{"asOf":"2026-07-25T02:07:48.302Z","block":"2200-2299 E CLEARFIELD ST","blockUrl":"https://philadelphia.blockreport.homes/block/2200-2299-e-clearfield-st","address":"2236-38 E CLEARFIELD ST","parcelNumber":"871532380","source":"https://property.phila.gov/?p=871532380","ownerType":"absentee","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"S30","buildingCodeNew":"820","buildingClass":"ROW W/OFF STR 2 STY MASON","buildingClassNew":"ROW MIXED-COM/RES-BLT AS RES","useLabel":"Mixed-use","owner":"OPALKOWSKI KENNETH","coOwner":null,"marketValue":429000,"landAssessment":85800,"improvementAssessment":343200,"livableArea":3900,"yearBuilt":1920,"lastSale":{"price":1,"date":"2022-08-05T04:00:00Z"},"openViolations":0,"violations":[{"number":"2233110","date":"2010-10-26","code":"FC-901.7/1","title":"FIRE PROT SYS 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INSTALLATION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4023524","date":"2016-07-26","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4023525","date":"2016-07-26","code":"PM15-305.3","title":"INTERIOR SURFACES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4023523","date":"2016-07-26","code":"FC-1008.1/3","title":"EGRESS DOOR OPENABLE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2021-040843","date":"2021-06-25","code":"A-301.1/65","title":"NEW USE","status":"CLOSED","resolutionDate":"2024-11-30","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"3337476","date":"2014-09-11","code":"A-501.1/5","title":"LISTED CONDIT DOES NOT COMPLY","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3337475","date":"2014-09-11","code":"9-1004.2/2","title":"CONTRACTOR & BP LIC NEEDED","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"256473","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2010-10-27","completedDate":"2016-07-20","violations":[{"number":"2233110","date":"2010-10-26","code":"FC-901.7/1","title":"FIRE PROT SYS MAINTENANCE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2233111","date":"2010-10-26","code":"FC-914.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2233107","date":"2010-10-26","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2233108","date":"2010-10-26","code":"FC-605.5/1","title":"FIRE-ELECT EXT CORDS PROHIB","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2233109","date":"2010-10-26","code":"FC-901.6/6","title":"FA-REPAIR SYSTEM","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"419995","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DE","status":"CLOSED","createdDate":"2014-02-25","completedDate":"2014-04-09","violations":[{"number":"3094390","date":"2014-02-25","code":"A-901.13/2","title":"PENALTY- NO ELEC PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3094389","date":"2014-02-25","code":"A-301.1/53","title":"PERME- ALTER ELEC INSTALLATION","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"546474","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2016-07-26","completedDate":"2016-09-08","violations":[{"number":"4023524","date":"2016-07-26","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4023525","date":"2016-07-26","code":"PM15-305.3","title":"INTERIOR SURFACES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4023523","date":"2016-07-26","code":"FC-1008.1/3","title":"EGRESS DOOR OPENABLE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2021-056759","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CODE ENFORCEMENT COURTS","status":"CLOSED","createdDate":"2021-06-25","completedDate":"2024-11-30","violations":[{"number":"VI-2021-040843","date":"2021-06-25","code":"A-301.1/65","title":"NEW USE","status":"CLOSED","resolutionDate":"2024-11-30","resolution":"CLOSED - ADMINISTRATIVELY"}]},{"number":"522634","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"3337476","date":"2014-09-11","code":"A-501.1/5","title":"LISTED CONDIT DOES NOT COMPLY","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3337475","date":"2014-09-11","code":"9-1004.2/2","title":"CONTRACTOR & BP LIC NEEDED","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2010,"n":5,"worst":null},{"y":2014,"n":4,"worst":null},{"y":2016,"n":3,"worst":null},{"y":2021,"n":1,"worst":null}],"investigations":[{"caseNumber":"66221","date":"2006-01-13","type":"BC INSP","status":"FAILED"},{"caseNumber":"66221","date":"2006-08-24","type":"BC INSP","status":"FAILED"},{"caseNumber":"66221","date":"2006-08-24","type":"BC INSP","status":"CLOSED"},{"caseNumber":"256473","date":"2010-10-26","type":"CI INSP","status":"FAILED"},{"caseNumber":"66221","date":"2010-11-17","type":"ADMIN INSP","status":"PASSED"},{"caseNumber":"256473","date":"2011-08-23","type":"CI INSP","status":"FAILED"},{"caseNumber":"256473","date":"2011-09-29","type":"CI INSP","status":"CLOSED"},{"caseNumber":"256473","date":"2012-02-01","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"419995","date":"2014-02-25","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"419995","date":"2014-04-09","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"546474","date":"2016-07-26","type":"CI