{"asOf":"2026-07-25T01:37:35.175Z","block":"4800-4899 LONGSHORE AVE","blockUrl":"https://philadelphia.blockreport.homes/block/4800-4899-longshore-ave","address":"4823 LONGSHORE AVE","parcelNumber":"871000038","source":"https://property.phila.gov/?p=871000038","ownerType":"owner-occupied","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"S30","buildingCodeNew":"820","buildingClass":"ROW W/OFF STR 2 STY MASON","buildingClassNew":"ROW MIXED-COM/RES-BLT AS RES","useLabel":"Mixed-use","owner":"NGUYEN KEVIN","coOwner":null,"marketValue":333100,"landAssessment":66600,"improvementAssessment":266500,"livableArea":5048,"yearBuilt":1938,"lastSale":null,"openViolations":4,"violations":[{"number":"211940400","date":"2017-09-08","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2022-02-16","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211940522","date":"2017-09-08","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":"2022-02-16","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211940399","date":"2017-09-08","code":"PM15-304.1M","title":"EXTERIOR STRUCT UNSAFE COND 13","status":"COMPLIED","resolutionDate":"2022-02-16","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-025625","date":"2021-04-28","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":"2023-02-06","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-044014","date":"2026-06-16","code":"9-3900 ET SEQ","title":"SHORT TERM RENTAL PROPERTY LICENSE ","status":"SVN ISSUED","resolutionDate":"2026-06-16","resolution":"SVN ISSUED"},{"number":"VI-2026-044611","date":"2026-06-16","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-044610","date":"2026-06-16","code":"A-301.1/65","title":"NEW USE","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-044639","date":"2026-06-16","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-044638","date":"2026-06-16","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"603339","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"COMPLIED, BALANCE DUE","createdDate":"2017-09-08","completedDate":null,"violations":[{"number":"211940400","date":"2017-09-08","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2022-02-16","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211940522","date":"2017-09-08","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":"2022-02-16","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211940399","date":"2017-09-08","code":"PM15-304.1M","title":"EXTERIOR STRUCT UNSAFE COND 13","status":"COMPLIED","resolutionDate":"2022-02-16","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2021-033684","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2021-04-29","completedDate":"2023-03-05","violations":[{"number":"VI-2021-025625","date":"2021-04-28","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":"2023-02-06","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2026-071010","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"SHORT TERM RENTAL INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2026-06-16","completedDate":null,"violations":[{"number":"VI-2026-044014","date":"2026-06-16","code":"9-3900 ET SEQ","title":"SHORT TERM RENTAL PROPERTY LICENSE ","status":"SVN ISSUED","resolutionDate":"2026-06-16","resolution":"SVN ISSUED"}]},{"number":"CF-2026-071908","type":"NOTICE OF VIOLATION","priority":"ADMINISTRATIVE NOTICE OF VIOLATION","responsibility":"SHORT TERM RENTAL INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-06-17","completedDate":null,"violations":[{"number":"VI-2026-044611","date":"2026-06-16","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-044610","date":"2026-06-16","code":"A-301.1/65","title":"NEW USE","status":"OPEN","resolutionDate":null,"resolution":null}]},{"number":"CF-2026-071984","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"SHORT TERM RENTAL INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-06-17","completedDate":null,"violations":[{"number":"VI-2026-044639","date":"2026-06-16","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-044638","date":"2026-06-16","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2017,"n":3,"worst":"UNSAFE STRUCTURE"},{"y":2021,"n":1,"worst":null},{"y":2026,"n":5,"worst":null}],"investigations":[{"caseNumber":"603339","date":"2020-05-13","type":null,"status":"FAILED"},{"caseNumber":"603339","date":"2020-06-23","type":null,"status":"FAILED"},{"caseNumber":"603339","date":"2020-09-25","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-033684","date":"2021-04-29","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-033684","date":"2021-06-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-033684","date":"2021-09-01","type":null,"status":"FAILED"},{"caseNumber":"603339","date":"2022-02-16","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-033684","date":"2023-03-05","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-071010","date":"2026-06-16","type":null,"status":null},{"caseNumber":"CF-2026-071908","date":"2026-06-17","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-071984","date":"2026-06-17","type":null,"status":"FAILED"}],"inspYears":[{"y":2020,"fails":3,"passes":0},{"y":2021,"fails":3,"passes":0},{"y":2022,"fails":0,"passes":1},{"y":2023,"fails":0,"passes":1},{"y":2026,"fails":2,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.02443139543014,"lng":-75.04162300949362,"geom":{"type":"Polygon","coordinates":[[[-75.041402843,40.024453723],[-75.04179055,40.02428293],[-75.041800961,40.024294235],[-75.04187509,40.024260953],[-75.041909884,40.024306508],[-75.041664239,40.024415283],[-75.041717565,40.024487729],[-75.041509398,40.024594711],[-75.041402843,40.024453723]]]},"liDistrict":"EAST","certifications":[{"number":"BC-2022-018756","type":"Sprinkler