{"asOf":"2026-07-24T04:43:29.214Z","block":"2300-2399 E ALBERT ST","blockUrl":"https://philadelphia.blockreport.homes/block/2300-2399-e-albert-st","address":"2301 E ALBERT ST","parcelNumber":"871000061","source":"https://property.phila.gov/?p=871000061","ownerType":"investor","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"IB0","buildingCodeNew":"218","buildingClass":"REST'RNT W/BAR MASONRY","buildingClassNew":"MIXED - RES/COMM","useLabel":"Mixed-use","owner":"P & L HOLDINGS LLC","coOwner":null,"marketValue":568200,"landAssessment":113600,"improvementAssessment":454600,"livableArea":4735,"yearBuilt":1925,"lastSale":{"price":1,"date":"2024-07-29T04:00:00Z"},"openViolations":0,"violations":[{"number":"211984138","date":"2020-01-07","code":"A-701.1/3","title":"CO- NEW USE OCCUPIED PRE-CO","status":"COMPLIED","resolutionDate":"2020-08-21","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"211984137","date":"2020-01-07","code":"FC-13-915.1","title":"FIRE ALARM TESTED/CERTIFIED","status":"COMPLIED","resolutionDate":"2020-06-08","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2022-052242","date":"2022-07-20","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"COMPLIED","resolutionDate":"2022-08-24","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-052245","date":"2022-07-20","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2022-08-24","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-063858","date":"2022-08-24","code":"9-3902 (1)","title":"RENTAL LICENSE- ONE & TWO FAMILY (R3)","status":"SVN ISSUED","resolutionDate":"2022-08-24","resolution":"SVN ISSUED"}],"violationCases":[{"number":"721161","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2020-01-10","completedDate":"2020-08-26","violations":[{"number":"211984138","date":"2020-01-07","code":"A-701.1/3","title":"CO- NEW USE OCCUPIED PRE-CO","status":"COMPLIED","resolutionDate":"2020-08-21","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"211984137","date":"2020-01-07","code":"FC-13-915.1","title":"FIRE ALARM TESTED/CERTIFIED","status":"COMPLIED","resolutionDate":"2020-06-08","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]},{"number":"CF-2022-071917","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2022-07-20","completedDate":"2022-08-24","violations":[{"number":"VI-2022-052242","date":"2022-07-20","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"COMPLIED","resolutionDate":"2022-08-24","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-052245","date":"2022-07-20","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2022-08-24","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2022-087098","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2022-08-24","completedDate":"2023-08-01","violations":[{"number":"VI-2022-063858","date":"2022-08-24","code":"9-3902 (1)","title":"RENTAL LICENSE- ONE & TWO FAMILY (R3)","status":"SVN ISSUED","resolutionDate":"2022-08-24","resolution":"SVN ISSUED"}]}],"violYears":[{"y":2020,"n":2,"worst":null},{"y":2022,"n":3,"worst":null}],"investigations":[{"caseNumber":"721161","date":"2020-08-26","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-071917","date":"2022-07-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-071917","date":"2022-08-24","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-087098","date":"2022-08-24","type":null,"status":null}],"inspYears":[{"y":2020,"fails":0,"passes":1},{"y":2022,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98262729979043,"lng":-75.12054950928376,"geom":{"type":"Polygon","coordinates":[[[-75.120619306,39.982561076],[-75.120655334,39.982601984],[-75.120479714,39.982693523],[-75.120443684,39.982652615],[-75.120619306,39.982561076]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2022-010807","type":"Fire Alarm Certification","inspectionDate":"2022-08-04","result":"Certified","expirationDate":"2023-08-04","buildingId":"1034840"},{"number":"BC-2023-009576","type":"Special Hazards Certification","inspectionDate":"2023-02-22","result":"Certified","expirationDate":"2024-02-22","buildingId":"1034840"},{"number":"BC-2023-012915","type":"Fire Alarm Certification","inspectionDate":"2023-06-21","result":"Certified","expirationDate":"2024-06-21","buildingId":"1034840"},{"number":"BC-2024-004420","type":"Special Hazards Certification","inspectionDate":"2024-02-14","result":"Certified","expirationDate":"2025-02-14","buildingId":"1034840"},{"number":"BC-2024-019178","type":"Fire Alarm Certification","inspectionDate":"2024-06-28","result":"Certified","expirationDate":"2025-06-28","buildingId":"1034840"},{"number":"BC-2026-013265","type":"Special Hazards Certification","inspectionDate":"2026-04-29","result":"Certified","expirationDate":"2027-04-29","buildingId":"1034840"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19125","beds":null,"baths":null,"stories":null,"lotArea":3668,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":null,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2024,"v":516300,"taxable":516300,"land":103300,"improvement":413000,"taxableLand":103300,"taxableImprovement":413000,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":516300,"taxable":516300,"land":103300,"improvement":413000,"taxableLand":103300,"taxableImprovement":413000,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":516300,"taxable":516300,"land":103300,"improvement":413000,"taxableLand":103300,"taxableImprovement":413000,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":568200,"taxable":568200,"land":113600,"improvement":454600,"taxableLand":113600,"taxableImprovement":454600,"exemptLand":0,"exemptImprovement":0}],"taxNow":7227,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"1050756","date":"2020-04-20","work":"Certificate