{"asOf":"2026-07-28T12:33:33.365Z","block":"300-399 S 13TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/300-399-s-13th-st","address":"333-35 S 13TH ST","parcelNumber":"871508610","source":"https://property.phila.gov/?p=871508610","ownerType":"owner-occupied","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"Y70","buildingCodeNew":"821","buildingClass":"STR/OFF+APT 4 STY MASONRY","buildingClassNew":"ROW MIXED-COM/RES-BLT AS COM","useLabel":"Apartment building","owner":"ANGOTTI JOSHUA ALLEN","coOwner":null,"marketValue":621700,"landAssessment":124300,"improvementAssessment":497400,"livableArea":2320,"yearBuilt":1920,"lastSale":{"price":1,"date":"2020-10-23T04:00:00Z"},"openViolations":0,"violations":[{"number":"3483025","date":"2015-01-21","code":"A-202.4/1","title":"INSP RPT NOT SUBMITTED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3483026","date":"2015-01-21","code":"A-402.5/2","title":"PERMB- FINAL PRE-CO INSP","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3317010","date":"2014-09-05","code":"A-302.8/30","title":"PERM - MUST POST","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3794296","date":"2015-12-09","code":"A-302.8/32","title":"INSURANCE - POST CERT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3794295","date":"2015-12-09","code":"A-302.8/30","title":"PERM - MUST POST","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"466503","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DCC","status":"CLOSED","createdDate":"2015-01-21","completedDate":"2015-12-09","violations":[{"number":"3483025","date":"2015-01-21","code":"A-202.4/1","title":"INSP RPT NOT SUBMITTED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3483026","date":"2015-01-21","code":"A-402.5/2","title":"PERMB- FINAL PRE-CO INSP","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"536361","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"3317010","date":"2014-09-05","code":"A-302.8/30","title":"PERM - MUST POST","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"644226","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"3794296","date":"2015-12-09","code":"A-302.8/32","title":"INSURANCE - POST CERT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3794295","date":"2015-12-09","code":"A-302.8/30","title":"PERM - MUST POST","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2014,"n":1,"worst":null},{"y":2015,"n":4,"worst":null}],"investigations":[{"caseNumber":"466503","date":"2015-01-20","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"466503","date":"2015-02-27","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"466503","date":"2015-12-09","type":"BP_BLDG","status":"PASSED"}],"inspYears":[{"y":2015,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.94566524640448,"lng":-75.16271403455855,"geom":{"type":"Polygon","coordinates":[[[-75.162612054,39.945682093],[-75.162616597,39.945661789],[-75.162709195,39.945659912],[-75.162717891,39.945617455],[-75.162776725,39.945625617],[-75.162758853,39.945702799],[-75.162612054,39.945682093]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2022-008023","type":"Facade Report","inspectionDate":"2022-05-04","result":"Safe","expirationDate":"2027-05-04","buildingId":"1471403"},{"number":"BC-2022-016557","type":"Fire Escape Report","inspectionDate":"2022-10-15","result":"Safe","expirationDate":"2027-10-15","buildingId":"1471403"},{"number":"BC-2023-019914","type":"Fire Escape Report","inspectionDate":"2023-08-31","result":"Safe with Repair","expirationDate":"2024-03-01","buildingId":"1471403"},{"number":"BC-2024-003084","type":"Fire Alarm Certification","inspectionDate":"2024-01-26","result":"Certified","expirationDate":"2025-01-26","buildingId":"1471403"},{"number":"BC-2024-022019","type":"Fire Escape Report","inspectionDate":"2024-07-24","result":"Safe with Repair","expirationDate":"2025-01-24","buildingId":"1471403"},{"number":"BC-2024-025346","type":"Fire Escape Report","inspectionDate":"2024-09-16","result":"Safe","expirationDate":"2029-09-16","buildingId":"1471403"},{"number":"BC-2026-003934","type":"Fire Alarm Certification","inspectionDate":"2026-02-06","result":"Certified","expirationDate":"2027-02-06","buildingId":"1471403"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19107","beds":null,"baths":null,"stories":4,"lotArea":1162,"zoning":"RM1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":true,"mail":"333-35 S 13TH ST, PHILADELPHIA PA, 19107","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR COMMERCIAL SPACE FOR USES AS FOLLOWS: OFFICE, RETAIL SALE OF WEARING APPAREL AND ACCESSORIES, BUSINESS SUPPORT, FINANCIAL SERVICES (NO ACTIVITIES AS DEFINED IN 14-603 (13) OF PHILADELPHIA ZONING CODE), PERSONAL SERVICES (EXCEPT