{"asOf":"2026-07-27T22:58:00.100Z","block":"1600-1699 FRANKFORD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/1600-1699-frankford-ave","address":"1601 FRANKFORD AVE","parcelNumber":"871000183","source":"https://property.phila.gov/?p=871000183","ownerType":"investor","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"P50","buildingCodeNew":"820","buildingClass":"ROW W/GAR 3 STY MASONRY","buildingClassNew":"ROW MIXED-COM/RES-BLT AS RES","useLabel":"Mixed-use","owner":"JSCD SDG 1601 FRANKFORD AVE LLC","coOwner":null,"marketValue":737000,"landAssessment":147400,"improvementAssessment":589600,"livableArea":5500,"yearBuilt":1915,"lastSale":{"price":776500,"date":"2021-07-01T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2025-013882","date":"2025-03-17","code":"A-301.1/65","title":"NEW USE","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-013883","date":"2025-03-17","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-013884","date":"2025-03-17","code":"6-301(4)(B)","title":"FOOD - RETAIL ESTABLISHMENTS PERMANENT LICENSE","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-013885","date":"2025-03-17","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-013863","date":"2025-03-17","code":"A-301.1/65","title":"NEW USE","status":"CLOSED","resolutionDate":"2025-03-21","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2025-013864","date":"2025-03-17","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"CLOSED","resolutionDate":"2025-03-21","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2025-013865","date":"2025-03-17","code":"6-301(4)(B)","title":"FOOD - RETAIL ESTABLISHMENTS PERMANENT LICENSE","status":"COMPLIED","resolutionDate":"2025-04-23","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}],"violationCases":[{"number":"CF-2025-018327","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"NUISANCE PROPERTY INVESTIGATOR","status":"IN VIOLATION - COURT","createdDate":"2025-03-17","completedDate":null,"violations":[{"number":"VI-2025-013882","date":"2025-03-17","code":"A-301.1/65","title":"NEW USE","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-013883","date":"2025-03-17","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-013884","date":"2025-03-17","code":"6-301(4)(B)","title":"FOOD - RETAIL ESTABLISHMENTS PERMANENT LICENSE","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-013885","date":"2025-03-17","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null}]},{"number":"CF-2025-018346","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"NUISANCE PROPERTY INVESTIGATOR","status":"CLOSED","createdDate":"2025-03-17","completedDate":"2025-04-23","violations":[{"number":"VI-2025-013863","date":"2025-03-17","code":"A-301.1/65","title":"NEW USE","status":"CLOSED","resolutionDate":"2025-03-21","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2025-013864","date":"2025-03-17","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"CLOSED","resolutionDate":"2025-03-21","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2025-013865","date":"2025-03-17","code":"6-301(4)(B)","title":"FOOD - RETAIL ESTABLISHMENTS PERMANENT LICENSE","status":"COMPLIED","resolutionDate":"2025-04-23","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]}],"violYears":[{"y":2025,"n":7,"worst":null}],"investigations":[{"caseNumber":"CF-2022-025736","date":"2022-03-29","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-025736","date":"2022-05-05","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-025736","date":"2022-05-09","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-025736","date":"2022-06-14","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-018346","date":"2025-03-17","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-018327","date":"2025-03-17","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-018346","date":"2025-04-21","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-018346","date":"2025-04-23","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-018327","date":"2025-05-05","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-018327","date":"2025-06-09","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-018327","date":"2025-10-28","type":null,"status":"FAILED"}],"inspYears":[{"y":2022,"fails":3,"passes":1},{"y":2025,"fails":6,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97405023547093,"lng":-75.13314204987225,"geom":{"type":"Polygon","coordinates":[[[-75.132968009,39.97403499],[-75.132976933,39.973988832],[-75.133134638,39.974023718],[-75.133236278,39.973992667],[-75.133274654,39.97406742],[-75.133239767,39.974127284],[-75.132968009,39.97403499]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2025-000496","type":"Sprinkler