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Alarm Certification","inspectionDate":"2023-01-11","result":"Certified","expirationDate":"2024-01-11","buildingId":"1305715"},{"number":"BC-2023-014279","type":"Fire Alarm Certification","inspectionDate":"2023-07-10","result":"Certified","expirationDate":"2024-07-10","buildingId":"1305715"},{"number":"BC-2024-018209","type":"Fire Alarm Certification","inspectionDate":"2024-06-17","result":"Certified","expirationDate":"2025-06-17","buildingId":"1305715"},{"number":"BC-2025-015524","type":"Fire Alarm Certification","inspectionDate":"2025-06-04","result":"Certified","expirationDate":"2026-06-04","buildingId":"1305715"},{"number":"BC-2026-014169","type":"Fire Alarm Certification","inspectionDate":"2026-05-12","result":"Certified","expirationDate":"2027-05-12","buildingId":"1305715"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19135","beds":null,"baths":null,"stories":null,"lotArea":1232,"zoning":"CMX1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"6302 BATTERSBY ST, PHILADELPHIA PA, 19149","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR AN EAT-IN AND TAKE-OUT RESTAURANT WITH SEARING FOR LESS THAN THIRTY PERSONS (NO SALE OF ALCOHOL, NO MUSIC, NO LIVE ENTERTAINMENT) IN THE SAME BUILDING WITH AN EXISTING SINGLE FAMILY DWELLING ABOVE.","status":"CLOSED","outcome":"HELD","date":"2008-04-24","number":"4378","relatedPermit":"114103"},{"type":"Zoning board appeal","grounds":"PERMIT FOR TAKE-OUT OF COLD FOOD  AS PART OF A RETAIL GROCERY STORE ON THE FIRST FLOOR IN THE SAME BUILDING WITH EXISTING ONE (1) FAMILY DWELLING ON THE 2ND FLOOR.","status":"CLOSED","outcome":"Granted with conditions","date":"2010-06-01","number":"10303","relatedPermit":"242683"},{"type":"Zoning board appeal","grounds":"PERMIT FOR PROPOSED TO ADD HOT FOOD (TAKE OUT RESTAURANT) TO THE EXISTING RETAIL\nGROCERY STORE TO INCLUDE PREPARING AND SERVING OF COLD FOOD FOR TAKE OUT ON 1ST FLOOR AND VACANT 2ND FLOOR IN AN EXISTING STRUCTURE.","status":"CLOSED","outcome":"Dismissed","date":"2017-01-10","number":"28560","relatedPermit":"709463"},{"type":"RB_LIRB","grounds":"I WOULD LIKE TO REQUEST THE OPPORTUNITY TO RENEW MY LICENSE.","status":"OPEN","outcome":"City affirmed","date":"2019-09-17","number":"37589","relatedPermit":null},{"type":"RB_LIRB","grounds":"I WISH TO APPEAL THE DECISION MADE ABOUT MY ELIGIBILITY TO RENEW MY TOBACCO PERMIT.","status":"OPEN","outcome":"City affirmed","date":"2019-09-17","number":"37596","relatedPermit":null}],"taxYears":[{"year":2015,"total":2026.57,"principal":1553.33,"interest":163.1,"penalty":108.73},{"year":2016,"total":1854.92,"principal":1622.65,"interest":24.34,"penalty":16.23}],"taxNet":3881.49,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":100800,"taxable":100800,"land":12300,"improvement":88500,"taxableLand":12300,"taxableImprovement":88500,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":100800,"taxable":100800,"land":12300,"improvement":88500,"taxableLand":12300,"taxableImprovement":88500,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":131400,"taxable":131400,"land":26280,"improvement":105120,"taxableLand":26280,"taxableImprovement":105120,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":135300,"taxable":135300,"land":27060,"improvement":108240,"taxableLand":27060,"taxableImprovement":108240,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":136600,"taxable":136600,"land":27320,"improvement":109280,"taxableLand":27320,"taxableImprovement":109280,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":136600,"taxable":136600,"land":27320,"improvement":109280,"taxableLand":27320,"taxableImprovement":109280,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":136600,"taxable":136600,"land":27320,"improvement":109280,"taxableLand":27320,