{"asOf":"2026-07-26T17:20:19.383Z","block":"500-599 S 52ND ST","blockUrl":"https://philadelphia.blockreport.homes/block/500-599-s-52nd-st","address":"503 S 52ND ST","parcelNumber":"871214400","source":"https://property.phila.gov/?p=871214400","ownerType":"investor","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"Y60","buildingCodeNew":"820","buildingClass":"STR/OFF+APT 3.5 STY MASON","buildingClassNew":"ROW MIXED-COM/RES-BLT AS RES","useLabel":"Apartment building","owner":"MAHARI YARED DEVELOPMENT","coOwner":null,"marketValue":422000,"landAssessment":84400,"improvementAssessment":337600,"livableArea":4058,"yearBuilt":1925,"lastSale":{"price":75000,"date":"2012-03-13T04:00:00Z"},"openViolations":0,"violations":[{"number":"1697156","date":"2010-03-18","code":"A-503.2/2","title":"PROSEC- STD INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1697158","date":"2010-03-18","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1697157","date":"2010-03-18","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2612836","date":"2012-09-12","code":"PM-102.0/1","title":"LICENSE-RES GENERAL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2024-098038","date":"2024-12-11","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2025-02-13","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2024-098042","date":"2024-12-11","code":"A-701.1/3","title":"NEW USE OCCUPIED PRIOR TO CO","status":"COMPLIED","resolutionDate":"2025-09-24","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2024-098037","date":"2024-12-11","code":"A-301.1/65","title":"NEW USE","status":"COMPLIED","resolutionDate":"2025-02-27","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}],"violationCases":[{"number":"229102","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2010-03-19","completedDate":"2012-09-11","violations":[{"number":"1697156","date":"2010-03-18","code":"A-503.2/2","title":"PROSEC- STD INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1697158","date":"2010-03-18","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1697157","date":"2010-03-18","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"349634","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2012-09-12","completedDate":"2013-02-21","violations":[{"number":"2612836","date":"2012-09-12","code":"PM-102.0/1","title":"LICENSE-RES GENERAL","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2024-126636","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QUALITY OF LIFE COURTS","status":"CLOSED","createdDate":"2024-12-11","completedDate":"2025-12-17","violations":[{"number":"VI-2024-098038","date":"2024-12-11","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2025-02-13","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2024-098042","date":"2024-12-11","code":"A-701.1/3","title":"NEW USE OCCUPIED PRIOR TO CO","status":"COMPLIED","resolutionDate":"2025-09-24","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2024-098037","date":"2024-12-11","code":"A-301.1/65","title":"NEW USE","status":"COMPLIED","resolutionDate":"2025-02-27","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]}],"violYears":[{"y":2010,"n":3,"worst":null},{"y":2012,"n":1,"worst":null},{"y":2024,"n":3,"worst":null}],"investigations":[{"caseNumber":"229102","date":"2010-03-03","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"229102","date":"2010-05-24","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"229102","date":"2012-09-10","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"349634","date":"2012-09-10","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"349634","date":"2012-10-16","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"349634","date":"2013-02-21","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"CF-2024-126636","date":"2024-12-11","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-126636","date":"2025-01-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-126636","date":"2025-02-27","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-126636","date":"2025-04-24","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-126636","date":"2025-07-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-126636","date":"2025-12-17","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-126636","date":"2025-12-17","type":null,"status":"PASSED"}],"inspYears":[{"y":2010,"fails":2,"passes":0},{"y":2012,"fails":2,"passes":1},{"y":2013,"fails":0,"passes":1},{"y":2024,"fails":1,"passes":0},{"y":2025,"fails":5,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.95180847801161,"lng":-75.22630832961592,"geom":{"type":"Polygon","coordinates":[[[-75.226158532,39.95181626],[-75.226169818,39.951763926],[-75.226457998,39.951800538],[-75.226446428,39.951853172],[-75.226158532,39.95181626]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2025-003142","type":"Fire Alarm