{"asOf":"2026-07-24T04:23:47.580Z","block":"1900-1999 E ORLEANS ST","blockUrl":"https://philadelphia.blockreport.homes/block/1900-1999-e-orleans-st","address":"1920 E ORLEANS ST","parcelNumber":"886671150","source":"https://property.phila.gov/?p=886671150","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"CA0","buildingCodeNew":"804","buildingClass":"APTS 5-50 UNITS MASONRY","buildingClassNew":"APARTMENTS - LOW RISE","useLabel":"Apartment building","owner":"1920 EAST ORLEANS LP","coOwner":null,"marketValue":919800,"landAssessment":229900,"improvementAssessment":689900,"livableArea":50902,"yearBuilt":1907,"lastSale":{"price":400000,"date":"2019-02-15T05:00:00Z"},"openViolations":4,"violations":[{"number":"VI-2025-085351","date":"2025-10-29","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-085348","date":"2025-10-29","code":"PM15-602.2","title":"MECHANICAL & ELECTRICAL- HEATING RESIDENTIAL","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-085349","date":"2025-10-29","code":"F-912.4.1","title":"FDC LOCKING CAPS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-085353","date":"2025-10-29","code":"PM15-109.1","title":"UNFIT STRUCTURE","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"CF-2025-118862","type":"NOTICE OF VIOLATION","priority":"ADMINISTRATIVE NOTICE OF VIOLATION","responsibility":"QOL PROPERTY MAINTENANCE INVESTIGATOR","status":"IN VIOLATION","createdDate":"2025-10-29","completedDate":null,"violations":[{"number":"VI-2025-085351","date":"2025-10-29","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-085348","date":"2025-10-29","code":"PM15-602.2","title":"MECHANICAL & ELECTRICAL- HEATING RESIDENTIAL","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-085349","date":"2025-10-29","code":"F-912.4.1","title":"FDC LOCKING CAPS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-085353","date":"2025-10-29","code":"PM15-109.1","title":"UNFIT STRUCTURE","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2025,"n":4,"worst":null}],"investigations":[{"caseNumber":"67418","date":"2006-06-13","type":"CI INSP","status":"FAILED"},{"caseNumber":"67418","date":"2007-08-01","type":"CI INSP","status":"FAILED"},{"caseNumber":"67418","date":"2008-07-23","type":"CI INSP","status":"FAILED"},{"caseNumber":"67418","date":"2009-01-22","type":"CI INSP","status":"FAILED"},{"caseNumber":"CF-2025-118862","date":"2025-10-29","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-118862","date":"2025-10-29","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-118862","date":"2025-11-14","type":null,"status":"FAILED"}],"inspYears":[{"y":2006,"fails":1,"passes":0},{"y":2007,"fails":1,"passes":0},{"y":2008,"fails":1,"passes":0},{"y":2009,"fails":1,"passes":0},{"y":2025,"fails":3,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.99158609122799,"lng":-75.11719923156114,"geom":{"type":"Polygon","coordinates":[[[-75.116779982,39.991458952],[-75.117267739,39.991204045],[-75.117626844,39.991741461],[-75.117106268,39.991947258],[-75.116779982,39.991458952]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2021-006326","type":"Sprinkler Certification","inspectionDate":"2021-07-12","result":"Certified","expirationDate":"2022-07-12","buildingId":"1016882"},{"number":"BC-2022-016409","type":"Sprinkler Certification","inspectionDate":"2022-08-12","result":"Certified","expirationDate":"2023-08-12","buildingId":"1016882"},{"number":"BC-2022-012815","type":"Fire Alarm Certification","inspectionDate":"2022-08-12","result":"Certified","expirationDate":"2023-08-12","buildingId":"1016882"},{"number":"BC-2024-002902","type":"Sprinkler Certification","inspectionDate":"2023-09-11","result":"Certified","expirationDate":"2024-09-11","buildingId":"1016882"},{"number":"BC-2024-025066","type":"Sprinkler