B","status":"CLOSED","outcome":"Granted with conditions","date":"2014-07-08","number":"22898","relatedPermit":"542520"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":417600,"taxable":393600,"land":145250,"improvement":272350,"taxableLand":145250,"taxableImprovement":248350,"exemptLand":0,"exemptImprovement":24000},{"y":2017,"v":417600,"taxable":393600,"land":145250,"improvement":272350,"taxableLand":145250,"taxableImprovement":248350,"exemptLand":0,"exemptImprovement":24000},{"y":2018,"v":451600,"taxable":427600,"land":90320,"improvement":361280,"taxableLand":90320,"taxableImprovement":337280,"exemptLand":0,"exemptImprovement":24000},{"y":2019,"v":465100,"taxable":433100,"land":93020,"improvement":372080,"taxableLand":93020,"taxableImprovement":340080,"exemptLand":0,"exemptImprovement":32000},{"y":2020,"v":469700,"taxable":437700,"land":93940,"improvement":375760,"taxableLand":93940,"taxableImprovement":343760,"exemptLand":0,"exemptImprovement":32000},{"y":2021,"v":469700,"taxable":424700,"land":93940,"improvement":375760,"taxableLand":93940,"taxableImprovement":330760,"exemptLand":0,"exemptImprovement":45000},{"y":2022,"v":469700,"taxable":424700,"land":93940,"improvement":375760,"taxableLand":93940,"taxableImprovement":330760,"exemptLand":0,"exemptImprovement":45000},{"y":2023,"v":608400,"taxable":528400,"land":121680,"improvement":486720,"taxableLand":121680,"taxableImprovement":406720,"exemptLand":0,"exemptImprovement":80000},{"y":2024,"v":608400,"taxable":528400,"land":121680,"improvement":486720,"taxableLand":121680,"taxableImprovement":406720,"exemptLand":0,"exemptImprovement":80000},{"y":2025,"v":601600,"taxable":501600,"land":120320,"improvement":481280,"taxableLand":120320,"taxableImprovement":381280,"exemptLand":0,"exemptImprovement":100000},{"y":2026,"v":601600,"taxable":501600,"land":120320,"improvement":481280,"taxableLand":120320,"taxableImprovement":381280,"exemptLand":0,"exemptImprovement":100000},{"y":2027,"v":621700,"taxable":521700,"land":124300,"improvement":497400,"taxableLand":124300,"taxableImprovement":397400,"exemptLand":0,"exemptImprovement":100000}],"taxNow":7021,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"516436","date":"2014-02-12","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2014-02-12","scope":"REDUCE NUMBER OF DWELLING UNITS FROM 3 TO 2 FROM 2ND TO 4TH FLOOR AND VACANT 1ST FLOOR (USE REGISTRATION PERMIT REQUIRED PRIOR TO OCCUPANCY)."},{"number":"538117","date":"2014-05-28","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2014-06-28","scope":"INTERIOR DEMOLITION OF NON LOAD BEARING ASSEMBLIES ONLY."},{"number":"536361","date":"2014-06-17","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2015-12-09","scope":"MODIFICATION TO THE EXISTING STAIR ENCLOSURE AT EACH FLOOR LEVEL, NEW NON-BEARING PARTITIONS ON THE SECOND FLOOR UNIT AND REPLACE A FEW FLOOR JOISTS AT THE FIRST FLOOR AS PER PLANS. NO OTHER WORK PERMITTED. SEPARATE USE REGISTRATION AND CERTIFICATE OF OCCUPANCY PERMITS REQUIRED FOR COMMERCIAL SPACE."},{"number":"549913","date":"2014-07-17","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"1ST FLOOR INSTALL 3 FIXTURES,1 GFCI,4 RECEPTACLES,2ND FLOOR 15 RECEPTACLES AND 10 RECESSED LIGHTS PER 2008 NEC (MIXED USE)"},{"number":"552646","date":"2014-07-30","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-08-18","scope":"6 FIXTURES WITH PIPING"},{"number":"542520","date":"2014-08-01","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2014-08-01","scope":"AMENDED APPLICATION FOR A/P # 513418 FOR COMMERCIAL SPACE FOR USES AS FOLLOWS: OFFICE, RETAIL SALE OF WEARING APPAREL AND ACCESSORIES, BUSINESS SUPPORT, FINANCIAL SERVICES (NO ACTIVITIES AS DEFINED IN 14-603 (13) OF PHILADELPHIA ZONING CODE), PERSONAL SERVICES (EXCEPT BODY ART SERVICES), RADIO, TELEVISION, RECORDING SERVICES, ARTIST STUDIOS AND ARTISAN INDUSTRIAL, RESEARCH AND DEVELOPMENT, RETAIL SALE OF CONSUMER GOODS (EXCEPT DRUG PARAPHERNALIA AND GUNS) ON 1ST FLOOR AND EXISTING TWO (2) FAMILY DWELLING ABOVE IN AN EXISTING STRUCTURE."},{"number":"644224","date":"2015-11-17","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2015-11-17","scope":"FOR THE LEGALIZATION OF A ROOF DECK ABOVE THE THIRD STORY WITH STAIRS TO GRADE OF AN EXISTING ATTACHED STRUCTURE. SIZE AND LOCATION AS SHOWN IN PLANS. FOR USE AS A ROOF DECK ACCESSORY TO AN EXISTING TWO-FAMILY DWELLING WITH OTHER COMMERCIAL USES AS PREVIOUSLY APPROVED."},{"number":"644226","date":"2015-11-17","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2015-12-29","scope":"STRUCTURAL MODICIATIONS TO AN EXISTING STRUCTURE TO SUPPORT A NEW RESIDENTIAL ROOF DECK WITH STAIRS TO GRADE."