Certification","inspectionDate":"2025-02-03","result":"Certified","expirationDate":"2026-02-03","buildingId":"1447436"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19143","beds":null,"baths":null,"stories":null,"lotArea":1586,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"633 N 64TH ST, PHILADELPHIA PA, 19151","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"CERTIFICATE FOR A TAKE-OUT RESTAURANT ON THE FIRST FLOOR IN THE SAME BUILDING WITH AN EXISTING TWO(2) FAMILY DWELLING ABOVE.","status":"CLOSED","outcome":"Granted with conditions","date":"2012-05-02","number":"17418","relatedPermit":"387153"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":250000,"taxable":51766,"land":23783,"improvement":226217,"taxableLand":23783,"taxableImprovement":27983,"exemptLand":0,"exemptImprovement":198234},{"y":2017,"v":250000,"taxable":51766,"land":23783,"improvement":226217,"taxableLand":23783,"taxableImprovement":27983,"exemptLand":0,"exemptImprovement":198234},{"y":2018,"v":228000,"taxable":68163,"land":45600,"improvement":182400,"taxableLand":45600,"taxableImprovement":22563,"exemptLand":0,"exemptImprovement":159837},{"y":2019,"v":234800,"taxable":70557,"land":47372,"improvement":187428,"taxableLand":47372,"taxableImprovement":23185,"exemptLand":0,"exemptImprovement":164243},{"y":2020,"v":237100,"taxable":71248,"land":47836,"improvement":189264,"taxableLand":47836,"taxableImprovement":23412,"exemptLand":0,"exemptImprovement":165852},{"y":2021,"v":237100,"taxable":71248,"land":47836,"improvement":189264,"taxableLand":47836,"taxableImprovement":23412,"exemptLand":0,"exemptImprovement":165852},{"y":2022,"v":237100,"taxable":71248,"land":47836,"improvement":189264,"taxableLand":47836,"taxableImprovement":23412,"exemptLand":0,"exemptImprovement":165852},{"y":2023,"v":344900,"taxable":344900,"land":68900,"improvement":276000,"taxableLand":68900,"taxableImprovement":276000,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":344900,"taxable":344900,"land":68900,"improvement":276000,"taxableLand":68900,"taxableImprovement":276000,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":362300,"taxable":362300,"land":72460,"improvement":289840,"taxableLand":72460,"taxableImprovement":289840,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":362300,"taxable":362300,"land":72460,"improvement":289840,"taxableLand":72460,"taxableImprovement":289840,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":422000,"taxable":422000,"land":84400,"improvement":337600,"taxableLand":84400,"taxableImprovement":337600,"exemptLand":0,"exemptImprovement":0}],"taxNow":5071,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"387191","date":"2012-02-08","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2012-06-08","scope":"REPLACE WINDOWS ON 2ND & 3RD FLOORS, RESIDENTIAL UNITS ONLY. REPLACE ROOF COVERING. 1000 SQ FT INSTALL NEW ROOF COVERING AS PER MANUFACTURER'S SPECIFICATIONS. NEW ROOF COVERINGS SHALL NOT BE INSTALLED WITHOUT FIRST REMOVING ALL EXISTING LAYERS WHEN THE ROOF HAS TWO OR MORE APPLICATIONS OF ANY TYPE OF ROOF COVERING. SUBMIT ROOF CERTIFICATION TO INSPECTOR FOR FINAL INSPECTION. STUCCO EXTERIOR - 800 SQ FT EXTERIOR PLASTER. INSTALLATION OF THESE MATERIALS SHALL BE IN COMPLIANCE WITH ASTMC926 AND ASTMC1063 AND THE PROVISIONS OF THIS CODE. R703.6.1 LATH. ALL LATH AND LATH ATTACHMENTS SHALL BE OF CORROSION- RESISTANT MATERIALS. EXPANDED METAL OR WOVEN WIRE LATH SHALL BE ATTACHED WITH 1-1/2-INCH-LONG (38 MM), 11 GAGE NAILS HAVING A 7/16-INCH (11.1 MM) HEAD, OR 7/8-INCH-LONG (22.2 MM), 16 GAGE STAPLES, SPACED AT NO MORE THAN 6 INCHES (152 MM), OR AS OTHERWISE APPROVED. CONTACT INSPECTOR AT DISTRICT OFFICE FOR WALL INSPECTION PRIOR TO STARTING WORK."},{"number":"387154","date":"2012-02-08","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2012-03-19","scope":"INTERIOR DEMOLITION OF NON LOAD BEARING WALLS AND CEILINGS ONLY. NO OTHER WORK ALLOWED UNDER THIS PERMIT. CONTACT STREETS DEPARTMENT FOR DUMPSTER PERMIT AND FOOTWAY CLOSURE. THREE SETS OF PLANS DRAWN TO PROFESSIONAL QUALITY ARE TO BE SUBMITTED FOR REVIEW AND APPROVAL BY THE DEPARTMENT BEFORE WORK ON RENOVATION STARTS."},{"number":"391222","date":"2012-03-14","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2012-06-06","scope":"INSULATION REPLACEMENT OF FIRE WALL/CEILINGS. REPLACE SHEETROCK, FRAMING AS PER PLANS. SEPARATE USE REGISTRATION PERMIT AND CERTIFICATE OF OCCUPANCY REQUIRED FOR FIRST FLOOR COMMERCIAL SPACE."},{"number":"394546","date":"2012-03-20","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2012-06-18","scope":"21 FIXTURES WITH PIPING FOR 3 FAMILY DWELLING/W WATER HEATERS"},{"number":"393745","date":"2012-03-22","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2012-06-23","scope":"INSTALL 300 AMP SERVICE WITH EXISTING METER - SUBPANELS ON EACH FLOOR - REWIRE COMMERCIAL SPACE - AS PER 2008 NEC, FIRE ALARM WORK AS PER NFPA 72."},{"number":"395669","date":"2012-03-26","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2012-04-04","scope":"INSTALL NEW CURB TRAP (MIXED USE)"},{"number":"387153","date":"2012-05-04","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2012-05-04","scope":"1ST FLOOR USE AS A RESTAURANT AND CAFE. 2ND FLOOR USE AS A RESIDENTIAL DWELLING. 