{"asOf":"2026-08-01T06:16:43.691Z","block":"4000-4099 W GIRARD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/4000-4099-w-girard-ave","address":"4054 W GIRARD AVE","parcelNumber":"871000251","source":"https://property.phila.gov/?p=871000251","ownerType":"investor","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"SC","buildingCodeNew":"821","buildingClass":"VACANT LAND COMMER < ACRE","buildingClassNew":"ROW MIXED-COM/RES-BLT AS COM","useLabel":"Mixed-use","owner":"LA88 INVESTMENT INC","coOwner":null,"marketValue":804900,"landAssessment":160900,"improvementAssessment":644000,"livableArea":3744,"yearBuilt":2023,"lastSale":{"price":77000,"date":"2020-12-18T05:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2020-032008","date":"2020-08-31","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2021-05-27","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2021-06-22","underAppeal":false,"noticeUrl":null},{"number":"VI-2020-032009","date":"2020-08-31","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2021-05-27","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2021-06-22","underAppeal":false,"noticeUrl":null},{"number":"VI-2021-059268","date":"2021-08-26","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2021-10-04","resolution":"COMPLIED - BY ENFORCEMENT ACTION","latestInvestigationDate":"2021-11-18","underAppeal":false,"noticeUrl":null},{"number":"VI-2021-059269","date":"2021-08-26","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2021-10-04","resolution":"COMPLIED - BY ENFORCEMENT ACTION","latestInvestigationDate":"2021-11-18","underAppeal":false,"noticeUrl":null},{"number":"VI-2022-004318","date":"2022-01-24","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2022-03-15","resolution":"COMPLIED - BY ENFORCEMENT ACTION","latestInvestigationDate":"2022-02-07","underAppeal":false,"noticeUrl":null},{"number":"VI-2022-004319","date":"2022-01-24","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2022-03-15","resolution":"COMPLIED - BY ENFORCEMENT ACTION","latestInvestigationDate":"2022-02-07","underAppeal":false,"noticeUrl":null},{"number":"VI-2022-056155","date":"2022-08-01","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2022-08-29","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2022-08-30","underAppeal":false,"noticeUrl":null},{"number":"VI-2022-056156","date":"2022-08-01","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2022-08-29","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2022-08-30","underAppeal":false,"noticeUrl":null}],"violationCases":[{"number":"CF-2020-057323","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2020-08-31","completedDate":"2021-06-22","noticeUrl":null,"violations":[{"number":"VI-2020-032008","date":"2020-08-31","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2021-05-27","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2021-06-22","underAppeal":false,"noticeUrl":null},{"number":"VI-2020-032009","date":"2020-08-31","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2021-05-27","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2021-06-22","underAppeal":false,"noticeUrl":null}]},{"number":"CF-2021-082515","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2021-08-26","completedDate":"2021-11-18","noticeUrl":null,"violations":[{"number":"VI-2021-059268","date":"2021-08-26","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2021-10-04","resolution":"COMPLIED - BY ENFORCEMENT ACTION","latestInvestigationDate":"2021-11-18","underAppeal":false,"noticeUrl":null},{"number":"VI-2021-059269","date":"2021-08-26","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2021-10-04","resolution":"COMPLIED - BY ENFORCEMENT ACTION","latestInvestigationDate":"2021-11-18","underAppeal":false,"noticeUrl":null}]},{"number":"CF-2022-005716","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2022-01-24","completedDate":"2022-03-16","noticeUrl":null,"violations":[{"number":"VI-2022-004318","date":"2022-01-24","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2022-03-15","resolution":"COMPLIED - BY ENFORCEMENT ACTION","latestInvestigationDate":"2022-02-07","underAppeal":false,"noticeUrl":null},{"number":"VI-2022-004319","date":"2022-01-24","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2022-03-15","resolution":"COMPLIED - BY ENFORCEMENT