{"asOf":"2026-07-29T02:57:17.313Z","block":"200-299 N 23RD ST","blockUrl":"https://philadelphia.blockreport.homes/block/200-299-n-23rd-st","address":"233 N 23RD ST","parcelNumber":"083110925","source":"https://property.phila.gov/?p=083110925","ownerType":"vacant","kind":"vacant land","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"SR","buildingCodeNew":null,"buildingClass":"VACANT LAND RESIDE < ACRE","buildingClassNew":null,"useLabel":"Vacant lot","owner":"LE23 OWNER'S ASSOCIATION","coOwner":null,"marketValue":null,"landAssessment":0,"improvementAssessment":0,"livableArea":null,"yearBuilt":null,"lastSale":{"price":1,"date":"2015-08-14T04:00:00Z"},"openViolations":0,"violations":[{"number":"4175375","date":"2016-09-28","code":"A-302.10/2","title":"PERMB- WORK NOT SAME AS PERMIT","status":"RESOLVE","resolutionDate":null,"resolution":null},{"number":"4078194","date":"2016-03-04","code":"A-302.9/57","title":"PERMP REVK- FLSE APPL STATEM'T","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4078192","date":"2016-03-04","code":"A-302.9/57","title":"PERMP REVK- FLSE APPL STATEM'T","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4262325","date":"2016-08-23","code":"A-302.10/2","title":"PERMB- WORK NOT SAME AS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4096318","date":"2016-09-26","code":"A-302.10/2","title":"PERMB- WORK NOT SAME AS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"557219","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DCC","status":"CLOSED","createdDate":"2016-09-28","completedDate":null,"violations":[{"number":"4175375","date":"2016-09-28","code":"A-302.10/2","title":"PERMB- WORK NOT SAME AS PERMIT","status":"RESOLVE","resolutionDate":null,"resolution":null}]},{"number":"666053","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"4078194","date":"2016-03-04","code":"A-302.9/57","title":"PERMP REVK- FLSE APPL STATEM'T","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"666029","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"4078192","date":"2016-03-04","code":"A-302.9/57","title":"PERMP REVK- FLSE APPL STATEM'T","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"653142","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"4262325","date":"2016-08-23","code":"A-302.10/2","title":"PERMB- WORK NOT SAME AS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"645038","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"4096318","date":"2016-09-26","code":"A-302.10/2","title":"PERMB- WORK NOT SAME AS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2016,"n":5,"worst":null}],"investigations":[{"caseNumber":"557219","date":"2016-09-28","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"557219","date":"2016-11-04","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"557219","date":"2016-12-19","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"557219","date":"2017-02-17","type":"PRECOURT","status":"CLOSED"}],"inspYears":[{"y":2016,"fails":2,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.958722200225296,"lng":-75.17651376550421,"geom":{"type":"Polygon","coordinates":[[[-75.176684249,39.958796024],[-75.176393989,39.958766945],[-75.176420813,39.95864376],[-75.176614313,39.958668712],[-75.176601932,39.958725568],[-75.17662656,39.958728743],[-75.176613885,39.958786951],[-75.176684249,39.958796024]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19103","beds":null,"baths":null,"stories":null,"lotArea":2734,"zoning":"RSA5","grade":null,"basement":null,"heater":null,"centralAir":null,"extCond":null,"intCond":null,"garage":null,"homestead":false,"mail":"612 S 2ND ST, PHILADELPHIA PA, 19147","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR RELOCATION OF LOT LINES TO CREATE TWO (2) LOTS (PROPOSED PARCELS 'A' AND 'B') FROM THREE (3) EXISTING LOTS (233-35, 237, AND 239 N. 23RD STREET). APPLICATION ALSO FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH PILOT HOUSE ON PARC","status":"CLOSED","outcome":"Granted","date":"2015-06-24","number":"25161","relatedPermit":"604932"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":1774200,"taxable":1774200,"land":900900,"improvement":873300,"taxableLand":900900,"taxableImprovement":873300,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":1774200,"taxable":1774200,"land":900900,"improvement":873300,"taxableLand":900900,"taxableImprovement":873300,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":2010100,"taxable":2010100,"land":401999,"improvement":1608101,"taxableLand":401999,"taxableImprovement":1608101,"exemptLand":0,"exemptImprovement":0}],"taxNow":28137,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"604932","date":"2015-07-07","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2015-07-07","scope":"FOR