{"asOf":"2026-07-29T20:39:10.304Z","block":"2600-2699 W GIRARD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/2600-2699-w-girard-ave","address":"2623 W GIRARD AVE","parcelNumber":"871538380","source":"https://property.phila.gov/?p=871538380","ownerType":"absentee","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"Y50","buildingCodeNew":"820","buildingClass":"STR/OFF+APT 3 STY MASONRY","buildingClassNew":"ROW MIXED-COM/RES-BLT AS RES","useLabel":"Apartment building","owner":"THREE LITTLE BIRDS RENTAL","coOwner":null,"marketValue":549900,"landAssessment":109980,"improvementAssessment":439920,"livableArea":2820,"yearBuilt":1915,"lastSale":{"price":550000,"date":"2017-03-10T05:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2026-014804","date":"2026-03-16","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2026-04-29","resolution":"COMPLIED - 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LICENSE/CERTIFICATE/REPORT OBTAINED","latestInvestigationDate":"2026-04-29","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=971181817&hash=D2EAC5B6687876BD9789255C443900FC439B27C6CD5809B31886004CF371318F"}]},{"number":"526504","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"noticeUrl":null,"violations":[{"number":"3468347","date":"2015-02-06","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2015-02-06","underAppeal":false,"noticeUrl":null}]},{"number":"568098","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"noticeUrl":null,"violations":[{"number":"3473106","date":"2015-02-13","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2015-02-23","underAppeal":false,"noticeUrl":null}]}],"violYears":[{"y":2015,"n":2,"worst":null},{"y":2026,"n":1,"worst":null}],"investigations":[{"caseNumber":"CF-2026-024048","date":"2026-03-17","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-024048","date":"2026-04-29","type":null,"status":"PASSED"}],"inspYears":[{"y":2026,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97430228806288,"lng":-75.17975994727588,"geom":{"type":"Polygon","coordinates":[[[-75.179754812,39.974194416],[-75.179811093,39.974201772],[-75.179765084,39.97441016],[-75.179708802,39.974402805],[-75.179754812,39.974194416]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2022-011059","type":"Fire Alarm Certification","inspectionDate":"2022-07-01","result":"Certified","expirationDate":"2023-07-01","buildingId":"1014492"},{"number":"BC-2022-011060","type":"Emergency and Standby Power Systems Certification","inspectionDate":"2022-07-20","result":"Certified","expirationDate":"2023-07-20","buildingId":"1014492"},{"number":"BC-2023-019916","type":"Emergency and Standby Power Systems Certification","inspectionDate":"2023-08-03","result":"Certified","expirationDate":"2024-08-03","buildingId":"1014492"},{"number":"BC-2023-019915","type":"Fire Alarm Certification","inspectionDate":"2023-08-03","result":"Certified","expirationDate":"2024-08-03","buildingId":"1014492"},{"number":"BC-2024-024893","type":"Emergency and Standby Power Systems Certification","inspectionDate":"2024-08-21","result":"Certified","expirationDate":"2025-08-21","buildingId":"1014492"},{"number":"BC-2024-024891","type":"Fire Alarm Certification","inspectionDate":"2024-08-21","result":"Certified","expirationDate":"2025-08-21","buildingId":"1014492"},{"number":"BC-2026-009562","type":"Fire Alarm Certification","inspectionDate":"2025-08-28","result":"Certified","expirationDate":"2026-08-28","buildingId":"1014492"},{"number":"BC-2026-009563","type":"Emergency and Standby Power Systems Certification","inspectionDate":"2025-08-28","result":"Certified","expirationDate":"2026-08-28","buildingId":"1014492"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19130","beds":null,"baths":null,"stories":null,"lotArea":1184,"zoning":"CMX2.5","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"632 N 2ND ST #46, PHILADELPHIA PA, 19123","mailOut":false,"appeals":[{"type":"Building standards appeal","grounds":"ON 10/7/14 DEPARTMENT OF LICENSES AND INSPECTIONS ISSUED NOTICE OF REFUSAL FOR APPLICATION #564474.","status":"OPEN","outcome":"APPROVED","date":"2014-12-15","number":"23868","relatedPermit":"564474"},{"type":"ZBA Permit Denial - Special Exception","grounds":"SPECIAL EXCEPTION FOR A TAKE-OUT RESTAURANT WITH EXISTING PREPARED FOOD SHOP AS PREVIOUSLY APPROVED AT FIRST FLOOR IN THE SAME BUILDING WITH ALL OTHER USES AS PREVIOUSLY APPROVED.  