{"asOf":"2026-07-26T07:53:26.544Z","block":"1200-1299 WALNUT ST","blockUrl":"https://philadelphia.blockreport.homes/block/1200-1299-walnut-st","address":"1200-02 WALNUT ST","parcelNumber":"888000055","source":"https://property.phila.gov/?p=888000055","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"6A0","buildingCodeNew":"821","buildingClass":"COM CONDO 1 STY MASONRY","buildingClassNew":"ROW MIXED-COM/RES-BLT AS COM","useLabel":"Commercial","owner":"1200 WALNUT PARTNERS L P","coOwner":null,"marketValue":1268600,"landAssessment":126860,"improvementAssessment":1141740,"livableArea":6164,"yearBuilt":1900,"lastSale":{"price":4,"date":"2010-12-08T05:00:00Z"},"openViolations":0,"violations":[{"number":"1507297","date":"2009-10-28","code":"CP-01","title":"CLIP VIOLATION 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PERMIT-SIGN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1607927","date":"2009-12-28","code":"A-000.0/1","title":"VIOL NONE FOUND","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"604020","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2017-09-13","completedDate":"2017-09-27","violations":[{"number":"4451248","date":"2017-09-13","code":"FC-13-101115","title":"FIRE ESCAPE REPORT","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2009,"n":5,"worst":null},{"y":2017,"n":1,"worst":null}],"investigations":[{"caseNumber":"220302","date":"2009-11-12","type":"BC INSP","status":"FAILED"},{"caseNumber":"220302","date":"2010-03-03","type":"BC INSP","status":"PASSED"},{"caseNumber":"604020","date":"2017-09-13","type":"CI INSP","status":"FAILED"},{"caseNumber":"604020","date":"2017-09-27","type":"CI INSP","status":"PASSED"}],"inspYears":[{"y":2009,"fails":1,"passes":0},{"y":2010,"fails":0,"passes":1},{"y":2017,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.94868402176424,"lng":-75.16075598184324,"geom":{"type":"Polygon","coordinates":[[[-75.160868477,39.948548179],[-75.160806358,39.948839449],[-75.160642451,39.948819066],[-75.160706971,39.948527979],[-75.160868477,39.948548179]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19107","beds":null,"baths":null,"stories":6,"lotArea":null,"zoning":"CMX5","grade":"A-","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"244 W 39TH ST, NEW YORK NY, 10018","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT IS FOR A TAKE-OUT RESTAURANT WITH SEATING AND A SELF-CONTAINED MUSIC SYSTEM (NIGHTCLUB) AND FOR THE ERECTION OF FIVE (5) ACCESSORY SIGNS ON THE FIRST FLOOR OF AN EXISTING OFFICE BUILDING.","status":"CLOSED","outcome":"Granted with conditions","date":"2007-03-14","number":"1349","relatedPermit":null},{"type":"Building standards appeal","grounds":"ON 2/8/08 DEPARTMENT OF LICENSES AND INSPECTIONS ISSUED REFUSAL OF PERMIT FOR APPLICATION #126045.","status":"OPEN","outcome":"APPROVED","date":"2008-04-28","number":"4978","relatedPermit":"126045"},{"type":"Building standards appeal","grounds":"DEPT OF LICENSES AND INSPECTIONS ISSUED A REFUSAL OF PERMIT FOR APPLICATION #164682.","status":"OPEN","outcome":"APPROVED","date":"2008-08-20","number":"6380","relatedPermit":"164682"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":516500,"taxable":323969,"land":51650,"improvement":464850,"taxableLand":51650,"taxableImprovement":272319,"exemptLand":0,"exemptImprovement":192531},{"y":2017,"v":946700,"taxable":606491,"land":125294,"improvement":821406,"taxableLand":125294,"taxableImprovement":481197,"exemptLand":0,"exemptImprovement":340209},{"y":2018,"v":946700,"taxable":946700,"land":125294,"improvement":821406,"taxableLand":125294,"taxableImprovement":821406,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":1060300,"taxable":1060300,"land":137839,"improvement":922461,"taxableLand":137839,"taxableImprovement":922461,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":1113300,"taxable":1113300,"land":144700,"improvement":968600,"taxableLand":144700,"taxableImprovement":968600,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":1113300,"taxable":1113300,"land":144700,"improvement":968600,"taxableLand":144700,"taxableImprovement":968600,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":1113300,"taxable":1113300,"land":144700,"improvement":968600,"taxableLand":144700,"taxableImprovement":968600,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":1213500,"taxable":1213500,"land":157723,"improvement":1055777,"taxableLand":157723,"taxableImprovement":1055777,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":1213500,"taxable":1213500,"land":157723,"improvement":1055777,"taxableLand":157723,"taxableImprovement":1055777,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":1249900,"taxable":1249900,"land":162400,"improvement":1087500,"taxableLand":162400,"taxableImprovement":1087500,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":1249900,"taxable":1249900,"land":162400,"improvement":1087500,"taxableLand":162400,"taxableImprovement":1087500,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":1268600,"taxable":1268600,"land":126860,"improvement":1141740,"taxableLand":126860,"taxableImprovement":1141740,"exemptLand":0,"exemptImprovement":0}],"taxNow":17496,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"54103","date":"2007-03-22","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2007-03-22","scope":"1ST