Certification","inspectionDate":"2022-12-12","result":"Certified","expirationDate":"2023-12-12","buildingId":"1313568"},{"number":"BC-2023-002792","type":"Fire Alarm Certification","inspectionDate":"2022-12-14","result":"Certified","expirationDate":"2023-12-14","buildingId":"1313568"},{"number":"BC-2022-018875","type":"Fire Alarm Certification","inspectionDate":"2022-12-14","result":"Certified","expirationDate":"2023-12-14","buildingId":"1313568"},{"number":"BC-2025-011205","type":"Fire Alarm Certification","inspectionDate":"2025-04-21","result":"Certified","expirationDate":"2026-04-21","buildingId":"1313568"},{"number":"BC-2026-018056","type":"Fire Alarm Certification","inspectionDate":"2026-06-22","result":"Certified","expirationDate":"2027-06-22","buildingId":"1313568"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19135","beds":null,"baths":null,"stories":null,"lotArea":null,"zoning":"CMX2","grade":"7","basement":null,"heater":null,"centralAir":null,"extCond":"7","intCond":"7","garage":null,"homestead":false,"mail":"4823 LONGSHORE AVE, PHILADELPHIA PA, 19135","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2023,"v":249000,"taxable":249000,"land":49800,"improvement":199200,"taxableLand":49800,"taxableImprovement":199200,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":249000,"taxable":249000,"land":49800,"improvement":199200,"taxableLand":49800,"taxableImprovement":199200,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":268700,"taxable":268700,"land":53740,"improvement":214960,"taxableLand":53740,"taxableImprovement":214960,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":268700,"taxable":268700,"land":53740,"improvement":214960,"taxableLand":53740,"taxableImprovement":214960,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":333100,"taxable":333100,"land":66600,"improvement":266500,"taxableLand":66600,"taxableImprovement":266500,"exemptLand":0,"exemptImprovement":0}],"taxNow":3761,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"RP-2021-019039","date":"2021-12-01","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2022-02-17","scope":"Make Safe Permit to address L&I Unsafe case #603339 for loose and missing bricks, along the East wall and chimney along the side wall is leaning out of plumb by performing repairs as per plans and Engineer's Report dated 11/23/2021, and L&I Code Bulletin No. PM-1801; Abutting sidewalk must be closed with fencing a minimum of six (6) feet in height; Separate Streets Department permit required for sidewalk closure; no other work on this permit that does not specifically address case #603339; PA professional engineer is required to monitor repairs made under this permit. The engineer must submit a sealed statement to the Department confirming that the structure is in sound condition at completion."},{"number":"ZP-2022-001662","date":"2022-03-04","work":"Lot Line Relocation","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Complete demolition of rear one story portion of the existing structure on the lot and Relocation of lot lines to create one lot (Premises - C) from two deeded lots, Premises - A (4823 Longshore Ave) and Premises - B (6921 Edmund St.) in two separate OPA accounts (Size and location as shown on the plan)."},{"number":"ZP-2022-001537","date":"2022-03-30","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Multi-Family"},{"number":"CP-2022-001830","date":"2022-04-26","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-02-15","scope":"FOR LEVEL III ALTERATION WITH COMPLETE CHANGE OF OCCUPANCY CLASSIFICATION TO CREATE A VACANT COMMERCIAL SPACE ON THE 1ST FLOOR (SEPARATE USE REGISTRATION AND C/O REQUIRED PRIOR TO OCCUPANCY) AND MULTI-FAMILY HOUSEHOLD LIVING( 7 DWELLING UNITS). BUILDING TO BE FULLY SPRINKLERED. SEPARATE PERMITS REQUIRED FOR MEP & FP WORK. ADDITIONAL SPRINKLERS SHALL BE INSTALLED AROUND THE STAIRWAY OPENING AT THE FRONT."},{"number":"MP-2022-002017","date":"2022-05-18","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-12-27","scope":"FOR INSTALLATION OF NEW HVAC SYSTEM TO SERVE MIXED-USE BUILDING AS PER APPROVED PLANS."},{"number":"EP-2022-004757","date":"2022-06-08","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-12-20","scope":"Installation of new 600 amp service and wiring throughout with lights, receptacle outlets, and smoke alarms as per 2017 NEC. Install fire alarm as per 2016 NFPA 72."},{"number":"PP-2022-007379","date":"2022-06-10","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-01-19","scope":"Alterations: Interior and exterior plumbing. All proposed work to be done in accordance with Philadelphia Plumbing Code 2018."