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INSP","status":"FAILED"},{"caseNumber":"723157","date":"2020-01-27","type":"HCEU 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Hazards Certification","inspectionDate":"2024-10-04","result":"Certified","expirationDate":"2025-10-04","buildingId":"1261779"},{"number":"BC-2024-027659","type":"Special Hazards Certification","inspectionDate":"2024-10-04","result":"Certified","expirationDate":"2025-10-04","buildingId":"1261779"},{"number":"BC-2024-027172","type":"Special Hazards Certification","inspectionDate":"2024-10-04","result":"Certified","expirationDate":"2025-10-04","buildingId":"1261779"},{"number":"BC-2025-010697","type":"Special Hazards Certification","inspectionDate":"2025-04-22","result":"Certified","expirationDate":"2026-04-22","buildingId":"1261779"},{"number":"BC-2025-027645","type":"Special Hazards Certification","inspectionDate":"2025-10-21","result":"Certified","expirationDate":"2026-10-21","buildingId":"1261779"},{"number":"BC-2026-014503","type":"Special Hazards Certification","inspectionDate":"2026-04-27","result":"Certified","expirationDate":"2027-04-27","buildingId":"1261779"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19120","beds":null,"baths":null,"stories":null,"lotArea":1001880,"zoning":"RM1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"2013 RIDGE AVE, PHILADELPHIA PA, 19121","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE SUBDIVISION OF (1) LOT INTO (2) LOTS, THE ERECTION OF A (8'-0\" HIGH) FENCE AND THE CREATION OF A NON-ACCESSORY PRIVATE PARKING LOT WITH A TOTAL OF (221) SPACES TO INCLUDE (6) H/C SPACES.","status":"OPEN","outcome":"Granted","date":"2007-10-09","number":"3161","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":7740000,"taxable":0,"land":3506580,"improvement":4233420,"taxableLand":0,"taxableImprovement":0,"exemptLand":3506580,"exemptImprovement":4233420},{"y":2017,"v":7740000,"taxable":0,"land":3506580,"improvement":4233420,"taxableLand":0,"taxableImprovement":0,"exemptLand":3506580,"exemptImprovement":4233420},{"y":2018,"v":9280300,"taxable":0,"land":2784090,"improvement":6496210,"taxableLand":0,"taxableImprovement":0,"exemptLand":2784090,"exemptImprovement":6496210},{"y":2019,"v":9280300,"taxable":0,"land":2784090,"improvement":6496210,"taxableLand":0,"taxableImprovement":0,"exemptLand":2784090,"exemptImprovement":6496210},{"y":2020,"v":9280300,"taxable":0,"land":2784090,"improvement":6496210,"taxableLand":0,"taxableImprovement":0,"exemptLand":2784090,"exemptImprovement":6496210},{"y":2021,"v":9280300,"taxable":0,"land":2784090,"improvement":6496210,"taxableLand":0,"taxableImprovement":0,"exemptLand":2784090,"exemptImprovement":6496210},{"y":2022,"v":9280300,"taxable":0,"land":2784090,"improvement":6496210,"taxableLand":0,"taxableImprovement":0,"exemptLand":2784090,"exemptImprovement":6496210},{"y":2023,"v":22494700,"taxable":0,"land":6748410,"improvement":15746290,"taxableLand":0,"taxableImprovement":0,"exemptLand":6748410,"exemptImprovement":15746290},{"y":2024,"v":22494700,"taxable":0,"land":6748410,"improvement":15746290,"taxableLand":0,"taxableImprovement":0,"exemptLand":6748410,"exemptImprovement":15746290},{"y":2025,"v":22494700,"taxable":0,"land":6748410,"improvement":15746290,"taxableLand":0,"taxableImprovement":0,"exemptLand":6748410,"exemptImprovement":15746290},{"y":2026,"v":22494700,"taxable":0,"land":6748410,"improvement":15746290,"taxableLand":0,"taxableImprovement":0,"exemptLand":6748410,"exemptImprovement":15746290},{"y":2027,"v":27708400,"taxable":0,"land":5541600,"improvement":22166800,"taxableLand":0,"taxableImprovement":0,"exemptLand":5541600,"exemptImprovement":22166800}],"taxNow":0,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"89523","date":"2009-05-04","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2009-05-04","scope":"CHANGING FROM VACANT LOT TO PARKING LOT, ERECT A 6'-0\" HIGH FENCE."