ACTION","latestInvestigationDate":"2022-02-07","underAppeal":false,"noticeUrl":null}]},{"number":"CF-2022-076748","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2022-08-01","completedDate":"2022-08-30","noticeUrl":null,"violations":[{"number":"VI-2022-056155","date":"2022-08-01","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2022-08-29","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2022-08-30","underAppeal":false,"noticeUrl":null},{"number":"VI-2022-056156","date":"2022-08-01","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2022-08-29","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2022-08-30","underAppeal":false,"noticeUrl":null}]}],"violYears":[{"y":2020,"n":2,"worst":null},{"y":2021,"n":2,"worst":null},{"y":2022,"n":4,"worst":null}],"investigations":[{"caseNumber":"CF-2020-057323","date":"2020-08-31","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-057323","date":"2020-09-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-057323","date":"2021-06-22","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-082515","date":"2021-08-26","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-082515","date":"2021-10-05","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-082515","date":"2021-11-18","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-005716","date":"2022-01-24","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-005716","date":"2022-02-07","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-076748","date":"2022-08-01","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-076748","date":"2022-08-30","type":null,"status":"PASSED"}],"inspYears":[{"y":2020,"fails":2,"passes":0},{"y":2021,"fails":2,"passes":2},{"y":2022,"fails":3,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.973650097813795,"lng":-75.20611356914394,"geom":{"type":"Polygon","coordinates":[[[-75.206059243,39.973530614],[-75.206121433,39.973523755],[-75.206167898,39.973769529],[-75.206105705,39.973776468],[-75.206059243,39.973530614]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19104","beds":null,"baths":null,"stories":3,"lotArea":1638,"zoning":"CMX2","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"9921 BUSTLETON AVE, PHILADELPHIA PA, 19152","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2025,"v":748800,"taxable":184742,"land":149800,"improvement":599000,"taxableLand":149800,"taxableImprovement":34942,"exemptLand":0,"exemptImprovement":564058},{"y":2026,"v":748800,"taxable":244642,"land":149800,"improvement":599000,"taxableLand":149800,"taxableImprovement":94842,"exemptLand":0,"exemptImprovement":504158},{"y":2027,"v":804900,"taxable":327267,"land":160900,"improvement":644000,"taxableLand":160900,"taxableImprovement":166367,"exemptLand":0,"exemptImprovement":477633}],"taxNow":3424,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2021-009958","date":"2021-10-13","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2024-05-17","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH ROOF DECK AND ROOF DECK ACCESS STRUCTURE.COMMERCIAL SPACE TO BE LOCATED ALONG 100% OF THE BUILDING GROUND FLOOR FRONTAGE AND WITHIN 30FT OF BUILDING DEPTH . SIZE AND LOCATION AS SHOWN IN PLANS."},{"number":"CP-2022-004973","date":"2022-11-17","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-05-17","scope":"FOR THE ERECTION OF AN ATACHED, THREE-STORY STRUCTURE OF TYPE VA CONSTRUCTION WITH A CELLAR AND A ROOF DECK WITH A ROOF ACCESS STRUCTURE. FOR A VACANT COMMERCIAL SPACE AT GROUND FLOOR AND BASEMENT (PARTIAL) AND THREE (3) DWELLING UNITS AS SHOWN."},{"number":"EP-2023-003459","date":"2023-05-02","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-04-17","scope":"INSTALL A 500 AMP 120/240 1 PHASE SERVICE, (5) GANG METER BANK, (1) 200 AMP PANEL & FEEDER, (3) 150 AMP PANELS & FEEDERS, (1) 125 AMP PANEL & FEEDER. INSTALL WIRING THROUGHOUT THE COMMON AREAS, COMMERCIAL SHELL SPACE & THREE DWELLING UNITS. INSTALL LIGHTS NORMAL & EMERGENCY, SWITCHES, SENSORS, RECEPTACLES, & SMOKE ALARMS. PROVIDE POWER FOR THE MECHANICAL & HVAC EQUIPMENT. INSTALL A NEW FIRE ALARM SYSTEM THROUGHOUT. ALL WORK IN ACCORDANCE WITH THE 2017 NEC & 2016 NFPA-72. ** AMEND PERMIT TO INCLUDE THE FIT OUT OF THE 1ST FLOOR COMMERCIAL SPACE. INSTALL LIGHTS NORMAL & EMERGENCY, SWITCHES, SENSORS, & RECEPTACLES. PROVIDE POWER FOR THE HVAC EQUIPMENT. INSTALL ADDITIONAL FIRE ALARM DEVICES ON THE EXISTING FIRE ALARM SYSTEM."},{"number":"MP-2023-002998","date":"2023-07-24","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-05-08","scope":"FOR THE INSTALLATION OF NEW HVAC APPLIANCES, GRILLES / REGISTERS / DIFFUSERS, EXHAUSTS, AND ASSOCIATED DUCTWORK THROUGHOUT A THREE (3) STORY MIXED-USE BUILDING. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IMC. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURER SPECIFICATIONS. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. IF SITE CONDITIONS VARY, CONTACT DESIGN ENGINEER PRIOR TO START OF WORK. SEE CP-2022-004973 FOR ASSOCIATED BUILDING PERMIT."},{"number":"FP-2023-001701","date":"2023-07-25","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2024-05-17","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13 AND 13R THROUGHOUT THE BUILDING TO INCLUDE 2\" MAIN FIRE SERVICE LINE WITH A BACKFLOW PREVENTION ASSEMBLY, AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"ZP-2023-007328","date":"2023-07-26","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Office - Business and Professional"},{"number":"PP-2023-010615","date":"2023-08-08","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-11-24","scope":"INSTALL MD, CT, FAI 7 & 1-1/2\" WDP FROM THE CURB INTO HOUSE Installation of a new 6\" sewer line from the street to the house Installation of a new 6\" storm line from the street to the house Installation of a new 1.5\" water line from the street to the house"},{"number":"CP-2023-004220","date":"2023-08-14","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-05-17","scope":"FOR LEVEL II ALTERATIONS TO AN EXISTING ATTACHED STRUCTURE. ALTERATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS, REPAIR/REPLACEMENT OF STAIRS, PROVIDE FINISHES/FURNISHINGS AND ACCESSIBILITY IMPROVEMENTS THROUGHOUT. FOR USE AS OFFICE-BUSINESS AND PROFESSIONAL. ALL WORK TO BE DONE PER APPROVED PLANS AND DOCUMENTATION. ***************** SEPARATE PERMTIS TO BE OBTAINED FOR ALL OTHER WORK. ****************************************** AMENDMENT: FOR THE ADDITION OF RESTROOM AT FRONT OF BASEMENT AND THE RELOCATION OF RESTROOM AT FRONT OF FIRST FLOOR."},{"number":"PP-2023-009512","date":"2023-09-09","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-05-08","scope":"INSTALL 3 WASHING MACHINE BOXES, 3 KITCHEN SINKS, 3 HUB DRAINS, 1 FLOOR DRAIN, 2 ROOF DRAINS, 1 BACKFLOW PREVENTER, 4 AREA DRAINS, 1 EJECTOR SUMP PUMP, 1 SUMP PUMP, 2 BACKWATER VALVES, 3 HOT WATER HEATERS, 1 WATER HYRANT, 6 WATER CLOSETS, 6 SHOWER/TUBS AND 6 LAVATORIES ACCORDING TO THE 2018 PPC AND PER PLANS."},{"number":"MP-2023-004201","date":"2023-10-20","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-05-08","scope":"FOR THE INSTALLATION OF A NEW HVAC SYSTEM INCLUDING HEAT PUMPS, AIR HANDLERS, REGISTERS AND DIFFUSERS WITH ASSOCIATED DUCTWORK AS PER PLANS."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2021,"k":"permit","w":"New construction, addition, GFA change"},{"y":2022,"k":"viol","w":"4 L&I violations"},{"y":2022,"k":"insp","w":"L&I: 3 failed, 1 passed"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"Change of Use"},{"y":2023,"k":"permit","w":"New Construction or Additions"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"New Construction or Additions"},{"y":2023,"k":"permit","w":"Addition and/or Alterations"}],"rented":true,"licenses":[{"number":"0975859","type":"Rental","status":"Active","businessName":"LA88 INVESTMENT INC  (LA88 INVESTMENT INC )","legalName":"LA88 INVESTMENT INC ","address":"4054 W GIRARD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2025-04-09","latestIssueDate":"2026-04-08","expirationDate":"2027-04-08","inactiveDate":null}],"licenseActivity":[{"number":"0975859","type":"Rental","businessName":"LA88 INVESTMENT INC  (LA88 INVESTMENT INC )","legalName":"LA88 INVESTMENT INC ","issuedDate":"2025-04-09","latestIssueDate":"2026-04-08","closureDate":null,"expirationDate":"2027-04-08","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-31","units":3,"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":["8 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 record identifies more than one dwelling/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":"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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"7 failed, 3 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Aug 30, 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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"2 fire/suppression-related permits matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"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 8 historical violations across 4 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/"}]}