},{"number":"FP-2022-001810","date":"2022-08-08","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2023-01-04","scope":"FOR INSTALLATION OF SPRINKLER SYSTEM PER NFPA 13 WITH TWO-INCH FIRE SERVICE LINE WITH BFP DEVICE AS PER APPROVED PLANS."},{"number":"AP-2024-006590","date":"2024-10-18","work":"Certificate of Occupancy (CO) (may inclu…","type":"Administrative","description":"Administrative Permit","status":"Expired","completedDate":"2025-10-20","scope":"FOR THE CERTIFICATE OF OCCUPANCY FOR THE USE OF R1 OCCUPANCY (VISITOR ACCOMODATION) AT PARTIAL FIRST FLOOR AND ON THE SECOND FLOOR OF AN EXISTING BUILDING. NO CHANGE IN VACANT COMMERCIAL SPACE ON THE 1ST FLOOR FRONT. NO WORK IS PERMITTED UNDER THIS PERMIT."}],"storyTag":"Improved","storyDelta":0.68,"timeline":[{"y":2022,"k":"permit","w":"Lot Line Relocation"},{"y":2022,"k":"permit","w":"Change of Use"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Addition and/or Alterations"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Alterations"},{"y":2022,"k":"insp","w":"Inspection passed"},{"y":2022,"k":"permit","w":"Addition and/or Alterations"},{"y":2023,"k":"insp","w":"Inspection passed"},{"y":2024,"k":"permit","w":"Certificate of Occupancy (CO) (may inclu…"},{"y":2026,"k":"viol","w":"5 L&I violations"},{"y":2026,"k":"insp","w":"Inspection failed ×2"}],"rented":false,"licenses":[{"number":"276908","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"ARTHUR NORTON","legalName":"ARTHUR NORTON","address":"4823 LONGSHORE AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2004-06-16","latestIssueDate":"2004-06-16","expirationDate":"2005-02-28","inactiveDate":"2012-12-22"},{"number":"735506","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"HEREFORDS FINANCIAL LLC","legalName":"HEREFORDS FINANCIAL LLC","address":"4823 LONGSHORE AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2017-04-17","latestIssueDate":"2017-04-17","expirationDate":"2018-04-16","inactiveDate":"2018-06-15"},{"number":"0966395","type":"Rental","status":"Inactive","businessName":"4823 Longshore Ave LLC","legalName":"4823 Longshore Ave LLC","address":"4823 LONGSHORE AVE","revenueCode":"3202","rentalCategory":"Hotel","units":7,"issuedDate":"2024-11-25","latestIssueDate":"2024-11-25","expirationDate":"2025-11-24","inactiveDate":"2026-01-23"}],"licenseActivity":[{"number":"0966395","type":"Rental","businessName":"4823 Longshore Ave LLC","legalName":"4823 Longshore Ave LLC","issuedDate":"2024-11-25","latestIssueDate":"2024-11-25","closureDate":"2026-01-23","expirationDate":"2025-11-24","inactiveDate":"2026-01-23","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"735506","type":"Vacant Residential Property / Lot","businessName":"HEREFORDS FINANCIAL LLC","legalName":"HEREFORDS FINANCIAL LLC","issuedDate":"2017-04-17","latestIssueDate":"2017-04-17","closureDate":"2018-06-15","expirationDate":"2018-04-16","inactiveDate":"2018-06-15","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"276908","type":"Vacant Residential Property / Lot","businessName":"ARTHUR NORTON","legalName":"ARTHUR NORTON","issuedDate":"2004-06-16","latestIssueDate":"2004-06-16","closureDate":"2012-12-22","expirationDate":"2005-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","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":["4 open L&I violations","failed L&I inspection activity in 2021, 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":"The history also contains “OCCUPIED W/O TCO OR CO.”","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":"1 permit not marked completed: AP-2024-006590 (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":"4 open L&I violations","finding":"9 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 Dec 12, 2023; Fire Alarm Certification: Certified through Jun 22, 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":"mixed-use","level":"verify","title":"Residential and business space run on separate compliance tracks","finding":"OPA classifies this parcel as mixed-use.","why":"The zoning/use and occupancy file must cover the actual residential and commercial spaces. Dwelling units can require Rental Licenses and lead compliance; the operator can separately need an Activity License and sector license; installed fire systems can require annual certification.","action":"Match every dwelling and business use to the zoning permit, CO, current operator licenses, and life-safety filings.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"rental-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as mixed-use; no active Rental License row matched.","why":"A multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.","action":"Confirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"8 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jun 17, 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":"Vacant Residential Property / Lot #276908: Inactive since Dec 22, 2012; Vacant Residential Property / Lot #735506: Inactive since Jun 15, 2018","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":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as mixed-use. 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/"}]}