{"asOf":"2026-07-25T20:28:12.541Z","block":"2100-2199 RIDGE AVE","blockUrl":"https://philadelphia.blockreport.homes/block/2100-2199-ridge-ave","address":"2155 RIDGE AVE","parcelNumber":"871221450","source":"https://property.phila.gov/?p=871221450","ownerType":"investor","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"Y70","buildingCodeNew":"820","buildingClass":"STR/OFF+APT 4 STY MASONRY","buildingClassNew":"ROW MIXED-COM/RES-BLT AS RES","useLabel":"Apartment building","owner":"SW PHILLY PROPERTIES LLC","coOwner":null,"marketValue":720000,"landAssessment":144000,"improvementAssessment":576000,"livableArea":3704,"yearBuilt":2020,"lastSale":{"price":480000,"date":"2020-09-30T04:00:00Z"},"openViolations":0,"violations":[{"number":"3382217","date":"2014-11-04","code":"A-301.1/7","title":"PERMB- INT DEMOL WALLS ETC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3382218","date":"2014-11-04","code":"A-504.1/1","title":"STOP WORK ORDER","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4428957","date":"2017-08-22","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4428958","date":"2017-08-22","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5057048","date":"2019-05-30","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5057047","date":"2019-05-30","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"459396","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DN","status":"CLOSED","createdDate":"2014-11-04","completedDate":"2014-11-19","violations":[{"number":"3382217","date":"2014-11-04","code":"A-301.1/7","title":"PERMB- INT DEMOL WALLS ETC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3382218","date":"2014-11-04","code":"A-504.1/1","title":"STOP WORK ORDER","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"600679","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2017-08-22","completedDate":"2017-11-28","violations":[{"number":"4428957","date":"2017-08-22","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4428958","date":"2017-08-22","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"687986","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2019-05-30","completedDate":"2019-07-02","violations":[{"number":"5057048","date":"2019-05-30","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5057047","date":"2019-05-30","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2014,"n":2,"worst":null},{"y":2017,"n":2,"worst":"UNSAFE STRUCTURE"},{"y":2019,"n":2,"worst":null}],"investigations":[{"caseNumber":"459396","date":"2014-11-04","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"459396","date":"2014-11-18","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"600679","date":"2017-11-28","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"600679","date":"2017-11-28","type":"CSUINITIAL","status":"CLOSED"}],"inspYears":[{"y":2014,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97952199625487,"lng":-75.17067120144672,"geom":{"type":"Polygon","coordinates":[[[-75.17056721,39.979586595],[-75.170574592,39.979562726],[-75.170731054,39.979441298],[-75.170777707,39.979475232],[-75.170630001,39.979595099],[-75.17056721,39.979586595]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2025-013452","type":"Sprinkler Certification","inspectionDate":"2025-05-01","result":"Certified","expirationDate":"2026-05-01","buildingId":"1022394"},{"number":"BC-2025-029503","type":"Fire Alarm Certification","inspectionDate":"2025-11-07","result":"Certified","expirationDate":"2026-11-07","buildingId":"1022394"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19121","beds":null,"baths":null,"stories":null,"lotArea":1178,"zoning":"CMX3","grade":"X","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"6 KENTSHIRE CT, WILMINGTON DE, 19807","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":15400,"taxable":15400,"land":10300,"improvement":5100,"taxableLand":10300,"taxableImprovement":5100,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":15400,"taxable":15400,"land":10300,"improvement":5100,"taxableLand":10300,"taxableImprovement":5100,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":13300,"taxable":13300,"land":13300,"improvement":0,"taxableLand":13300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":13600,"taxable":13600,"land":13600,"improvement":0,"taxableLand":13600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":13600,"taxable":13600,"land":13600,"improvement":0,"taxableLand":13600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":480000,"taxable":