{"asOf":"2026-07-28T00:20:51.858Z","block":"2600-2699 E SOMERSET ST","blockUrl":"https://philadelphia.blockreport.homes/block/2600-2699-e-somerset-st","address":"2652 E SOMERSET ST","parcelNumber":"871530830","source":"https://property.phila.gov/?p=871530830","ownerType":"owner-occupied","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"Y30","buildingCodeNew":"820","buildingClass":"STR/OFF+APT 2 STY MASONRY","buildingClassNew":"ROW MIXED-COM/RES-BLT AS RES","useLabel":"Apartment building","owner":"SIMONE MICHELLE L","coOwner":null,"marketValue":308800,"landAssessment":61760,"improvementAssessment":247040,"livableArea":2808,"yearBuilt":1925,"lastSale":{"price":160000,"date":"2003-06-18T04:00:00Z"},"openViolations":1,"violations":[{"number":"4128804","date":"2016-02-19","code":"A-301.1/2","title":"PERMB- CONST ADDITION","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4128805","date":"2016-02-19","code":"A-301.1/3","title":"PERMB- ALTER REP'R EXT PORTION","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4128806","date":"2016-02-19","code":"A-301.1/64","title":"PERMZ- CONST REMOV CHANGE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"VI-2025-080061","date":"2025-10-08","code":"A-301.1/44","title":"COMM. KITCHEN EXHAUST SYSTEM","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-040834","date":"2026-06-08","code":"F-904.5.1","title":"WET CHEMICAL SYSTEM TEST\n","status":"COMPLIED","resolutionDate":"2026-07-15","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2026-040843","date":"2026-06-08","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2026-06-24","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2026-040844","date":"2026-06-08","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"COMPLIED","resolutionDate":"2026-07-15","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"521427","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DE","status":"CLOSED","createdDate":"2016-02-25","completedDate":null,"violations":[{"number":"4128804","date":"2016-02-19","code":"A-301.1/2","title":"PERMB- CONST ADDITION","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4128805","date":"2016-02-19","code":"A-301.1/3","title":"PERMB- ALTER REP'R EXT PORTION","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4128806","date":"2016-02-19","code":"A-301.1/64","title":"PERMZ- CONST REMOV CHANGE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"CF-2025-111266","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING COURTS","status":"IN VIOLATION","createdDate":"2025-10-08","completedDate":null,"violations":[{"number":"VI-2025-080061","date":"2025-10-08","code":"A-301.1/44","title":"COMM. KITCHEN EXHAUST SYSTEM","status":"OPEN","resolutionDate":null,"resolution":null}]},{"number":"CF-2026-066365","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL BUSINESS COMPLIANCE INVESTIGATOR","status":"CLOSED","createdDate":"2026-06-08","completedDate":"2026-07-15","violations":[{"number":"VI-2026-040834","date":"2026-06-08","code":"F-904.5.1","title":"WET CHEMICAL SYSTEM TEST\n","status":"COMPLIED","resolutionDate":"2026-07-15","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]},{"number":"CF-2026-066377","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL BUSINESS COMPLIANCE INVESTIGATOR","status":"CLOSED","createdDate":"2026-06-08","completedDate":"2026-07-15","violations":[{"number":"VI-2026-040843","date":"2026-06-08","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2026-06-24","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2026-040844","date":"2026-06-08","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"COMPLIED","resolutionDate":"2026-07-15","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2016,"n":3,"worst":null},{"y":2025,"n":1,"worst":null},{"y":2026,"n":3,"worst":null}],"investigations":[{"caseNumber":"71305","date":"2006-07-18","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"71305","date":"2006-10-18","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"521427","date":"2016-02-19","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"521427","date":"2016-04-08","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"521427","date":"2016-05-13","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"521427","date":"2016-06-17","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"521427","date":"2016-08-19","type":"PRECOURT","status":"FAILED"},{"caseNumber":"521427","date":"2016-09-23","type":"PRECOURT","status":"FAILED"},{"caseNumber":"521427","date":"2016-10-28","type":"PRECOURT","status":"FAILED"},{"caseNumber":"CF-2025-111266","date":"2025-10-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-111266","date":"2025-11-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-111266","date":"2026-04-01","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-066365","date":"2026-06-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