{"asOf":"2026-07-27T23:46:12.818Z","block":"5000-5099 BALTIMORE AVE","blockUrl":"https://philadelphia.blockreport.homes/block/5000-5099-baltimore-ave","address":"5033 BALTIMORE AVE","parcelNumber":"871213750","source":"https://property.phila.gov/?p=871213750","ownerType":"investor","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"Y50","buildingCodeNew":"821","buildingClass":"STR/OFF+APT 3 STY MASONRY","buildingClassNew":"ROW MIXED-COM/RES-BLT AS COM","useLabel":"Apartment building","owner":"MAHARI 5033 REAL ESTATE LLC","coOwner":null,"marketValue":366500,"landAssessment":73300,"improvementAssessment":293200,"livableArea":3187,"yearBuilt":1925,"lastSale":{"price":330000,"date":"2024-05-16T04:00:00Z"},"openViolations":1,"violations":[{"number":"1652417","date":"2010-04-16","code":"PM-302.2/2","title":"EXT A-CLEAN RUBBISH/GARBAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1652416","date":"2010-04-16","code":"A-503.2/2","title":"PROSEC- STD INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3409791","date":"2014-12-01","code":"PM-102.0/1","title":"LICENSE-RES GENERAL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"211988215","date":"2020-02-04","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2024-064319","date":"2024-07-30","code":"A-302.10/2","title":"WORK NOT ACCORDING TO PLANS","status":"COMPLIED","resolutionDate":"2024-10-21","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-014107","date":"2026-03-12","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2026-07-09","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"231866","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2010-04-18","completedDate":"2012-03-26","violations":[{"number":"1652417","date":"2010-04-16","code":"PM-302.2/2","title":"EXT A-CLEAN RUBBISH/GARBAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1652416","date":"2010-04-16","code":"A-503.2/2","title":"PROSEC- STD INFO","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"462229","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2014-12-02","completedDate":"2015-01-07","violations":[{"number":"3409791","date":"2014-12-01","code":"PM-102.0/1","title":"LICENSE-RES GENERAL","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"723979","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"IN VIOLATION","createdDate":"2020-02-11","completedDate":null,"violations":[{"number":"211988215","date":"2020-02-04","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"OPEN","resolutionDate":null,"resolution":null}]},{"number":"CF-2024-082130","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2024-07-30","completedDate":"2024-10-22","violations":[{"number":"VI-2024-064319","date":"2024-07-30","code":"A-302.10/2","title":"WORK NOT ACCORDING TO PLANS","status":"COMPLIED","resolutionDate":"2024-10-21","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2026-022601","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"SHORT TERM RENTAL INVESTIGATOR","status":"CLOSED","createdDate":"2026-03-12","completedDate":"2026-07-09","violations":[{"number":"VI-2026-014107","date":"2026-03-12","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2026-07-09","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2010,"n":2,"worst":null},{"y":2014,"n":1,"worst":null},{"y":2020,"n":1,"worst":null},{"y":2024,"n":1,"worst":null},{"y":2026,"n":1,"worst":null}],"investigations":[{"caseNumber":"225619","date":"2010-02-11","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"231866","date":"2010-04-16","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"231866","date":"2010-04-30","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"462229","date":"2014-12-01","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"462229","date":"2015-01-07","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"723979","date":"2020-02-04","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"723979","date":"2020-05-14","type":null,"status":"FAILED"},{"caseNumber":"723979","date":"2020-05-14","type":null,"status":"FAILED"},{"caseNumber":"723979","date":"2020-09-10","type":null,"status":"FAILED"},{"caseNumber":"723979","date":"2020-10-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-082130","date":"2024-07-30","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-082130","date":"2024-10-22","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-022601","date":"2026-03-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-022601","date":"2026-06-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-022601","date":"2026-07-09","type":null,"status":"PASSED"}],"inspYears":[{"y":2010,"fails":1,"passes":2},{"y":2014,"fails":1,"passes":0},{"y":2015,"fails":0,"passes":1},{"y":2020,"fails":5,"passes":0},{"y":2024,"fails":1,"passes":1},{"y":2026,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.94803465635299,"lng":-75.22462415777778,"geom":{"type":"Polygon","coordinates":[[[-75.224559483,39.947916669],[-75.224621251,39.947910323],[-75.224689208,39.948151082],[-75.224626243,39.948158625],[-75.224559483,39.947916669]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":false,"permits":true,"licenses":true},"zip":"19143","beds":null,"baths":null,"stories":3,"lotArea":1620,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"816 