{"asOf":"2026-07-23T20:29:49.084Z","block":"2400-2499 S BROAD ST","blockUrl":"https://philadelphia.blockreport.homes/block/2400-2499-s-broad-st","address":"2407 S BROAD ST","parcelNumber":"781022800","source":"https://property.phila.gov/?p=781022800","ownerType":"owner-occupied","kind":"commercial","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":true,"institutional":true,"buildingCode":"ZA0","buildingCodeNew":"611","buildingClass":"MISC LIBRARY MASONRY","buildingClassNew":"LIBRARY","useLabel":"Library","owner":"DEMEDICI CORPORATION II","coOwner":null,"marketValue":1876200,"landAssessment":243906,"improvementAssessment":1632294,"livableArea":4827,"yearBuilt":1911,"lastSale":{"price":1701000,"date":"2012-06-29T04:00:00Z"},"openViolations":3,"violations":[{"number":"VI-2026-022481","date":"2026-04-17","code":"F-901.6","title":"INSPECTION, TESTING & MAINTENANCE\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-045787","date":"2026-06-22","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-045788","date":"2026-06-22","code":"F-904.5","title":"WET CHEMICAL SYSTEMS\n","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"CF-2026-036989","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL FIRE SAFETY INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-04-17","completedDate":null,"violations":[{"number":"VI-2026-022481","date":"2026-04-17","code":"F-901.6","title":"INSPECTION, TESTING & MAINTENANCE\n","status":"OPEN","resolutionDate":null,"resolution":null}]},{"number":"CF-2026-073687","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL FIRE SAFETY INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-06-22","completedDate":null,"violations":[{"number":"VI-2026-045787","date":"2026-06-22","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-045788","date":"2026-06-22","code":"F-904.5","title":"WET CHEMICAL SYSTEMS\n","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2026,"n":3,"worst":null}],"investigations":[{"caseNumber":"CF-2026-036989","date":"2026-04-17","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-036989","date":"2026-06-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-073687","date":"2026-06-22","type":null,"status":"FAILED"}],"inspYears":[{"y":2026,"fails":3,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.920223883710946,"lng":-75.17024600433147,"geom":{"type":"Polygon","coordinates":[[[-75.17035711,39.920389352],[-75.17007218,39.920351781],[-75.170135099,39.920058108],[-75.170419837,39.920096302],[-75.17035711,39.920389352]]]},"liDistrict":"SOUTH","certifications":[{"number":"BC-2021-002955","type":"Fire Alarm Certification","inspectionDate":"2021-08-05","result":"Certified","expirationDate":"2022-08-05","buildingId":"1525249"},{"number":"BC-2022-011942","type":"Fire Alarm Certification","inspectionDate":"2021-08-05","result":"Certified","expirationDate":"2022-08-05","buildingId":"1525249"},{"number":"BC-2022-005876","type":"Emergency and Standby Power Systems Certification","inspectionDate":"2022-04-11","result":"Certified","expirationDate":"2023-04-11","buildingId":"1525249"},{"number":"BC-2022-010435","type":"Fire Alarm Certification","inspectionDate":"2022-04-12","result":"Certified","expirationDate":"2023-04-12","buildingId":"1525249"},{"number":"BC-2022-013243","type":"Sprinkler Certification","inspectionDate":"2022-06-22","result":"Deficient","expirationDate":null,"buildingId":"1525249"},{"number":"BC-2022-017207","type":"Sprinkler Certification","inspectionDate":"2022-06-22","result":"Certified","expirationDate":"2023-06-22","buildingId":"1525249"},{"number":"BC-2023-017592","type":"Sprinkler Certification","inspectionDate":"2023-04-03","result":"Deficient","expirationDate":null,"buildingId":"1525249"},{"number":"BC-2023-017601","type":"Special Hazards Certification","inspectionDate":"2023-04-03","result":"Certified","expirationDate":"2024-04-03","buildingId":"1525249"},{"number":"BC-2023-017752","type":"Fire Alarm