INSP","status":"FAILED"},{"caseNumber":"546474","date":"2016-09-08","type":"CI INSP","status":"PASSED"},{"caseNumber":"CF-2021-056759","date":"2021-06-25","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-056759","date":"2021-09-13","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-056759","date":"2024-11-30","type":null,"status":"PASSED"}],"inspYears":[{"y":2006,"fails":2,"passes":0},{"y":2010,"fails":1,"passes":1},{"y":2011,"fails":1,"passes":0},{"y":2014,"fails":1,"passes":1},{"y":2016,"fails":1,"passes":1},{"y":2021,"fails":2,"passes":0},{"y":2024,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.988926504480354,"lng":-75.11061328972946,"geom":{"type":"Polygon","coordinates":[[[-75.110444833,39.988958366],[-75.110712471,39.988818278],[-75.110781786,39.988894572],[-75.110513868,39.989034863],[-75.110444833,39.988958366]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2024-003557","type":"Fire Alarm Certification","inspectionDate":"2024-02-08","result":"Certified","expirationDate":"2025-02-08","buildingId":"1035510"},{"number":"BC-2025-006033","type":"Fire Alarm Certification","inspectionDate":"2025-03-03","result":"Certified","expirationDate":"2026-03-03","buildingId":"1035510"},{"number":"BC-2025-006034","type":"Emergency and Standby Power Systems Certification","inspectionDate":"2025-03-03","result":"Certified","expirationDate":"2026-03-03","buildingId":"1035510"},{"number":"BC-2026-005086","type":"Emergency and Standby Power Systems Certification","inspectionDate":"2026-02-24","result":"Certified","expirationDate":"2027-02-24","buildingId":"1035510"},{"number":"BC-2026-005085","type":"Fire Alarm Certification","inspectionDate":"2026-02-24","result":"Certified","expirationDate":"2027-02-24","buildingId":"1035510"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19134","beds":null,"baths":null,"stories":null,"lotArea":3060,"zoning":"CMX1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"2009 WINCHESTER AVE 1ST FLR, PHILADELPHIA PA, 19115","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT/SPECIAL EXCEPTION FOR THE LEGALIZATION OF EXISTING D/F PROJECTING SIGN ( 10' HIGH FROM THE GROUND)  ( PROJECTS 6' FROM THE PROPERTY LINE)  ACCESSORY TO  DAY CARE CENTER NOT MORE THAN 24 CONSECUTIVE HOURS WITH ACCESSORY PREPARATION AN","status":"CLOSED","outcome":"Granted with conditions","date":"2014-07-02","number":"22894","relatedPermit":"522559"}],"taxYears":[{"year":2015,"total":825.67,"principal":-17.98,"interest":274.14,"penalty":240.55},{"year":2016,"total":3992.19,"principal":3589.78,"interest":53.84,"penalty":35.9}],"taxNet":4817.86,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":223000,"taxable":223000,"land":28072,"improvement":194928,"taxableLand":28072,"taxableImprovement":194928,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":223000,"taxable":223000,"land":28072,"improvement":194928,"taxableLand":28072,"taxableImprovement":194928,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":295300,"taxable":295300,"land":59060,"improvement":236240,"taxableLand":59060,"taxableImprovement":236240,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":281100,"taxable":281100,"land":56220,"improvement":224880,"taxableLand":56220,"taxableImprovement":224880,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":283900,"taxable":283900,"land":56780,"improvement":227120,"taxableLand":56780,"taxableImprovement":227120,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":283900,"taxable":283900,"land":56780,"improvement":227120,"taxableLand":56780,"taxableImprovement":227120,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":283900,"taxable":283900,"land":56780,"improvement":227120,"taxableLand":56780,"taxableImprovement":227120,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":321800,"taxable":321800,"land":64360,"improvement":257440,"taxableLand":64360,"taxableImprovement":257440,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":321800,"taxable":321800,"land":64360,"improvement":257440,"taxableLand":64360,"taxableImprovement":257440,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":407500,"taxable":407500,"land":81500,"improvement":326000,"taxableLand":81500,"taxableImprovement":326000,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":407500,"taxable":407500,"land":81500,"improvement":326000,"taxableLand":81500,"taxableImprovement":326000,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":429000,"taxable":429000,"land":85800,"improvement":343200,"taxableLand":85800,"taxableImprovement":343200,"exemptLand":0,"exemptImprovement":0}],"taxNow":5704,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"375835","date":"2011-11-28","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2011-11-28","scope":"USE TO CHILD CARE"},{"number":"381190","date":"2012-01-31","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2012-06-06","scope":"MIXED USE-INSTALLATION OF FIRE ALARM SYSTEM AS PER 2008 NEC (EAST DISTRICT)"},{"number":"385910","date":"2012-03-14","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"EXPIRED","completedDate":null,"scope":"CERTIFICATE OF OCCUPANCY FOR A DAYCARE WITH A MAXIMUM OF TWELVE (12) CHILDREN ON THE FIRST FLOOR AS PER PLAN."