96000,"land":96000,"improvement":384000,"taxableLand":96000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":384000},{"y":2022,"v":480000,"taxable":96000,"land":96000,"improvement":384000,"taxableLand":96000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":384000},{"y":2023,"v":480000,"taxable":96000,"land":96000,"improvement":384000,"taxableLand":96000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":384000},{"y":2024,"v":480000,"taxable":96000,"land":96000,"improvement":384000,"taxableLand":96000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":384000},{"y":2025,"v":457400,"taxable":91480,"land":91480,"improvement":365920,"taxableLand":91480,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":365920},{"y":2026,"v":457400,"taxable":91480,"land":91480,"improvement":365920,"taxableLand":91480,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":365920},{"y":2027,"v":720000,"taxable":144000,"land":144000,"improvement":576000,"taxableLand":144000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":576000}],"taxNow":1281,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"813442","date":"2017-09-05","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-03-09","scope":"SEAL LATERAL PA20172441290"},{"number":"814701","date":"2017-09-20","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2017-09-20","scope":"DEMOLISH 3 STORY BRICK STRUCTURE, ALL DEMOLITION WILL BE PERFORMED MANUALLY BY HAND"},{"number":"814702","date":"2017-09-20","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2017-11-28","scope":"FOR THE COMPLETE DEMOLITION OF A THREE-STORY STRUCTURE AS PER PLAN. A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED WITHIN 8 FEET OF BUILDING FACADE IN ACCORDANCE WITH SECTION 3306 OF THE IBC. SEPARATE BUILDING AND/OR STREETS DEPARTMENT PERMITS MAY BE REQUIRED. ANY DEVIATION WILL REQUIRE AN AMENDED BUILDING PERMIT.***PERMIT RECEIVED ON 9-29-17."},{"number":"931006","date":"2018-12-10","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2018-12-10","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH ROOF DECK ACCESSED BY A PILOTHOUSE; BAY WINDOWS FROM SECOND THROUGH FOURTH(4TH) FLOORS FOR A VACANT COMMERCIAL SPACE AT FIRST FLOOR ( USE REGISTRATION PERMIT REQUIRED PRIOR TO OCCUPANCY) IN THE SAME BUILDING WITH MULTI-FAMILY( THREE(3) DWELLING UNITS FROM SECOND FLOOR THROUGH FOURTH(4TH) FLOORS.SIZE AND LOCATION AS SHOWN IN THE APPLICATION."},{"number":"960668","date":"2019-06-24","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2020-07-14","scope":"FOR THE CONSTRUCTION OF A FOUR ATTACHED STRUCTURE OF TYPE VA CONSTRUCTION WITH ROOF DECK WITH A ROOF ACCESS STRUCTURE, BAY WINDOWS FROM SECOND THROUGH FOURTH FLOOR AND CELLAR AS PER PLANS. FOR VACANT SPACE ON THE FIRST FLOOR AND THREE (3) DWELLING UNITS ABOVE. SEPARATE CERTIFICATE OF OCCUPANCY REQUIRED FOR THE FIRST FLOOR. SEPARATE PERMITS REQUIRED FOR ALL MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION WORK."},{"number":"994499","date":"2019-08-06","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2020-07-06","scope":"FOR THE INSTALLATION OF A TWO (2) INCH FIRE SERVICE LINE, BACKFLOW PREVENTER FOR AUTOMATIC FIRE SUPPRESSION SYSTEM AS PER NFPA 13. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/HYDRAULIC CALCULATIONS."},{"number":"1007386","date":"2019-10-15","work":"Amend for conversion","type":"Administrative","description":"Administrative Permit","status":"Completed","completedDate":"2020-07-03","scope":"TO AMEND PERMIT #960668 TO REVISED PLANS TO INCLUDE CHANGES TO FIRST FLOOR WALLS AND CEILING AND TO USE WOOD INSTEAD OF CEMENT. ALL CHANGES AS PER PLANS."},{"number":"1021054","date":"2019-10-22","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2020-07-06","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES - For the installation if New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans.