{"asOf":"2026-07-28T22:55:40.346Z","block":"4000-4099 RIDGE AVE","blockUrl":"https://philadelphia.blockreport.homes/block/4000-4099-ridge-ave","address":"4002-22 RIDGE AVE","parcelNumber":"884777900","source":"https://property.phila.gov/?p=884777900","ownerType":"investor","kind":"industrial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"LB0","buildingCodeNew":"271","buildingClass":"IND. LGHT MFG MASONRY","buildingClassNew":"MINI WAREHOUSE","useLabel":"Industrial","owner":"4000 RIDGE LLC","coOwner":null,"marketValue":14700800,"landAssessment":2940100,"improvementAssessment":11760700,"livableArea":99330,"yearBuilt":2025,"lastSale":{"price":1650000,"date":"2020-02-19T05:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2024-021793","date":"2024-04-04","code":"F-901.6.4.1","title":"SUBMISSION OF DEFICIENCIES\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2024-021794","date":"2024-04-04","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"CF-2024-026875","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"IN VIOLATION - COURT","createdDate":"2024-04-04","completedDate":null,"violations":[{"number":"VI-2024-021793","date":"2024-04-04","code":"F-901.6.4.1","title":"SUBMISSION OF DEFICIENCIES\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2024-021794","date":"2024-04-04","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2024,"n":2,"worst":null}],"investigations":[{"caseNumber":"CF-2024-026875","date":"2024-04-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-026875","date":"2024-05-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-026875","date":"2024-08-07","type":null,"status":"FAILED"}],"inspYears":[{"y":2024,"fails":3,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.00709788663715,"lng":-75.1896159369145,"geom":{"type":"Polygon","coordinates":[[[-75.189066678,40.006982763],[-75.190006417,40.006896392],[-75.189920743,40.007043254],[-75.189988303,40.007066602],[-75.189813239,40.007367253],[-75.18941978,40.007231467],[-75.189066678,40.006982763]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2024-007284","type":"Sprinkler Certification","inspectionDate":"2024-03-04","result":"Deficient","expirationDate":null,"buildingId":"1503228"},{"number":"BC-2025-008507","type":"Sprinkler Certification","inspectionDate":"2025-03-31","result":"Certified","expirationDate":"2026-03-31","buildingId":"1503228"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19129","beds":null,"baths":null,"stories":5,"lotArea":24725,"zoning":"ICMX","grade":"B","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"3001 W GIRARD AVE UNIT 1F, PHILADELPHIA PA, 19130","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMITS FOR THE ERECTION OF A ONE (1) STORY ADDITION AND CONVERSION OF EXISTING INTERIOR ACCESSORY PARKING SPACES TO A MOVING AND STORAGE FACILITY AND PERSONAL SERVICE WITHIN AN EXISTING STRUCTURE AS PREVIOUSLY APPROVED (SEE APPLICATION# 10","status":"Completed","outcome":"Granted","date":"2022-10-20","number":"ZP-2022-004209","relatedPermit":"ZP-2022-004209"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":518400,"taxable":518400,"land":69200,"improvement":449200,"taxableLand":69200,"taxableImprovement":449200,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":518400,"taxable":518400,"land":69200,"improvement":449200,"taxableLand":69200,"taxableImprovement":449200,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":571000,"taxable":571000,"land":159880,"improvement":411120,"taxableLand":159880,"taxableImprovement":411120,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":619600,"taxable":619600,"land":185377,"improvement":434223,"taxableLand":185377,"taxableImprovement":434223,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":623600,"taxable":623600,"land":186574,"improvement":437026,"taxableLand":186574,"taxableImprovement":437026,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":623600,"taxable":623600,"land":186574,"improvement":437026,"taxableLand":186574,"taxableImprovement":437026,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":445000,"taxable":445000,"land":445000,"improvement":0,"taxableLand":445000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":654800,"taxable":654800,"land":130960,"improvement":523840,"taxableLand":130960,"taxableImprovement":523840,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":13000000,"taxable":2200000,"land":2200000,"improvement":10800000,"taxableLand":2200000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":10800000},{"y":2025,"v":13575000,"taxable":2200000,"land":2200000,"improvement":11375000,"taxableLand":2200000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":11375000},{"y":2026,"v":14150000,"taxable":2830000,"land":2830000,"improvement":11320000,"taxableLand":2830000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":11320000},{"y":2027,"v":14700800,"taxable":2940100,"land":2940100,"improvement":11760700,"taxableLand":2940100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":11760700}],"taxNow":39614,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"1048223","date":"2020-02-11","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2020-02-11","scope":"FOR