of Occupancy (CO) (may inclu…","type":"Administrative","description":"Administrative Permit","status":"Completed","completedDate":"2022-08-02","scope":"CERTIFICATE OF OCCUPANCY"},{"number":"CP-2024-003871","date":"2024-08-22","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-08-27","scope":"LEVEL III ALTERATIONS TO INCLUDE INTERIOR ADDITION OF SECOND FLOOR FLOOR SPACE FOR STORAGE ACCESSORY TO EXPANDED RESTAURANT SPACE ON THE GROUND FLOOR OF AN EXISTING BUILDING AS PER APPROVED PLANS. EXISTING BUILDING NOT REQUIRED TO BE SPRINKLERED. *2018 IEBC REVIEW* **SEPARATE PERMITS REQUIRED FOR MEP WORK** AMENDMENT APPROVED 3/29/25 AMEND ALTERATIONS PERMIT CP-2024-003871 TO REPLACE PORTION OF EXTERIOR WALL AND CHANGE SPECIAL INSPECTIONS AGENCY AS PER APPROVED PLANS AND DOCUMENTATION."},{"number":"SP-2024-000946","date":"2024-08-27","work":"Excavation","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Completed","completedDate":"2025-08-27","scope":"Site / Utility Permit for CP-2024-003871"},{"number":"MP-2024-004608","date":"2024-10-22","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-08-27","scope":"For the installation of a 16'-6\" type I commercial kitchen hood system with associated ductworks and fans. Work to be performed per approved plans. Appliances to be installed in accordance with manufacturer's specification."},{"number":"PP-2024-011934","date":"2024-10-24","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-08-27","scope":"Renovation of an existing kitchen and Bar. In the new space install 3 WC, 3 Lavatories, and 1 Shower. In the new kitchen install 1 HS, 2 floor sink, 1 FD 1 grease trap, for the bar install 1HS and 2 floor sinks. Install new 2\" backflow 16 FIXTURES"},{"number":"EP-2024-011513","date":"2025-03-17","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-08-26","scope":"Wire and install as per plans new 600 amp service and grounding, lighting, and new kitchen circuits as per 2017 NEC. Install fire alarm as needed as per 2016 NFPA 72."},{"number":"MP-2025-001817","date":"2025-04-28","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-08-27","scope":"FOR THE INSTALLATION OF HVAC APPLIANCES, EQUIPMENT, DUCTWORK AND REGISTERS/DIFFUSERS PER APPROVED PLANS AND MANUFACTURER'S SPECIFICATIONS. *2018 IMC REVIEW*"},{"number":"FP-2025-001233","date":"2025-06-10","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-08-27","scope":"EZ KITCHEN FIRE SUPPRESSION- For the installation of New Wet Chemical Kitchen Fire Suppression System as per attached standard. Deviations from these standards require submission of construction and site plans. To install a new wet chemical kitchen fire suppression system for a 16'-6\" hood system."}],"storyTag":"Improved","storyDelta":0.4,"timeline":[{"y":2020,"k":"permit","w":"Certificate of Occupancy (CO) (may inclu…"},{"y":2020,"k":"viol","w":"2 L&I violations"},{"y":2020,"k":"insp","w":"Inspection passed"},{"y":2022,"k":"viol","w":"3 L&I violations"},{"y":2022,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Excavation"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"}],"rented":true,"licenses":[{"number":"201636","type":"Food Preparing and Serving","status":"Inactive","businessName":"LAMBERT GALASSO INC","legalName":"LAMBERT GALASSO INC","address":"2301 E ALBERT ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2004-05-06","latestIssueDate":"2006-06-16","expirationDate":"2007-04-30","inactiveDate":"2012-12-22"},{"number":"437969","type":"Food Preparing and Serving (30+ SEATS)","status":"Inactive","businessName":"WEDFA INC (T/A CHUG A MUG)","legalName":"WEDFA INC","address":"2301 E ALBERT ST","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2008-03-10","latestIssueDate":"2012-05-05","expirationDate":"2013-04-30","inactiveDate":"2013-10-21"},{"number":"604257","type":"Dumpster License - Private Property","status":"Active","businessName":"WINK REALTY (COOK AND SHAKER)","legalName":"WINK REALTY","address":"2301 E ALBERT ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2013-09-04","latestIssueDate":"2013-09-04","expirationDate":null,"inactiveDate":null},{"number":"608147","type":"Food Preparing and Serving","status":"Closed","businessName":"WINK REALTY (COOK AND SHAKER)","legalName":"WINK REALTY","address":"2301 E ALBERT ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2013-10-21","latestIssueDate":"2017-04-21","expirationDate":"2018-04-30","inactiveDate":null},{"number":"773962","type":"Food Preparing and Serving (30+ SEATS)","status":"Active","businessName":"WINK REALTY (COOK AND SHAKER)","legalName":"WINK REALTY","address":"2301 E ALBERT