THE RELOCATION OF LOT LINES TO CREATE TWO (2) LOTS (PROPOSED PARCELS 'A' AND 'B') FROM THREE (3) EXISTING LOTS (233-35, 237, AND 239 N. 23RD STREET). APPLICATION ALSO FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH PILOT HOUSE ON PARCEL 'B' AND FOR THE ERECTION OF TWO (2) ATTACHED STRUCTURES WITH PILOT HOUSE ON PARCEL 'A'. SIZE AND LOCATION AS SHOWN IN PLANS. FOR USE AS A SINGLE-FAMILY DWELLING WITH PRIVATE RESIDENCE GARAGE (TWO (2) SPACES) ON PARCEL 'B' AND MULTI-FAMILY RESIDENCE (THREE (3) DWELLING UNITS) WITH PRIVATE RESIDENCE GARAGE (TWO (2) SPACES) AND FOUR (4) OFF-STREET OPEN AIR PARKING SPACES (ONE (1) VAN SPACE) ON PARCEL 'A'. NO SIGNS ON THIS APPLICATION. EASEMENT FOR SHARED DRIVEWAY TO BE RECORDED PRIOR TO BUILDING PERMIT ISSUANCE. FLOOD WATERS TO BE REMOVED FROM STRUCTURES LOCATED WITHIN FLOOD PLAIN IN ACCORDANCE WITH 14-704(4)(C)(.2)(.C)."},{"number":"653142","date":"2015-11-19","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2018-01-11","scope":"CONSTRUCTION OF (1) PROPOSED, FOUR STORY TOWNHOME,, UNITS 2, WITH GARAGE AND FINISHED BASEMENT, (DEMO OF EXISTING BUILDING IS NOT PART OF THIS APPLICATION. SEPARATE PERMITS REQUIRED).CERTIFICATE OF OCCUPANCY IS NOT PART OF THIS APPLICATION (PLANS & REPORTS SUBMITTED ON A/P #645038)"},{"number":"645038","date":"2015-11-19","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2017-11-03","scope":"CONSTRUCTION OF (2) PROPOSED, THREE STORY TOWNHOMES,, UNITS 3 & 4, WITH (2) DESIGNATED PARKING SPACES EACH AND FINISHED BASEMENT, (DEMO OF EXISTING BUILDING IS NOT PART OF THIS APPLICATION. SEPARATE PERMITS REQUIRED) CERTIFICATE OF OCCUPANCY IS NOT PART OF THIS APPLICATION."},{"number":"666029","date":"2016-01-27","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-11-06","scope":"INSTALL 2-WC, 2-LAV, 2-TUB & 1-KIT SINK. THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"666053","date":"2016-01-27","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-11-06","scope":"INSTALL 2-WC, 2-LAV, 2-TUB & 1-KIT SINK. THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"676839","date":"2016-04-20","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2018-02-21","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM WITH 2\" FIRE SERVICE AND 2\" WILKINS 350XL BACKFLOW PREVENTION ASSEMBLY IN ACCORDANCE WITH NFPA 13R THROUGHOUT UNIT #2. ALL WORK SHALL COMPLY WITH THE APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"679848","date":"2016-04-20","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"EXPIRED","completedDate":null,"scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM WITH 2\" FIRE SERVICE AND 2\" WILKINS 350XL BACKFLOW PREVENTION ASSEMBLY IN ACCORDANCE WITH NFPA 13R THROUGHOUT UNIT #3. ALL WORK SHALL COMPLY WITH THE APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"679849","date":"2016-04-20","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"EXPIRED","completedDate":null,"scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM WITH 2\" FIRE SERVICE AND 2\" WILKINS 350XL BACKFLOW PREVENTION ASSEMBLY IN ACCORDANCE WITH NFPA 13R THROUGHOUT UNIT #4. ALL WORK SHALL COMPLY WITH THE APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA. **SEE A/P 679848 FOR PLANS**"},{"number":"697775","date":"2016-06-07","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2017-11-06","scope":"INSTALL 2 DIRECT VENT FURNACES & 2 AC UNITS WITH DUCTWORK (SFD)"},{"number":"697301","date":"2016-06-07","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2017-11-08","scope":"INSTALL 2 DIRECT VENT FURNACES AND 2 AC UNITS WITH DUCTWORK (SFD)"},{"number":"705171","date":"2016-07-06","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-09-13","scope":"NEW 200AMP SERVICE. NEW WIRING THROUGHOUT AS PER NEC 2008. NEW SWITCHES AND OUTLETS THROUGHOUT. HARDWIRED SMOKE AND CO DETECTORS.CC DISTRICT"},{"number":"705170","date":"2016-07-06","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-09-13","scope":"NEW 200AMP SERVICE. NEW WIRING THROUGHOUT AS PER NEC 2008. NEW SWITCHES AND OUTLETS THROUGHOUT. HARDWIRED SMOKE AND CO DETECTORS.CC DISTRICT"},{"number":"705168","date":"2016-07-06","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-11-02","scope":"NEW 200AMP SERVICE. NEW WIRING THROUGHOUT AS PER NEC 2008. NEW SWITCHES AND OUTLETS THROUGHOUT. HARDWIRED SMOKE AND CO DETECTORS.CC DISTRICT"},{"number":"707714","date":"2016-07-26","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2016-10-27","scope":"TO AMEND PERMIT #645038.UNITS 3&4 HAVE BEEN REVISED TO FALL WITHIN THE NFPA 13D CLASSIFICATION."