Certification","inspectionDate":"2024-08-01","result":"Certified","expirationDate":"2025-08-01","buildingId":"1016882"},{"number":"BC-2024-027605","type":"Fire Alarm Certification","inspectionDate":"2024-08-21","result":"Certified","expirationDate":"2025-08-21","buildingId":"1016882"},{"number":"BC-2025-021301","type":"Fire Alarm Certification","inspectionDate":"2025-08-04","result":"Certified","expirationDate":"2026-08-04","buildingId":"1016882"},{"number":"BC-2025-032504","type":"Sprinkler Certification","inspectionDate":"2025-12-11","result":"Certified","expirationDate":"2026-12-11","buildingId":"1016882"},{"number":"BC-2026-020862","type":"Fire Alarm Certification","inspectionDate":"2026-07-02","result":"Certified","expirationDate":"2027-07-02","buildingId":"1016882"},{"number":"BC-2026-020535","type":"Sprinkler Certification","inspectionDate":"2026-07-20","result":"Certified","expirationDate":"2027-07-20","buildingId":"1016882"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19134","beds":null,"baths":null,"stories":4,"lotArea":33044,"zoning":"RM1","grade":"B","basement":null,"heater":null,"centralAir":null,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"1415 FAIRMOUNT AVE, PHILADELPHIA PA, 19130","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF AN ADDITION (MAXIMUM HEIGHT NTE 65.4 FT) TO AN EXISTING DETACHED STRUCTURE, FOR THE CREATION OF ELEVEN(11) INTERIOR OPEN AIR ACCESSORY PARKING SPACES INCLUDING ONE ADA SPACE, INCLUDING NINETEEN(19) BICYCLE SPACES,","status":"CLOSED","outcome":"Granted","date":"2016-05-25","number":"27686","relatedPermit":"671365"},{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR THE REMOVAL OF EXISTING SIGN# A AND SIGN # B; FOR THE ERECTION OF FIVE(5) ACCESSORY SIGNS (SIGN # A (56 SF) SIGN # B(3 SF) SIGN# C(63 SF); SIFN # D(63 SF) AND SIGN # E(37 SF) ACCESSORY TO EXISTING BUSINESS AND PROFESSIONAL OFFICE","status":"In Process","outcome":"Complete","date":"2020-09-03","number":"39924","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":400000,"taxable":100000,"land":300000,"improvement":100000,"taxableLand":75000,"taxableImprovement":25000,"exemptLand":225000,"exemptImprovement":75000},{"y":2017,"v":400000,"taxable":400000,"land":300000,"improvement":100000,"taxableLand":300000,"taxableImprovement":100000,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":426400,"taxable":426400,"land":319800,"improvement":106600,"taxableLand":319800,"taxableImprovement":106600,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":426400,"taxable":426400,"land":319800,"improvement":106600,"taxableLand":319800,"taxableImprovement":106600,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":903000,"taxable":426400,"land":225750,"improvement":677250,"taxableLand":225750,"taxableImprovement":200650,"exemptLand":0,"exemptImprovement":476600},{"y":2022,"v":903000,"taxable":426399,"land":225750,"improvement":677250,"taxableLand":225750,"taxableImprovement":200649,"exemptLand":0,"exemptImprovement":476601},{"y":2023,"v":903000,"taxable":426399,"land":225750,"improvement":677250,"taxableLand":225750,"taxableImprovement":200649,"exemptLand":0,"exemptImprovement":476601},{"y":2024,"v":903000,"taxable":426399,"land":225750,"improvement":677250,"taxableLand":225750,"taxableImprovement":200649,"exemptLand":0,"exemptImprovement":476601},{"y":2025,"v":1033200,"taxable":487880,"land":258300,"improvement":774900,"taxableLand":258300,"taxableImprovement":229580,"exemptLand":0,"exemptImprovement":545320},{"y":2026,"v":1033200,"taxable":487880,"land":258300,"improvement":774900,"taxableLand":258300,"taxableImprovement":229580,"exemptLand":0,"exemptImprovement":545320},{"y":2027,"v":919800,"taxable":434297,"land":229900,"improvement":689900,"taxableLand":229900,"taxableImprovement":204397,"exemptLand":0,"exemptImprovement":485503}],"taxNow":6829,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"671365","date":"2016-06-28","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2016-06-28","scope":"ERECTION