},{"number":"381170","date":"2012-02-08","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2012-06-06","scope":"MULTI FAM DWELLINGS(4 UNITS)-INSTALL NEW ELECTRICAL DISTRIBUTION SYSTEM FOR THE BUILDING. THE NEW SVC SZE TO BE 250A. 1 NEW 250A DISTR PANEL FED FROM EXISTING END BOX. 4 NEW 100A RESIDENTIAL PANELS. NEW RESIDENTIAL PANELS TO BE RELOC TO BASEMENT. REUSE EXISTING PANEL AS A SPLICEBOX. EXTEND ALL CIRCUITS AS NECESSARY, TO NEW PANEL. ALL HOUSE/OWNER CIR TO BE EXTENDED TO NEW 250A DISTRI PANEL AS NEC..DEMO EXISTING SVC EQUIP & 60 AMP RESIDENTIAL PANELS"},{"number":"381175","date":"2012-02-08","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2012-06-06","scope":"MULTI FAM DWELLINGS(4 UNITS)-INSTALL NEW ELECTRICAL DISTRIBUTION SYSTEM FOR THE BUILDING. THE NEW SVC SZE TO BE 250A. 1 NEW 250A DISTR PANEL FED FROM EXISTING END BOX. 4 NEW 100A RESIDENTIAL PANELS. NEW RESIDENTIAL PANELS TO BE RELOC TO BASEMENT. REUSE EXISTING PANEL AS A SPLICEBOX. EXTEND ALL CIRCUITS AS NECESSARY, TO NEW PANEL. ALL HOUSE/OWNER CIR TO BE EXTENDED TO NEW 250A DISTRI PANEL AS NEC..DEMO EXISTING SVC EQUIP & 60 AMP RESIDENTIAL PANELS"},{"number":"381174","date":"2012-02-08","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2012-06-06","scope":"MULTI FAM DWELLINGS(4 UNITS)-INSTALL NEW ELECTRICAL DISTRIBUTION SYSTEM FOR THE BUILDING. THE NEW SVC SZE TO BE 250A. 1 NEW 250A DISTR PANEL FED FROM EXISTING END BOX. 4 NEW 100A RESIDENTIAL PANELS. NEW RESIDENTIAL PANELS TO BE RELOC TO BASEMENT. REUSE EXISTING PANEL AS A SPLICEBOX. EXTEND ALL CIRCUITS AS NECESSARY, TO NEW PANEL. ALL HOUSE/OWNER CIR TO BE EXTENDED TO NEW 250A DISTRI PANEL AS NEC..DEMO EXISTING SVC EQUIP & 60 AMP RESIDENTIAL PANELS"},{"number":"384678","date":"2012-02-24","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2012-06-06","scope":"INSTL NEW ELEC DIST SYST, 350A DIST PANL FED FROM EXIST END BOX, 4 100A RESID PNLS, REFEED 60A MECH RM PNL, RESID PNLS RELOC TO BSMNT, REUSE EXIST PNLS AS SPLICEBX, EXTND CIRC TO PNL, HOUSE CIRC TO BE EXTND TO 350A DIST. PANL, DEMO EXIS SVC EQPMT & 60A RESID PNLS AS PER 2008 NEC(EAST DIST) MULTIFM"},{"number":"384300","date":"2012-02-24","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2012-06-06","scope":"MULTI FAM-INSTALL NEW ELEC DIS SYS FOR BLDG.THE NEW SVC SZ TO BE 400A. 1 NEW 350A DIS PANEL FED FR EXIST END BOX.4 NEW 100A RESIDENTIAL PANELS.REFEED 60A MECHANICAL RM PANEL. NEW RESIDENTIAL PANELS TO BE RELOCATED TO BASEMENT. REUSE EXISTING PANEL AS A SPLICEBX.EXTEND ALL CIRCUITS AS NECESSARY TO NEW PANEL.ALL HOUSE/OWNER CIRCUITS TO BE EXTENDED TO NEW 350A DIS PANEL AS NECESSARY.DEMO EXISTING SVC EQIPT AND 60A RESIDENTIAL PANELS AS PER 2008 NEC"},{"number":"384299","date":"2012-02-24","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2012-06-06","scope":"MULTI FAM-INSTALL NEW ELEC DIS SYS FOR BLDG.THE NEW SVC SZ TO BE 350A. 1 NEW 350A DIS PANEL FED FR EXIST END BOX.4 NEW 100A RESIDENTIAL PANELS.REFEED 60A MECHANICAL RM PANEL. NEW RESIDENTIAL PANELS TO BE RELOCATED TO BASEMENT. REUSE EXISTING PANEL AS A SPLICEBX.EXTEND ALL CIRCUITS AS NECESSARY TO NEW PANEL.ALL HOUSE/OWNER