S 49TH ST, PHILADELPHIA PA, 19143","mailOut":false,"appeals":[{"type":"RB_LIRB","grounds":"PURCHASED FROM SHERIFF'S SALE. PROPERTY SHOULD BE VACANT. IF SOMEONE IS THERE, THEY ARE THERE ILLEGALLY.","status":"OPEN","outcome":"MOOT","date":"2015-04-22","number":"24532","relatedPermit":"462229"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":137700,"taxable":137700,"land":24300,"improvement":113400,"taxableLand":24300,"taxableImprovement":113400,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":137700,"taxable":137700,"land":24300,"improvement":113400,"taxableLand":24300,"taxableImprovement":113400,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":178700,"taxable":178700,"land":35740,"improvement":142960,"taxableLand":35740,"taxableImprovement":142960,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":184000,"taxable":184000,"land":37068,"improvement":146932,"taxableLand":37068,"taxableImprovement":146932,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":185800,"taxable":185800,"land":37431,"improvement":148369,"taxableLand":37431,"taxableImprovement":148369,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":185800,"taxable":185800,"land":37431,"improvement":148369,"taxableLand":37431,"taxableImprovement":148369,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":185800,"taxable":185800,"land":37431,"improvement":148369,"taxableLand":37431,"taxableImprovement":148369,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":260100,"taxable":260100,"land":52020,"improvement":208080,"taxableLand":52020,"taxableImprovement":208080,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":260100,"taxable":260100,"land":52020,"improvement":208080,"taxableLand":52020,"taxableImprovement":208080,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":344200,"taxable":235384,"land":68800,"improvement":275400,"taxableLand":68800,"taxableImprovement":166584,"exemptLand":0,"exemptImprovement":108816},{"y":2026,"v":344200,"taxable":235384,"land":68800,"improvement":275400,"taxableLand":68800,"taxableImprovement":166584,"exemptLand":0,"exemptImprovement":108816},{"y":2027,"v":366500,"taxable":250651,"land":73300,"improvement":293200,"taxableLand":73300,"taxableImprovement":177351,"exemptLand":0,"exemptImprovement":115849}],"taxNow":3295,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"GM-2024-004799","date":"2024-05-25","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2024-07-03","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":"PP-2024-008663","date":"2024-06-25","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2024-12-26","scope":"Replace 5” curb trap and fai in footway"},{"number":"CP-2024-003246","date":"2024-07-01","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-12-10","scope":"FOR LEVEL II ALTERATIONS (NO CHANGE IN OCCUPANCY) IN EXISTING BUILDING. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL AND PLUMBING WORK. *AMEND 9/23/24 - FOR STRUCTURAL ALTERATIONS PER AMENDED PLANS*"},{"number":"MP-2024-003026","date":"2024-07-06","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-12-09","scope":"FOR THE INSTALLATION OF A NEW HVAC SYSTEM INCLUDING AIR HANDLER UNITS, AIR CONDITIONING UNITS, CONDENSING UNITSREGISTERS AND DIFFUSERS WITH ASSOCIATED DUCTWORK AND ACCESSORIES AS PER PLANS."},{"number":"PP-2024-009270","date":"2024-07-10","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-12-09","scope":"INSTALL 4 WATER CLOSETS, 4 LAVATORIES, 3 SHOWER/TUBS, 2 KITCHEN SINKS, 1 MOP SINK AND 3 HOT WATER HEATERS ACCORDING TO THE 2018 PPC AND PER PLANS."},{"number":"EP-2024-006471","date":"2024-07-12","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-12-02","scope":"Install new 400 amp service (meter-bank located on front of building) and complete interior wiring ,110v interconnected smoke alarms. Install complete fire alarm system w/ smoke detectors throughout nonresidential portion and low frequency sound in all sleeping areas. ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC,2016 NFPA-72,2018 PHILA FIRE CODE."