},{"number":"693705","date":"2016-09-07","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2017-11-08","scope":"FOR THE INSTALLATION OF AN AUTOMATIC SPRINKLER SYSTEM WITH A 2\" COMBINED FIRE & DOMESTIC SERVICE LINE FOR A THREE (3) STORY STRUCTURE WITH A PILOTHOUSE. AUTOMATIC SPRINKLER SYSTEM INSTALLATION IN ACCORDANCE WITH NFPA 13D. SERVICE LINE TO CONNECT STRUCTURE TO EXISTING CITY WATER UNDER DRIVEWAY EASEMENT."},{"number":"718989","date":"2016-09-07","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2017-11-06","scope":"FOR THE INSTALLATION OF AN AUTOMATIC SPRINKLER SYSTEM WITH A 2\" COMBINED FIRE & DOMESTIC SERVICE LINE FOR A THREE (3) STORY STRUCTURE WITH A PILOTHOUSE. AUTOMATIC SPRINKLER SYSTEM INSTALLATION IN ACCORDANCE WITH NFPA 13D. SERVICE LINE TO CONNECT STRUCTURE TO EXISTING CITY WATER UNDER DRIVEWAY EASEMENT. SEE A/P NO 693705 FOR APPROVED PLANS."},{"number":"715494","date":"2016-09-08","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2018-02-21","scope":"INSTALL (2) DIRECT VENT FURNACES, COILS AND CONDENSERS (NOTHING ON ROOF) WITH DUCTWORK AND FULLY DUCTED SUPPLY AND RETURN. SELF-CONTAINED UNITS. NO PENETRATION OF FIRE RATED WALLS. THREE FAMILY DWELLINGS"},{"number":"731879","date":"2016-10-26","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"EXPIRED","completedDate":null,"scope":"5\" LATERAL,5\" CURB TRAP AND 2\" WATER SERVICE PA20162981921 (SFD)SELF CERTIFICATION'S ARE NO LONGER PERMITTED\",\"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FT IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"731887","date":"2016-10-26","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"EXPIRED","completedDate":null,"scope":"5\" LATERAL,5\" CURB TRAP AND 2\" WATER SERVICE PA20162981921 (SFD)SELF CERTIFICATION'S ARE NO LONGER PERMITTED\",\"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FT IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"731886","date":"2016-10-26","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"EXPIRED","completedDate":null,"scope":"5\" LATERAL,5\" CURB TRAP AND 3/4\" WATER SERVICE PA20162981921 (SFD)SELF CERTIFICATION'S ARE NO LONGER PERMITTED\",\"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FT IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"752801","date":"2017-01-24","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-02-21","scope":"NEW CONSTRUCTION: INSTALL WASHER, SUMP PUMP, EJECTOR PUMP, (6)SINKS, (5)TOILETS, (3)BATHTUBS/SHOWER, DISHWASHER, KITCHEN SINK, (2) WATER HEATERS, (2)HOSE BIBBS"},{"number":"771095","date":"2017-03-30","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-05-19","scope":"HOUSE DRAIN, LATERAL, CURB TRAP, FAI & 3/4 WATER SERVICE PA20170821935 (SFD) SELF CERTIFICATION NO LONGER ACCEPTED ALL TRENCHES IN EXCESS OF 5 FT MUST HAVE APPROVED SHORING AT THE TIME OF INSPECTION."},{"number":"771101","date":"2017-03-30","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-05-19","scope":"HOUSE DRAIN, LATERAL, CURB TRAP, FAI & 3/4 WATER SERVICE PA20170821935 (SFD) SELF CERTIFICATION NO LONGER ACCEPTED ALL TRENCHES IN EXCESS OF 5 FT MUST HAVE APPROVED SHORING AT THE TIME OF INSPECTION."},{"number":"771100","date":"2017-03-30","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-05-19","scope":"HOUSE DRAIN, LATERAL, CURB TRAP, FAI & 3/4 WATER SERVICE PA20170821935 (SFD) SELF CERTIFICATION NO LONGER ACCEPTED ALL TRENCHES IN EXCESS OF 5 FT MUST HAVE APPROVED SHORING AT THE TIME OF INSPECTION."},{"number":"763706","date":"2017-04-25","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2017-11-08","scope":"AMEND PERMIT #645038 TO REFLECT AS BUILT CONDITIONS."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2016,"k":"insp","w":"Inspection failed ×2"},{"y":2016,"k":"permit","w":"Suppression"},{"y":2016,"k":"permit","w":"Suppression"},{"y":2016,"k":"permit","w":"Mechanical"},{"y":2016,"k":"permit","w":"Plumbing"},{"y":2016,"k":"permit","w":"Plumbing"},{"y":2016,"k":"permit","w":"Plumbing"},{"y":2017,"k":"permit","w":"Plumbing"},{"y":2017,"k":"permit","w":"Plumbing"},{"y":2017,"k":"permit","w":"Plumbing"},{"y":2017,"k":"permit","w":"Plumbing"},{"y":2017,"k":"permit","w":"Administrative"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-28","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #25161: CLOSED · Granted; related permit 604932.","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":"5 permits not marked completed: 679848 (EXPIRED), 679849 (EXPIRED), 731879 (EXPIRED), 731887 (EXPIRED), 731886 (EXPIRED).","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, 0 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was CLOSED on Feb 17, 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":"6 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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 5 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/"}]}