{"asOf":"2026-07-29T18:50:12.259Z","block":"0-99 S 22ND ST","blockUrl":"https://philadelphia.blockreport.homes/block/0-99-s-22nd-st","address":"15-19 S 22ND ST","parcelNumber":"772525500","source":"https://property.phila.gov/?p=772525500","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":true,"institutional":true,"buildingCode":"ZA0","buildingCodeNew":"680","buildingClass":"MISC LIBRARY MASONRY","buildingClassNew":"CULTURAL FACILITIES","useLabel":"Library","owner":"COLLEGE OF PHYSICIANS","coOwner":null,"marketValue":21419800,"landAssessment":2784574,"improvementAssessment":18635226,"livableArea":68967,"yearBuilt":null,"lastSale":{"price":2,"date":"2010-06-24T04:00:00Z"},"openViolations":3,"violations":[{"number":"VI-2025-078728","date":"2025-10-03","code":"F-901.6","title":"INSPECTION, TESTING & 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TEST\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-078730","date":"2025-10-03","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2025,"n":3,"worst":null}],"investigations":[{"caseNumber":"CF-2025-109614","date":"2025-10-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-109614","date":"2025-12-23","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-109614","date":"2026-03-06","type":null,"status":"FAILED"}],"inspYears":[{"y":2025,"fails":2,"passes":0},{"y":2026,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.95318087750816,"lng":-75.1764137431544,"geom":{"type":"Polygon","coordinates":[[[-75.176037734,39.953369545],[-75.176139317,39.952910654],[-75.176790784,39.952993036],[-75.1766876,39.953450603],[-75.176037734,39.953369545]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2022-001636","type":"Fire Alarm Certification","inspectionDate":"2022-01-07","result":"Certified","expirationDate":"2023-01-07","buildingId":"1501271"},{"number":"BC-2024-002428","type":"Fire Alarm Certification","inspectionDate":"2024-01-30","result":"Certified","expirationDate":"2025-01-30","buildingId":"1501271"},{"number":"BC-2025-003468","type":"Fire Alarm Certification","inspectionDate":"2025-01-21","result":"Certified","expirationDate":"2026-01-21","buildingId":"1501271"},{"number":"BC-2025-008563","type":"Special Hazards Certification","inspectionDate":"2025-03-31","result":"Deficient","expirationDate":null,"buildingId":"1501271"},{"number":"BC-2026-000989","type":"Fire Alarm Certification","inspectionDate":"2026-01-13","result":"Certified","expirationDate":"2027-01-13","buildingId":"1501271"},{"number":"BC-2026-015031","type":"Sprinkler Certification","inspectionDate":"2026-05-19","result":"Certified","expirationDate":"2027-05-19","buildingId":"1501271"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19103","beds":null,"baths":null,"stories":null,"lotArea":31495,"zoning":"CMX4","grade":"B","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"15 S 22ND ST, PHILADELPHIA PA, 19103","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":20092500,"taxable":0,"land":6299100,"improvement":13793400,"taxableLand":0,"taxableImprovement":0,"exemptLand":6299100,"exemptImprovement":13793400},{"y":2017,"v":20092500,"taxable":0,"land":6299100,"improvement":13793400,"taxableLand":0,"taxableImprovement":0,"exemptLand":6299100,"exemptImprovement":13793400},{"y":2018,"v":21419800,"taxable":0,"land":2784574,"improvement":18635226,"taxableLand":0,"taxableImprovement":0,"exemptLand":2784574,"exemptImprovement":18635226},{"y":2019,"v":21419800,"taxable":0,"land":2784574,"improvement":18635226,"taxableLand":0,"taxableImprovement":0,"exemptLand":2784574,"exemptImprovement":18635226},{"y":2020,"v":21419800,"taxable":0