{"asOf":"2026-07-23T18:03:05.337Z","block":"1900-1999 S 16TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/1900-1999-s-16th-st","address":"1901 S 16TH ST","parcelNumber":"871223500","source":"https://property.phila.gov/?p=871223500","ownerType":"absentee","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"Y50","buildingCodeNew":"820","buildingClass":"STR/OFF+APT 3 STY MASONRY","buildingClassNew":"ROW MIXED-COM/RES-BLT AS RES","useLabel":"Apartment building","owner":"LIN QIAO YU","coOwner":"SHEK SHING KIT","marketValue":400800,"landAssessment":80100,"improvementAssessment":320700,"livableArea":2372,"yearBuilt":1920,"lastSale":{"price":50000,"date":"2010-09-16T04:00:00Z"},"openViolations":0,"violations":[{"number":"4287033","date":"2016-09-03","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4287034","date":"2016-09-03","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4287035","date":"2016-09-03","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4134381","date":"2016-09-15","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4134379","date":"2016-09-15","code":"A-301.1/64","title":"PERMZ- CONST REMOV CHANGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4134380","date":"2016-09-15","code":"A-302.10/2","title":"PERMB- WORK NOT SAME AS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4547882","date":"2017-08-25","code":"PM15-304.13","title":"EXTERIOR STRUCTURE WINDOWS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4824598","date":"2018-09-24","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2024-033972","date":"2024-05-07","code":"A-301.1/46","title":"HVAC SYSTEM","status":"CLOSED","resolutionDate":"2024-06-12","resolution":"CLOSED - ADMINISTRATIVELY"}],"violationCases":[{"number":"553662","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2016-09-03","completedDate":"2017-06-16","violations":[{"number":"4287033","date":"2016-09-03","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4287034","date":"2016-09-03","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4287035","date":"2016-09-03","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"555143","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DS","status":"CLOSED","createdDate":"2016-09-15","completedDate":"2016-11-17","violations":[{"number":"4134381","date":"2016-09-15","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4134379","date":"2016-09-15","code":"A-301.1/64","title":"PERMZ- CONST REMOV CHANGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4134380","date":"2016-09-15","code":"A-302.10/2","title":"PERMB- WORK NOT SAME AS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"601604","type":"STANDARD","priority":"STANDARD","responsibility":"DS","status":"CLOSED","createdDate":"2017-08-28","completedDate":"2018-04-16","violations":[{"number":"4547882","date":"2017-08-25","code":"PM15-304.13","title":"EXTERIOR STRUCTURE WINDOWS","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"656849","type":"STANDARD","priority":"STANDARD","responsibility":"VS","status":"CLOSED","createdDate":"2018-09-26","completedDate":"2019-02-07","violations":[{"number":"4824598","date":"2018-09-24","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2024-041892","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2024-05-07","completedDate":"2024-06-12","violations":[{"number":"VI-2024-033972","date":"2024-05-07","code":"A-301.1/46","title":"HVAC SYSTEM","status":"CLOSED","resolutionDate":"2024-06-12","resolution":"CLOSED - ADMINISTRATIVELY"}]}],"violYears":[{"y":2016,"n":6,"worst":"UNSAFE STRUCTURE"},{"y":2017,"n":1,"worst":null},{"y":2018,"n":1,"worst":null},{"y":2024,"n":1,"worst":null}],"investigations":[{"caseNumber":"553662","date":"2016-09-03","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"555143","date":"2016-09-15","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"553662","date":"2016-10-19","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"555143","date":"2016-11-03","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"555143","date":"2016-11-17","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"553662","date":"2017-02-21","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"553662","date":"2017-04-21","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"553662","date":"2017-06-14","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"601604","date":"2017-08-25","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"601604","date":"2017-11-20","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"601604","date":"2017-12-29","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"601604","date":"2018-04-10","type":"PRECOURT","status":"PASSED"},{"caseNumber":"656849","date":"2018-09-24","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"656849","