{"asOf":"2026-07-26T12:18:16.542Z","block":"100-199 N 10TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/100-199-n-10th-st","address":"127 N 10TH ST","parcelNumber":"871002350","source":"https://property.phila.gov/?p=871002350","ownerType":"absentee","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"Y60","buildingCodeNew":"821","buildingClass":"STR/OFF+APT 3.5 STY MASON","buildingClassNew":"ROW MIXED-COM/RES-BLT AS COM","useLabel":"Apartment building","owner":"YE JIN TANG","coOwner":"YE LI HUI","marketValue":1091200,"landAssessment":218200,"improvementAssessment":873000,"livableArea":4365,"yearBuilt":1930,"lastSale":{"price":1,"date":"2025-02-06T05:00:00Z"},"openViolations":0,"violations":[{"number":"1042687","date":"2008-07-30","code":"FC-906.2/1","title":"FIRE EXTING-INSTALL 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EAST","certifications":[{"number":"BC-2023-018460","type":"Special Hazards Certification","inspectionDate":"2023-09-01","result":"Certified","expirationDate":"2024-09-01","buildingId":"1530889"},{"number":"BC-2026-013593","type":"Special Hazards Certification","inspectionDate":"2026-04-30","result":"Certified","expirationDate":"2027-04-30","buildingId":"1530889"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19107","beds":null,"baths":null,"stories":null,"lotArea":1900,"zoning":"CMX4","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"323 SUSSEX BLVD, BROOMALL PA, 19008","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":763900,"taxable":763900,"land":237500,"improvement":526400,"taxableLand":237500,"taxableImprovement":526400,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":763900,"taxable":763900,"land":237500,"improvement":526400,"taxableLand":237500,"taxableImprovement":526400,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":944200,"taxable":944200,"land":188840,"improvement":755360,"taxableLand":188840,"taxableImprovement":755360,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":972500,"taxable":972500,"land":194500,"improvement":778000,"taxableLand":194500,"taxableImprovement":778000,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":982200,"taxable":982200,"land":196440,"improvement":785760,"taxableLand":196440,"taxableImprovement":785760,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":982200,"taxable":982200,"land":196440,"improvement":785760,"taxableLand":196440,"taxableImprovement":785760,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":982200,"taxable":982200,"land":196440,"improvement":785760,"taxableLand":196440,"taxableImprovement":785760,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":1029600,"taxable":1029600,"land":205920,"improvement":823680,"taxableLand":205920,"taxableImprovement":823680,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":1029600,"taxable":1029600,"land":205920,"improvement":823680,"taxableLand":205920,"taxableImprovement":823680,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":1078100,"taxable":1078100,"land":215620,"improvement":862480,"taxableLand":215620,"taxableImprovement":862480,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":1078100,"taxable":1078100,"land":215620,"improvement":862480,"taxableLand":215620,"taxableImprovement":862480,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":1091200,"taxable":1091200,"land":218200,"improvement":873000,"taxableLand":218200,"taxableImprovement":873000,"exemptLand":0,"exemptImprovement":0}],"taxNow":15091,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"174712","date":"2008-09-05","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2009-09-02","scope":"EXISTING 200AMP SERVICE, UPGRADE TO 350 AMP SINGLE PHASE SERVICE AS PER 2005 (CC DISTRICT)"},{"number":"261370","date":"2010-02-08","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2010-02-16","scope":"INSTALL RPZ BACKFLOW PREVENTOR IN BAKERY"},{"number":"PP-2021-002646","date":"2021-02-16","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-03-29","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."},{"number":"CP-2024-004477","date":"2024-08-20","work":"Commercial Make Safe Permit","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-12-20","scope":"**MAKE SAFE PERMIT** FOR REPAIRS TO FIRE-DAMAGED 4TH FLOOR AND ROOF ASSEMBLIES TO COMPLY WITH VIOLATION CASE # CF-2024-012594. NOT TO EXCEED SCOPE OF WORK NOTED IN ENGINEER'S REPORT AND SHOWN ON APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR ANY ADDITIONAL ALTERATIONS THAT ARE NOT SPECIFICALLY ADDRESSED ON CASE # CF-2024-012594. IN ACCORDANCE WITH CODE BULLETIN PM-1801, A 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. MAKE SAFE PERMIT ONLY. [AMENDMENT 12/10/2024 FOR CHANGES TO THE ROOF ASSEMBLY REPAIRS TO INCLUDE RECONSTRUCTION OF THE FRONT AND REAR DORMERS AS PER APPROVED AMENDED PLANS.]"