CIRCUITS TO BE EXTENDED TO NEW 350A DIS PANEL AS NECESSARY.DEMO EXISTING SVC EQIPT AND 60A RESIDENTIAL PANELS AS PER 2008 NEC"},{"number":"384194","date":"2012-02-24","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2012-06-06","scope":"MULTI FAM-INSTALL NEW ELEC DISTRIBUTION SYS FOR THE BLDG. THE NEW SVC SZ TO BE 250A. 1 NEW 250A DISTRIB PANEL FED FR EXIST END BOX.4 NEW 100A RESIDENTIAL PANELS. NEW RESIDENTIAL PANELS TO BE RELOCATED TO BASEMENT. REUSE EXISTING PANEL AS A SPLICEBX.EXTEND ALL CIRCUITS AS NECESSARY TO NEW PANEL.ALL HOUSE/OWNER CIRCUITS TO BE EXTENDED TO NEW 250A DISTRI.PANEL AS NECESSARY.DEMO EXISTING SVC EQIPT AND 60AMP RESIDENTIAL PANELS AS PER 2008 NEC"},{"number":"384301","date":"2012-02-24","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-05-02","scope":"MULTI FAM-INSTALL NEW ELEC DIS SYS FOR BLDG.THE NEW SVC SZ TO BE 400A. 1 NEW 350A DIS PANEL FED FR EXIST END BOX.4 NEW 100A RESIDENTIAL PANELS.REFEED 60A MECHANICAL RM PANEL. NEW RESIDENTIAL PANELS TO BE RELOCATED TO BASEMENT. REUSE EXISTING PANEL AS A SPLICEBX.EXTEND ALL CIRCUITS AS NECESSARY TO NEW PANEL.ALL HOUSE/OWNER CIRCUITS TO BE EXTENDED TO NEW 350A DIS PANEL AS NECESSARY.DEMO EXISTING SVC EQIPT AND 60A RESIDENTIAL PANELS AS PER 2008 NEC"},{"number":"384203","date":"2012-02-24","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2012-06-06","scope":"MULTI FAM-INSTALL NEW ELEC DISTRIBUTION SYS FOR THE BLDG. THE NEW SVC SZ TO BE 350A. 1 NEW 250A DISTRIB PANEL FED FR EXIST END BOX.4 NEW 100A RESIDENTIAL PANELS.REFEED 60A MECHANICAL RM PANEL. NEW RESIDENTIAL PANELS TO BE RELOCATED TO BASEMENT. REUSE EXISTING PANEL AS A SPLICEBX.EXTEND ALL CIRCUITS AS NECESSARY TO NEW PANEL.ALL HOUSE/OWNER CIRCUITS TO BE EXTENDED TO NEW 350A DISTRI.PANEL AS NECESSARY.DEMO EXISTING SVC EQIPT AND 60AMP RESIDENTIAL PANELS AS PER 2008 NEC"},{"number":"444418","date":"2013-06-05","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2013-08-03","scope":"SERVICE ONE NEW TRANSFORMER, RELOCATE EXISTING TRANSFORMERAND 2 PANELS, RECEPTS AND POWER, HVAC FEEDS AND FA SYSTEM. ALL WORK DONE IN ACCORDANCE WITH 2008 NEC AND NFPA-72(HEALTH CARE FACILITY)(EAST DIST)"},{"number":"727744","date":"2016-10-13","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2017-12-18","scope":"ROOF REPLACEMENT-REPAIR & INSTALL NEW WHITE GRANULATED ROOFING SYSTEM."},{"number":"938911","date":"2019-01-03","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2020-02-03","scope":"100 AMP SERVICE & REWIRING THROUGHOUT THE BUILDING AS PER 2008 NEC"},{"number":"938903","date":"2019-01-03","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2020-02-03","scope":"100 AMP SERVICE & REWIRING THROUGHOUT THE BUILDING AS PER 2008 NEC"},{"number":"PP-2023-004078","date":"2023-03-29","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2023-10-30","scope":"REPAIR/REPLACE MD"},{"number":"PP-2025-003801","date":"2025-03-21","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-05-09","scope":"Replacing the Curb Trap and the Fresh Air Inlet AMENDMENT REPLACEMENT OF ADDITIONAL CURB TRAP AND FRESH AIR INLET DIRECTLY NEXT TO ORIGINALLY PROPOSED WORK."},{"number":"GM-2025-009683","date":"2025-10-14","work":"Roof Covering Replacement","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2026-04-22","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."