NO SIGN ON THIS APPLICATION.","status":"Completed","outcome":"Granted","date":"2022-05-19","number":"ZP-2021-016079","relatedPermit":"ZP-2021-016079"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":170200,"taxable":135500,"land":29600,"improvement":140600,"taxableLand":29600,"taxableImprovement":105900,"exemptLand":0,"exemptImprovement":34700},{"y":2017,"v":371300,"taxable":143500,"land":29600,"improvement":341700,"taxableLand":29600,"taxableImprovement":113900,"exemptLand":0,"exemptImprovement":227800},{"y":2018,"v":408900,"taxable":135500,"land":81800,"improvement":327100,"taxableLand":81800,"taxableImprovement":53700,"exemptLand":0,"exemptImprovement":273400},{"y":2019,"v":421200,"taxable":139500,"land":84200,"improvement":337000,"taxableLand":84200,"taxableImprovement":55300,"exemptLand":0,"exemptImprovement":281700},{"y":2020,"v":425400,"taxable":140891,"land":85040,"improvement":340360,"taxableLand":85040,"taxableImprovement":55851,"exemptLand":0,"exemptImprovement":284509},{"y":2021,"v":425400,"taxable":140891,"land":85040,"improvement":340360,"taxableLand":85040,"taxableImprovement":55851,"exemptLand":0,"exemptImprovement":284509},{"y":2022,"v":425400,"taxable":140891,"land":85040,"improvement":340360,"taxableLand":85040,"taxableImprovement":55851,"exemptLand":0,"exemptImprovement":284509},{"y":2023,"v":494900,"taxable":162327,"land":98980,"improvement":395920,"taxableLand":98980,"taxableImprovement":63347,"exemptLand":0,"exemptImprovement":332573},{"y":2024,"v":494900,"taxable":162327,"land":98980,"improvement":395920,"taxableLand":98980,"taxableImprovement":63347,"exemptLand":0,"exemptImprovement":332573},{"y":2025,"v":506200,"taxable":166034,"land":101240,"improvement":404960,"taxableLand":101240,"taxableImprovement":64794,"exemptLand":0,"exemptImprovement":340166},{"y":2026,"v":506200,"taxable":506200,"land":101240,"improvement":404960,"taxableLand":101240,"taxableImprovement":404960,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":549900,"taxable":549900,"land":109980,"improvement":439920,"taxableLand":109980,"taxableImprovement":439920,"exemptLand":0,"exemptImprovement":0}],"taxNow":7086,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"527058","date":"2014-04-17","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2014-04-17","scope":"1ST FLOOR VACANT COMMERCIAL, 2ND AND 3RD FLOOR RESIDENTIAL. EXISTING FULL CELLAR AND EXISTING FLAT ROOF."},{"number":"526504","date":"2014-05-21","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2015-07-24","scope":"INTERIOR /EXTERIOR ALTERATIONS, INTERIOR DEMO AND FIT OUT, NEW FLOORING, CEILINGS, PARTITIONS, WINDOWS, DOORS, FINISHES. VACANT COMMERCIAL 1ST FLOOR AND CHANGE OF OCCUPANCY CLASSIFICATION BUILDING & ABOVE. BUILDING REQUIRES TO BE FULLY SPRINKLERED. ADDITIONAL PERMITS REQ: ELECTRICAL, PLUMBING, HVAC, SPRINKLERS, SIGN & CO FOR 1ST FLOOR VACANT SPACE PRIOR TO OCCUPANCY."},{"number":"568098","date":"2014-10-22","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-07-24","scope":"12 FIXTURES WITH PIPING FOR A MIXED USE BUILDING"},{"number":"574129","date":"2014-12-15","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2015-07-02","scope":"INSTALL 2 NEW HEAT PUMPS SYSTEMS."},{"number":"564474","date":"2015-02-02","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2015-07-24","scope":"AMEND PERMIT NUMBER 526504, SEE BBS APPROVAL #23868 FOR WAIVER OF SPRINKLERS AND OTHER REQUIREMENTS."},{"number":"574529","date":"2015-02-03","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2015-08-19","scope":"INSTALL 400A, 1PH MAIN SERV, 4-GANG METER MODULE, WIRING THROUGHOUT, INSTALL FIRE ALARM AS PER NEC 2008 & NFPA 72 (MIXED USE) CC DISTRICT"},{"number":"652031","date":"2015-11-13","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-11-19","scope":"INSTALLING 5\" CURBTRAP 4\" MAIN DRAIN-PA1#20153091854-\"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"ZP-2021-014752","date":"2021-12-07","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Eating and Drinking Establishments - Prepared Food Shop"},{"number":"CP-2022-001707","date":"2022-05-04","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-07-12","scope":"FOR LEVEL II ALTERATIONS AND CHANGE IN OCCUPANY AT THE FIRST-FLOOR OF AN EXISTING BUILDING. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL AND PLUMBING."},{"number":"ZP-2021-016079","date":"2022-05-11","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Eating and Drinking Establishments - Take-Out Restaurant"},{"number":"EP-2022-004656","date":"2022-05-19","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-07-11","scope":"Install All New Lighting, Outlets And Switches As Per Plans With Existing Electric Panel, AS PER THE 2017 NEC."},{"number":"PP-2022-007314","date":"2022-05-23","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-07-08","scope":"Scope of proposed work does not require review. Issue ez-permit."},{"number":"PP-2024-003349","date":"2024-03-11","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-04-15","scope":"RP Backflow device ONLY"},{"number":"EP-2024-009506","date":"2024-10-15","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-10-31","scope":"replace 200 amp main breaker inside of meter enclosure, replace 200 amp ser feeding panel from meter enclosure. install dedicated circuit for 50amp for oven install 3/4 emt and 1900 boxes for receptacles. Receptacles will be old worked in and wire will be run in unfinished basement, no drywall cutting necessary. replace 3 light fixtures in front of store."