{"asOf":"2026-07-27T21:21:24.972Z","block":"2300-2399 GREENWICH ST","blockUrl":"https://philadelphia.blockreport.homes/block/2300-2399-greenwich-st","address":"2303 GREENWICH ST","parcelNumber":"364041800","source":"https://property.phila.gov/?p=364041800","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":"TWIN HORIZONS LLC","coOwner":null,"marketValue":75100,"landAssessment":75100,"improvementAssessment":0,"livableArea":null,"yearBuilt":null,"lastSale":{"price":45000,"date":"2025-01-13T05:00:00Z"},"openViolations":0,"violations":[{"number":"4308741","date":"2017-05-06","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4308740","date":"2017-05-06","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4629717","date":"2018-04-04","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4629718","date":"2018-04-04","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4729574","date":"2018-07-03","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4729575","date":"2018-07-03","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4897730","date":"2018-12-12","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4897731","date":"2018-12-12","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2020-004231","date":"2020-05-07","code":"10-715","title":"LITTER ON VACANT LOTS","status":"COMPLIED","resolutionDate":"2020-09-03","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-076506","date":"2021-10-30","code":"10-715","title":"LITTER ON VACANT LOTS","status":"COMPLIED","resolutionDate":"2021-12-10","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-061769","date":"2022-08-17","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2022-09-27","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2023-030380","date":"2023-05-04","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2023-06-12","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2024-013458","date":"2024-03-01","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2024-03-19","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2024-013459","date":"2024-03-01","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2024-03-19","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2024-058124","date":"2024-07-13","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2024-09-18","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2024-058125","date":"2024-07-13","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2024-09-18","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2025-080031","date":"2025-10-08","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2025-11-07","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2025-080032","date":"2025-10-08","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2025-11-07","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2026-025814","date":"2026-04-28","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2026-05-13","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2026-025815","date":"2026-04-28","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2026-05-13","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}],"violationCases":[{"number":"577935","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2017-04-06","completedDate":"2017-08-29","violations":[{"number":"4308741","date":"2017-05-06","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4308740","date":"2017-05-06","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"627428","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2018-04-04","completedDate":"2018-05-14","violations":[{"number":"4629717","date":"2018-04-04","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4629718","date":"2018-04-04","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"642524","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2018-07-03","completedDate":"2018-07-23","violations":[{"number":"4729574","date":"2018-07-03","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4729575","date":"2018-07-03","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"666952","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2018-12-12","completedDate":"2019-03-05","violations":[{"number":"4897730","date":"2018-12-12","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4897731","date":"2018-12-12","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2020-013555","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2020-05-07","completedDate":"2020-09-03","violations":[{"number":"VI-2020-004231","date":"2020-05-07","code":"10-715","title":"LITTER ON VACANT LOTS","status":"COMPLIED","resolutionDate":"2020-09-03","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2021-106140","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2021-10-30","completedDate":"2021-12-14","violations":[{"number":"VI-2021-076506","date":"2021-10-30","code":"10-715","title":"LITTER ON VACANT LOTS","status":"COMPLIED","resolutionDate":"2021-12-10","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2022-084149","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2022-08-17","completedDate":"2022-10-27","violations":[{"number":"VI-2022-061769","date":"2022-08-17","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2022-09-27","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]},{"number":"CF-2023-039513","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2023-05-04","completedDate":"2023-06-13","violations":[{"number":"VI-2023-030380","date":"2023-05-04","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2023-06-12","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]},{"number":"CF-2024-016357","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2024-03-01","completedDate":"2024-03-19","violations":[{"number":"VI-2024-013458","date":"2024-03-01","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2024-03-19","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2024-013459","date":"2024-03-01","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2024-03-19","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]},{"number":"CF-2024-074555","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2024-07-13","completedDate":"2024-09-19","violations":[{"number":"VI-2024-058124","date":"2024-07-13","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2024-09-18","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2024-058125","date":"2024-07-13","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2024-09-18","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]},{"number":"CF-2025-111253","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2025-10-08","completedDate":"2025-11-10","violations":[{"number":"VI-2025-080031","date":"2025-10-08","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2025-11-07","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2025-080032","date":"2025-10-08","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2025-11-07","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]},{"number":"CF-2026-042857","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2026-04-28","completedDate":"2026-05-14","violations":[{"number":"VI-2026-025814","date":"2026-04-28","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2026-05-13","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2026-025815","date":"2026-04-28","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2026-05-13","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]}],"violYears":[{"y":2017,"n":2,"worst":"EXTERIOR