},{"number":"PP-2025-015420","date":"2025-12-02","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2026-06-03","scope":"REPAIR/REPLACE Soil pipe in basement at foundation wall"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2019,"k":"permit","w":"Electrical"},{"y":2019,"k":"viol","w":"2 L&I violations"},{"y":2019,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2020,"k":"viol","w":"4 L&I violations"},{"y":2020,"k":"insp","w":"Inspection failed ×2"},{"y":2022,"k":"viol","w":"3 L&I violations"},{"y":2022,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2023,"k":"insp","w":"Inspection passed"},{"y":2025,"k":"permit","w":"Alterations"},{"y":2025,"k":"permit","w":"Roof Covering Replacement"},{"y":2025,"k":"permit","w":"Alterations"}],"rented":false,"licenses":[{"number":"279158","type":"Dumpster License - Private Property","status":"Inactive","businessName":"THE CAMERA SHOP, INC","legalName":"THE CAMERA SHOP, INC","address":"500 ADAMS AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"1994-05-24","latestIssueDate":"1994-05-24","expirationDate":"2010-07-31","inactiveDate":null},{"number":"467947","type":"Rental","status":"Inactive","businessName":"PHILADELPHIA HOUSING AUTHORITY (C/O DANIEL QUIMBY)","legalName":"PHILADELPHIA HOUSING AUTHORITY","address":"500 ADAMS AVE","revenueCode":"3202","rentalCategory":null,"units":334,"issuedDate":"2009-03-09","latestIssueDate":"2009-03-09","expirationDate":"2010-03-09","inactiveDate":"2012-08-31"}],"licenseActivity":[{"number":"467947","type":"Rental","businessName":"PHILADELPHIA HOUSING AUTHORITY (C/O DANIEL QUIMBY)","legalName":"PHILADELPHIA HOUSING AUTHORITY","issuedDate":"2009-03-09","latestIssueDate":"2009-03-09","closureDate":"2012-08-31","expirationDate":"2010-03-09","inactiveDate":"2012-08-31","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"279158","type":"Dumpster License - Private Property","businessName":"THE CAMERA SHOP, INC","legalName":"THE CAMERA SHOP, INC","issuedDate":"1994-05-24","latestIssueDate":"1994-05-24","closureDate":"2010-07-31","expirationDate":"2010-07-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","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 2022"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"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":["4 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 #89523: 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":"3 permits not marked completed: PP-2023-004078 (Expired), GM-2025-009683 (Expired), PP-2025-015420 (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":"48 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":"37 failed, 28 passed, and 7 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jan 9, 2023.","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 #279158: Inactive","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":"full-tax-exemption","level":"verify","title":"OPA shows a full exemption; its legal basis is unverified","finding":"OPA currently marks the land and building assessment fully tax-exempt; BlockReport does not receive the exemption determination or basis.","why":"Full OPA exemptions can have different legal bases, including government, religious, charitable/institutional, veteran, or other treatment. The current owner/use record is not a buyer’s tax forecast.","action":"Confirm the exact exemption basis, buyer eligibility, and next tax-year treatment directly with OPA.","url":"https://www.phila.gov/departments/office-of-property-assessment/tax-exemptions-and-abatements/"},{"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":"Special Hazards Certification: Certified through Apr 27, 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/"}]}