"taxableImprovement":109280,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":130300,"taxable":130300,"land":26060,"improvement":104240,"taxableLand":26060,"taxableImprovement":104240,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":130300,"taxable":130300,"land":26060,"improvement":104240,"taxableLand":26060,"taxableImprovement":104240,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":145300,"taxable":145300,"land":29060,"improvement":116240,"taxableLand":29060,"taxableImprovement":116240,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":145300,"taxable":145300,"land":29060,"improvement":116240,"taxableLand":29060,"taxableImprovement":116240,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":187900,"taxable":187900,"land":37500,"improvement":150400,"taxableLand":37500,"taxableImprovement":150400,"exemptLand":0,"exemptImprovement":0}],"taxNow":2034,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"54998","date":"2007-02-07","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2007-02-07","scope":"USE: 1ST FL.-GROCERY STORE 2ND FL.-1 APT."},{"number":"241977","date":"2009-10-13","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"EXPIRED","completedDate":"2010-10-07","scope":"INSTALL BACKFLOW PREVENTER"},{"number":"242683","date":"2010-07-20","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2010-07-20","scope":"ADDING COLD FOOD TAKE OUT TO EXISTING RETAIL GROCERY STORE"},{"number":"316606","date":"2010-12-15","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2011-01-05","scope":"INSTALL 3/4 BACKFLOW PREVENTOR"},{"number":"631964","date":"2015-10-13","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALL NEW FIRE ALARM SYSTEM COMPLETE WIRTH PANEL,PULL STATION HORN STROBES AND NEW SMOKE DETECTORS PER NFPA 72 (MIXED USE)"},{"number":"774777","date":"2017-07-27","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2017-07-27","scope":"EXSITING AWNING SIGN WRAPPED AROUND THE BLDG. FABRICATED WITH GALVANIZED STEEL PIPES AND COVERED WITH VINYL AND DECAL"},{"number":"790847","date":"2017-08-31","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2017-08-31","scope":"RETAIL SALE OF FOOD, BEVERAGES AND GROCERIES ON 1ST FLOOR WITH EXISTING SINGLE FAMILY DWELLING ABOVE IN AN EXISTING STRUCTURE. NO SIGN ON THIS PERMIT."}],"storyTag":"Improved","storyDelta":0.51,"timeline":[{"y":2017,"k":"viol","w":"2 L&I violations"},{"y":2017,"k":"permit","w":"Zoning/use"},{"y":2017,"k":"permit","w":"Use"},{"y":2018,"k":"viol","w":"L&I violation"},{"y":2019,"k":"viol","w":"8 L&I violations"},{"y":2019,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2019,"k":"appeal","w":"Appeal city affirmed"},{"y":2019,"k":"appeal","w":"Appeal city affirmed"},{"y":2022,"k":"viol","w":"8 L&I violations"},{"y":2022,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2023,"k":"insp","w":"Inspection failed"},{"y":2024,"k":"insp","w":"Inspection passed"}],"rented":false,"licenses":[{"number":"205983","type":"Food Preparing and Serving","status":"Inactive","businessName":"RYE RYES ALL AMERICAN DELI","legalName":"RYE RYES ALL AMERICAN DELI","address":"4620 UNRUH AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2002-02-21","latestIssueDate":"2002-02-21","expirationDate":"2003-04-30","inactiveDate":null},{"number":"399584","type":"Food Preparing and Serving","status":"Inactive","businessName":"GLADYS DESCHAMPS (CHRIS DELI & GROCERY)","legalName":"GLADYS DESCHAMPS","address":"4620 UNRUH AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2007-02-12","latestIssueDate":"2007-02-12","expirationDate":"2007-04-30","inactiveDate":"2011-10-20"},{"number":"441773","type":"Rental","status":"Inactive","businessName":"STEVEN OSTROFF & BETTY WIEZER","legalName":"STEVEN OSTROFF & BETTY WIEZER","address":"4620 UNRUH AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2008-04-17","latestIssueDate":"2012-02-28","expirationDate":"2013-02-28","inactiveDate":null},{"number":"471052","type":"Dumpster License - Private Property","status":"Inactive","businessName":"LILLIANA RODRIGUEZ (ARIANNA'S GROCERY STORE)","legalName":"LILLIANA RODRIGUEZ","address":"4620 UNRUH AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2009-04-15","latestIssueDate":"2010-07-13","expirationDate":"2011-07-31","inactiveDate":"2011-10-20"},{"number":"499024","type":"Food Preparing and Serving","status":"Inactive","businessName":"LILLIANA RODRIGUEZ (ARIANNA'S GROCERY STORE)","legalName":"LILLIANA RODRIGUEZ","address":"4620 UNRUH AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2010-04-21","latestIssueDate":"2010-04-21","expirationDate":"2011-04-30","inactiveDate":"2011-10-20"},{"number":"601131","type":"Dumpster License - Private Property","status":"Active","businessName":"DAILY BREAD FOOD MARKET LLC","legalName":"DAILY BREAD FOOD MARKET LLC","address":"4620 UNRUH AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2013-07-30","latestIssueDate":"2013-07-30","expirationDate":null,"inactiveDate":null},{"number":"648539","type":"Dumpster License - Private Property","status":"Active","businessName":"JORGE RODRIGUEZ (R&R DELI MARKET)","legalName":"JORGE RODRIGUEZ","address":"4620 UNRUH AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2014-11-28","latestIssueDate":"2014-11-28","expirationDate":null,"inactiveDate":null},{"number":"649130","type":"Food Preparing and Serving","status":"Inactive","businessName":"JORGE RODRIGUEZ (R&R DELI MARKET)","legalName":"JORGE RODRIGUEZ","address":"4620 UNRUH AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2014-12-05","latestIssueDate":"2018-07-13","expirationDate":"2019-04-30","inactiveDate":"2019-06-29"},{"number":"672142","type":"Rental","status":"Inactive","businessName":"SARA WIEZER","legalName":"SARA WIEZER","address":"4620 UNRUH AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2015-07-23","latestIssueDate":"2022-05-15","expirationDate":"2022-07-31","inactiveDate":"2022-09-29"},{"number":"790904","type":"Food Estab, Retail Non-Permanent Location (Annual)","status":"Inactive","businessName":"R & R DELI MARKET INC","legalName":"R & R DELI MARKET INC","address":"4620 UNRUH AVE","revenueCode":"3112","rentalCategory":null,"units":null,"issuedDate":"2018-10-04","latestIssueDate":"2018-10-04","expirationDate":"2019-10-03","inactiveDate":"2019-12-02"},{"number":"826267","type":"Food Preparing and Serving","status":"Active","businessName":"R & R DELI MARKET INC","legalName":"R & R DELI MARKET INC","address":"4620 UNRUH AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2019-10-10","latestIssueDate":"2026-01-15","expirationDate":"2026-10-09","inactiveDate":null}],"licenseActivity":[{"number":"826267","type":"Food Preparing and Serving","businessName":"R & R DELI MARKET INC","legalName":"R & R DELI MARKET INC","issuedDate":"2019-10-10","latestIssueDate":"2026-01-15","closureDate":null,"expirationDate":"2026-10-09","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"790904","type":"Food Estab, Retail Non-Permanent Location (Annual)","businessName":"R & R DELI MARKET INC","legalName":"R & R DELI MARKET INC","issuedDate":"2018-10-04","latestIssueDate":"2018-10-04","closureDate":"2019-12-02","expirationDate":"2019-10-03","inactiveDate":"2019-12-02","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"672142","type":"Rental","businessName":"SARA WIEZER","legalName":"SARA WIEZER","issuedDate":"2015-07-23","latestIssueDate":"2022-05-15","closureDate":"2022-09-29","expirationDate":"2022-07-31","inactiveDate":"2022-09-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"649130","type":"Food Preparing and Serving","businessName":"JORGE RODRIGUEZ (R&R