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TEACHERS AND ADMINISTRATIVE OFFICES ON THE SECOND AND THIRD FLOORS WITH ACCESSORY PREPARING AND SERVING OF FOOD, FOR ACCESSORY COUN","status":"CLOSED","outcome":"Granted with conditions","date":"2009-02-04","number":"7836","relatedPermit":"184176"},{"type":"Zoning board appeal","grounds":"PERMIT FOR THE EXPANSION OF AN EDUCATIONAL FACILITY TO 1ST FLOOR AND FOR THE INCREASE\nOF TOTAL NUMBER OF STUDENTS TO SEVEN HUNDRED (700) STUDENTS IN AN EXISTING STRUCTURE WITH\nEXISTING ACCESSORY PARKING SPACES AS PREVIOUSLY APPROVED.","status":"OPEN","outcome":"Granted","date":"2019-12-18","number":"38990","relatedPermit":"1006326"},{"type":"ZBA Permit Denial - Variance","grounds":"[PERMIT] For the expansion of the Educational Facilities use within an existing structure.","status":"Completed","outcome":"Granted","date":"2023-11-20","number":"ZP-2023-004651","relatedPermit":"ZP-2023-004651"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":751400,"taxable":305300,"land":55200,"improvement":696200,"taxableLand":55200,"taxableImprovement":250100,"exemptLand":0,"exemptImprovement":446100},{"y":2017,"v":751400,"taxable":305300,"land":55200,"improvement":696200,"taxableLand":55200,"taxableImprovement":250100,"exemptLand":0,"exemptImprovement":446100},{"y":2018,"v":801000,"taxable":323676,"land":56070,"improvement":744930,"taxableLand":56070,"taxableImprovement":267606,"exemptLand":0,"exemptImprovement":477324},{"y":2019,"v":801000,"taxable":323676,"land":56070,"improvement":744930,"taxableLand":56070,"taxableImprovement":267606,"exemptLand":0,"exemptImprovement":477324},{"y":2020,"v":801000,"taxable":801000,"land":56070,"improvement":744930,"taxableLand":56070,"taxableImprovement":744930,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":801000,"taxable":801000,"land":56070,"improvement":744930,"taxableLand":56070,"taxableImprovement":744930,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":801000,"taxable":801000,"land":56070,"improvement":744930,"taxableLand":56070,"taxableImprovement":744930,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":801000,"taxable":801000,"land":56070,"improvement":744930,"taxableLand":56070,"taxableImprovement":744930,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":801000,"taxable":801000,"land":56070,"improvement":744930,"taxableLand":56070,"taxableImprovement":744930,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":801000,"taxable":801000,"land":56070,"improvement":744930,"taxableLand":56070,"taxableImprovement":744930,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":801000,"taxable":801000,"land":56070,"improvement":744930,"taxableLand":56070,"taxableImprovement":744930,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":801000,"taxable":801000,"land":56070,"improvement":744930,"taxableLand":56070,"taxableImprovement":744930,"exemptLand":0,"exemptImprovement":0}],"taxNow":11212,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"58909","date":"2007-03-05","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2007-03-05","scope":"ERECTION OF MECHANICAL UNITS, CREATION OF ACCESSORY PARKING FOR 20 SPACES INC. ONE H/C SPACE. ERECTION OF FENCE AND GATE FOR USE AS BSMT.-MECHANICAL USE AND BLDG STORAGE, 1ST COUNSELING OFFICE 2ND & 3RD FL.VACANT SPACES."},{"number":"66280","date":"2007-04-03","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2007-09-11","scope":"REMOVAL AND REPLACEMENT OF WINDOWS AND DOORS, INTERIOR DEMOLITION OF NON BEARING PARTITIONS"},{"number":"79400","date":"2007-05-30","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2009-09-04","scope":"INSTALL 8 SELF-CONTAINED LENNOX GAS FURNACES (90%) WITH A/C (8 OFFICE SPACES)"},{"number":"79425","date":"2007-05-30","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2009-09-04","scope":"INSTALL 1800 CFM DUCTWORK - OFFICE SPACE 8"},{"number":"79424","date":"2007-05-30","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2009-09-04","scope":"INSTALL 1800 CFM DUCTWORK - OFFICE SPACE 7"},{"number":"79423","date":"2007-05-30","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2009-09-04","scope":"INSTALL 1800 CFM DUCTWORK - OFFICE SPACE 6"},{"number":"79422","date":"2007-05-30","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2009-09-04","scope":"INSTALL 1800 CFM DUCTWORK - OFFICE SPACE 5"},{"number":"79421","date":"2007-05-30","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2009-09-04","scope":"INSTALL 1800 CFM DUCTWORK - OFFICE SPACE 4"},{"number":"79420","date":"2007-05-30","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2009-09-04","scope":"INSTALL 1800 CFM DUCTWORK - OFFICE SPACE 3"},{"number":"79419","date":"2007-05-30","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2009-09-04","scope":"INSTALL 1800 CFM DUCTWORK - OFFICE SPACE 2"},{"number":"79412","date":"2007-05-30","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2009-09-04","scope":"INSTALL 1800 CFM DUCTWORK - OFFICE SPACE 1"},{"number":"77253","date":"2007-06-19","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2008-08-01","scope":"INTERIOR/EXTERIOR RENOVATIONS TO EXISTING 3-STORY BLDG;NEW EXTERIOR WALL FINISHES & THERMOPANE WINDOWS;INTERIOR RENOVATIONS SHALL BE (BUT NOT LIMITED TO)TEW WALLS FLOOR FINISHES CEILINGS,HVAC W/PRIVATED ACCESSORY PARKING FOR TENANTS & VISTORS"},{"number":"83572","date":"2007-06-19","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2009-09-04","scope":"INSTALLATION OF HVAC FOR 1ST FLOOR COUNSELLING OFFICE."