-066377","date":"2026-06-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-066377","date":"2026-07-15","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-066365","date":"2026-07-15","type":null,"status":"PASSED"}],"inspYears":[{"y":2006,"fails":1,"passes":1},{"y":2016,"fails":6,"passes":0},{"y":2025,"fails":2,"passes":0},{"y":2026,"fails":3,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97924636723119,"lng":-75.11215165260397,"geom":{"type":"Polygon","coordinates":[[[-75.112323765,39.979234819],[-75.112215039,39.979290288],[-75.112177413,39.979247479],[-75.111980926,39.979347292],[-75.111944862,39.979305791],[-75.112247916,39.979149461],[-75.112323765,39.979234819]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19134","beds":null,"baths":null,"stories":null,"lotArea":1858,"zoning":"CMX1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"2652 E SOMERSET ST, PHILADELPHIA PA, 19134","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":272100,"taxable":272100,"land":20551,"improvement":251549,"taxableLand":20551,"taxableImprovement":251549,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":272100,"taxable":272100,"land":20551,"improvement":251549,"taxableLand":20551,"taxableImprovement":251549,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":233800,"taxable":233800,"land":46760,"improvement":187040,"taxableLand":46760,"taxableImprovement":187040,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":263600,"taxable":263600,"land":52720,"improvement":210880,"taxableLand":52720,"taxableImprovement":210880,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":266200,"taxable":266200,"land":53240,"improvement":212960,"taxableLand":53240,"taxableImprovement":212960,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":266200,"taxable":266200,"land":53240,"improvement":212960,"taxableLand":53240,"taxableImprovement":212960,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":266200,"taxable":266200,"land":53240,"improvement":212960,"taxableLand":53240,"taxableImprovement":212960,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":258900,"taxable":258900,"land":51780,"improvement":207120,"taxableLand":51780,"taxableImprovement":207120,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":258900,"taxable":258900,"land":51780,"improvement":207120,"taxableLand":51780,"taxableImprovement":207120,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":308000,"taxable":308000,"land":61600,"improvement":246400,"taxableLand":61600,"taxableImprovement":246400,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":308000,"taxable":308000,"land":61600,"improvement":246400,"taxableLand":61600,"taxableImprovement":246400,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":308800,"taxable":308800,"land":61760,"improvement":247040,"taxableLand":61760,"taxableImprovement":247040,"exemptLand":0,"exemptImprovement":0}],"taxNow":4311,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"PP-2022-001773","date":"2022-02-04","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2024-04-03","scope":"Repair and replace curb trap and FAI installing a 1.5 domestic water"},{"number":"ZP-2025-010115","date":"2025-10-28","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Unity of Use"},{"number":"CP-2025-005442","date":"2026-02-10","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2026-05-04","scope":"FOR LEVEL I ALTERTATION WORK TO INCLUDE THE KITCHEN EQUIPEMENT REPLACEMENT; TO LEGALIZE THE BREECH OF WALL BETWEEN 2650 E SOMERSET ST AND 2652 E SOMERSET ST PER UNITY OF USE AGREEMENT TO THE EXISTING RESTAURANT USE. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. AMENDMENT APPROVED AS OF 04/06/2026: TO DOCUMENT THE CERTIFICATE OF OCCUPANCY FOR AN EXISTING SIT-DOWN RESTAURANT USE (A2 OCCUPANCY)."},{"number":"MP-2025-006179","date":"2026-04-01","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2026-05-04","scope":"FOR THE INSTALLATION OF A TYPE 1 COMMERCIAL KITCHEN HOOD (10'-0\") AND ASSOCIATED DUCTWORK, FANS AS PER APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR ELECTRICAL AND FIRE SUPPRESSION WORK. **IMC 2018**"},{"number":"ZP-2026-002962","date":"2026-04-01","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Installation of (1) 13.33' by 1.5' statically illuminated accessory sign on the Somerset St. Frontage per EZ permit standard. Deviations will require submission of plans to the Department of Licenses and Inspections with your permit application."