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ACTION","latestInvestigationDate":"2023-12-13","underAppeal":false,"noticeUrl":null},{"number":"VI-2023-087589","date":"2023-11-07","code":"PM15-901.1","title":"VACANT PROPERTIES","status":"COMPLIED","resolutionDate":"2023-12-13","resolution":"COMPLIED - BY ENFORCEMENT ACTION","latestInvestigationDate":"2023-12-13","underAppeal":false,"noticeUrl":null}]}],"violYears":[{"y":2012,"n":5,"worst":null},{"y":2015,"n":1,"worst":"EXTERIOR STRUCT UNSAFE COND 7"},{"y":2016,"n":3,"worst":null},{"y":2017,"n":2,"worst":null},{"y":2019,"n":4,"worst":"UNSAFE STRUCTURE"},{"y":2020,"n":5,"worst":null},{"y":2021,"n":4,"worst":null},{"y":2022,"n":6,"worst":null},{"y":2023,"n":3,"worst":null}],"investigations":[{"caseNumber":"339198","date":"2012-07-17","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"356995","date":"2012-07-17","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"356992","date":"2012-07-17","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"339198","date":"2012-08-27","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"358166","date":"2012-10-23","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"339198","date":"2012-10-24","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"356995","date":"2012-12-04","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"356992","date":"2012-12-04","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"358166","date":"2012-12-13","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"356992","date":"2014-07-08","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"358166","date":"2015-05-19","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"358166","date":"2015-11-27","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"358166","date":"2015-11-29","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"518241","date":"2016-02-01","type":"VAC INSP","status":"FAILED"},{"caseNumber":"356995","date":"2016-02-01","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"518239","date":"2016-02-01","type":"VAC INSP","status":"FAILED"},{"caseNumber":"518241","date":"2016-04-19","type":"VAC INSP","status":"FAILED"},{"caseNumber":"518241","date":"2016-06-08","type":"VAC INSP","status":"CLOSED"},{"caseNumber":"518239","date":"2016-10-18","type":"VAC INSP","status":"CLOSED"},{"caseNumber":"518239","date":"2017-01-06","type":"PRECOURT","status":"FAILED"},{"caseNumber":"518239","date":"2017-01-18","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"569663","date":"2017-03-10","type":"VAC INSP","status":"FAILED"},{"caseNumber":"569663","date":"2017-04-24","type":"VAC INSP","status":"FAILED"},{"caseNumber":"569663","date":"2017-06-12","type":"VAC INSP","status":"CLOSED"},{"caseNumber":"358166","date":"2017-08-17","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"569663","date":"2017-09-18","type":"PRECOURT","status":"PASSED"},{"caseNumber":"604518","date":"2017-09-18","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"358166","date":"2017-10-25","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"604518","date":"2017-11-03","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"604518","date":"2017-12-11","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"604518","date":"2018-03-12","type":"PRECOURT","status":"FAILED"},{"caseNumber":"358166","date":"2019-01-05","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"670386","date":"2019-01-14","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"670386","date":"2019-03-15","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"670386","date":"2019-06-25","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"710905","date":"2019-10-08","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"710905","date":"2020-02-05","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"710905","date":"2020-03-12","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"CF-2020-066870","date":"2020-09-25","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-068424","date":"2020-09-30","type":null,"status":"FAILED"},{"caseNumber":"710905","date":"2020-11-01","type":null,"status":"PASSED"},{"caseNumber":"CF-2020-066870","date":"2020-11-01","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-066870","date":"2020-12-11","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-066870","date":"2020-12-11","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-084122","date":"2021-08-31","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-084122","date":"2021-11-23","type":null,"status":"FAILED"},{"caseNumber":"604518","date":"2022-03-05","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-084122","date":"2022-03-15","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-021321","date":"2022-03-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-021321","date":"2022-06-