,"land":2784574,"improvement":18635226,"taxableLand":0,"taxableImprovement":0,"exemptLand":2784574,"exemptImprovement":18635226},{"y":2021,"v":21419800,"taxable":0,"land":2784574,"improvement":18635226,"taxableLand":0,"taxableImprovement":0,"exemptLand":2784574,"exemptImprovement":18635226},{"y":2022,"v":21419800,"taxable":0,"land":2784574,"improvement":18635226,"taxableLand":0,"taxableImprovement":0,"exemptLand":2784574,"exemptImprovement":18635226},{"y":2023,"v":21419800,"taxable":0,"land":2784574,"improvement":18635226,"taxableLand":0,"taxableImprovement":0,"exemptLand":2784574,"exemptImprovement":18635226},{"y":2024,"v":21419800,"taxable":0,"land":2784574,"improvement":18635226,"taxableLand":0,"taxableImprovement":0,"exemptLand":2784574,"exemptImprovement":18635226},{"y":2025,"v":21419800,"taxable":0,"land":2784574,"improvement":18635226,"taxableLand":0,"taxableImprovement":0,"exemptLand":2784574,"exemptImprovement":18635226},{"y":2026,"v":21419800,"taxable":0,"land":2784574,"improvement":18635226,"taxableLand":0,"taxableImprovement":0,"exemptLand":2784574,"exemptImprovement":18635226},{"y":2027,"v":21419800,"taxable":0,"land":2784574,"improvement":18635226,"taxableLand":0,"taxableImprovement":0,"exemptLand":2784574,"exemptImprovement":18635226}],"taxNow":0,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"150227","date":"2008-05-06","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2009-04-03","scope":"AIR CONDITIONING RETRO FIT 1 YORK AIR CONDITIONER MODIFY DUCTWORK"},{"number":"165297","date":"2008-07-21","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2011-03-09","scope":"FIXTURE REPLACEMENT"},{"number":"180984","date":"2008-10-17","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2011-11-09","scope":"INSTALLATION OF A FIRE ALARM SYSTEM ACCORDING TO NFPA 72 & PHILA. FIRE ALARM CODE."},{"number":"340514","date":"2011-05-24","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2012-11-02","scope":"RENOVATIONS TO PROVIDE NEW ELECTRICAL DISTRIBUTION SYSTEM TO INCLUDE SITE WORK FOR NEW PECO INSTALLATION. BUILDING WORK FOR BASEMENT,1ST,2ND 3RD FLOORS,INCLUDING CEILING SYSTEMS, RATED PARTITIONS IN BASEMENT AREA. SEPERATE PERMIT FOR ELECTRIC."},{"number":"343679","date":"2011-06-30","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2012-05-02","scope":"PROVIDE NEW SWITCHGEAR,TRANSFORMERS PANELS FEEDERS AND WIRING OF OWNER SUPPLIED EQUIPMENT,REPLACE BRANCH CIRCUIT WIRING FOR ALL EXISTING RECPTACLES SWITCHES AND LIGHTING FIXTURES,ATTACHED ARE THREE SET OF DRAWING WITH EQUIPMENT SCHEDULE DEVICES AND RISER DIAGRAM AS PER 2008 NEC"},{"number":"355029","date":"2011-07-26","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2011-08-02","scope":"INSTALLING 1 FLOOR DRAIN AND 1 SUMP PUMP"},{"number":"355822","date":"2011-08-17","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2011-11-29","scope":"AMEND PERMIT #340514 DATED 052411 TO REMOVE ACOUSTICAL CEILING UNDERNEATH A DRYWALL CEILING LOCATED IN THE ELECTRICAL ROOM. ONE HOUR RATING MUST BE MAINTAINED AS SHOWN IN REVISION."},{"number":"418770","date":"2012-08-09","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2014-02-18","scope":"EXTERIOR SITE WORK AND ALTERATIONS, CONSTRUCT NEW EXTERIOR VERANDA STAIRS, WINDOWS - DOORS REPLACE /REPAIR, BRICK -MORTAR REPAIR, IN EXISTING GARDEN AND REPLACE ROOFING MEMBRANE AT EXISTING FLAT ROOF, AS PER PLANS.PHC HISTORICAL STAFF TO REVIEW MASONRY SAMPLES IN FIELD & DOOR SHOP DRAWINGS FOR APPROVAL.ADDITIONAL PERMITS REQ: ELECTRICAL, HVAC W/DUNNAGE."},{"number":"412669","date":"2012-08-21","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2013-01-08","scope":"INSTALL TYPE II EXHAUST HOOD WITH MAKE UP AIR AS PER PLANS."