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INSP","status":"FAILED"},{"caseNumber":"726795","date":"2020-03-10","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"726795","date":"2020-04-17","type":null,"status":"FAILED"},{"caseNumber":"911627","date":"2020-04-29","type":null,"status":"FAILED"},{"caseNumber":"911647","date":"2020-05-18","type":null,"status":"FAILED"},{"caseNumber":"911647","date":"2020-07-13","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-037696","date":"2020-07-13","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-037696","date":"2020-12-09","type":null,"status":"PASSED"},{"caseNumber":"911647","date":"2021-01-08","type":null,"status":"FAILED"},{"caseNumber":"726795","date":"2021-01-11","type":null,"status":"FAILED"},{"caseNumber":"911647","date":"2021-02-05","type":null,"status":"FAILED"},{"caseNumber":"911647","date":"2021-02-17","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-054079","date":"2021-06-21","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-054079","date":"2021-08-02","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-054079","date":"2022-11-03","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-112358","date":"2022-11-03","type":null,"status":"FAILED"},{"caseNumber":"726795","date":"2022-11-21","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-112358","date":"2023-01-09","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-043650","date":"2024-05-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-043650","date":"2024-06-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-111176","date":"2024-10-11","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-043650","date":"2025-03-25","type":null,"status":"PASSED"},{"caseNumber":"726795","date":"2025-05-03","type":null,"status":"PASSED"}],"inspYears":[{"y":2008,"fails":1,"passes":0},{"y":2010,"fails":0,"passes":1},{"y":2015,"fails":3,"passes":0},{"y":2016,"fails":0,"passes":1},{"y":2019,"fails":1,"passes":1},{"y":2020,"fails":8,"passes":1},{"y":2021,"fails":5,"passes":1},{"y":2022,"fails":2,"passes":1},{"y":2023,"fails":0,"passes":1},{"y":2024,"fails":3,"passes":0},{"y":2025,"fails":0,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.979140975035456,"lng":-75.16293000692083,"geom":{"type":"Polygon","coordinates":[[[-75.162875824,39.979245733],[-75.162921844,39.979028299],[-75.162984359,39.979036269],[-75.162937865,39.979254048],[-75.162875824,39.979245733]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2022-003052","type":"Sprinkler Certification","inspectionDate":"2022-01-17","result":"Certified","expirationDate":"2023-01-17","buildingId":"1002509"},{"number":"BC-2022-019514","type":"Fire Alarm Certification","inspectionDate":"2022-11-16","result":"Certified","expirationDate":"2023-11-16","buildingId":"1002509"},{"number":"BC-2022-017030","type":"Fire Alarm Certification","inspectionDate":"2022-11-16","result":"Certified","expirationDate":"2023-11-16","buildingId":"1002509"},{"number":"BC-2023-002901","type":"Sprinkler Certification","inspectionDate":"2023-01-12","result":"Certified","expirationDate":"2024-01-12","buildingId":"1002509"},{"number":"BC-2025-004921","type":"Fire Alarm Certification","inspectionDate":"2024-05-20","result":"Certified","expirationDate":"2025-05-20","buildingId":"1002509"},{"number":"BC-2024-024321","type":"Sprinkler Certification","inspectionDate":"2024-08-12","result":"Certified","expirationDate":"2025-08-12","buildingId":"1002509"},{"number":"BC-2026-020692","type":"Fire Alarm Certification","inspectionDate":"2026-05-13","result":"Certified","expirationDate":"2027-05-13","buildingId":"1002509"},{"number":"BC-2026-019926","type":"Sprinkler Certification","inspectionDate":"2026-06-22","result":"Certified","expirationDate":"2027-06-22","buildingId":"1002509"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19121","beds":null,"baths":null,"stories":null,"lotArea":1440,"zoning":"CMX2.5","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"1702 CECIL B MOORE AVE, PHILADELPHIA PA, 