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-068424","date":"2022-10-05","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-021321","date":"2022-10-21","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-068424","date":"2022-11-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-021321","date":"2023-11-07","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-116186","date":"2023-11-07","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-116186","date":"2023-12-13","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-021321","date":"2024-06-25","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-068424","date":"2025-03-01","type":null,"status":"PASSED"}],"inspYears":[{"y":2012,"fails":8,"passes":1},{"y":2014,"fails":0,"passes":1},{"y":2015,"fails":3,"passes":0},{"y":2016,"fails":3,"passes":0},{"y":2017,"fails":7,"passes":1},{"y":2018,"fails":1,"passes":0},{"y":2019,"fails":3,"passes":1},{"y":2020,"fails":6,"passes":1},{"y":2021,"fails":2,"passes":0},{"y":2022,"fails":5,"passes":2},{"y":2023,"fails":2,"passes":1},{"y":2024,"fails":1,"passes":0},{"y":2025,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.993118471735926,"lng":-75.15954718382707,"geom":{"type":"Polygon","coordinates":[[[-75.1595016,39.993201356],[-75.159538368,39.993028655],[-75.159593205,39.993036582],[-75.159554533,39.993209239],[-75.1595016,39.993201356]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":false,"permits":true,"licenses":true},"zip":"19132","beds":null,"baths":null,"stories":null,"lotArea":1002,"zoning":"CMX1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"7","intCond":"7","garage":null,"homestead":false,"mail":"427 LAUREL CREEK BLVD, MOORESTOWN NJ, 08057","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":40500,"taxable":40500,"land":5816,"improvement":34684,"taxableLand":5816,"taxableImprovement":34684,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":40500,"taxable":40500,"land":5816,"improvement":34684,"taxableLand":5816,"taxableImprovement":34684,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":129400,"taxable":129400,"land":25880,"improvement":103520,"taxableLand":25880,"taxableImprovement":103520,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":133200,"taxable":133200,"land":26764,"improvement":106436,"taxableLand":26764,"taxableImprovement":106436,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":134500,"taxable":134500,"land":27025,"improvement":107475,"taxableLand":27025,"taxableImprovement":107475,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":134500,"taxable":134500,"land":27025,"improvement":107475,"taxableLand":27025,"taxableImprovement":107475,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":134500,"taxable":134500,"land":27025,"improvement":107475,"taxableLand":27025,"taxableImprovement":107475,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":108400,"taxable":108400,"land":21680,"improvement":86720,"taxableLand":21680,"taxableImprovement":86720,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":108400,"taxable":108400,"land":21680,"improvement":86720,"taxableLand":21680,"taxableImprovement":86720,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":102300,"taxable":102300,"land":20460,"improvement":81840,"taxableLand":20460,"taxableImprovement":81840,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":102300,"taxable":102300,"land":20460,"improvement":81840,"taxableLand":20460,"taxableImprovement":81840,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":119700,"taxable":119700,"land":23900,"improvement":95800,"taxableLand":23900,"taxableImprovement":95800,"exemptLand":0,"exemptImprovement":0}],"taxNow":1432,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"980961","date":"2019-05-30","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-06-25","scope":"MAKE SAFE PERMIT - FOR FOR REMOVING AND RESETTING/REPLACING LOOSE AND MISSING BRICK, THEN COVERING WITH STUCCO TO RESOLVE CASE 670386. ABUTTING SIDEWALK MUST BE CLOSED WITH FENCING A MINIMUM OF 6' IN HEIGHT. SEPARATE STREETS DEPARTMENT PERMIT REQUIRED FOR SIDEWALK CLOSURE. A SEPARATE PERMIT IS REQUIRED FOR ANY ADDITIONAL ALTERATIONS THAT ARE NOT SPECIFICALLY ADDRESSED ON CASE 670386."},{"number":"ZP-2020-003689","date":"2020-08-17","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Office - Business and Professional; Residential - Household Living - Single-Family"},{"number":"CP-2020-002899","date":"2021-01-20","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2022-10-05","scope":"FOR CHANGE OF OCCUPANCY AT 1ST FLOOR TO GROUP B AND LEVEL III ALTERATIONS THROUGHOUT TO INCLUDE PARTITIONS, STAIRS, EXTERIOR WALL OPENINGS, FIXTURES, FURNISHINGS, AND FINISHES AS PER APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR MEP AND FIRE SUPPRESSION WORK."