},{"number":"FP-2026-000631","date":"2026-04-10","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2026-05-04","scope":"EZ KITCHEN FIRE SUPPRESSION- For the installation of New Wet Chemical Kitchen Fire Suppression System as per attached standard. Deviations from these standards require submission of construction and site plans. Install kitchen fire supression system"},{"number":"EP-2026-003132","date":"2026-04-13","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2026-04-15","scope":"Install two (2) dedicated branch circuits for: Kitchen exhaust hood fan Make-up air unit Install and/or extend branch circuit(s) for kitchen hood lighting, including all required switching and controls Provide all wiring, conduit, fittings, and terminations required to connect: Exhaust fan Make-up air unit Lighting fixtures"},{"number":"EP-2026-003134","date":"2026-04-20","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2026-04-28","scope":"Replace fluorescent lights with LED hardwired shielded lights Install 8\" lights and switch Replace exit signs/lights Storefront sign hookup and disconnect install Install new receptacle"}],"storyTag":"Improved","storyDelta":0.1,"timeline":[{"y":2022,"k":"permit","w":"Alterations"},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2025,"k":"insp","w":"Inspection failed ×2"},{"y":2025,"k":"permit","w":"Change of Use"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"Addition and/or Alterations"},{"y":2026,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2026,"k":"permit","w":"Addition and/or Alterations"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"viol","w":"3 L&I violations"},{"y":2026,"k":"insp","w":"L&I: 3 failed, 2 passed"}],"rented":false,"licenses":[{"number":"208004","type":"Food Preparing and Serving","status":"Closed","businessName":"MICHELLE L SIMONE (MS FITS DBA HINGE CAFE)","legalName":"MICHELLE L SIMONE","address":"2652 E SOMERSET ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2004-04-19","latestIssueDate":"2014-05-17","expirationDate":"2015-04-30","inactiveDate":"2015-06-29"},{"number":"801165","type":"Food Preparing and Serving (30+ SEATS)","status":"Inactive","businessName":"HINGE CAFE LLC","legalName":"HINGE CAFE LLC ","address":"2652 E SOMERSET ST","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2019-01-31","latestIssueDate":"2021-04-07","expirationDate":"2022-01-30","inactiveDate":"2022-03-31"},{"number":"851668","type":"Sidewalk Cafe (Temporary)","status":"Inactive","businessName":"HINGE CAFE LLC","legalName":"HINGE CAFE LLC ","address":"2652 E SOMERSET ST","revenueCode":"3123","rentalCategory":null,"units":null,"issuedDate":"2020-09-18","latestIssueDate":"2021-12-20","expirationDate":"2022-12-31","inactiveDate":"2023-03-01"},{"number":"1008878","type":"Food Preparing and Serving (30+ SEATS)","status":"Active","businessName":"SoVo Caphe LLC (SoVo Caphe)","legalName":"SoVo Caphe LLC","address":"2652 E SOMERSET ST","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2026-05-29","latestIssueDate":"2026-05-29","expirationDate":"2027-05-28","inactiveDate":null}],"licenseActivity":[{"number":"1008878","type":"Food Preparing and Serving (30+ SEATS)","businessName":"SoVo Caphe LLC (SoVo Caphe)","legalName":"SoVo Caphe LLC","issuedDate":"2026-05-29","latestIssueDate":"2026-05-29","closureDate":null,"expirationDate":"2027-05-28","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"851668","type":"Sidewalk Cafe (Temporary)","businessName":"HINGE CAFE LLC","legalName":"HINGE CAFE LLC ","issuedDate":"2020-09-18","latestIssueDate":"2021-12-20","closureDate":"2023-03-01","expirationDate":"2022-12-31","inactiveDate":"2023-03-01","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"801165","type":"Food Preparing and Serving (30+ SEATS)","businessName":"HINGE CAFE LLC","legalName":"HINGE CAFE LLC ","issuedDate":"2019-01-31","latestIssueDate":"2021-04-07","closureDate":"2022-03-31","expirationDate":"2022-01-30","inactiveDate":"2022-03-31","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"208004","type":"Food Preparing and Serving","businessName":"MICHELLE L SIMONE (MS FITS DBA HINGE CAFE)","legalName":"MICHELLE L SIMONE","issuedDate":"2004-04-19","latestIssueDate":"2014-05-17","closureDate":"2015-06-29","expirationDate":"2015-04-30","inactiveDate":"2015-06-29","status":"Closed","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","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 2025, 2026"],"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":["7 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":"1 permit not marked completed: PP-2022-001773 (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":"1 open L&I violation","finding":"7 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":"12 failed, 3 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Jul 15, 2026.","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":"2 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":"Food Preparing and Serving #208004: Closed since Jun 29, 2015; Food Preparing and Serving (30+ SEATS) #801165: Inactive since Mar 31, 2022; Sidewalk Cafe (Temporary) #851668: Inactive since Mar 1, 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":"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/"}]}