},{"number":"439467","date":"2012-11-23","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALL TWO 40AMP 240V RECEPTACLES INSTALL ONE 30AMP AND ONE 20AMP 240V RECEPTACLES INSTALL (12) 2X4 FOUR TUBE T-8 FLUORESCENT LIGHT FIXTURES INTO DROP CEILING PER 2008 NEC"},{"number":"426323","date":"2012-11-26","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2013-04-17","scope":"INSTALL 1 ANSUL R-102 3.0-GALLON WET CHEMICAL COMMERCIAL KITCHEN SUPPRESSION SYSTEM"},{"number":"934322","date":"2019-01-09","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-04-29","scope":"NO CHANGE IN USE AND OCCUPANCY CLASSIFICATION. LEVEL II INTERIOR ALTERATIONS AS PER APPROVED PLANS. ASBESTOS ABATEMENT REQUIRED PRIOR TO COMMENCEMENT OF WORK. SEPARATE PERMIT REQUIRED ANY MEP WORK. SEE SECTION 1204.1.4 OF THE 2015 IEBC ACCESSIBILITY REQUIREMENT."},{"number":"947205","date":"2019-02-28","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2019-04-29","scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. 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 ALL OTHER WORK."},{"number":"946582","date":"2019-03-07","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-04-29","scope":"INSTALL 5 TOILETS, 3 LAVS. THE INSTALLATION WILL COMPLY WITH THE 2004 PHILA PLUMBING CODE."},{"number":"951286","date":"2019-03-07","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-04-24","scope":"INTERIOR LIGHTING, EMERGENCY LIGHTING, LIGHTING CONTROL & BRANCH CIRCUIT WIRING, POWER WIRING DEVICES, AND ***MECH EQUIPMENT POWER WIRING ONCE ISSUED*** AS PER NEC 2008 AND FIRE ALARM DEVICES AS PER NFPA 72 **SEE LOG**"},{"number":"OP-2021-000304","date":"2021-07-01","work":"Temporary Tents and Canopies","type":"Operations","description":"Operations Permit","status":"Expired","completedDate":"2022-02-26","scope":"tent for outdoor wedding AS PER 2018 PHILADELPHIA FIRE CODE"},{"number":"CP-2022-003669","date":"2022-08-02","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-08-09","scope":"FOR LEVEL II ALTERATION WITHIN THE BASEMENT OF THE EXISTING COLLEGE BUILDING AS PER APPROVED PLANS. BUILDING IS NOT SPRINKLERED. SEPARATE PERMITS REQUIRED FOR MEP WORK."},{"number":"EP-2022-007913","date":"2022-08-24","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-06-21","scope":"INSTALL NEW LIGHTS, EXIT SIGNS, SWITCHES, SENSORS & RECEPTACLES. PROVIDE POWER FOR THE MECHANICAL & HVAC EQUIPMENT. REMOVE & REINSTALL THE EXISTING FIRE ALARM DEVICES. PROVIDE EMPTY CONDUITS FOR THE LOW VOLTAGE . ALL WORK IN ACCORDANCE WITH THE 2017 NEC & 2016 NFPA-72."},{"number":"PP-2022-012868","date":"2022-08-31","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-07-21","scope":"Demo of 2 fixtures Installation of domestic hot & cold water Installation of sanitary waste & vent piping Installation of 3 new fixtures"},{"number":"MP-2022-004608","date":"2022-09-01","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-07-25","scope":"ALTERATIONS TO EXISTING HVAC SYSTEM FOR COLLEGE BUILDING TO ACCOMODATE RENOVATIONS TO LOWER LEVEL AS PER APPROVED PLANS. *2018 IMC REVIEW*"},{"number":"FP-2022-002318","date":"2022-09-22","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2023-08-09","scope":"FOR THE INSTALLATION OF A SIX (6) INCH FIRE SERVICE LINE WITH A SIX (6) INCH BACKFLOW PREVENTER, AUTOMATIC FIRE SUPPRESSION SYSTEM AS PER NFPA 13, AND MANUAL WET STANDPIPE PER NFPA 14. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/HYDRAULIC CALCULATIONS. SEPARATE PERMIT IS REQUIRED FOR ANY OTHER WORK."