},{"number":"511362","date":"2013-12-17","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2014-07-10","scope":"REPLACE 36\"FRONT DOOR & 36\"SIDE ENTRANCE DOOR. DOORS TO HAVE ROUGH OPENING OF 32\".DOORS MUST COMPLY WITH ALL GLAZING REQUIREMENTS OF THE 2009 INTERNATIONAL ENERGY CONSERVATION CODE.PAINT INTERIOR OF BUILDING OF EXISTING DAYCARE. CO REQUIRED PRIOR TO OCCUPANCY."},{"number":"526708","date":"2014-03-27","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2014-09-06","scope":"RUN POWER 20AMP TO EXTERIOR SIGN (DEDICATED CIRCUIT) PER 2008 NEC (MIXED USE)"},{"number":"522559","date":"2014-08-18","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2014-08-18","scope":"USE AS A DAYCARE CENTER."},{"number":"522634","date":"2014-08-18","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2014-10-08","scope":"FOR ALTERATIONS TO AN EXISTING SPACE TO INCLUDE THE INSTALLATION OF NEW SHAFTWALL ENCLOSURE, NEW FIRE-RATED SEPARATION AT FLOOR/CEILING ASSEMBLY, AND WALL/CEILING FINISHING. SEPARATE PLUMBING, ELECTRICAL, SIGN INSTALLATION PERMIT TO BE REQUIRED. (IEBC 2009, COMPLIANCE PATH: CHANGE IN OCCUPANCY CLASSIFICATION). (NEW USE PERMIT TO BE REQUIRED UPON EXPIRATION OF AP#522559.)"},{"number":"565952","date":"2014-10-03","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-03-31","scope":"SINK,URINAL AND FOUNTAIN (MIXED USE)"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2014,"k":"permit","w":"Electrical"},{"y":2014,"k":"viol","w":"4 L&I violations"},{"y":2014,"k":"appeal","w":"Appeal granted with conditions"},{"y":2014,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2014,"k":"permit","w":"Zoning/use"},{"y":2014,"k":"permit","w":"Major alteration"},{"y":2014,"k":"permit","w":"Plumbing"},{"y":2016,"k":"viol","w":"3 L&I violations"},{"y":2016,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2021,"k":"viol","w":"L&I violation"},{"y":2021,"k":"insp","w":"Inspection failed ×2"},{"y":2024,"k":"insp","w":"Inspection passed"}],"rented":false,"licenses":[{"number":"260568","type":"Rental","status":"Inactive","businessName":"CASIMIR & LEONA OPALKOWSKI","legalName":"CASIMIR & LEONA OPALKOWSKI","address":"2236-38 E CLEARFIELD ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2004-10-14","latestIssueDate":"2017-09-27","expirationDate":"2018-02-28","inactiveDate":"2018-04-29"},{"number":"648132","type":"Food Preparing and Serving","status":"Inactive","businessName":"L M CHILDREN'S LEARNING CENTER INC (L M CHILDREN'S LEARNING CENTER)","legalName":"L M CHILDREN'S LEARNING CENTER INC","address":"2236-38 E CLEARFIELD ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2014-11-21","latestIssueDate":"2023-05-15","expirationDate":"2024-04-30","inactiveDate":"2024-06-29"}],"licenseActivity":[{"number":"648132","type":"Food Preparing and Serving","businessName":"L M CHILDREN'S LEARNING CENTER INC (L M CHILDREN'S LEARNING CENTER)","legalName":"L M CHILDREN'S LEARNING CENTER INC","issuedDate":"2014-11-21","latestIssueDate":"2023-05-15","closureDate":"2024-06-29","expirationDate":"2024-04-30","inactiveDate":"2024-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"260568","type":"Rental","businessName":"CASIMIR & LEONA OPALKOWSKI","legalName":"CASIMIR & LEONA OPALKOWSKI","issuedDate":"2004-10-14","latestIssueDate":"2017-09-27","closureDate":"2018-04-29","expirationDate":"2018-02-28","inactiveDate":"2018-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","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":["a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2021"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 27% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $321,800 to $407,500","no permit shown in 2024-2026"],"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":"Use permit #375835: 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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: 385910 (EXPIRED).","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":"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":"8 failed, 4 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Nov 30, 2024.","why":"A PASSED or FAILED value applies to that inspection visit. CLOSED is a separate source status; none of the three alone proves the parent permit or violation case closed—or describes today’s condition.","action":"Open the parent case/permit for each material failure and confirm its later disposition.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Preparing and Serving #648132: Inactive since Jun 29, 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/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 13 historical violations across 5 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":"Fire Alarm Certification: Certified through Feb 24, 2027; Emergency and Standby Power Systems Certification: Certified through Feb 24, 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/"}]}