},{"number":"CP-2025-000912","date":"2025-04-21","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR LEVEL II INTERIOR ALTERATIONS WITHOUT A CHANGE IN OCCUPANCY AT THE 2ND FLOOR, 3RD FLOOR, AND ATTIC LEVELS OF AN EXISTING FOUR (4) DWELLING UNIT GROUP R-2 OCCUPANCY WITHIN THE MIXED-USE BUILDING. EXISTING BUILDING IS NOT SPRINKLERED. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IEBC. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, AND PLUMBING WORK. IF SITE CONDITIONS VARY, CONTACT DESIGN PROFESSIONAL PRIOR TO START OF WORK. [AMENDMENT 9/5/2025 FOR STRUCTURAL ALTERATIONS TO INCLUDE INSTALLATION OF A NEW LINTEL AND THE REPLACEMENT OF JOISTS AT THE 2ND AND 3RD FLOORS AS PER APPROVED AMENDED PLANS.] [AMENDMENT 12/15/2025 FOR LAYOUT CHANGES TO UNITS #301 and #302 AS PER APPROVED AMENDED PLANS.]"},{"number":"CP-2025-001506","date":"2025-04-30","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"EZ STANDARD LIMITED COMMERCIAL ALTERATIONS & REPAIRS- For the limited demolition and commercial alterations without submitting plans as per attached standards. Deviations from these standards require submission of construction and site plans. FIRST FLOOR EXISTING BAKERY. NO FRAMING OR CHANGE OF OCCUPANCY. FINISH WORK ONLY AS PER STANDARD. NO PENTRATIONS THORUGH FIRE RATING AND MUST BE MAINTAINED."},{"number":"EP-2025-004328","date":"2025-05-05","work":"Rough-In","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-06-26","scope":"INSTALLATION NEW FIRE ALARM SYSTEM NEW INSTALLATION 400 A ELECTRICAL SERVICE METER BOX ELECTRICAL BOX GROUN TO REWIRE lGHT FIXTURES OUTLETS SWITCHES SMOKE DETECTOR AS PER 2017 NEC"},{"number":"PP-2025-006137","date":"2025-05-09","work":"Rough-In","type":"Plumbing","description":"Plumbing Permit","status":"Cancelled","completedDate":"2025-06-10","scope":"Rough-In Permit for PP-2025-005876 INSTALL5 TOILETS, 5 TUBS, 5 LAVATORY SINKS, 4 KITCHEN SINK, 4WATER HEATER NEW 1\" BACKFLOW"},{"number":"PP-2025-007928","date":"2025-06-20","work":"Rough-In","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-08-01","scope":"Rough-In Permit for PP-2025-007785"},{"number":"EP-2025-004273","date":"2025-06-20","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"INSTALLATION NEW FIRE ALARM SYSTEM NEW INSTALLATION OF 400A ELECTRICAL SERVICE METER BOX ELECTRICAL BOX GROUND TO REWIRE LIGHT FIXTURES , OUTLETS , SWITCHES, 110V INTERCONNECTED SMOKE ALARMS . ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC,2016 NFPA-72,2018 PHILA FIRE CODE."},{"number":"EP-2025-001303","date":"2025-06-30","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2026-02-02","scope":"Replace 20 LED light fixtures / run wires for 2 circuit ot duplex receptacle at the counter / install 2 track lights"},{"number":"MP-2025-003430","date":"2025-07-07","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS, AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH THE MANUFACTURER’S SPECIFICATIONS. FOR USE AS PREVIOUSLY APPROVED. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"PP-2025-007785","date":"2025-08-01","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"INSTALL5 TOILETS, 5 TUBS, 5 LAVATORY SINKS, 4 KITCHEN SINK, 4WATER HEATER NEW 1\" BACKFLOW"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2024,"k":"permit","w":"Commercial Make Safe Permit"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Rough-In"},{"y":2025,"k":"permit","w":"Rough-In"},{"y":2025,"k":"permit","w":"Rough-In"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"permit","w":"Alterations"},{"y":2025,"k":"insp","w":"Inspection passed"}],"rented":false,"licenses":[{"number":"222336","type":"Rental","status":"Inactive","businessName":"YE (DI HANG & JIN TANG & FEN HUI)","legalName":"YE","address":"127 N 10TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":4,"issuedDate":"2004-03-27","latestIssueDate":"2025-02-24","expirationDate":"2026-02-28","inactiveDate":"2026-04-29"},{"number":"203683","type":"Food Preparing and Serving","status":"Inactive","businessName":"ASIA BAKERY","legalName":"ASIA BAKERY","address":"127 N 10TH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2004-05-10","latestIssueDate":"2005-06-20","expirationDate":"2006-04-30","inactiveDate":"2012-12-22"},{"number":"281646","type":"Dumpster License - Private Property","status":"Inactive","businessName":"ASIA BAKERY INC","legalName":"ASIA BAKERY INC","address":"127 N 10TH ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2004-05-25","latestIssueDate":"2004-05-25","expirationDate":"2010-07-31","inactiveDate":null},{"number":"379244","type":"Food Preparing and Serving","status":"Inactive","businessName":"ZHONG GANG BAKERY INC","legalName":"ZHONG GANG BAKERY INC","address":"127 N 10TH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2006-07-27","latestIssueDate":"2014-04-08","expirationDate":"2015-04-30","inactiveDate":"2014-12-09"},{"number":"483837","type":"Dumpster License - Private Property","status":"Active","businessName":"ZHONG GANG BAKERY INC","legalName":"ZHONG GANG BAKERY INC","address":"127 N 10TH ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2009-10-07","latestIssueDate":"2013-07-27","expirationDate":null,"inactiveDate":null},{"number":"647657","type":"Dumpster License - Private Property","status":"Active","businessName":"NEW ZHONG GANG BAKERY INC","legalName":"NEW ZHONG GANG BAKERY INC","address":"127 N 10TH ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2014-11-17","latestIssueDate":"2014-11-17","expirationDate":null,"inactiveDate":null},{"number":"649447","type":"Food Preparing and Serving","status":"Active","businessName":"NEW ZHONG GANG BAKERY INC","legalName":"NEW ZHONG GANG BAKERY INC","address":"127 N 10TH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2014-12-09","latestIssueDate":"2026-04-08","expirationDate":"2027-04-30","inactiveDate":null}],"licenseActivity":[{"number":"649447","type":"Food Preparing and Serving","businessName":"NEW ZHONG GANG BAKERY INC","legalName":"NEW ZHONG GANG BAKERY INC","issuedDate":"2014-12-09","latestIssueDate":"2026-04-08","closureDate":null,"expirationDate":"2027-04-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"647657","type":"Dumpster License - Private Property","businessName":"NEW ZHONG GANG BAKERY INC","legalName":"NEW ZHONG GANG BAKERY INC","issuedDate":"2014-11-17","latestIssueDate":"2014-11-17","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"483837","type":"Dumpster License - Private Property","businessName":"ZHONG GANG BAKERY INC","legalName":"ZHONG GANG BAKERY INC","issuedDate":"2009-10-07","latestIssueDate":"2013-07-27","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"379244","type":"Food Preparing and Serving","businessName":"ZHONG GANG BAKERY INC","legalName":"ZHONG GANG BAKERY INC","issuedDate":"2006-07-27","latestIssueDate":"2014-04-08","closureDate":"2014-12-09","expirationDate":"2015-04-30","inactiveDate":"2014-12-09","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"281646","type":"Dumpster License - Private Property","businessName":"ASIA BAKERY INC","legalName":"ASIA BAKERY INC","issuedDate":"2004-05-25","latestIssueDate":"2004-05-25","closureDate":"2010-07-31","expirationDate":"2010-07-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"203683","type":"Food Preparing and Serving","businessName":"ASIA BAKERY","legalName":"ASIA BAKERY","issuedDate":"2004-05-10","latestIssueDate":"2005-06-20","closureDate":"2012-12-22","expirationDate":"2006-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"222336","type":"Rental","businessName":"YE (DI HANG & JIN TANG & FEN HUI)","legalName":"YE","issuedDate":"2004-03-27","latestIssueDate":"2025-02-24","closureDate":"2026-04-29","expirationDate":"2026-02-28","inactiveDate":"2026-04-29","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":["10 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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"6 permits not marked completed: CP-2025-000912 (Issued), CP-2025-001506 (Issued), PP-2025-006137 (Cancelled), EP-2025-004273 (Issued), MP-2025-003430 (Issued).","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":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 12 historical violations across 3 cases.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"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":"3 failed, 2 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was unlabeled on Jul 24, 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 #203683: Inactive since Dec 22, 2012; Dumpster License - Private Property #281646: Inactive; Food Preparing and Serving #379244: Inactive since Dec 9, 2014","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 and appears related-party/family-held.","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":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Special Hazards Certification: Certified through Apr 30, 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":"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/"}]}