},{"number":"GM-2022-010818","date":"2022-12-21","work":"Exterior Window and Door Replacement","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2023-07-06","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."},{"number":"ZP-2024-006446","date":"2024-06-27","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Single-Family; Office - Business and Professional"},{"number":"CP-2024-003607","date":"2024-08-19","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR LEVEL II ALTERATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS, PROVIDE FINISHES/FURNISHINGS. AND ACCESSIBILITY IMPROVEMENTS THROUGHOUT. FOR USE AS AN OFFICE-BUSINESS AND PROFESSIONAL ON 1ST FLOOR WITH RESIDENTIAL HOUSEHOLD LIVING SINGLE-FAMILY ABOVE. BUILDING TO BE SPRINKLERED AS PER NFPA 13. ALL WORK TO BE DONE PER APPROVED PLANS AND DOCUMENTATION. SEPARATE PERMTIS TO BE OBTAINED FOR ALL OTHER WORK. ********Office, retail, and commercial service uses located on the first floor may not occupy more than 2,000 sq. ft. of gross floor area, *****************nor may any office, retail, or commercial service uses be located on or above the second floor. ******************** **5-7-2025 AMENDMENT: CHANGING SPRINKLERS TO NFPA 13/13R AS NOTED ON THE AMENDED CONSTRUCTION DOCUMENTS.**"},{"number":"EP-2024-009666","date":"2024-10-03","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."},{"number":"FP-2025-000365","date":"2025-07-03","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF AN AUTOMATIC WET SPRINKLER SYSTEM THROUGHOUT A MIXED-USE BUILDING TO INCLUDE A TWO (2) INCH FIRE SERVICE LINE AND A TWO (2) INCH BACKFLOW PREVENTER. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH NFPA 13 (BASEMENT & COMMERCIAL 1ST FLOOR) AND NFPA 13R (RESIDENTIAL 2ND & 3RD FLOORS) BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA. SEE CP-2024-003607 FOR ASSOCIATED BUILDING PERMIT."},{"number":"PP-2025-013361","date":"2025-10-16","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2026-06-30","scope":"REPAIR/REPLACE STORM CT, FAI & MD."},{"number":"PP-2025-011801","date":"2025-10-16","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"INTERIOR ALTERATIONS TO EXISTING MIXED USE BUILDING INSTALLATION OF DRAINAGE, WASTE, VENT, AND WATER SUPPLY FOR LISTEDD FIXTURES CONNECTING TO EXISTING METALLIC PIPING. ALL WORK TO BE PERFORMED IN STRICT COMPLIANCE WITH 2018 PPC AND APPROVED PLANS. 1ST FLOOR TO BE USED AS A COMMERCIAL OFFICE ONLY WITH ONE SINGLE DWELLING UNIT ON SECOND AND THIRD FLOOR ONLY."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2022,"k":"insp","w":"L&I: 5 failed, 2 passed"},{"y":2022,"k":"permit","w":"Exterior Window and Door Replacement"},{"y":2023,"k":"viol","w":"3 L&I violations"},{"y":2023,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2024,"k":"permit","w":"Change of Use"},{"y":2024,"k":"insp","w":"Inspection failed"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"insp","w":"Inspection passed"},{"y":2025,"k":"permit","w":"Alterations"},{"y":2025,"k":"permit","w":"Alterations"}],"rented":false,"licenses":[{"number":"926362","type":"Vacant Commercial Property","status":"Inactive","businessName":"Bilal Alkiyal","legalName":"Bilal Alkiyal ","address":"1645 W HUNTINGDON ST","revenueCode":"3634","rentalCategory":null,"units":null,"issuedDate":"2023-06-14","latestIssueDate":"2023-06-14","expirationDate":"2024-06-13","inactiveDate":"2024-08-12"}],"licenseActivity":[{"number":"926362","type":"Vacant Commercial Property","businessName":"Bilal Alkiyal","legalName":"Bilal Alkiyal ","issuedDate":"2023-06-14","latestIssueDate":"2023-06-14","closureDate":"2024-08-12","expirationDate":"2024-06-13","inactiveDate":"2024-08-12","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-28","signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["3 open L&I violations","failed L&I inspection activity in 2021, 2022, 2023, 2024"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"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":["6 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"The record identifies more than one dwelling/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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"5 permits not marked completed: CP-2020-002899 (Expired), CP-2024-003607 (Issued), EP-2024-009666 (Issued), FP-2025-000365 (Issued), PP-2025-011801 (Issued). 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":"3 open L&I violations","finding":"33 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":"41 failed, 9 passed, and 8 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Mar 1, 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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"3 fire/suppression-related permits 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 Commercial Property #926362: Inactive since Aug 12, 2024","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/"}]}