Certification","inspectionDate":"2023-04-04","result":"Certified","expirationDate":"2023-04-04","buildingId":"1525249"},{"number":"BC-2024-023354","type":"Fire Alarm Certification","inspectionDate":"2024-03-26","result":"Certified","expirationDate":"2025-03-26","buildingId":"1525249"},{"number":"BC-2024-023156","type":"Special Hazards Certification","inspectionDate":"2024-03-28","result":"Certified","expirationDate":"2025-03-28","buildingId":"1525249"},{"number":"BC-2024-023152","type":"Sprinkler Certification","inspectionDate":"2024-03-28","result":"Certified","expirationDate":"2025-03-28","buildingId":"1525249"},{"number":"BC-2024-017819","type":"Emergency and Standby Power Systems Certification","inspectionDate":"2024-06-10","result":"Certified","expirationDate":"2025-06-10","buildingId":"1525249"},{"number":"BC-2024-032894","type":"Special Hazards Certification","inspectionDate":"2024-11-05","result":"Certified","expirationDate":"2025-11-05","buildingId":"1525249"},{"number":"BC-2025-011964","type":"Sprinkler Certification","inspectionDate":"2025-04-17","result":"Certified","expirationDate":"2026-04-17","buildingId":"1525249"},{"number":"BC-2025-011961","type":"Special Hazards Certification","inspectionDate":"2025-04-28","result":"Certified","expirationDate":"2026-04-28","buildingId":"1525249"},{"number":"BC-2025-018833","type":"Emergency and Standby Power Systems Certification","inspectionDate":"2025-07-02","result":"Certified","expirationDate":"2026-07-02","buildingId":"1525249"},{"number":"BC-2026-020267","type":"Fire Alarm Certification","inspectionDate":"2026-04-01","result":"Certified","expirationDate":"2027-04-01","buildingId":"1525249"},{"number":"BC-2026-010620","type":"Sprinkler Certification","inspectionDate":"2026-04-01","result":"Certified","expirationDate":"2027-04-01","buildingId":"1525249"},{"number":"BC-2026-017913","type":"Emergency and Standby Power Systems Certification","inspectionDate":"2026-06-22","result":"Certified","expirationDate":"2027-06-22","buildingId":"1525249"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19148","beds":null,"baths":null,"stories":null,"lotArea":6873,"zoning":"CMX2.5","grade":"B+","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"2407 S BROAD ST, PHILADELPHIA PA, 19148","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"CERTIFICATE FOR USE AS A CHARTER SCHOOL IN AN EXISTING TWO(2) STORY ATTACHED STRUCTURE WITH BREACHES AT ALL FLOOR LEVELS INTO ADJACENT STRUCTURE (2419-37 S. BROAD STREET). NO SIGNS ON THIS APPLICATION.                         (FAST TRACK)","status":"CLOSED","outcome":"Granted","date":"2012-05-16","number":"17780","relatedPermit":"395176"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":1760000,"taxable":0,"land":387100,"improvement":1372900,"taxableLand":0,"taxableImprovement":0,"exemptLand":387100,"exemptImprovement":1372900},{"y":2017,"v":1760000,"taxable":0,"land":387100,"improvement":1372900,"taxableLand":0,"taxableImprovement":0,"exemptLand":387100,"exemptImprovement":1372900},{"y":2018,"v":1876200,"taxable":0,"land":243906,"improvement":1632294,"taxableLand":0,"taxableImprovement":0,"exemptLand":243906,"exemptImprovement":1632294},{"y":2019,"v":1876200,"taxable":0,"land":243906,"improvement":1632294,"taxableLand":0,"taxableImprovement":0,"exemptLand":243906,"exemptImprovement":1632294},{"y":2020,"v":1876200,"taxable":0,"land":243906,"improvement":1632294,"taxableLand":0,"taxableImprovement":0,"exemptLand":243906,"exemptImprovement":1632294},{"y":2021,"v":1876200,"taxable":0,"land":243906,"improvement":1632294,"taxableLand":0,"taxableImprovement":0,"exemptLand":243906,"exemptImprovement":1632294},{"y":2022,"v":1876200,"taxable":0,"land":243906,"improvement":1632294,"taxableLand":0,"taxableImprovement":0,"exemptLand":243906,"exemptImprovement":1632294},{"y":2023,"v":1876200,"taxable":0,"land":243906,"improvement":1632294,"taxableLand":0,"taxableImprovement":0,"exemptLand":243906,"exemptImprovement":1632294},{"y":2024,"v":1876200,"taxable":0,"land":243906,"improvement":1632294,"taxableLand":0,"taxableImprovement":0,"exemptLand":243906,"exemptImprovement":1632294},{"y":2025,"v":1876200,"taxable":0,"land":243906,"improvement":1632294,"taxableLand":0,"taxableImprovement":0,"exemptLand":243906,"exemptImprovement":1632294},{"y":2026,"v":1876200,"taxable":0,"land":243906,"improvement":1632294,"taxableLand":0,"taxableImprovement":0,"exemptLand":243906,"exemptImprovement":1632294},{"y":2027,"v":1876200,"taxable":0,"land":243906,"improvement":1632294,"taxableLand":0,"taxableImprovement":0,"exemptLand":243906,"exemptImprovement":1632294}],"taxNow":0,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"395176","date":"2012-05-21","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2012-05-21","scope":"REGISTER USE AS A CHARTER SCHOOL"},{"number":"413842","date":"2012-07-03","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2012-09-10","scope":"INTERIOR DEMOLITION OF NON LOAD BEARING WALLS AND CEILING ONLY. NO DEMOLITION TO FIRE RATED ASSEMBILES. NO OTHER WORK ALLOWED UNDER THIS PERMIT. CONTACT STREETS DEPARTMENT FOR DUMPSTER PERMIT AND FOOTWAY CLOSURE."},{"number":"418109","date":"2012-07-24","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2013-02-13","scope":"RELOCATE 55 HEADS INTO NEW WALLS AND CEILINGS"},{"number":"416951","date":"2012-08-06","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2012-09-09","scope":"ROUGH IN WASTE & WATER FOR 3-NEW LAB SINKS ON SECOND FLOOR DEMO & INSTALL 1-WATER CLOSET ON FIRST FLOOR"},{"number":"413846","date":"2012-08-08","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2013-04-25","scope":"INTERIOR ALTERATIONS OF NON LOAD BEARING PARTITIONS, AND NEW STRUCTURAL SECOND FLOOR WORK AS PER THE SUBMITTED PLAN. FIRE RATED ASSEMBLIES ARE REQUIRED TO BE MAINTAINED AT ALL TIMES. PLUMBING, ELECTRICAL, MECHANICAL, AND FIRE SUPPRESSION WORK REQUIRES ADDITIONAL PERMITS. CALL THE INSPECTOR PRIOR TO STARTING WORK."},{"number":"422700","date":"2012-08-28","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"EXPIRED","completedDate":null,"scope":"EXTEND FIRE SUPPRESSION SYSTEM TO COVER THE 1ST FLOOR FROM EXISTING SYSTEM AS PER DRAWINGS."},{"number":"417606","date":"2012-08-31","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2012-09-18","scope":"RENOVATIONS TO THE EXISTING BUILDING PER 2008 NEC & NFPA 72"},{"number":"416437","date":"2012-09-20","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2012-10-11","scope":"INSTALLATION OF VAV BOXES, DUCTWORK, GRILLES, REGISTERS/DIFFUSERS AND MODIFICATIONS TO EXISTING ROOF TOP UNITS (RTUS) FOR A CHARTER SCHOOL AS PER PLANS. SEPERATE PERMIT REQUIRED FOR INSTALLATION OF NEW RTUS AND POOL CONDENSING UNIT/ASSOCIATED PIPING."},{"number":"466575","date":"2013-04-22","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2013-04-30","scope":"REPLACING EXISTING 4\" NO HUB CAST IRON DRAIN LINES IN CEILING BELOW TWO BATHROOMS CAST IRON DRAINS SUPPLY 8 TOILETS 3 LAVS AND 2 FLOOR DRAINS WORK TO BE DONE IN CEILING ABOVE SWIMMING POOL"},{"number":"MP-2021-005817","date":"2021-09-23","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Expired","completedDate":"2022-10-25","scope":"For the installation of three (3) roof top units as per approved plans."},{"number":"PP-2023-014992","date":"2023-12-13","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2025-12-15","scope":"REPLACE 3\" BACKFLOW DEVICE"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2012,"k":"permit","w":"Demolition"},{"y":2012,"k":"permit","w":"Suppression"},{"y":2012,"k":"permit","w":"Plumbing"},{"y":2012,"k":"permit","w":"Major alteration"},{"y":2012,"k":"permit","w":"Suppression"},{"y":2012,"k":"permit","w":"Electrical"},{"y":2012,"k":"permit","w":"Mechanical"},{"y":2013,"k":"permit","w":"Plumbing"},{"y":2021,"k":"permit","w":"Addition and/or Alterations"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2026,"k":"viol","w":"3 L&I violations"},{"y":2026,"k":"insp","w":"Inspection failed ×3"}],"rented":false,"licenses":[{"number":"278531","type":"Dumpster License - Private Property","status":"Inactive","businessName":"CRIME