FLOOR TAKE-OUT RESTAURANAT WITH SEATING AND 5 FLAT WALL SIGNS"},{"number":"67381","date":"2007-05-03","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2007-08-13","scope":"HVAC--DUCTWORK ONLY. ADD'L ELEC. PERMIT. (REFER TO BUILDING PERMIT #64683.)"},{"number":"73033","date":"2007-05-22","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2007-08-15","scope":"DEMO AND REMOVE TILE AND SINAGE ON STORE FRONT.REMOVE CONCRETE AND LANDING."},{"number":"67891","date":"2007-05-25","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2008-10-27","scope":"FOR ERECTION OF (5) ACCESSORY WALL SIGNS. LOCATION OF SIGNS PER ATTACHED APPROVED ZONING SITE PLAN. HANDICAP RAMP NOT ON THIS PERMIT."},{"number":"79630","date":"2007-05-30","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2007-08-15","scope":"FURNISH AND INSTALL ALL NECESSARY PLUMBING WORK SANITARY, VENT AND DOMESTIC WATER TO COMPLETE THE INSTALLATION OF THE FOLLOWING FIXTURES; 2-WATER CLOSETS, 2-LAV SINK, 5-FLOOR DRAINS WITH TRAP PRIMER, 3-FLOOR SINK, 1-MOP BASIN, 3-HAND SINK, 1-3/COMP SINK W/GREASE TRAP(JRSMITH #8020-GT 20GPM @ 40LB CAP.) AND 3-INDIRECT WASTE FOR A TOTALOF TWENTY NEW FIXTURES. CAP AND REMOVE EXISTING PLUMBING FROM PREVIOUS RESTAURANT TENANT. EXISTING WATER METER AND BACKFLOW PREVENTER. CONNECT TO EXISTING SANITARY AND VENT IN SPACE."},{"number":"74171","date":"2007-06-20","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2007-11-26","scope":"RENOVATION TO EXISTING STOREFRONT. SERVICE BY LANDLORD. HOOK UP NEW KITCHEN EQUIPMENT (25) AND HOOK UP NEW LIGHTING FURNISHED BY OWNER. NO FIRE ALARM BY CENTENNIAL ELECTRIC. HVAC BY OWNER. NO TELEPHONE AND DATA WIRING. (CC DIST)"},{"number":"87213","date":"2007-07-09","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2009-05-29","scope":"MEZZANINE PLATFORM SUPPORT FOR NEW HVAC EQUIPMENT (PERMITTED SEPARATELY)"},{"number":"64683","date":"2007-08-13","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2007-08-15","scope":"PROPOSING TO CONSTRUCT A 2,269 SQ.FT. RESTAURANT INTO AN EXISTING SPACE. Z. P. 54103. C.O. ADD'L ELEC., PLUMB, D/W, SPRINKLER PERMITS."},{"number":"89943","date":"2007-08-16","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2008-10-27","scope":"ALTERATION AS PER PLAN"},{"number":"101719","date":"2007-09-10","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2008-05-06","scope":"INSTALL POWDER ROOM, 1 WATER CLOSET, 1 LAVY, INSTALL 2 KITCHEN SINKS AND 1 FLOOR DRAIN"},{"number":"91638","date":"2007-09-19","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2008-10-27","scope":"STREETS DEPT. APPROVED CONCRETE HANDICAPPED ACCESSIBLE RAMP AND STEPS PER SUBMITTED SEALED PLANS."},{"number":"105094","date":"2007-09-27","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2008-10-21","scope":"PER NEC 2005 NEW TENANT FIT-OUT (PER DRAWING E-1), FIRE ALARM BY OTHERS. (CC DIST)"},{"number":"174451","date":"2008-09-18","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2009-05-29","scope":"SPRINKLER AS PER PLAN."},{"number":"177752","date":"2008-09-23","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2009-05-29","scope":"INSTALL 25 CARRIER 1 & 1/2 TON HI-EFFICIENCY PACKAGED TERMINAL HEAT PUMP UNITS. NO PENETRATION OF FIRE RATED ASSEMBLIES. ANY NEW MASONRY WALL OPENINGS OR LENTIL INSTALLATIONS NOT A PART OF THIS PERMIT."},{"number":"178572","date":"2008-11-24","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALLATION OF NEW FIRE ALARM SYSTEM AS PER NFPA72 (CC DISTRICT)"},{"number":"176304","date":"2008-12-17","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALL SERVICE, FEEDERS & WIRE 25 APARTMENTS."},{"number":"200067","date":"2009-05-28","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"PROVIDE POWER TO NEW FIRE PUMP AS PER 2005 NEC (CC DISTRICT)"},{"number":"368660","date":"2011-10-21","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2012-05-21","scope":"INSTALL NEW PIPING AND HEADS IN REAR SPACE (EXISTING DELI) AND PROVIDE 2 1/2 FEED FOR FUTURE USE IN FRONT SPACE. FLOORS 206 SPRINKLERED UNDER AP# 174451."