},{"number":"FP-2023-000024","date":"2023-01-27","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Expired","completedDate":"2023-10-03","scope":"FOR THE INSTALLATION OF A CLEAN AGENT FIRE SUPPRESSION SYSTEM DESIGNED PER NFPA 2001 STANDARD AS PER PLANS."},{"number":"PP-2023-011478","date":"2023-08-22","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-09-05","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":"ZP-2026-006464","date":"2026-06-11","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF TWO (2) WALL SIGNS. SIZE AND LOCATION AS SHOWN IN PLAN."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2021,"k":"permit","w":"Temporary Tents and Canopies"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Alterations"},{"y":2022,"k":"permit","w":"Addition and/or Alterations"},{"y":2022,"k":"permit","w":"Addition and/or Alterations"},{"y":2023,"k":"permit","w":"Addition and/or Alterations"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2025,"k":"viol","w":"3 L&I violations"},{"y":2025,"k":"insp","w":"Inspection failed ×2"},{"y":2026,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2026,"k":"insp","w":"Inspection failed"}],"rented":false,"licenses":[{"number":"342195","type":"Food Preparing and Serving (30+ SEATS)","status":"Active","businessName":"COLLEGE OF PHYSICIANS OF PHILADELPHIA","legalName":"COLLEGE OF PHYSICIANS OF PHILADELPHIA","address":"15-19 S 22ND ST","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2006-09-06","latestIssueDate":"2026-03-27","expirationDate":"2027-04-30","inactiveDate":null},{"number":"485551","type":"Dumpster License - Private Property","status":"Active","businessName":"COLLEGE OF PHYSICIANS OF PHILADELPHIA","legalName":"COLLEGE OF PHYSICIANS OF PHILADELPHIA","address":"15-19 S 22ND ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2009-10-15","latestIssueDate":"2013-07-27","expirationDate":null,"inactiveDate":null}],"licenseActivity":[{"number":"485551","type":"Dumpster License - Private Property","businessName":"COLLEGE OF PHYSICIANS OF PHILADELPHIA","legalName":"COLLEGE OF PHYSICIANS OF PHILADELPHIA","issuedDate":"2009-10-15","latestIssueDate":"2013-07-27","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"342195","type":"Food Preparing and Serving (30+ SEATS)","businessName":"COLLEGE OF PHYSICIANS OF PHILADELPHIA","legalName":"COLLEGE OF PHYSICIANS OF PHILADELPHIA","issuedDate":"2006-09-06","latestIssueDate":"2026-03-27","closureDate":null,"expirationDate":"2027-04-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-28","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":["3 open L&I violations","failed L&I inspection activity in 2025, 2026"],"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":["3 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"building-certifications","level":"urgent","title":"A life-safety certification is deficient","finding":"Fire Alarm Certification: Certified through Jan 13, 2027; Special Hazards Certification: Deficient; Sprinkler Certification: Certified through May 19, 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":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"2 permits not marked completed: OP-2021-000304 (Expired), FP-2023-000024 (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":"3 open L&I violations","finding":"3 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":"3 failed, 0 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Mar 6, 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/"},{"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 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/"}],"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/"}]}