DELI MARKET)","legalName":"JORGE RODRIGUEZ","issuedDate":"2014-12-05","latestIssueDate":"2018-07-13","closureDate":"2019-06-29","expirationDate":"2019-04-30","inactiveDate":"2019-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"648539","type":"Dumpster License - Private Property","businessName":"JORGE RODRIGUEZ (R&R DELI MARKET)","legalName":"JORGE RODRIGUEZ","issuedDate":"2014-11-28","latestIssueDate":"2014-11-28","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"601131","type":"Dumpster License - Private Property","businessName":"DAILY BREAD FOOD MARKET LLC","legalName":"DAILY BREAD FOOD MARKET LLC","issuedDate":"2013-07-30","latestIssueDate":"2013-07-30","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"499024","type":"Food Preparing and Serving","businessName":"LILLIANA RODRIGUEZ (ARIANNA'S GROCERY STORE)","legalName":"LILLIANA RODRIGUEZ","issuedDate":"2010-04-21","latestIssueDate":"2010-04-21","closureDate":"2011-10-20","expirationDate":"2011-04-30","inactiveDate":"2011-10-20","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"471052","type":"Dumpster License - Private Property","businessName":"LILLIANA RODRIGUEZ (ARIANNA'S GROCERY STORE)","legalName":"LILLIANA RODRIGUEZ","issuedDate":"2009-04-15","latestIssueDate":"2010-07-13","closureDate":"2011-10-20","expirationDate":"2011-07-31","inactiveDate":"2011-10-20","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"441773","type":"Rental","businessName":"STEVEN OSTROFF & BETTY WIEZER","legalName":"STEVEN OSTROFF & BETTY WIEZER","issuedDate":"2008-04-17","latestIssueDate":"2012-02-28","closureDate":"2013-02-28","expirationDate":"2013-02-28","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"399584","type":"Food Preparing and Serving","businessName":"GLADYS DESCHAMPS (CHRIS DELI & GROCERY)","legalName":"GLADYS DESCHAMPS","issuedDate":"2007-02-12","latestIssueDate":"2007-02-12","closureDate":"2011-10-20","expirationDate":"2007-04-30","inactiveDate":"2011-10-20","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"205983","type":"Food Preparing and Serving","businessName":"RYE RYES ALL AMERICAN DELI","legalName":"RYE RYES ALL AMERICAN DELI","issuedDate":"2002-02-21","latestIssueDate":"2002-02-21","closureDate":"2003-04-30","expirationDate":"2003-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["$1,581 appeared in the City's June 2022 delinquency snapshot","a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2022, 2023"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #4378: CLOSED · HELD; related permit 114103. Use permit #54998: COMPLETED.","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: 241977 (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":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$1,580.88 was recorded in the City’s 2022-06 delinquency snapshot for 2021.","why":"That is historical evidence, not today’s amount due. A current exemption, payment, credit, or assistance agreement can coexist with an older snapshot row.","action":"Check period balances and request a dated Property Payoff statement for settlement.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"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":"23 failed, 20 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Mar 12, 2024.","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 #205983: Inactive; Food Preparing and Serving #399584: Inactive since Oct 20, 2011; Dumpster License - Private Property #471052: Inactive since Oct 20, 2011; Food Preparing and Serving #499024: Inactive since Oct 20, 2011","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 47 historical violations across 16 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":"Fire Alarm Certification: Certified through May 12, 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/"}]}