date":"2019-02-07","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"CF-2024-041892","date":"2024-05-07","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-041892","date":"2024-06-11","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-041892","date":"2024-06-12","type":null,"status":"PASSED"}],"inspYears":[{"y":2016,"fails":4,"passes":1},{"y":2017,"fails":4,"passes":1},{"y":2018,"fails":1,"passes":1},{"y":2019,"fails":0,"passes":1},{"y":2024,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.92712677597361,"lng":-75.17224239796471,"geom":{"type":"Polygon","coordinates":[[[-75.172179624,39.927141856],[-75.172129585,39.92713517],[-75.172139696,39.92708994],[-75.17235477,39.927117987],[-75.172344445,39.927163906],[-75.172179624,39.927141856]]]},"liDistrict":"SOUTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19145","beds":null,"baths":null,"stories":null,"lotArea":1030,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"2706 S SHERIDAN ST, PHILADELPHIA PA, 19148","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT APPLICATION IS FOR THE ERECTION AN ADDITION (HEIGHT NOT TO EXCEED 38 FT) ABOVE AN EXISTING ONE (1) STORY PORTION AT THE REAR OF AN ATTACHED STRUCTURE. FOR USE AS A VACANT COMMERCIAL SPACE ON THE 1ST FLOOR (USE REGISTRATION PERMIT REQ","status":"CLOSED","outcome":"Granted","date":"2014-01-28","number":"21813","relatedPermit":"494733"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":201600,"taxable":201600,"land":18300,"improvement":183300,"taxableLand":18300,"taxableImprovement":183300,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":201600,"taxable":201600,"land":18300,"improvement":183300,"taxableLand":18300,"taxableImprovement":183300,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":197400,"taxable":197400,"land":39480,"improvement":157920,"taxableLand":39480,"taxableImprovement":157920,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":203300,"taxable":203300,"land":40660,"improvement":162640,"taxableLand":40660,"taxableImprovement":162640,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":205300,"taxable":205300,"land":41060,"improvement":164240,"taxableLand":41060,"taxableImprovement":164240,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":205300,"taxable":205300,"land":41060,"improvement":164240,"taxableLand":41060,"taxableImprovement":164240,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":205300,"taxable":205300,"land":41060,"improvement":164240,"taxableLand":41060,"taxableImprovement":164240,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":281000,"taxable":281000,"land":56200,"improvement":224800,"taxableLand":56200,"taxableImprovement":224800,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":281000,"taxable":281000,"land":56200,"improvement":224800,"taxableLand":56200,"taxableImprovement":224800,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":312200,"taxable":312200,"land":62440,"improvement":249760,"taxableLand":62440,"taxableImprovement":249760,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":312200,"taxable":312200,"land":62440,"improvement":249760,"taxableLand":62440,"taxableImprovement":249760,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":400800,"taxable":400800,"land":80100,"improvement":320700,"taxableLand":80100,"taxableImprovement":320700,"exemptLand":0,"exemptImprovement":0}],"taxNow":4370,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"494733","date":"2015-08-25","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2015-08-25","scope":"FOR THE ERECTION AN ADDITION (HEIGHT NOT TO EXCEED 38 FT) ABOVE AN EXISTING ONE (1) STORY PORTION AT THE REAR OF AN ATTACHED STRUCTURE. SIZE AND LOCATION AS SHOWN ON PLAN/APPLICATION. FOR USE AS A VACANT COMMERCIAL SPACE ON THE 1ST FLOOR (USE REGISTRATION PERMIT REQUIRED PRIOR TO OCCUPANCY) WITH EXISTING TWO (2) DWELLING UNITS ON THE 2ND AND 3RD FLOOR."},{"number":"639961","date":"2016-03-08","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":"2017-04-27","scope":"FOR SELECTIVE INTERIOR DEMOLITION AND FOR THE ERECTION OF A TWO (2) STORY ADDITION ON TOP OF AN EXISTING ONE (1) STORY REAR PORTION OF AN ATTACHED STRUCTURE. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING, AND FIRE SUPPRESSION SYSTEMS."},{"number":"721921","date":"2016-11-08","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"EXPIRED","completedDate":"2019-08-12","scope":"FOR THE ERECTION OF A NEW FOUNDATION SYSTEM TO SUPPORT A TWO-STORY ADDITION AS APPROVED UNDER PERMIT #639961. NO UNDERPINNING PERMITTED UNDER THIS PERMIT."