},{"number":"880579","date":"2018-05-29","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2018-08-23","scope":"INTERIOR DEMO OF NON-LOAD BEARING WALLS ONLY, NO STRUCTURAL WORK ON THIS PERMIT"},{"number":"899993","date":"2018-08-07","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-10-24","scope":"EZ STANDARD LIMITED COMMERCIAL ALTERATIONS & REPAIRS- FOR THE LIMITED DEMOLITION AND COMMERCIAL ALTERATIONS AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS."},{"number":"902407","date":"2018-08-15","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-11-19","scope":"ADDITION OF NEW CIRCUITS FOR KITCHEN ALTERAION NEW CIRCUITS FOR 2 BATHROOMS, AND CURCUITS FOR BEDROOMS. ALL NEW RIRING WILL BE PROTECTED BY ARC. FAULT CIRCUIT BREAKERS. ALL WORK IN COMPLIANCE WITH 2008 NEC."},{"number":"901558","date":"2018-08-20","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-10-23","scope":"REPLACE 2 WATER CLOSETS, 2 LAVY SINKS, 2 SHOWERS, 1 KITCHEN SINK & 1-GARBAGE DISPOSAL IN ONE UPSTAIR APARMENT ON 3RD & 4TH FLOOR LEVEL - THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"904896","date":"2018-08-31","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2018-10-23","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."},{"number":"891043","date":"2019-02-22","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2019-03-28","scope":"A CERTIFICATE OF OCCUPANCY OF THE FIRST FLOOR COMMERCIAL SPACE INCLUDED WITH THIS PERMIT."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2014,"k":"permit","w":"Plumbing"},{"y":2014,"k":"permit","w":"Use"},{"y":2015,"k":"viol","w":"4 L&I violations"},{"y":2015,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2015,"k":"permit","w":"Zoning/use"},{"y":2015,"k":"permit","w":"Major alteration"},{"y":2018,"k":"permit","w":"Demolition"},{"y":2018,"k":"permit","w":"Alteration"},{"y":2018,"k":"permit","w":"Electrical"},{"y":2018,"k":"permit","w":"Plumbing"},{"y":2018,"k":"permit","w":"Mechanical"},{"y":2019,"k":"permit","w":"Administrative"}],"rented":true,"licenses":[{"number":"687764","type":"Rental","status":"Closed","businessName":"KARA & JOSHUA M ANGOTTI","legalName":"KARA & JOSHUA M ANGOTTI","address":"333-35 S 13TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2016-01-05","latestIssueDate":"2021-09-17","expirationDate":"2022-02-01","inactiveDate":"2022-04-02"},{"number":"937054","type":"Rental","status":"Active","businessName":"Joshua Angotti","legalName":"Joshua Angotti","address":"333-35 S 13TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2023-11-02","latestIssueDate":"2025-09-21","expirationDate":"2026-11-01","inactiveDate":null}],"licenseActivity":[{"number":"937054","type":"Rental","businessName":"Joshua Angotti","legalName":"Joshua Angotti","issuedDate":"2023-11-02","latestIssueDate":"2025-09-21","closureDate":null,"expirationDate":"2026-11-01","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"687764","type":"Rental","businessName":"KARA & JOSHUA M ANGOTTI","legalName":"KARA & JOSHUA M ANGOTTI","issuedDate":"2016-01-05","latestIssueDate":"2021-09-17","closureDate":"2022-04-02","expirationDate":"2022-02-01","inactiveDate":"2022-04-02","status":"Closed","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-27","units":2,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 30% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $469,700 to $608,400","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 #22898: CLOSED · Granted with conditions; related permit 542520. Use permit #516436: COMPLETED. The history also contains “PERMB- FINAL PRE-CO INSP.”","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":"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":"2 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Dec 9, 2015.","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":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration and appears related-party/family-held.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"id":"homestead","level":"verify","title":"Homestead is tied to owner occupancy and the deed","finding":"OPA shows the Homestead Exemption.","why":"Philadelphia limits Homestead to an owner’s primary residence. The City says a deed change can require a new application or update.","action":"A buyer should apply in their own name and not assume the seller’s benefit continues.","url":"https://www.phila.gov/documents/homestead-exemption-application/"},{"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 5 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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Facade Report: Safe through May 4, 2027; Fire Escape Report: Safe through Sep 16, 2029; Fire Alarm Certification: Certified through Feb 6, 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/"}]}