19121","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":194700,"taxable":194700,"land":21600,"improvement":173100,"taxableLand":21600,"taxableImprovement":173100,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":21600,"taxable":21600,"land":21600,"improvement":0,"taxableLand":21600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":540000,"taxable":108000,"land":108000,"improvement":432000,"taxableLand":108000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":432000},{"y":2022,"v":540000,"taxable":108000,"land":108000,"improvement":432000,"taxableLand":108000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":432000},{"y":2023,"v":567000,"taxable":113400,"land":113400,"improvement":453600,"taxableLand":113400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":453600},{"y":2024,"v":567000,"taxable":113400,"land":113400,"improvement":453600,"taxableLand":113400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":453600},{"y":2025,"v":579300,"taxable":115860,"land":115860,"improvement":463440,"taxableLand":115860,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":463440},{"y":2026,"v":579300,"taxable":115860,"land":115860,"improvement":463440,"taxableLand":115860,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":463440},{"y":2027,"v":426800,"taxable":85300,"land":85300,"improvement":341500,"taxableLand":85300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":341500}],"taxNow":1622,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"488591","date":"2013-09-11","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2013-09-11","scope":"COMPLETE DEMO OF EXISTING STRUCTURE AND FOR THE ERECTION OF A THREE STORY STRUCTURE WITH CELLAR; 2ND AND 3RD FLOOR FRONT BAYS FOR USE A THREE FAMILY DWELLING AND ONE COMMERCIAL SPACE."},{"number":"608596","date":"2015-05-21","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2015-05-21","scope":"FOR THE DEMO OF AN EXISTING THREE STORY STRUCTURE AND FOR THE CONSTRUCTION OF A NEW (4) STORY STRUCTURE IN ITS PLACE, STRUCTURE TO CONTAIN ONE COMMERCIAL UNIT AND (3) RESIDENTIAL UNITS."},{"number":"644201","date":"2015-10-16","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2016-08-02","scope":"FOR THE COMPLETE DEMOLITION OF EXISTING THREE STORY AND TWO STORY STRUCTURE. ALL CONSTRUCTION MUST BE IN COMPLIANCE WITH CODE BULLETIN NO. B-1302R. FULL SIDEWALK CLOSURE REQUIRED AS REFLECTED ON APPROVED SITE PLAN AND IN ACCORDANCE WITH SECTION 3306 OF THE IBC. SEPARATE STREET CLOSURE PERMIT REQUIRED PRIOR TO START OF WORK. ANY DEVIATION WILL REQUIRE AN AMENDED BUILDING PERMIT. SEPARATE PLUMBING PERMIT REQUIRED TO SEAL EXISTING LATERAL. 21 DAY NOTIFICATION TO ADJACENT PROPERTY OWNERS TO BE WAIVED AS PER SECTION A-303.2 OF THE PHILA ADMINISTRATIVE CODE."},{"number":"694747","date":"2016-05-24","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2016-05-24","scope":"FOR A COMMERCIAL USE AT FIRST FLOOR FRONT IN THE SAME BUILDING THREE(3) FAMILY DWELLING UNITS FROM BASEMENT THROUGH FIRST FLOOR REAR AND FROM SECOND FLOOR THROUGH FORTH FLOOR) . NO SIGN ON THIS APPLICATION."},{"number":"710027","date":"2016-10-12","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2017-08-04","scope":"FOR THE ERECTION OF A FOUR (4) STORY STRUCTURE FOR USE AS THREE (3) FAMILY DWELLING FROM THE BASEMENT TO THE 4TH FLOOR WITH A VACANT COMMERICIAL SPACE ON THE 1ST FLOOR (SEPARATE PERMIT REQUIRED FOR USE PERMIT AND CERTIFICATE OF OCCUPANCY). FOUNDATION SYSTEM SHALL BE IN ACCORDANCE WITH APPROVED PLANS & UNDER SUPERVISION OF A COMMONWEALTH OF PA REGISTERED PROFESSIONAL ENGINEER. PERMIT HOLDER TO NOTIFY OWNER(S) OF ADJOINING PROPERTY(IES) NO LESS THAN TEN (10) DAYS PRIOR TO COMMENCEMENT OF PERMITTED WORK. SEPARATE PERMITS FOR MEP AND FIRE SUPRESSION REQUIRED."},{"number":"753190","date":"2017-02-08","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2017-06-23","scope":"INSTALLATION NEW HVAC SYSTEM TO INCLUDE (4) HEAT PUMP SYSTEMS WITH ALL REQUIRED DUCTWORK AS PER APPROVED PLANS."