},{"number":"86520","date":"2007-06-29","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2009-09-04","scope":"RELOCATING 135 SPRINKLER HEADS - 1ST FLOOR OFFICES"},{"number":"91804","date":"2007-08-01","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2007-09-20","scope":"REPLACING AND INSTALLATION OF DRAINS, WATER AND FIXTURES, LATERAL, TRAPS AND MAINS, INSTALL MOP SINK, URINALS AND RAIN WATER CONDUCTORS."},{"number":"94780","date":"2007-08-16","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2009-10-14","scope":"SUPPLY AND INSTALL FIRE SERVICE, NEW 8\" BACKFLOW PREVENTION ASSEMBLY FOR A LIGHT HAZARD NON-COMBUSTIBLE PIPE SCHEDULE SYSTEM."},{"number":"79553","date":"2007-09-05","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"WIRE AS PER PLANS, 2500 AMP 3 PHASE SERVICE WITH SERVICE PANELS, SWITCHES, RECEPTACLE, LIGHT, EXIT AND EMERGENCY FIRE ALARM, AS PER NEC. (NORTH DIST)"},{"number":"105753","date":"2007-09-27","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2007-10-09","scope":"TEMPORARY CERTIFICATE OF OCCUPANCY FOR 1ST FLOOR IN ACCORDANCE WITH PLANS APPROVED UNDER A/P #77253."},{"number":"152547","date":"2009-02-23","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2009-02-23","scope":"INSTALL NE 4FTX7FT OUT DOOR BACKLIT SIGN"},{"number":"184176","date":"2009-03-18","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2009-03-18","scope":"USE CHANGE ON 2ND AND 3RD FL TO CHARTER SCHOOL FOR 270 CHILDREN PLUS TEACHERS AND ADMINISTRATIVE OFFICES. SCHOOL WILL HAVE COOKING KITCHEN ON THE 3RD FL.. CHARTER SCHOOL WILL BE FOR THE 9TH THRU 12TH GRADES"},{"number":"222912","date":"2009-06-23","work":"Fast form building","type":"L_FFORM","description":"FAST FORM BUILDING PERMIT","status":"COMPLETED","completedDate":"2009-09-04","scope":null},{"number":"209980","date":"2009-07-06","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2009-09-04","scope":"REPLACE NON BEARING WALLS, WINDOWS, AND HVAC REPLACING EXISTING ELEVATOR AS PER PLAN."},{"number":"230125","date":"2009-08-07","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2009-09-08","scope":"FIXTURE INSTALLATION FOR FIT OUT"},{"number":"226903","date":"2009-08-21","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"ROUGH 2ND AND 3RD FLOOR. INSTALL SERVICES, AC WIRING, FIRE ALARM, LIGHTING, SWITCHES, RECEPTACLES AND EMERGENCY LIGHTS, EXITS, AS PER 2005 NEC (NORTH DIST)"},{"number":"199480","date":"2010-05-27","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2010-10-21","scope":"4FT X 7FT OUTDOOR SIGN FOR OFFICE SPACE."},{"number":"809473","date":"2017-08-18","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2018-07-09","scope":"EZ INTERIOR DEMOLITION- FOR THE INTERIOR DEMOLITION OF NON LOAD-BEARING PARTITION WALLS AND CEILINGS AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS."},{"number":"809480","date":"2017-08-18","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2018-04-03","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES- FOR THE INSTALLATION OF NEW DUCTWORK, REGISTERS/GRILLES/DIFFUSERS, AND WARM-AIR APPLIANCES AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS."},{"number":"839149","date":"2017-12-15","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2018-04-03","scope":"RELOCATE 40 EXISTING SPRINKLER HEADS (COMMERCIAL)"},{"number":"842189","date":"2018-01-09","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2018-01-09","scope":"UNITY OF USE"},{"number":"842181","date":"2018-01-16","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2018-01-16","scope":"UNITY OF USE"},{"number":"846056","date":"2018-02-22","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-04-03","scope":"FOR LEVEL II ALTERATIONS TO AN EXISTING TENANT SPACE FOR THE USE OF A DAYCARE CENTER. ALTERATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS, PROVIDE FINISHES/FURNISHINGS WITH ACCESSIBILITY IMPROVEMENTS THROUGHOUT. TENANT SPACE TO BE FULLY SPRINKLERED. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN PROFESSIONAL PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."},{"number":"854511","date":"2018-03-09","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-04-03","scope":"ACCELERATE REVIEW 12 LAV SINKS AS PER PLANS PER PHILADELPHIA 2004 PLUMBING CODE."