PREVENTION ASSOCIATION","legalName":"CRIME PREVENTION ASSOCIATION","address":"2407 S BROAD ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"1999-09-09","latestIssueDate":"1999-09-09","expirationDate":"2010-07-31","inactiveDate":"2010-10-12"},{"number":"209419","type":"Food Preparing and Serving (30+ SEATS)","status":"Inactive","businessName":"CARING PEOPLE ALLIANCE (T/A FELS COMMUNITY CTR)","legalName":"CARING PEOPLE ALLIANCE","address":"2407 S BROAD ST","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2004-05-13","latestIssueDate":"2012-05-18","expirationDate":"2013-04-30","inactiveDate":"2013-05-21"},{"number":"594207","type":"Food Preparing and Serving (30+ SEATS)","status":"Active","businessName":"PHILADELPHIA PERFORMING ARTS CHARTER SCHOOL","legalName":"PHILADELPHIA PERFORMING ARTS CHARTER SCHOOL","address":"2407 S BROAD ST","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2013-05-21","latestIssueDate":"2026-03-24","expirationDate":"2027-04-30","inactiveDate":null},{"number":"909173","type":"Hazardous Materials","status":"Inactive","businessName":"PHILADELPHIA PERFORMING ARTS CHARTER SCHOOL","legalName":"PHILADELPHIA PERFORMING ARTS CHARTER SCHOOL","address":"2407 S BROAD ST","revenueCode":"3335","rentalCategory":null,"units":null,"issuedDate":"2022-10-25","latestIssueDate":"2024-10-09","expirationDate":"2025-10-24","inactiveDate":"2025-12-23"}],"licenseActivity":[{"number":"909173","type":"Hazardous Materials","businessName":"PHILADELPHIA PERFORMING ARTS CHARTER SCHOOL","legalName":"PHILADELPHIA PERFORMING ARTS CHARTER SCHOOL","issuedDate":"2022-10-25","latestIssueDate":"2024-10-09","closureDate":"2025-12-23","expirationDate":"2025-10-24","inactiveDate":"2025-12-23","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"594207","type":"Food Preparing and Serving (30+ SEATS)","businessName":"PHILADELPHIA PERFORMING ARTS CHARTER SCHOOL","legalName":"PHILADELPHIA PERFORMING ARTS CHARTER SCHOOL","issuedDate":"2013-05-21","latestIssueDate":"2026-03-24","closureDate":null,"expirationDate":"2027-04-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"209419","type":"Food Preparing and Serving (30+ SEATS)","businessName":"CARING PEOPLE ALLIANCE (T/A FELS COMMUNITY CTR)","legalName":"CARING PEOPLE ALLIANCE","issuedDate":"2004-05-13","latestIssueDate":"2012-05-18","closureDate":"2013-05-21","expirationDate":"2013-04-30","inactiveDate":"2013-05-21","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"278531","type":"Dumpster License - Private Property","businessName":"CRIME PREVENTION ASSOCIATION","legalName":"CRIME PREVENTION ASSOCIATION","issuedDate":"1999-09-09","latestIssueDate":"1999-09-09","closureDate":"2010-10-12","expirationDate":"2010-07-31","inactiveDate":"2010-10-12","status":"Inactive","statusLabel":"Inactive","active":false}],"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":["3 open L&I violations","failed L&I inspection activity in 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #17780: CLOSED · Granted; related permit 395176. Use permit #395176: 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":"3 permits not marked completed: 422700 (EXPIRED), MP-2021-005817 (Expired), PP-2023-014992 (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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Apr 1, 2027; Emergency and Standby Power Systems Certification: Certified through Jun 22, 2027; Sprinkler Certification: Certified through Apr 1, 2027; Special Hazards Certification: Certified through Apr 28, 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":"3 failed, 0 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jun 22, 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Dumpster License - Private Property #278531: Inactive since Oct 12, 2010; Food Preparing and Serving (30+ SEATS) #209419: Inactive since May 21, 2013; Hazardous Materials #909173: Inactive since Dec 23, 2025","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":"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/"}]}