},{"number":"755514","date":"2017-02-24","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-08-02","scope":"INSTALL 400AMP SERVICE,5 GANG METER MODULE,ALL WIRING THROUGHOUT WITH RECEPTS,LIGHTS,SWITCHES,SMOKES AND CO DETECTORS AS PER 2008 NEC (NORTH DISTRICT) INSTALL A COMPLETE FIRE ALARM SYSTEM AS PER NFPA 72"},{"number":"755773","date":"2017-03-02","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2017-08-02","scope":"AUTOMATIC SPRINKLER SYSTEM W. TWO (2) INCH FIRE SERVICE LINE & BACKFLOW PREVENTION (BFP) ASSEMBLY TO SERVE PREVIOUSLY APPROVED MIXED-USE MULTI-FAMILY DWELLING. AUTOMATIC SPRINKLER SYSTEM INSTALL PER NFPA 13."},{"number":"765225","date":"2017-03-08","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-03-30","scope":"INSTALL AND NEW 5\" LATERAL,CURB TRAP,FAI AND 1\" WATER SERVICE PA20170670431(MIXED USE)SELF CERTIFICATION'S ARE NO LONGER PERMITTED\",\"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FT IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"751415","date":"2017-03-10","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-08-02","scope":"NEW CONSTRUCTION: INTERIOR & EXTERIOR PLUMBING; (4) STORY STRUCTURE; ONE COMMERCIAL UNIT & (3) RESIDENTIAL UNITS -THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"1039690","date":"2020-01-07","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2020-01-07","scope":"FOR FOOD BEVERAGES AND GROCERIES ON THE FIRST FLOOR OF AN EXISTING STRUCTURE WITH OTHER PREVIOUSLY APPROVED USES ABOVE.(NO SIGNS ON THIS PERMIT)"},{"number":"CP-2022-007066","date":"2022-12-23","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-01-05","scope":"LEVEL II INTERIOR ALTERATIONS WITH PARTIAL CHANGE OF OCCUPANCY TO CREATE A RETAIL GROCERY STORE ON THE FIRST FLOOR OF AN EXISTING BUILDING AS PER APPROVED PLANS. EXISTING BUILDING FULLY SPRINKLERED. *2018 IEBC REVIEW* **SEPARATE PERMITS REQUIRED FOR ANY MEP OR FIRE SUPPRESSION WORK**"}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2017,"k":"permit","w":"Plumbing"},{"y":2020,"k":"permit","w":"Use"},{"y":2020,"k":"viol","w":"20 L&I violations"},{"y":2021,"k":"viol","w":"3 L&I violations"},{"y":2022,"k":"viol","w":"3 L&I violations"},{"y":2022,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"insp","w":"Inspection passed"},{"y":2024,"k":"viol","w":"5 L&I violations"},{"y":2024,"k":"insp","w":"Inspection failed ×3"},{"y":2025,"k":"sale","p":550000},{"y":2025,"k":"insp","w":"Inspection passed ×2"}],"rented":false,"licenses":[{"number":"199414","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"MARY UPSHAW (UPSHAWS VARIETY)","legalName":"MARY UPSHAW","address":"1702 CECIL B MOORE AVE","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"1999-05-06","latestIssueDate":"1999-05-06","expirationDate":"2000-04-30","inactiveDate":null},{"number":"198755","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"WILLIAMS ARTHUR L","legalName":"WILLIAMS ARTHUR L","address":"1702 CECIL B MOORE AVE","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2005-01-28","latestIssueDate":"2005-01-28","expirationDate":"2009-06-30","inactiveDate":null},{"number":"650698","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"WILLINGTON EQUITIES LLC","legalName":"WILLINGTON EQUITIES LLC","address":"1702 CECIL B MOORE AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2014-12-22","latestIssueDate":"2014-12-22","expirationDate":"2015-02-28","inactiveDate":"2015-04-29"},{"number":"841753","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"HIGH TIME CONVENIENCE ST","legalName":"HIGH TIME CONVENIENCE ST","address":"1702 CECIL B MOORE AVE","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2020-05-06","latestIssueDate":"2022-09-08","expirationDate":"2023-05-05","inactiveDate":"2023-07-04"}],"licenseActivity":[{"number":"841753","type":"Food Establishment, Retail Permanent Location","businessName":"HIGH TIME CONVENIENCE ST","legalName":"HIGH TIME CONVENIENCE ST","issuedDate":"2020-05-06","latestIssueDate":"2022-09-08","closureDate":"2023-07-04","expirationDate":"2023-05-05","inactiveDate":"2023-07-04","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"650698","type":"Vacant Residential Property / Lot","businessName":"WILLINGTON EQUITIES LLC","legalName":"WILLINGTON EQUITIES LLC","issuedDate":"2014-12-22","latestIssueDate":"2014-12-22","closureDate":"2015-04-29","expirationDate":"2015-02-28","inactiveDate":"2015-04-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"198755","type":"Food Establishment, Retail Permanent Location","businessName":"WILLIAMS ARTHUR L","legalName":"WILLIAMS ARTHUR L","issuedDate":"2005-01-28","latestIssueDate":"2005-01-28","closureDate":"2009-06-30","expirationDate":"2009-06-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"199414","type":"Food Establishment, Retail Permanent Location","businessName":"MARY UPSHAW (UPSHAWS VARIETY)","legalName":"MARY UPSHAW","issuedDate":"1999-05-06","latestIssueDate":"1999-05-06","closureDate":"2000-04-30","expirationDate":"2000-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-28","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 2021, 2022, 2024"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #488591: COMPLETED. The history also contains “NEW 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":"violations","level":"attention","title":"1 open L&I violation","finding":"48 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-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as mixed-use; no active Rental License row matched.","why":"A multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.","action":"Confirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"23 failed, 9 passed, and 8 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on May 3, 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 Establishment, Retail Permanent Location #199414: Inactive; Food Establishment, Retail Permanent Location #198755: Inactive; Vacant Residential Property / Lot #650698: Inactive since Apr 29, 2015; Food Establishment, Retail Permanent Location #841753: Inactive since Jul 4, 2023","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":"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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Sprinkler Certification: Certified through Jun 22, 2027; Fire Alarm Certification: Certified through May 13, 2027","why":"Fire-protection certifications apply to the named system and inspection period only; they are not a whole-building safety certificate. Philadelphia generally requires annual sprinkler, standpipe, fire-alarm, special-hazard, and emergency-power inspections where those systems exist.","action":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"closingChecks":[{"title":"Property Sales Certification","body":"The seller must obtain Philadelphia’s certificate showing the base zoning, last use in the zoning record, and open violations. The City warns that it does not prove Building Code occupancy or show zoning overlays.","action":"Obtain the fresh certificate and compare it with the CO, permits, and Atlas overlays.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-property-sales-certification/"},{"title":"Date-effective City Property Payoff","body":"The Tax Center Property Payoff covers Real Estate Tax, Commercial Trash, and L&I abatement-work invoices. Philadelphia says it does not include business-tax debts or liens, water and sewer charges, or fines for code violations.","action":"Request the City statement effective through settlement; read every period and invoice.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"title":"Professional title and water-lien searches","body":"OPA ownership, deed summaries, and a zero tax balance are not clear title. Mortgages, judgments, municipal claims, water liens, easements, heirs, and other encumbrances require separate searches.","action":"Use a Pennsylvania lawyer/title company and obtain owner’s title insurance; order the separate water search/payoff.","url":"https://www.phila.gov/2026-04-07-why-title-insurance-is-your-best-friend-when-buying-a-home-in-philadelphia/","secondaryUrl":"https://www.phila.gov/services/water-gas-utilities/pay-or-dispute-a-water-bill/resolve-water-liens-judgments/"}]}