},{"number":"855651","date":"2018-03-26","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-04-03","scope":"RELOCATE 25 RECEPTACLES, REPLACE WITH TAMPER PROOF AS PER 2008 NEC (NORTH DISTRICT) REPLACE 12 SMOKE DETECTORS ONTO AN EXISTING FIRE ALARM SYSTEM WITH NO ADDITIONAL WIRING AS PER NFPA 72."},{"number":"1006326","date":"2020-01-14","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2020-01-14","scope":"FOR THE EXPANSION OF AN EDUCATIONAL FACILITY TO 1ST FLOOR WITHIN AN EXISTING STRUCTURE WITH EXISTING ACCESSORY PARKING SPACES AS PREVIOUSLY APPROVED. NO SIGN ON THIS PERMIT."},{"number":"AP-2023-003674","date":"2023-05-05","work":"Certificate of Occupancy (CO) (may inclu…","type":"Administrative","description":"Administrative Permit","status":"Completed","completedDate":"2024-07-24","scope":"FOR CERTIFICATE OF OCCUPANCY FOR EDUCATIONAL FACILITY (SCHOOL) IN EXISTING ATTACHED STRUCTURE. NO WORK THIS PERMIT."},{"number":"ZP-2023-004651","date":"2023-10-18","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Public, Civic, and Institutional - Educational Facilities"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2020,"k":"permit","w":"Use"},{"y":2022,"k":"viol","w":"4 L&I violations"},{"y":2022,"k":"insp","w":"Inspection failed"},{"y":2023,"k":"permit","w":"Certificate of Occupancy (CO) (may inclu…"},{"y":2023,"k":"viol","w":"8 L&I violations"},{"y":2023,"k":"insp","w":"L&I: 1 failed, 3 passed"},{"y":2023,"k":"permit","w":"Change of Use"},{"y":2023,"k":"appeal","w":"Appeal granted"},{"y":2024,"k":"viol","w":"4 L&I violations"},{"y":2024,"k":"insp","w":"L&I: 1 failed, 2 passed"},{"y":2025,"k":"viol","w":"5 L&I violations"},{"y":2025,"k":"insp","w":"Inspection failed"}],"rented":false,"licenses":[{"number":"600556","type":"Dumpster License - Private Property","status":"Active","businessName":"KHEPERA CHARTER SCHOOL","legalName":"KHEPERA CHARTER SCHOOL","address":"926 W SEDGLEY AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2013-07-24","latestIssueDate":"2013-07-24","expirationDate":null,"inactiveDate":null},{"number":"779081","type":"Food Preparing and Serving (30+ SEATS)","status":"Inactive","businessName":"ACCLAIM ACADEMY","legalName":" ACCLAIM ACADEMY ","address":"926 W SEDGLEY AVE","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2018-06-05","latestIssueDate":"2018-06-05","expirationDate":"2019-06-04","inactiveDate":"2019-08-03"},{"number":"948282","type":"Food Preparing and Serving (30+ SEATS)","status":"Active","businessName":"Laboratory Charter School of Communication and Languages","legalName":"Laboratory Charter School of Communication and Languages","address":"926 W SEDGLEY AVE","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2024-04-03","latestIssueDate":"2026-05-21","expirationDate":"2027-04-02","inactiveDate":null}],"licenseActivity":[{"number":"948282","type":"Food Preparing and Serving (30+ SEATS)","businessName":"Laboratory Charter School of Communication and Languages","legalName":"Laboratory Charter School of Communication and Languages","issuedDate":"2024-04-03","latestIssueDate":"2026-05-21","closureDate":null,"expirationDate":"2027-04-02","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"779081","type":"Food Preparing and Serving (30+ SEATS)","businessName":"ACCLAIM ACADEMY","legalName":" ACCLAIM ACADEMY ","issuedDate":"2018-06-05","latestIssueDate":"2018-06-05","closureDate":"2019-08-03","expirationDate":"2019-06-04","inactiveDate":"2019-08-03","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"600556","type":"Dumpster License - Private Property","businessName":"KHEPERA CHARTER SCHOOL","legalName":"KHEPERA CHARTER SCHOOL","issuedDate":"2013-07-24","latestIssueDate":"2013-07-24","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-23","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":["5 open L&I violations","failed L&I inspection activity in 2021, 2022, 2025"],"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":["2 permit events since 2023","1 zoning/board appeal 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":"Appeal #2183: OPEN · Dismissed. Use permit #58909: COMPLETED. The history also contains “PERMB- FINAL PRE-CO INSP.”","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":"5 open L&I violations","finding":"41 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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Sprinkler Certification: Certified through Jan 22, 2027; Fire Alarm Certification: Certified through Jul 26, 2026","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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"14 failed, 9 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jul 25, 2025.","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":"Food Preparing and Serving (30+ SEATS) #779081: Inactive since Aug 3, 2019","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/"}],"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/"}]}