},{"number":"ZP-2025-001691","date":"2025-02-28","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Child Care - Child Care Center"},{"number":"ZP-2025-001948","date":"2025-03-04","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Limited Lodging"},{"number":"CP-2025-004335","date":"2025-09-05","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2026-04-16","scope":"FOR LEVEL II ALTERATIONS AND CHANGE IN OCCUPANCY PER APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING WORK."},{"number":"PP-2026-004720","date":"2026-04-10","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2026-04-13","scope":"install 1 Lavatory"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"viol","w":"L&I violation"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2025,"k":"permit","w":"Change of Use"},{"y":2025,"k":"permit","w":"Change of Use"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"Alterations"},{"y":2026,"k":"viol","w":"L&I violation"},{"y":2026,"k":"insp","w":"L&I: 2 failed, 1 passed"}],"rented":true,"licenses":[{"number":"214283","type":"Rental","status":"Inactive","businessName":"ALJIA DUMAS","legalName":"ALJIA DUMAS","address":"5033 BALTIMORE AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2003-06-12","latestIssueDate":"2011-03-09","expirationDate":"2012-02-29","inactiveDate":"2012-12-22"},{"number":"561276","type":"Rental","status":"Inactive","businessName":"BURGEON SOUTHWEST","legalName":"BURGEON SOUTHWEST","address":"5033 BALTIMORE AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2012-04-19","latestIssueDate":"2012-04-19","expirationDate":"2013-02-28","inactiveDate":null},{"number":"0968004","type":"Rental","status":"Active","businessName":"Mahari 5033 Real Estate LLC","legalName":"Mahari 5033 Real Estate LLC","address":"5033 BALTIMORE AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2024-12-19","latestIssueDate":"2026-02-07","expirationDate":"2026-12-18","inactiveDate":null},{"number":"0974120","type":"Limited Lodging Operator","status":"Active","businessName":"Adriona Jenkins","legalName":"Adriona Jenkins","address":"5033 BALTIMORE AVE","revenueCode":"3240","rentalCategory":null,"units":null,"issuedDate":"2025-03-19","latestIssueDate":"2026-03-12","expirationDate":"2027-03-18","inactiveDate":null}],"licenseActivity":[{"number":"0974120","type":"Limited Lodging Operator","businessName":"Adriona Jenkins","legalName":"Adriona Jenkins","issuedDate":"2025-03-19","latestIssueDate":"2026-03-12","closureDate":null,"expirationDate":"2027-03-18","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"0968004","type":"Rental","businessName":"Mahari 5033 Real Estate LLC","legalName":"Mahari 5033 Real Estate LLC","issuedDate":"2024-12-19","latestIssueDate":"2026-02-07","closureDate":null,"expirationDate":"2026-12-18","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"561276","type":"Rental","businessName":"BURGEON SOUTHWEST","legalName":"BURGEON SOUTHWEST","issuedDate":"2012-04-19","latestIssueDate":"2012-04-19","closureDate":"2013-02-28","expirationDate":"2013-02-28","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"214283","type":"Rental","businessName":"ALJIA DUMAS","legalName":"ALJIA DUMAS","issuedDate":"2003-06-12","latestIssueDate":"2011-03-09","closureDate":"2012-12-22","expirationDate":"2012-02-29","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","units":2,"signals":[{"kind":"record-pressure","level":"watch","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["1 open L&I violation","failed L&I inspection activity in 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: PP-2024-008663 (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":"violations","level":"attention","title":"1 open L&I violation","finding":"6 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","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-license","level":"verify","title":"A rental license does not transfer with the deed","finding":"1 active Rental License record matched.","why":"If dwelling space is rented, the buyer must obtain a new annual Rental License; the seller’s license is not transferable. New applications require proof of ownership and legal occupancy, tax compliance, no open L&I violations, and lead compliance where applicable.","action":"Plan the buyer’s replacement license before settlement.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1925 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"10 failed, 5 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jul 9, 2026.","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":"1 fire/suppression-related permit 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/"}],"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/"}]}