THE ERECTION OF TWO FLAT WALL SIGNS ACCESSORY TO MOVING AND STORAGE FACILITY WITH ACCESSORY PARKING"},{"number":"1037325","date":"2020-02-11","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2020-02-11","scope":"FOR THE DEMOLISHION OF ALL EXISTNG STRUCTURES, FOR THE ERECTION AO AN ATTACHED STRUCTURE, FOR USE AS MOVING AND STORAGE FACILITY, WITH ACCESSORY INTEIOR PARKING FOR FORTY SIX(46) VEHICLES, INCLUDING NINE(9) COMPACT SPACES , TWO(2) ADA SPACES(ONE OF WHICH IS VAN ACCESSIABLE, WITH TEN(10) BICYCLE SPACES AND FIVE(5) LOADING SPACES."},{"number":"PP-2021-004510","date":"2021-03-19","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-05-10","scope":"LATERAL SEAL"},{"number":"ZP-2021-003038","date":"2021-03-30","work":"Full Demolition","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2023-12-14","scope":"FOR THE COMPLETE DEMOLITION OF ALL STRUCTURES ON THE LOT."},{"number":"DP-2021-000490","date":"2021-04-09","work":"Major Demolition","type":"Demolition","description":"Demolition Permit","status":"Completed","completedDate":"2021-06-28","scope":"COMPLETE DEMOLITION OF EXISTING BUILDING BY MECHANICAL EQUIPMENT. ALL PERMITTED DEMOLITION ACTIVITY TO BE IN ACCORDANCE WITH APPROVED SITE SAFETY DEMOLITION PLAN & SUCH PLAN TO BE MAINTAINED ON SITE AT ALL TIMES. FULL SIDEWALK CLOSURE REQUIRED AS REFLECTED ON APPROVED SITE PLAN AND IN ACCORDANCE WITH SECTION 3306 OF THE IBC. SEPARATE STREET CLOSURE PERMIT REQUIRED PRIOR TO START OF WORK."},{"number":"CP-2021-002248","date":"2021-10-07","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-12-14","scope":"FOR THE ERECTION OF A FIVE STORY ATTACHED STRUCTURE, FOR USE AS MOVING AND STORAGE FACILITY, WITH ACCESSORY INTERIOR PARKING FOR FORTY SIX(46) VEHICLES, INCLUDING NINE(9) COMPACT SPACES , TWO(2) ADA SPACES(ONE OF WHICH IS VAN ACCESSIABLE, WITH TEN(10) BICYCLE SPACES AND FIVE(5) LOADING SPACES. SEPARATE PERMIT REQUIRED FOR MEP AND FIRE SUPPRESSION WORK. [AMENDMENT APPROVED 3/21/2023 FOR CHANGES TO THE 1ST FLOOR LAYOUT TO INCLUDE PARTIAL CHANGES IN OCCUPANCY TO REDUCE STRUCTURED ACCESSORY PARKING, PROVIDE ADDITIONAL GROUP S-1 MOVING & STORAGE FACILITY UNITS, AND TO CREATE A NEW COMMERCIAL TENANT SPACE FOR USE AS GROUP B FITNESS CENTER (PERSONAL SERVICES) AS PER APPROVED AMENDED ARCHITECTURAL AND STRUCTURAL PLANS. SEE ZP-2022-004209 FOR ZONING APPROVAL TO CHANGES TO 1ST FLOOR USES.]"},{"number":"PP-2022-010844","date":"2022-07-21","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-10-20","scope":"1-6\" main drain , curb trap, and FAI 1- 12\" Storm main drain 1-2\" domestic water service"},{"number":"PP-2022-009382","date":"2022-07-29","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-12-11","scope":"NEW DRAINS AND WATER LINES TO FIXTURES LISTED ON EQUIPMENT LIST PLUS 1-MOP SINK AND 1-DRINKING FOUNTAIN"},{"number":"EP-2022-007586","date":"2022-09-01","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-10-03","scope":"Temporary 200A electric service & meter for the construction site -PER 2017 NEC. EP-2022-004220 Is for electric and fire alarm. This permit would be for temp service which would need a separate permit and inspection prior to being energized."},{"number":"ZP-2022-004209","date":"2022-09-21","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF A ONE (1) STORY ADDITION ; FOR THE REDUCTION OF EXISTING 46 SPACES INTO A SEVEN (7) PARKING SPACES INCLUDING WITH ONE (1) H/C SPACE AND ONE (1) COMPACT SPACE; FOUR (4) LOADING SPACES WITH TEN(10) 1A BICYCLE SPACES . SIZE AND LOCATION AS SHOWN IN THE APPLICATION"},{"number":"FP-2022-001468","date":"2022-10-04","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2023-12-11","scope":"FOR THE INSTALLATION OF A 6-INCH FIRE SERVICE LINE FOR AN AUTOMATIC FIRE SUPPRESSION SPRINKLER SYSTEM WITH A BACKFLOW PREVENTION ASSEMBLY AND STANDPIPES IN ACCORDANCE WITH NFPA 13 & 14. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/HYDRAULIC CALCULATIONS."