OF 5 STORY ADDITION TO EXISTING 4 STORY BUILDING TO BE USED FOR 57 DWELLING UNITS ON FLOORS 1-5 WITH ACCESSORY OFF STREET PARKING.FIRST FLOOR TO INCLUDE 4 DWELLING UNITS AND BUSINESS AND PROFESSIONAL OFFICES AND OTHER USES AS INDICATED ON PLANS. SIGNS PER PLANS."},{"number":"702947","date":"2016-06-28","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2016-06-28","scope":"ERECTION OF TWO SIGNS PER PLANS.(VARIANCE GRANTED ON AP # 671365"},{"number":"782451","date":"2017-05-22","work":"Zoning admin review","type":"ZP_ADMIN","description":"ZONING ADMIN REVIEW","status":"COMPLETED","completedDate":"2017-05-22","scope":"FOR THE ADM REVIEW TO CHANGE DWELLING UNITS FROM 57 UNITS TO A 2 UNITS, FOR THE BUILDING ADDITION REDUCED FROM 5 TH FLOOR TO A 1 FLOOR AND REDUCED THE SIZE OF TWO(2) SIGNS.SIZE AND LOCATION AS SHOWN IN THE APPLICATION."},{"number":"901933","date":"2018-12-03","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2020-05-20","scope":"FOR THE ERECTION OF A ONE STORY ADDITION TO AN EXISTING FOUR STORY BUILDING FOR USE AS A BUSINESS PROFESSIONAL OFFICE ON THE FIRST FLOOR WITH 42 DWELLING UNITS THROUGHOUT. ALTERATIONS TO ALSO INCLUDE THE INSTALLATION OF PARTITION WALLS, PROVIDE FINISHES/FURNISHING AND PROVIDE ACCESSIBILITY IMPROVEMENTS THROUGHOUT. BUILDING IS SPRINKLERED IN ACCORDANCE WITH NFPA 13. 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 MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION WORK."},{"number":"986082","date":"2019-08-07","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2020-05-15","scope":"INSTALLATION OF A NEW HVAC SYSTEM THROUGHOUT A BUISNESS AND PROFESSIONAL OFFICES AND MULTI-FAMILY HOUSEHOLD LIVING AS PER APPROVED PLANS. SIZE AND LOCATION AS SHOWN IN PLANS/ APPLICATION."},{"number":"990064","date":"2019-09-18","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2020-05-15","scope":"INSTALL 36-BATHROOM GROUP PLUS 8-TOILETS, 8-LAVS, 6-TUBS, 43-KITCHEN SINK, 4-MPOP SINK, 1-FLOOR SINK, 8-FLOOR DRAIN 2-SUMP PUMPS, 1-LINT TRAP, & DOMESTIC WATER & PIPING AND 2-HOT WATER HEATER THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"970283","date":"2019-09-27","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-05-20","scope":"INSTALL 2000AMP 3PHASE 120/208 SERVICE WITH MULTIPLE SUB PANELS & SWITCHES, RECEPTACLES, LIGHTS, POWER, TEL/CATV, INSTALL POWER FOR 2-ELEVATORS & ALL WIRING AS PER NEC 2008 INSTALL FIRE ALARM SYSTEM PER ENGINEER SEALED AND CITY APPROVED DRAWINGS."},{"number":"985828","date":"2019-11-12","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2020-05-15","scope":"INSTALLATION OF AN AUTOMATIC FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 13 WITH A FIRE DEPARTMENT CONNECTION, BACKKFLOW PREVENTION DEVICE AND 4\" SERVICE LINE, THROUGHOUT A FOUR (4) STORY STRUCTURE. SEPARATE PERMIT REQUIRE FOR ALL PLUMBING WORK"},{"number":"1046569","date":"2020-08-19","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Expired","completedDate":"2026-01-05","scope":"FOR THE REMOVAL OF EXISTING SIGN# A AND SIGN # B; FOR THE ERECTION OF FIVE(5) ACCESSORY SIGNS ( SIGN # A ( 56 SF) SIGN # B( 3 SF) SIGN# C( 63 SF); SIFN # D( 63 SF) AND SIGN # E( 37 SF). SIZE AND LOCATION AS SHOWN IN THE APPLICATION"}],"storyTag":"New construction","storyDelta":0,"timeline":[{"y":2016,"k":"sale","p":400000},{"y":2017,"k":"permit","w":"Zoning admin review"},{"y":2018,"k":"permit","w":"Addition