(NO PENETRATION OF RATED ASSEMBLIES)"},{"number":"1012299","date":"2019-11-25","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2020-07-03","scope":"NEW CONSTRUCTION: INTERIOR PLUMBING; 4 STORY BUILDING; VACANT SPACE ON THE FIRST FLOOR AND THREE (3) DWELLING UNITS ABOVE-THE INSTALLATION WILL COMPLY WITH THE PHILADEPHIA PLUBMING CODE 2004"},{"number":"1022413","date":"2019-12-12","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-07-07","scope":"400AMP SERVICE COMPLETE 5 GANG METER-PAK AND WIRE THROUGHOUT SWITCHES, OUTLETS, LIGHT FIXTURES & 110v SMOKE / CO ALARMS MIXED USE, AFCI/GFCI AS PER NEC 2017 NORTH CENTRAL DISTRICT **NO FIRE ALARM ON THIS PERMIT**"},{"number":"1039413-RI","date":"2020-02-05","work":"Rough-In","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-07-13","scope":"1 NEW FIRE ALARM SYSTEM TO NFPA 72 WITH NEW MAIN FIRE PANEL, SMOKE DETECTORS , PULL STATION, HORN/STROBES, ROOM HORNS. PER APPROVED CITY DRAWINGS(AS NOTED).'17 NEC,'16 NFPA-72 (NORTH DIST)"},{"number":"1039413","date":"2020-07-13","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-07-14","scope":"1 NEW FIRE ALARM SYSTEM TO NFPA 72 WITH NEW MAIN FIRE PANEL, SMOKE DETECTORS , PULL STATION, HORN/STROBES, ROOM HORNS. PER APPROVED CITY DRAWINGS(AS NOTED).'17 NEC,'16 NFPA-72 (NORTH DIST)"},{"number":"ZP-2020-007655","date":"2020-10-08","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Artist Studios and Artisan Industrial."},{"number":"ZP-2024-000181","date":"2024-03-09","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Child Care - Child Care Center"},{"number":"CP-2024-000724","date":"2024-04-16","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-05-20","scope":"FOR CHANGE OF OCCUPANCY TO GROUP E AND LEVEL II ALTERATIONS TO INCLUDE NEW PARTITIONS, FIXTURES, FINISHES AS PER APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR MEP AND FIRE SUPPRESSION WORK."},{"number":"PP-2024-003136","date":"2024-04-17","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-05-20","scope":"Install 1 kitchen sink 2 vanities 1 utility sink 2 toilets"}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"Amend for conversion"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"New Construction or Additions"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"Rough-In"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"sale","p":480000},{"y":2020,"k":"permit","w":"Change of Use"},{"y":2024,"k":"permit","w":"Change of Use"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Alterations"}],"rented":true,"licenses":[{"number":"857571","type":"Rental","status":"Active","businessName":"kevin nguyen","legalName":"kevin nguyen","address":"2155 RIDGE AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2020-12-17","latestIssueDate":"2025-12-15","expirationDate":"2026-12-16","inactiveDate":null},{"number":"0956148","type":"Food Preparing and Serving","status":"Active","businessName":"Affectionately Devoted Academy of Early Learning","legalName":"Affectionately Devoted Academy of Early Learning ","address":"2155 RIDGE AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2024-07-11","latestIssueDate":"2026-07-10","expirationDate":"2027-07-10","inactiveDate":null}],"licenseActivity":[{"number":"0956148","type":"Food Preparing and Serving","businessName":"Affectionately Devoted Academy of Early Learning","legalName":"Affectionately Devoted Academy of Early Learning ","issuedDate":"2024-07-11","latestIssueDate":"2026-07-10","closureDate":null,"expirationDate":"2027-07-10","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"857571","type":"Rental","businessName":"kevin nguyen","legalName":"kevin nguyen","issuedDate":"2020-12-17","latestIssueDate":"2025-12-15","closureDate":null,"expirationDate":"2026-12-16","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-24","units":3,"signals":[{"kind":"transition-activity","level":"watch","title":"Recent transition activity","summary":"The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.","evidence":["3 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 57% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $457,400 to $720,000","no permit shown in 2026-2028"],"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":"Use permit #814701: 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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 6 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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Sprinkler Certification: Certified through May 1, 2026; Fire Alarm Certification: Certified through Nov 7, 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":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (6 KENTSHIRE CT, WILMINGTON DE, 19807).","why":"A tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.","action":"Verify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.","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":"1 failed, 1 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was CLOSED on Nov 28, 2017.","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":"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/"}]}