STRUCT UNSAFE COND 7"},{"y":2018,"n":6,"worst":null},{"y":2020,"n":1,"worst":null},{"y":2021,"n":1,"worst":null},{"y":2022,"n":1,"worst":null},{"y":2023,"n":1,"worst":null},{"y":2024,"n":4,"worst":null},{"y":2025,"n":2,"worst":null},{"y":2026,"n":2,"worst":null}],"investigations":[{"caseNumber":"577935","date":"2017-08-29","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"577935","date":"2017-08-29","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"577935","date":"2017-08-29","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"CF-2020-013555","date":"2020-05-07","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-013555","date":"2020-09-03","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-106140","date":"2021-10-30","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-106140","date":"2021-12-14","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-084149","date":"2022-08-17","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-084149","date":"2022-09-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-039513","date":"2023-05-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-039513","date":"2023-06-13","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-016357","date":"2024-03-01","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-016357","date":"2024-03-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-074555","date":"2024-07-13","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-074555","date":"2024-07-30","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-074555","date":"2024-09-19","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-111253","date":"2025-10-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-111253","date":"2025-11-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-111253","date":"2025-11-10","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-042857","date":"2026-04-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-042857","date":"2026-05-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-042857","date":"2026-05-14","type":null,"status":"PASSED"}],"inspYears":[{"y":2020,"fails":1,"passes":1},{"y":2021,"fails":1,"passes":1},{"y":2022,"fails":2,"passes":0},{"y":2023,"fails":2,"passes":0},{"y":2024,"fails":4,"passes":1},{"y":2025,"fails":2,"passes":1},{"y":2026,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.93328936301398,"lng":-75.18305536662946,"geom":{"type":"Polygon","coordinates":[[[-75.183016121,39.933353785],[-75.183044417,39.933218851],[-75.183094976,39.933225786],[-75.183065851,39.933359911],[-75.183016121,39.933353785]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":null,"baths":null,"stories":null,"lotArea":686,"zoning":"RSA6","grade":null,"basement":null,"heater":null,"centralAir":null,"extCond":null,"intCond":null,"garage":null,"homestead":false,"mail":"1386 HOLT RD, HUNTINGDON VALLEY PA, 19006","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":62300,"taxable":62300,"land":7134,"improvement":55166,"taxableLand":7134,"taxableImprovement":55166,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":62300,"taxable":62300,"land":12211,"improvement":50089,"taxableLand":12211,"taxableImprovement":50089,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":62300,"taxable":62300,"land":12211,"improvement":50089,"taxableLand":12211,"taxableImprovement":50089,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":73800,"taxable":73800,"land":14400,"improvement":59400,"taxableLand":14400,"taxableImprovement":59400,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":21700,"taxable":21700,"land":21700,"improvement":0,"taxableLand":21700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":21700,"taxable":21700,"land":21700,"improvement":0,"taxableLand":21700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":21700,"taxable":21700,"land":21700,"improvement":0,"taxableLand":21700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":110200,"taxable":110200,"land":110200,"improvement":0,"taxableLand":110200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":110200,"taxable":110200,"land":110200,"improvement":0,"taxableLand":110200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":117600,"taxable":117600,"land":117600,"improvement":0,"taxableLand":117600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":117600,"taxable":117600,"land":117600,"improvement":0,"taxableLand":117600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":75100,"taxable":75100,"land":75100,"improvement":0,"taxableLand":75100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0}],"taxNow":1646,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"785738","date":"2017-05-23","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-06-27","scope":"SEAL SEWER LATERAL AND REMOVED TRAP AND FRESH AIR INLET PA ONE CALL #2017-1362186"},{"number":"794011","date":"2017-07-14","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2017-07-14","scope":"COMPLETE DEMOLITION"},{"number":"794013","date":"2017-07-14","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2017-08-29","scope":"FOR THE COMPLETE DEMOLITION OF AN ATTACHED LIGHT-FRAMED STRUCTURE. VALID SIDEWALK CLOSURE PERMIT TO BE SECURED FOR PROPOSED TEMPORARY FENCING. PEDESTRIAN PROTECTION AND PROTECTION OF ADJACENT STRUCTURE TO BE PROVIDED IN ACCORDANCE WITH SECTION B-3306. <A COVERED WALKWAY OR SIDEWALK CLOURE SHALL BE REQ'D WITHIN 6-FT OF BLDG FACADE IN ACCORDANCE WITH SECTION B-3306 OF THE IBC. SEPARATE BLDG AND/OR STREETS DEPT PERMIT REQ'D.> *PERMIT RECEIVED FROM DOWNSTAIRS 7/17/17*"},{"number":"ZP-2025-005089","date":"2025-07-02","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF AN ATTACHED BUILDING. SIZE AND LOCATION AS SHOWN ON PLANS"}],"storyTag":"Torn down & rebuilt","storyDelta":14,"timeline":[{"y":2017,"k":"permit","w":"Demolition"},{"y":2017,"k":"demo"},{"y":2023,"k":"viol","w":"L&I violation"},{"y":2023,"k":"insp","w":"Inspection failed ×2"},{"y":2024,"k":"viol","w":"4 L&I violations"},{"y":2024,"k":"insp","w":"L&I: 4 failed, 1 passed"},{"y":2025,"k":"sale","p":45000},{"y":2025,"k":"viol","w":"2 L&I violations"},{"y":2025,"k":"permit","w":"New construction, addition, GFA change"},{"y":2025,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2026,"k":"viol","w":"2 L&I violations"},{"y":2026,"k":"insp","w":"L&I: 2 failed, 1 passed"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"post-purchase-work","level":"watch","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 1 permit event matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2025","permit activity in 2025"],"caveat":"This does not show that the property is listed or that a sale is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 408% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $21,700 to $110,200","no permit shown in 2022-2024"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #794011: 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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 20 historical violations across 12 cases.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","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":"14 failed, 5 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on May 14, 2026.","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/"}],"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/"}]}