3RD FLOOR USE AS A RESIDENTIAL DWELLING."},{"number":"409902","date":"2012-07-17","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2012-07-19","scope":"TENANT IMPROVEMENTS, FIT OUT, UPGRADES TO FINISHES. SEE AP391222 FOR ADDITIONAL ALTERATIONS. ADD'L PERMITS REQUIRED : ELECTRICAL, PLUMBING, HVAC."},{"number":"ZP-2025-000931","date":"2025-02-22","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Retail Sales - Wearing Apparel and Accessories"},{"number":"AP-2025-007118","date":"2025-09-24","work":"Certificate of Occupancy (CO) (may inclu…","type":"Administrative","description":"Administrative Permit","status":"Issued","completedDate":null,"scope":"CO only for an existing Retail Sales- Wearing Apparel and Accessories on first floor and 2-family above."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2012,"k":"permit","w":"Plumbing"},{"y":2012,"k":"appeal","w":"Appeal granted with conditions"},{"y":2012,"k":"permit","w":"Use"},{"y":2012,"k":"viol","w":"L&I violation"},{"y":2012,"k":"permit","w":"Major alteration"},{"y":2012,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2013,"k":"insp","w":"Inspection passed"},{"y":2024,"k":"viol","w":"3 L&I violations"},{"y":2024,"k":"insp","w":"Inspection failed"},{"y":2025,"k":"permit","w":"Change of Use"},{"y":2025,"k":"insp","w":"L&I: 5 failed, 1 passed"},{"y":2025,"k":"permit","w":"Certificate of Occupancy (CO) (may inclu…"}],"rented":true,"licenses":[{"number":"573996","type":"Food Preparing and Serving","status":"Inactive","businessName":"MAHARI BAILEY (CAFE RUE 52 LLC)","legalName":"MAHARI BAILEY","address":"503 S 52ND ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2012-09-19","latestIssueDate":"2013-06-04","expirationDate":"2014-04-30","inactiveDate":null},{"number":"577770","type":"Rental","status":"Inactive","businessName":"MAHARI BAILEY (CAFE RUE 52 LLC)","legalName":"MAHARI BAILEY","address":"503 S 52ND ST","revenueCode":"3202","rentalCategory":null,"units":3,"issuedDate":"2012-11-15","latestIssueDate":"2012-11-15","expirationDate":"2013-02-28","inactiveDate":"2012-11-16"},{"number":"696040","type":"Rental","status":"Active","businessName":"MAHARI BAILEY (CAFE RUE 52 LLC)","legalName":"MAHARI BAILEY","address":"503 S 52ND ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2016-03-24","latestIssueDate":"2026-03-05","expirationDate":"2027-03-01","inactiveDate":null}],"licenseActivity":[{"number":"696040","type":"Rental","businessName":"MAHARI BAILEY (CAFE RUE 52 LLC)","legalName":"MAHARI BAILEY","issuedDate":"2012-11-15","latestIssueDate":"2026-03-05","closureDate":null,"expirationDate":"2027-03-01","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"573996","type":"Food Preparing and Serving","businessName":"MAHARI BAILEY (CAFE RUE 52 LLC)","legalName":"MAHARI BAILEY","issuedDate":"2012-09-19","latestIssueDate":"2013-06-04","closureDate":"2014-04-30","expirationDate":"2014-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","units":2,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 45% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $237,100 to $344,900","no permit shown in 2022-2024"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #17418: CLOSED · Granted with conditions; related permit 387153. Use permit #387153: COMPLETED. The history also contains “NEW USE OCCUPIED PRIOR TO CO.”","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: AP-2025-007118 (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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Feb 3, 2026","why":"Fire-protection certifications apply to the named system and inspection period only; they are not a whole-building safety certificate. Philadelphia generally requires annual sprinkler, standpipe, fire-alarm, special-hazard, and emergency-power inspections where those systems exist.","action":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"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, 3 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Dec 17, 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 #573996: Inactive","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":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as mixed-use. BlockReport does not receive a current Commercial Trash account balance.","why":"Philadelphia charges qualifying small commercial, mixed-use, and multi-unit properties that use City collection; exemptions and private collection can change applicability. A use category alone does not prove a fee is due.","action":"Check the Commercial Trash account inside the date-effective Property Payoff.","url":"https://www.phila.gov/2026-06-09-pay-your-trash-fee-bill-by-june-30/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 7 historical violations across 3 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/"}]}