254400,"land":71232,"improvement":183168,"taxableLand":71232,"taxableImprovement":183168,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":256000,"taxable":256000,"land":71680,"improvement":184320,"taxableLand":71680,"taxableImprovement":184320,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":256000,"taxable":256000,"land":71680,"improvement":184320,"taxableLand":71680,"taxableImprovement":184320,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":256000,"taxable":256000,"land":71680,"improvement":184320,"taxableLand":71680,"taxableImprovement":184320,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":290400,"taxable":290400,"land":58080,"improvement":232320,"taxableLand":58080,"taxableImprovement":232320,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":290400,"taxable":290400,"land":58080,"improvement":232320,"taxableLand":58080,"taxableImprovement":232320,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":340800,"taxable":340800,"land":102240,"improvement":238560,"taxableLand":102240,"taxableImprovement":238560,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":340800,"taxable":340800,"land":102240,"improvement":238560,"taxableLand":102240,"taxableImprovement":238560,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":336000,"taxable":336000,"land":134400,"improvement":201600,"taxableLand":134400,"taxableImprovement":201600,"exemptLand":0,"exemptImprovement":0}],"taxNow":4771,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"203685","date":"2009-09-21","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2009-09-21","scope":"USE TO OIL CHANGES AND AUTO REPAIR."},{"number":"PP-2022-015123","date":"2022-10-18","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2022-11-07","scope":"Supply and install new 3/4-inch copper from main w/ new 3/4-inch brass bringing into property,"},{"number":"ZP-2021-007435","date":null,"work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Denied","completedDate":null,"scope":"Personal Vehicle Repair and Maintenance.; Personal Vehicle Sales and Rentals."}],"storyTag":"Improved","storyDelta":0.14,"timeline":[{"y":2009,"k":"viol","w":"2 L&I violations"},{"y":2009,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2009,"k":"permit","w":"Use"},{"y":2010,"k":"viol","w":"2 L&I violations"},{"y":2010,"k":"insp","w":"Inspection failed ×2"},{"y":2011,"k":"viol","w":"3 L&I violations"},{"y":2011,"k":"insp","w":"L&I: 1 failed, 2 passed"},{"y":2021,"k":"appeal","w":"Appeal filed"},{"y":2022,"k":"permit","w":"Alterations"},{"y":2024,"k":"sale","p":400000},{"y":2025,"k":"viol","w":"6 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 4 failed, 2 passed"}],"rented":false,"licenses":[{"number":"278365","type":"Dumpster License - Private Property","status":"Inactive","businessName":"VINCENT CAPCINO","legalName":"VINCENT CAPCINO","address":"4418 HOLMESBURG AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"1999-12-21","latestIssueDate":"1999-12-21","expirationDate":"2010-07-31","inactiveDate":"2010-10-01"},{"number":"285012","type":"Motor Vehicle Repair / Fuel Dispensing","status":"Inactive","businessName":"CAPCINO VINCENT","legalName":"CAPCINO VINCENT","address":"4418 HOLMESBURG AVE","revenueCode":"3311","rentalCategory":null,"units":null,"issuedDate":"2004-01-15","latestIssueDate":"2004-01-15","expirationDate":"2005-12-31","inactiveDate":"2009-02-02"},{"number":"483719","type":"Motor Vehicle Repair / Fuel Dispensing","status":"Inactive","businessName":"DONNA G KNONEBORG (WALT'S AUTO REPAIRS)","legalName":"DONNA G KNONEBORG","address":"4418 HOLMESBURG AVE","revenueCode":"3311","rentalCategory":null,"units":null,"issuedDate":"2009-09-21","latestIssueDate":"2011-01-18","expirationDate":"2011-12-31","inactiveDate":"2011-01-24"},{"number":"523892","type":"Motor Vehicle Repair / Fuel Dispensing","status":"Inactive","businessName":"JAMES HOLT","legalName":"JAMES HOLT","address":"4418 HOLMESBURG AVE","revenueCode":"3311","rentalCategory":null,"units":null,"issuedDate":"2011-01-24","latestIssueDate":"2011-01-24","expirationDate":"2011-12-31","inactiveDate":"2012-07-24"},{"number":"0988320","type":"Motor Vehicle Repair / Fuel Dispensing","status":"Active","businessName":"Philly Mechanics","legalName":"Philly Mechanics ","address":"4418 HOLMESBURG AVE","revenueCode":"3311","rentalCategory":null,"units":null,"issuedDate":"2025-09-09","latestIssueDate":"2025-09-09","expirationDate":"2026-09-08","inactiveDate":null}],"licenseActivity":[{"number":"0988320","type":"Motor Vehicle Repair / Fuel Dispensing","businessName":"Philly Mechanics","legalName":"Philly Mechanics ","issuedDate":"2025-09-09","latestIssueDate":"2025-09-09","closureDate":null,"expirationDate":"2026-09-08","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"523892","type":"Motor Vehicle Repair / Fuel Dispensing","businessName":"JAMES HOLT","legalName":"JAMES HOLT","issuedDate":"2011-01-24","latestIssueDate":"2011-01-24","closureDate":"2012-07-24","expirationDate":"2011-12-31","inactiveDate":"2012-07-24","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"483719","type":"Motor Vehicle Repair / Fuel Dispensing","businessName":"DONNA G KNONEBORG (WALT'S AUTO REPAIRS)","legalName":"DONNA G KNONEBORG","issuedDate":"2009-09-21","latestIssueDate":"2011-01-18","closureDate":"2011-01-24","expirationDate":"2011-12-31","inactiveDate":"2011-01-24","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"285012","type":"Motor Vehicle Repair / Fuel Dispensing","businessName":"CAPCINO VINCENT","legalName":"CAPCINO VINCENT","issuedDate":"2004-01-15","latestIssueDate":"2004-01-15","closureDate":"2009-02-02","expirationDate":"2005-12-31","inactiveDate":"2009-02-02","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"278365","type":"Dumpster License - Private Property","businessName":"VINCENT CAPCINO","legalName":"VINCENT CAPCINO","issuedDate":"1999-12-21","latestIssueDate":"1999-12-21","closureDate":"2010-10-01","expirationDate":"2010-07-31","inactiveDate":"2010-10-01","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["$15,873 appeared in the City's June 2022 delinquency snapshot","a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 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":"Appeal #ZP-2021-007435: Scheduled; related permit ZP-2021-007435. Use permit #203685: 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: PP-2022-015123 (Expired), ZP-2021-007435 (Denied). 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":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$15,873.02 was recorded in the City’s 2022-06 delinquency snapshot for 2017–2021.","why":"That is historical evidence, not today’s amount due. A current exemption, payment, credit, or assistance agreement can coexist with an older snapshot row.","action":"Check period balances and request a dated Property Payoff statement for settlement.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"8 failed, 5 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Dec 2, 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":"Dumpster License - Private Property #278365: Inactive since Oct 1, 2010; Motor Vehicle Repair / Fuel Dispensing #285012: Inactive since Feb 2, 2009; Motor Vehicle Repair / Fuel Dispensing #483719: Inactive since Jan 24, 2011; Motor Vehicle Repair / Fuel Dispensing #523892: Inactive since Jul 24, 2012","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 13 historical violations across 5 cases.","why":"A closed case is materially better than an open one, but it does not by itself prove that every altered use, unit, or concealed condition matches today’s approvals.","action":"Use the closed cases to target the inspection and occupancy-file review.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"}],"closingChecks":[{"title":"Property Sales Certification","body":"The seller must obtain Philadelphia’s certificate showing the base zoning, last use in the zoning record, and open violations. The City warns that it does not prove Building Code occupancy or show zoning overlays.","action":"Obtain the fresh certificate and compare it with the CO, permits, and Atlas overlays.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-property-sales-certification/"},{"title":"Date-effective City Property Payoff","body":"The Tax Center Property Payoff covers Real Estate Tax, Commercial Trash, and L&I abatement-work invoices. Philadelphia says it does not include business-tax debts or liens, water and sewer charges, or fines for code violations.","action":"Request the City statement effective through settlement; read every period and invoice.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"title":"Professional title and water-lien searches","body":"OPA ownership, deed summaries, and a zero tax balance are not clear title. Mortgages, judgments, municipal claims, water liens, easements, heirs, and other encumbrances require separate searches.","action":"Use a Pennsylvania lawyer/title company and obtain owner’s title insurance; order the separate water search/payoff.","url":"https://www.phila.gov/2026-04-07-why-title-insurance-is-your-best-friend-when-buying-a-home-in-philadelphia/","secondaryUrl":"https://www.phila.gov/services/water-gas-utilities/pay-or-dispute-a-water-bill/resolve-water-liens-judgments/"}]}