Certification","inspectionDate":"2024-12-19","result":"Certified","expirationDate":"2025-12-19","buildingId":"1024111"},{"number":"BC-2025-031573","type":"Fire Alarm Certification","inspectionDate":"2025-11-13","result":"Certified","expirationDate":"2026-11-13","buildingId":"1024111"},{"number":"BC-2026-003761","type":"Fire Alarm Certification","inspectionDate":"2025-11-13","result":"Certified","expirationDate":"2026-11-13","buildingId":"1024111"},{"number":"BC-2026-001031","type":"Sprinkler Certification","inspectionDate":"2025-12-18","result":"Certified","expirationDate":"2026-12-18","buildingId":"1024111"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19125","beds":null,"baths":null,"stories":3,"lotArea":2250,"zoning":"CMX2","grade":"3","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"1835 MARKET ST STE 625, PHILADELPHIA PA, 19103","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Special Exception","grounds":"PERMIT FOR USE AS A TAKE-OUT RESTAURANT IN AN EXISTING STRUCTURE WITH OTHER PREVIOUSLY APPROVED USES.","status":"Completed","outcome":"Granted with conditions","date":"2021-12-13","number":"ZP-2021-008389","relatedPermit":"ZP-2021-008389"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2025,"v":1375000,"taxable":275000,"land":275000,"improvement":1100000,"taxableLand":275000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1100000},{"y":2026,"v":1375000,"taxable":275000,"land":275000,"improvement":1100000,"taxableLand":275000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1100000},{"y":2027,"v":737000,"taxable":147400,"land":147400,"improvement":589600,"taxableLand":147400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":589600}],"taxNow":3849,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2021-001840","date":"2021-04-13","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE COMPLETE DEMOLITION OF THE EXISTING STRUCTURE AND THE ERECTION OF AN ATTACHED STRUCTURE WITH ROOF DECKS AT THE REAR OF THE THIRD FLOOR. SIZE AND LOCATION AS SHOWN IN THE APPLICATION/PLAN."},{"number":"ZP-2021-006044","date":"2021-06-30","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2023-01-20","scope":"FOR THE COMPLETE DEMOLITION OF EXISTING STRUCTURE ON LOT; FOR THE ERECTION OF AN ATTACHED STRUCTURE(NTE 38' HIGH) WITH ROOF DECK ACCESSED BY A STAIR; SECOND FLOOR(2ND FLOOR) AND THIRD(3RD) FLOORS REAR DECK. SIZE AND LOCATION AS SHOWN IN THE APPLICATION."},{"number":"CP-2021-003932","date":"2021-08-05","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-01-20","scope":"FOR THE ERECTION OF AN ATTACHED THREE (3) STRUCTURE OF TYPE VB CONSTRUCTION WITH A CELLAR AND A ROOF DECK AS PER PLANS. SEPARATE PERMIT REQUIRED FOR CERTIFICATE OF OCCUPANCY OF THE GROUND FLOOR. Amendment (1/5/2022) to revise residential unit layouts and to revise location of the restroom location of the commercial tenant space on the 1st floor as per plans."},{"number":"ZP-2021-010819","date":"2021-09-22","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Vacant"},{"number":"EP-2021-013399","date":"2021-11-15","work":"Rough-In","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-12-24","scope":"Rough-In Permit for EP-2021-013393 Install 600a, 3ph, 120/208v main service. Install 6 gang meter module. Install all wiring throughout 3 apartments, (2) vanilla box commercial spaces & house. Install cable tv wiring as per 2017 NEC. Install fire alarm system throughout as per NFPA72"},{"number":"ZP-2021-008389","date":"2021-12-01","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Eating and Drinking Establishments - Take-Out Restaurant"},{"number":"FP-2021-003291","date":"2021-12-07","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2023-01-20","scope":"FOR THE INSTALLATION OF A TWO (2) INCH FIRE SERVICE LINE WITH A 3-INCH AMES 2000SS BACKFLOW PREVENTER AND AUTOMATIC FIRE SUPPRESSION SYSTEM AS PER NFPA 13. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/HYDRAULIC CALCULATIONS."},{"number":"EP-2021-013393","date":"2022-05-27","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-01-13","scope":"Install a 600 amp 208v 3phase service, (6) gang meter bank, (2) 200 amp panels & feeders, (4) 150 amp panels & feeders. Provide wiring through common areas, two commercial spaces and three dwelling units. Install lighting normal and emergency, switches, sensors and receptacles. Provide power for the mechanical and hvac equipment. Install a new fire alarm system throughout. All work in accordance with the 2017 nec & 2016 nfpa-72."},{"number":"PP-2022-005035","date":"2022-08-16","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-01-20","scope":"Install water and drain from 1st floor to all fixtures total of: 8 water closets, 8 lavatories, 6 tub/shower, 3kitchen sinks, 3 water heaters."