}],"storyTag":"Renovated & sold on","storyDelta":2.35,"timeline":[{"y":2015,"k":"permit","w":"Plumbing"},{"y":2017,"k":"sale","p":550000},{"y":2021,"k":"permit","w":"Change of Use"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Change of Use"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"appeal","w":"Appeal granted"},{"y":2022,"k":"permit","w":"Alterations"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"viol","w":"L&I violation"},{"y":2026,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":true,"licenses":[{"number":"538578","type":"Rental","status":"Inactive","businessName":"IQBAL SARWAT (IQBAL JAVED)","legalName":"IQBAL SARWAT","address":"2623 W GIRARD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2011-07-15","latestIssueDate":"2011-07-15","expirationDate":"2012-02-29","inactiveDate":"2014-11-06"},{"number":"696080","type":"Rental","status":"Inactive","businessName":"2623 W GIRARD LLC","legalName":"2623 W GIRARD LLC","address":"2623 W GIRARD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2016-03-24","latestIssueDate":"2016-03-24","expirationDate":"2017-02-24","inactiveDate":"2017-04-25"},{"number":"731539","type":"Rental","status":"Active","businessName":"Three Little Birds Rentals LLC","legalName":"Three Little Birds Rentals LLC","address":"2623 W GIRARD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2017-03-12","latestIssueDate":"2026-01-28","expirationDate":"2027-03-11","inactiveDate":null},{"number":"900773","type":"Food Preparing and Serving","status":"Inactive","businessName":"Circleta LLC (Over The Moon Ice Cream)","legalName":"Circleta LLC","address":"2623 W GIRARD AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2022-07-15","latestIssueDate":"2024-06-05","expirationDate":"2025-07-14","inactiveDate":"2025-09-12"},{"number":"902456","type":"Sidewalk Cafe (Temporary)","status":"Inactive","businessName":"Circleta LLC (Over The Moon Ice Cream)","legalName":"Circleta LLC","address":"2623 W GIRARD AVE","revenueCode":"3123","rentalCategory":null,"units":null,"issuedDate":"2022-08-05","latestIssueDate":"2022-08-05","expirationDate":"2022-12-30","inactiveDate":"2023-02-28"},{"number":"0966968","type":"Food Preparing and Serving","status":"Active","businessName":"New June","legalName":"New June ","address":"2623 W GIRARD AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2024-12-05","latestIssueDate":"2025-11-21","expirationDate":"2026-12-04","inactiveDate":null}],"licenseActivity":[{"number":"0966968","type":"Food Preparing and Serving","businessName":"New June","legalName":"New June ","issuedDate":"2024-12-05","latestIssueDate":"2025-11-21","closureDate":null,"expirationDate":"2026-12-04","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"902456","type":"Sidewalk Cafe (Temporary)","businessName":"Circleta LLC (Over The Moon Ice Cream)","legalName":"Circleta LLC","issuedDate":"2022-08-05","latestIssueDate":"2022-08-05","closureDate":"2023-02-28","expirationDate":"2022-12-30","inactiveDate":"2023-02-28","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"900773","type":"Food Preparing and Serving","businessName":"Circleta LLC (Over The Moon Ice Cream)","legalName":"Circleta LLC","issuedDate":"2022-07-15","latestIssueDate":"2024-06-05","closureDate":"2025-09-12","expirationDate":"2025-07-14","inactiveDate":"2025-09-12","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"731539","type":"Rental","businessName":"Three Little Birds Rentals LLC","legalName":"Three Little Birds Rentals LLC","issuedDate":"2017-03-12","latestIssueDate":"2026-01-28","closureDate":null,"expirationDate":"2027-03-11","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"696080","type":"Rental","businessName":"2623 W GIRARD LLC","legalName":"2623 W GIRARD LLC","issuedDate":"2016-03-24","latestIssueDate":"2016-03-24","closureDate":"2017-04-25","expirationDate":"2017-02-24","inactiveDate":"2017-04-25","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"538578","type":"Rental","businessName":"IQBAL SARWAT (IQBAL JAVED)","legalName":"IQBAL SARWAT","issuedDate":"2011-07-15","latestIssueDate":"2011-07-15","closureDate":"2014-11-06","expirationDate":"2012-02-29","inactiveDate":"2014-11-06","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-28","units":2,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #ZP-2021-016079: Completed · Granted; related permit ZP-2021-016079. Use permit #527058: COMPLETED.","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 1915 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":"1 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Apr 29, 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Preparing and Serving #900773: Inactive since Sep 12, 2025; Sidewalk Cafe (Temporary) #902456: Inactive since Feb 28, 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/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 3 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":"Fire Alarm Certification: Certified through Aug 28, 2026; Emergency and Standby Power Systems Certification: Certified through Aug 28, 2026","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/"}]}