ST","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2018-04-23","latestIssueDate":"2026-04-30","expirationDate":"2027-04-30","inactiveDate":null},{"number":"843411","type":"Sidewalk Cafe (Temporary)","status":"Inactive","businessName":"WINK REALTY (COOK AND SHAKER)","legalName":"WINK REALTY","address":"2301 E ALBERT ST","revenueCode":"3123","rentalCategory":null,"units":null,"issuedDate":"2020-06-15","latestIssueDate":"2021-12-18","expirationDate":"2022-12-31","inactiveDate":"2023-03-01"},{"number":"904152","type":"Rental","status":"Active","businessName":"P&L Holdings LLC","legalName":"P&L Holdings LLC","address":"2301 E ALBERT ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2022-08-25","latestIssueDate":"2025-07-20","expirationDate":"2026-08-24","inactiveDate":null},{"number":"944241","type":"Sidewalk Cafe","status":"Active","businessName":"WINK REALTY (COOK AND SHAKER)","legalName":"WINK REALTY","address":"2301 E ALBERT ST","revenueCode":"3123","rentalCategory":null,"units":null,"issuedDate":"2024-02-14","latestIssueDate":"2026-02-17","expirationDate":"2027-02-13","inactiveDate":null}],"licenseActivity":[{"number":"944241","type":"Sidewalk Cafe","businessName":"WINK REALTY (COOK AND SHAKER)","legalName":"WINK REALTY","issuedDate":"2024-02-14","latestIssueDate":"2026-02-17","closureDate":null,"expirationDate":"2027-02-13","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"904152","type":"Rental","businessName":"P&L Holdings LLC","legalName":"P&L Holdings LLC","issuedDate":"2022-08-25","latestIssueDate":"2025-07-20","closureDate":null,"expirationDate":"2026-08-24","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"843411","type":"Sidewalk Cafe (Temporary)","businessName":"WINK REALTY (COOK AND SHAKER)","legalName":"WINK REALTY","issuedDate":"2020-06-15","latestIssueDate":"2021-12-18","closureDate":"2023-03-01","expirationDate":"2022-12-31","inactiveDate":"2023-03-01","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"773962","type":"Food Preparing and Serving (30+ SEATS)","businessName":"WINK REALTY (COOK AND SHAKER)","legalName":"WINK REALTY","issuedDate":"2018-04-23","latestIssueDate":"2026-04-30","closureDate":null,"expirationDate":"2027-04-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"608147","type":"Food Preparing and Serving","businessName":"WINK REALTY (COOK AND SHAKER)","legalName":"WINK REALTY","issuedDate":"2013-10-21","latestIssueDate":"2017-04-21","closureDate":"2018-04-30","expirationDate":"2018-04-30","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false},{"number":"604257","type":"Dumpster License - Private Property","businessName":"WINK REALTY (COOK AND SHAKER)","legalName":"WINK REALTY","issuedDate":"2013-09-04","latestIssueDate":"2013-09-04","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"437969","type":"Food Preparing and Serving (30+ SEATS)","businessName":"WEDFA INC (T/A CHUG A MUG)","legalName":"WEDFA INC","issuedDate":"2008-03-10","latestIssueDate":"2012-05-05","closureDate":"2013-10-21","expirationDate":"2013-04-30","inactiveDate":"2013-10-21","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"201636","type":"Food Preparing and Serving","businessName":"LAMBERT GALASSO INC","legalName":"LAMBERT GALASSO INC","issuedDate":"2004-05-06","latestIssueDate":"2006-06-16","closureDate":"2012-12-22","expirationDate":"2007-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","signals":[{"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":["7 permit events 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":"The history also contains “CO- NEW USE OCCUPIED PRE-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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Jun 28, 2025; Special Hazards Certification: Certified through Apr 29, 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-license","level":"verify","title":"A rental license does not transfer with the deed","finding":"1 active Rental License record matched.","why":"If dwelling space is rented, the buyer must obtain a new annual Rental License; the seller’s license is not transferable. New applications require proof of ownership and legal occupancy, tax compliance, no open L&I violations, and lead compliance where applicable.","action":"Plan the buyer’s replacement license before settlement.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1925 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"1 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Aug 24, 2022.","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 #201636: Inactive since Dec 22, 2012; Food Preparing and Serving (30+ SEATS) #437969: Inactive since Oct 21, 2013; Food Preparing and Serving #608147: Closed; Sidewalk Cafe (Temporary) #843411: Inactive since Mar 1, 2023","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/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 5 historical violations across 3 cases.","why":"A closed case is materially better than an open one, but it does not by itself prove that every altered use, unit, or concealed condition matches today’s approvals.","action":"Use the closed cases to target the inspection and occupancy-file review.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"}],"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/"}]}