},{"number":"FP-2022-002187","date":"2022-09-22","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2023-01-11","scope":"EZ PERMIT SPRINKLER RELOCATION (NFPA 13)- For the Relocation of Sprinkler Heads as per attached standards. Deviations from these standards require submission of construction and site plans. Modifying 11 sprinklers"},{"number":"ZP-2022-008868","date":"2022-10-07","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Expired","completedDate":"2026-03-04","scope":"FOR THE ERECTION OF THREE (3) STATICALLY ILLUMINATED FLATWALL SIGN, AND ONE (1) STATICALLY ILLUMINTATED PROJECTION SIGN. SIZE AND LOCATION AS SHOWN IN THE PLAN. AMEND THE ORIGINAL PERMIT TO RISE THE BOTTOM OF THE PROJECTING SIGN TO 8 FEET ABOVE THE SIDEWALK"},{"number":"ZP-2023-000065","date":"2023-01-27","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2023-06-16","scope":"FOR THE ERECTION OF ONE (1) STATICALLY ILLUMINATED FLATWALL SIGN. SIZE AND LOCATION AS SHOWN IN THE PLAN."},{"number":"GP-2023-001130","date":"2023-04-19","work":"Sign","type":"General","description":"General Permit","status":"Completed","completedDate":"2023-06-16","scope":"FOR THE ERECTION OF ONE (1) STATICALLY ILLUMINATED ACCESSORY WALL SIGN. SIZE AND LOCATION AS SHOWN ON APPLICATION/PLAN. SEPARATE PERMIT REQUIRED FOR ELECTRICAL WORK."},{"number":"ZP-2025-006644","date":"2025-07-03","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Retail Sales - Sundries, Pharmaceuticals, and Convenience Sales"}],"storyTag":"New construction","storyDelta":37.83,"timeline":[{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"appeal","w":"Appeal granted with conditions"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"insp","w":"L&I: 3 failed, 1 passed"},{"y":2022,"k":"permit","w":"New Construction or Additions"},{"y":2022,"k":"permit","w":"Addition and/or Alterations"},{"y":2022,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2023,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2023,"k":"permit","w":"Sign"},{"y":2025,"k":"viol","w":"7 L&I violations"},{"y":2025,"k":"permit","w":"Change of Use"},{"y":2025,"k":"insp","w":"L&I: 6 failed, 1 passed"}],"rented":false,"licenses":[{"number":"918363","type":"Rental","status":"Inactive","businessName":"JSCD SDG 1601 Frankford Ave LLC","legalName":"JSCD SDG 1601 Frankford Ave LLC","address":"1601 FRANKFORD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2023-03-08","latestIssueDate":"2025-03-20","expirationDate":"2026-03-07","inactiveDate":"2026-05-06"},{"number":"0976848","type":"Food Preparing and Serving","status":"Inactive","businessName":"VAN LEEUWEN PHILADELPHIA FRANKFORD (Van Leeuwen Ice Cream)","legalName":"VAN LEEUWEN PHILADELPHIA FRANKFORD","address":"1601 FRANKFORD AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2025-04-22","latestIssueDate":"2025-04-22","expirationDate":"2026-04-21","inactiveDate":"2026-06-20"}],"licenseActivity":[{"number":"0976848","type":"Food Preparing and Serving","businessName":"VAN LEEUWEN PHILADELPHIA FRANKFORD (Van Leeuwen Ice Cream)","legalName":"VAN LEEUWEN PHILADELPHIA FRANKFORD","issuedDate":"2025-04-22","latestIssueDate":"2025-04-22","closureDate":"2026-06-20","expirationDate":"2026-04-21","inactiveDate":"2026-06-20","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"918363","type":"Rental","businessName":"JSCD SDG 1601 Frankford Ave LLC","legalName":"JSCD SDG 1601 Frankford Ave LLC","issuedDate":"2023-03-08","latestIssueDate":"2025-03-20","closureDate":"2026-05-06","expirationDate":"2026-03-07","inactiveDate":"2026-05-06","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","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":["3 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":"Appeal #ZP-2021-008389: Completed · Granted with conditions; related permit ZP-2021-008389. The history also contains “NEW USE.”","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: ZP-2022-008868 (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":"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":"9 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Oct 28, 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 #0976848: Inactive since Jun 20, 2026","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":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"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 7 historical violations across 2 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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Sprinkler Certification: Certified through Dec 18, 2026; Fire Alarm Certification: Certified through Nov 13, 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":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"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/"}]}