and/or Alteration"},{"y":2019,"k":"sale","p":400000},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"Alterations"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2020,"k":"appeal","w":"Appeal complete"},{"y":2025,"k":"viol","w":"4 L&I violations"},{"y":2025,"k":"insp","w":"Inspection failed ×3"}],"rented":true,"licenses":[{"number":"728315","type":"Vacant Residential Property / Lot","status":"Closed","businessName":"PROJECT HOME","legalName":"PROJECT HOME","address":"1920 E ORLEANS ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2017-02-11","latestIssueDate":"2020-01-31","expirationDate":"2021-02-10","inactiveDate":null},{"number":"842473","type":"Rental","status":"Active","businessName":"1920 East Orleans Limited Partnership","legalName":"1920 East Orleans Limited Partnership","address":"1920 E ORLEANS ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":42,"issuedDate":"2020-05-26","latestIssueDate":"2026-05-06","expirationDate":"2027-05-25","inactiveDate":null}],"licenseActivity":[{"number":"842473","type":"Rental","businessName":"1920 East Orleans Limited Partnership","legalName":"1920 East Orleans Limited Partnership","issuedDate":"2020-05-26","latestIssueDate":"2026-05-06","closureDate":null,"expirationDate":"2027-05-25","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"728315","type":"Vacant Residential Property / Lot","businessName":"PROJECT HOME","legalName":"PROJECT HOME","issuedDate":"2017-02-11","latestIssueDate":"2020-01-31","closureDate":"2021-02-10","expirationDate":"2021-02-10","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false}],"businessLicenseSourceDate":"2026-07-23","units":42,"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":["4 open L&I violations","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":"Use permit #671365: 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: 1046569 (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":"4 open L&I violations","finding":"4 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":"rental-license","level":"verify","title":"A rental license does not transfer with the deed","finding":"1 active Rental License record matched.","why":"If dwelling space is rented, the buyer must obtain a new annual Rental License; the seller’s license is not transferable. New applications require proof of ownership and legal occupancy, tax compliance, no open L&I violations, and lead compliance where applicable.","action":"Plan the buyer’s replacement license before settlement.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1907 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"7 failed, 0 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Nov 14, 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":"Vacant Residential Property / Lot #728315: Closed","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":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as apartments. BlockReport does not receive a current Commercial Trash account balance.","why":"Philadelphia charges qualifying small commercial, mixed-use, and multi-unit properties that use City collection; exemptions and private collection can change applicability. A use category alone does not prove a fee is due.","action":"Check the Commercial Trash account inside the date-effective Property Payoff.","url":"https://www.phila.gov/2026-06-09-pay-your-trash-fee-bill-by-june-30/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Sprinkler Certification: Certified through Jul 20, 2027; Fire Alarm Certification: Certified through Jul 2, 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":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"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/"}]}