},{"number":"785304","date":"2017-05-19","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-05-26","scope":"REPLACE LATERAL, CURB TRAP & FAI PA20171382174 \"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"1051215","date":"2020-02-21","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2020-03-02","scope":"SEAL LATERAL PA20200492738 REMOVE HOUSE TRAP AND HERMETICALLY SEALING THE LATERAL BY A CAP OR PLUG PER SECTION P-606.1 OF THE PHILADELPHIA PLUMBING CODE 2004 - \"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"CP-2021-001010","date":"2021-03-18","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-02-08","scope":"Alterations to include facade and exterior wall work as per approved plans. 1st floor to be used as a vacant commercial space. 12/14/2021: AMENDMENT TO THE ALTERATION TO THE FACADE AND EXTERIOR WALL WORK AS PER APPROVED PLAN."}],"storyTag":"Improved","storyDelta":0,"timeline":[{"y":2016,"k":"viol","w":"6 L&I violations incl UNSAFE STRUCTURE"},{"y":2016,"k":"permit","w":"Administrative"},{"y":2017,"k":"permit","w":"Plumbing"},{"y":2017,"k":"viol","w":"L&I violation"},{"y":2017,"k":"insp","w":"L&I: 4 failed, 1 passed"},{"y":2018,"k":"viol","w":"L&I violation"},{"y":2018,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2019,"k":"insp","w":"Inspection passed"},{"y":2020,"k":"permit","w":"Plumbing"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"viol","w":"L&I violation"},{"y":2024,"k":"insp","w":"L&I: 2 failed, 1 passed"}],"rented":true,"licenses":[{"number":"246385","type":"Rental","status":"Inactive","businessName":"MAGTANGOL V HERNANDEZ","legalName":"MAGTANGOL V HERNANDEZ","address":"1901 S 16TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2001-04-12","latestIssueDate":"2009-12-29","expirationDate":"2010-02-28","inactiveDate":"2012-12-22"},{"number":"791477","type":"Vacant Residential Property / Lot","status":"Closed","businessName":"SHEK SHING KIT & LIN QIAO YU","legalName":"SHEK SHING KIT & LIN QIAO YU","address":"1901 S 16TH ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2018-10-11","latestIssueDate":"2023-10-13","expirationDate":"2024-10-10","inactiveDate":null},{"number":"0997563","type":"Rental","status":"Active","businessName":"Shingkit Shek","legalName":"Shingkit Shek","address":"1901 S 16TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2026-01-15","latestIssueDate":"2026-01-15","expirationDate":"2027-01-14","inactiveDate":null}],"licenseActivity":[{"number":"0997563","type":"Rental","businessName":"Shingkit Shek","legalName":"Shingkit Shek","issuedDate":"2026-01-15","latestIssueDate":"2026-01-15","closureDate":null,"expirationDate":"2027-01-14","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"791477","type":"Vacant Residential Property / Lot","businessName":"SHEK SHING KIT & LIN QIAO YU","legalName":"SHEK SHING KIT & LIN QIAO YU","issuedDate":"2018-10-11","latestIssueDate":"2023-10-13","closureDate":"2024-10-10","expirationDate":"2024-10-10","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false},{"number":"246385","type":"Rental","businessName":"MAGTANGOL V HERNANDEZ","legalName":"MAGTANGOL V HERNANDEZ","issuedDate":"2001-04-12","latestIssueDate":"2009-12-29","closureDate":"2012-12-22","expirationDate":"2010-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","units":2,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 28% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $312,200 to $400,800","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":"Appeal #21813: CLOSED · Granted; related permit 494733. Use permit #494733: 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":"2 permits not marked completed: 639961 (EXPIRED), 721921 (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":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 9 historical violations across 5 cases.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"mixed-use","level":"verify","title":"Residential and business space run on separate compliance tracks","finding":"OPA classifies this parcel as mixed-use.","why":"The zoning/use and occupancy file must cover the actual residential and commercial spaces. Dwelling units can require Rental Licenses and lead compliance; the operator can separately need an Activity License and sector license; installed fire systems can require annual certification.","action":"Match every dwelling and business use to the zoning permit, CO, current operator licenses, and life-safety filings.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"rental-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 1920 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":"11 failed, 5 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Jun 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":"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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #791477: Closed","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/"}],"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/"}]}