},{"number":"370559","date":"2011-10-26","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2011-12-19","scope":"INSTALL SANITARY, WASTE VENT AND DOMESTIC WATER PIPING FOR NEW RESTAURANT IN EXISTING BLDG (INTERCEPTOR 50 GPM)"},{"number":"372407","date":"2011-11-23","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2012-02-05","scope":"HVAC / DUCTWORK, TOILET ROOM EXHAUST AND COMMERCIAL KITCHEN EXHAUST SYSTEM FOR 1ST FLOOR RESTAURANT."},{"number":"378987","date":"2012-01-04","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2012-02-05","scope":"INSTALL FIRE SUPPRESSION SYSTEM IN CHIPOLTE RESTAURANT."},{"number":"370365","date":"2012-01-04","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALLING NEW SERVICE AND FIT OUT TO FIRST FLOOR ONLY AS PER 2008 NEC (CC DIST)"},{"number":"378412","date":"2012-01-13","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2012-02-09","scope":"INSTALL WET CHEMICAL COMMERCIAL KITCHEN FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 17A (ONE (1) ANSUL R-102 3 GALLON TANK). SEE PERMIT # 372407 FOR KITCHEN HOOD APPROVAL."},{"number":"368527","date":"2012-01-20","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2012-01-20","scope":"INSTALL 3 FLAT WALL SIGNS, 1 - 29 SF, OVAL 30\" AND WINDOW 5SF"},{"number":"384568","date":"2012-01-31","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2012-02-05","scope":"INSTALL 3 SIGNS AS PER PLANS"},{"number":"377268","date":"2012-02-08","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"RELOCATION OF 6 EXISTING HORN/STROBES AND 2 EXISTING DUCT DETECTORS DUE TO RENOVATION OF EXISTING RESTAURANT, AS PER 2008 NEC, COMMERCIAL"},{"number":"365367","date":"2012-02-08","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2012-02-08","scope":"INTERIOR RENOVATION TO THE FIRST FLOOR RESTAURANT AS PER PLANS. SEPARATE PERMITS REQUIRED FOR M, E, P AND SIGNS."},{"number":"389471","date":"2012-02-22","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2012-02-24","scope":"REPLACE WATER BOX AND SECTIONS OF WATER LINES(MIXED USE)"},{"number":"511933","date":"2014-01-09","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2014-01-09","scope":"ONE TENANT SPACE TO 2 TENANT SPACES .SPACE # 2 RETAIL FOOD SALES AND SPACE # 1 EXISTING TAKE-OUT RESTAURANT WITH NIGHT CLUB."},{"number":"925385","date":"2018-11-06","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"EXPIRED","completedDate":"2019-07-25","scope":"REPLACE SECTION OF MAIN DRAIN AND POSSIBLE HOUSE TRAP/ FAI AP I CALL 2018.3093401"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2012,"k":"permit","w":"Suppression"},{"y":2012,"k":"permit","w":"Electrical"},{"y":2012,"k":"permit","w":"Suppression"},{"y":2012,"k":"permit","w":"Zoning/use"},{"y":2012,"k":"permit","w":"Sign"},{"y":2012,"k":"permit","w":"Electrical"},{"y":2012,"k":"permit","w":"Major alteration"},{"y":2012,"k":"permit","w":"Plumbing"},{"y":2014,"k":"permit","w":"Use"},{"y":2017,"k":"viol","w":"L&I violation"},{"y":2017,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2018,"k":"permit","w":"Plumbing"}],"rented":false,"licenses":[{"number":"594157","type":"Sidewalk Cafe","status":"Inactive","businessName":"CHIPOTLE MEXICAN GRILL OF COLORADO LLC (CHIPOTLE MEXICAN GRILL)","legalName":"CHIPOTLE MEXICAN GRILL OF COLORADO LLC","address":"1200-02 WALNUT ST","revenueCode":"3123","rentalCategory":null,"units":null,"issuedDate":"2013-05-20","latestIssueDate":"2020-06-27","expirationDate":"2021-06-30","inactiveDate":"2021-08-29"}],"licenseActivity":[{"number":"594157","type":"Sidewalk Cafe","businessName":"CHIPOTLE MEXICAN GRILL OF COLORADO LLC (CHIPOTLE MEXICAN GRILL)","legalName":"CHIPOTLE MEXICAN GRILL OF COLORADO LLC","issuedDate":"2013-05-20","latestIssueDate":"2020-06-27","closureDate":"2021-08-29","expirationDate":"2021-06-30","inactiveDate":"2021-08-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #54103: 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: 925385 (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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"2 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Sep 27, 2017.","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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"10 fire/suppression-related permits matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Sidewalk Cafe #594157: Inactive since Aug 29, 2021","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":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as commercial. 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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 6 historical violations across 3 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/"}]}