},{"number":"EP-2022-004220","date":"2023-01-09","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-11-08","scope":"INSTALL A 400 AMP SERVICE, 400 AMP MDP, (1) 75KVA TRANSFORMER, (1) 225AMP PANEL & FEEDER, (1) 150 AMP PANEL & FEEDER, (1) 60 AMP PANEL &FEEDER. INSTALL LIGHTS NORMAL & EMERGENCY, SWITCHES, SENSORS, TIME CLOCKS AND RECEPTACLES. PROVIDE POWER FOR THE MECHANICAL, HVAC AND ELEVATOR EQUIPMENT. INSTALL AN ADDRESSABLE FIRE ALARM SYSTEM THROUGHOUT. INSTALL A TWO - WAY COMMUNICATION SYSTEM THROUGHOUT. ALL WORK IN ACCORDANCE WITH THE 2017 NEC & 2016 NFPA-72. AMENDMENT: CHANGE THE 1ST FLOOR SPACE TO INCLUDE STORAGE LOCKERS & GYM SPACE. INSTALL A 480V / 100 AMP PANEL & FEEDER, 45 KVA TRANSFORMER, 120/208V / PANEL & FEEDER, 120/208V/ 3 PHASE 60 AMP PANEL & FEEDER. INSTALL LIGHTS NORMAL & EMERGENCY, SWITCHES, SENSORS, LIGHTING CONTROLS, & RECEPTACLES. PROVIDE POWER FOR THE HVAC EQUIPMENT. INSTALL ADDITIONAL FIRE ALARM DEVICES ON THE EXISTING FIRE ALARM SYSTEM. ALL WORK IN ACCORDANCE WITH THE 2017 NEC & 2016 NFPA-72."},{"number":"MP-2023-001516","date":"2023-06-29","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-12-11","scope":"FOR THE INSTALLATION OF NEW HVAC APPLIANCES, GRILLES / REGISTERS / DIFFUSERS, AND ASSOCIATED DUCTWORK THROUGHOUT A FIVE (5) STORY SELF-STORAGE FACILITY. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IMC. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURER SPECIFICATIONS. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. SEPARATE MECHANICAL PERMIT REQUIRED FOR HVAC WORK IN ASSOCIATION WITH 1ST FLOOR GYM FIT-OUT. IF SITE CONDITIONS VARY, CONTACT DESIGN ENGINEER PRIOR TO START OF WORK. SEE CP-2021-002248 FOR ASSOCIATED BUILDING PERMIT."},{"number":"ZP-2023-010630","date":"2023-10-11","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Wholesale, Distribution, and Storage - Wholesale Sales and Distribution"},{"number":"ZP-2023-006807","date":"2023-10-25","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2024-01-08","scope":"Erection of two accessory flat wall signs on an existing structure, accessory to a wholesale, distribution and storage - moving and storage facilities."},{"number":"CP-2023-005800","date":"2023-12-14","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2026-06-24","scope":"FOR LEVEL 2 ALTERATION FOR FIT-OUT OF THE GROUND FLOOR AS PER PLANS. AMENDED AS OF 2/27/2026 FOR A CHANGE IN OCCUPANCY. FOR THE CREATION OF A DANCE STUDIO TO BE USED AS A BUSINESS PER APPROVED PLANS** AMENDED AS OF 5/20/2026 PER PLANS**"},{"number":"GP-2023-009728","date":"2023-12-21","work":"Sign","type":"General","description":"General Permit","status":"Completed","completedDate":"2024-01-08","scope":"FOR THE INSTALLATION OF TWO (2) FLAT WALL SIGNS WITH STATIC ILLUMINATION AS PER APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR ELECTRICAL WORK."},{"number":"MP-2024-000096","date":"2024-02-13","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2026-04-09","scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH THE MANUFACTURER’S SPECIFICATIONS. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."},{"number":"EP-2024-000697","date":"2024-03-20","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2026-04-01","scope":"Existing service, meter sockets, breaker panels. Rewire for tenant fitout with outlets, lights, fixtures, switches smoke/co alarms, hot water heater, show-window receptacles, dryer, range, line to power hvac equipment. Install new fire alarm system. ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC,2016 NFPA-72,2018 PHILA FIRE CODE."},{"number":"ZP-2026-000212","date":"2026-01-21","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Personal Services"}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2022,"k":"appeal","w":"Appeal granted"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"Change of Use"},{"y":2023,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Sign"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"viol","w":"2 L&I violations"},{"y":2024,"k":"insp","w":"Inspection failed ×3"},{"y":2026,"k":"permit","w":"Change of Use"}],"rented":false,"licenses":[{"number":"612426","type":"Dumpster License - Private Property","status":"Active","businessName":"PENNSYLVANIA BALLET ASSOC","legalName":"PENNSYLVANIA BALLET ASSOC","address":"4002-22 RIDGE AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2013-12-12","latestIssueDate":"2013-12-12","expirationDate":null,"inactiveDate":null}],"licenseActivity":[{"number":"612426","type":"Dumpster License - Private Property","businessName":"PENNSYLVANIA BALLET ASSOC","legalName":"PENNSYLVANIA BALLET ASSOC","issuedDate":"2013-12-12","latestIssueDate":"2013-12-12","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":["9 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #1048223: 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 Mar 31, 2026","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, 0 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Aug 7, 2024.","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":"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 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/"}]}