{"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":"2631 W GIRARD AVE","parcelNumber":"871538390","source":"https://property.phila.gov/?p=871538390","ownerType":"investor","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":"MORRIS-HARRISON INC","coOwner":null,"marketValue":539900,"landAssessment":107980,"improvementAssessment":431920,"livableArea":2769,"yearBuilt":1915,"lastSale":{"price":1,"date":"2003-11-04T05:00:00Z"},"openViolations":2,"violations":[{"number":"1858203","date":"2009-09-08","code":"A-301.1/7","title":"PERMB- INT DEMOL WALLS 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TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2022-12-05","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855354766&hash=EEDA937A8B167A67BD356A3335E3AAA9DB4497F46BB9BBABDABC2DF2EABCADF8"},{"number":"VI-2022-027030","date":"2022-04-25","code":"19-2602(1)","title":"CAL LICENSE OBTAIN","status":"COMPLIED","resolutionDate":"2022-05-31","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED","latestInvestigationDate":"2022-05-31","underAppeal":false,"noticeUrl":null},{"number":"3042021","date":"2013-12-06","code":"A-401.1/4","title":"DENIED ACCESS INSP PLUMB PERM","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2015-02-24","underAppeal":false,"noticeUrl":null},{"number":"3219549","date":"2014-06-13","code":"A-302.8/30","title":"PERM - MUST POST","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2014-09-19","underAppeal":false,"noticeUrl":null}],"violationCases":[{"number":"213747","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DN","status":"CLOSED","createdDate":"2009-09-10","completedDate":"2016-03-04","noticeUrl":null,"violations":[{"number":"1858203","date":"2009-09-08","code":"A-301.1/7","title":"PERMB- INT DEMOL WALLS ETC","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2016-03-04","underAppeal":false,"noticeUrl":null}]},{"number":"294460","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DN","status":"CLOSED","createdDate":"2011-08-30","completedDate":"2016-03-10","noticeUrl":null,"violations":[{"number":"2315883","date":"2011-08-19","code":"A-402.1/2","title":"COMPL CONCEAL- FIRE PERM WORK","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2016-03-04","underAppeal":false,"noticeUrl":null}]},{"number":"CF-2022-031479","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUSINESS COMPLIANCE INVESTIGATOR","status":"IN VIOLATION","createdDate":"2022-04-13","completedDate":null,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855354766&hash=EEDA937A8B167A67BD356A3335E3AAA9DB4497F46BB9BBABDABC2DF2EABCADF8","violations":[{"number":"VI-2022-027027","date":"2022-04-25","code":"9-3902 (1)","title":"RENTAL LICENSE- ONE & TWO FAMILY (R3)","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2022-12-05","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855354766&hash=EEDA937A8B167A67BD356A3335E3AAA9DB4497F46BB9BBABDABC2DF2EABCADF8"},{"number":"VI-2022-027028","date":"2022-04-25","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2022-12-05","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855354766&hash=EEDA937A8B167A67BD356A3335E3AAA9DB4497F46BB9BBABDABC2DF2EABCADF8"}]},{"number":"CF-2022-035004","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2022-04-25","completedDate":"2022-05-31","noticeUrl":null,"violations":[{"number":"VI-2022-027030","date":"2022-04-25","code":"19-2602(1)","title":"CAL LICENSE OBTAIN","status":"COMPLIED","resolutionDate":"2022-05-31","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED","latestInvestigationDate":"2022-05-31","underAppeal":false,"noticeUrl":null}]},{"number":"442206","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"noticeUrl":null,"violations":[{"number":"3042021","date":"2013-12-06","code":"A-401.1/4","title":"DENIED ACCESS INSP PLUMB PERM","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2015-02-24","underAppeal":false,"noticeUrl":null}]},{"number":"498018","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"noticeUrl":null,"violations":[{"number":"3219549","date":"2014-06-13","code":"A-302.8/30","title":"PERM - MUST POST","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2014-09-19","underAppeal":false,"noticeUrl":null}]}],"violYears":[{"y":2009,"n":1,"worst":null},{"y":2011,"n":1,"worst":null},{"y":2013,"n":1,"worst":null},{"y":2014,"n":1,"worst":null},{"y":2022,"n":3,"worst":null}],"investigations":[{"caseNumber":"213747","date":"2009-09-08","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"213747","date":"2009-10-13","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"213747","date":"2010-10-20","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"294460","date":"2011-08-19","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"294460","date":"2011-09-23","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"294460","date":"2011-11-21","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"294460","date":"2011-12-22","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"213747","date":"2016-03-04","type":"PRECOURT","status":"PASSED"},{"caseNumber":"294460","date":"2016-03-04","type":"PRECOURT","status":"PASSED"},{"caseNumber":"CF-2022-031479","date":"2022-04-25","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-035004","date":"2022-04-25","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-035004","date":"2022-05-31","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-031479","date":"2022-05-31","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-031479","date":"2022-07-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-031479","date":"2022-12-05","type":null,"status":"FAILED"}],"inspYears":[{"y":2009,"fails":2,"passes":0},{"y":2011,"fails":2,"passes":1},{"y":2016,"fails":0,"passes":2},{"y":2022,"fails":5,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.974331712494106,"lng":-75.17998507760605,"geom":{"type":"Polygon","coordinates":[[[-75.179933931,39.974432229],[-75.179979943,39.97422384],[-75.180036223,39.974231195],[-75.179990213,39.974439585],[-75.179933931,39.974432229]]]},"liDistrict":"NORTH","certifications":[],"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":"PO BOX 30131, ELKINS PARK PA, 19027","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":360000,"taxable":83900,"land":29600,"improvement":330400,"taxableLand":29600,"taxableImprovement":54300,"exemptLand":0,"exemptImprovement":276100},{"y":2017,"v":360000,"taxable":83900,"land":29600,"improvement":330400,"taxableLand":29600,"taxableImprovement":54300,"exemptLand":0,"exemptImprovement":276100},{"y":2018,"v":323500,"taxable":107233,"land":64700,"improvement":258800,"taxableLand":64700,"taxableImprovement":42533,"exemptLand":0,"exemptImprovement":216267},{"y":2019,"v":333200,"taxable":110448,"land":66640,"improvement":266560,"taxableLand":66640,"taxableImprovement":43808,"exemptLand":0,"exemptImprovement":222752},{"y":2020,"v":336500,"taxable":111542,"land":67300,"improvement":269200,"taxableLand":67300,"taxableImprovement":44242,"exemptLand":0,"exemptImprovement":224958},{"y":2021,"v":336500,"taxable":111542,"land":67300,"improvement":269200,"taxableLand":67300,"taxableImprovement":44242,"exemptLand":0,"exemptImprovement":224958},{"y":2022,"v":336500,"taxable":111542,"land":67300,"improvement":269200,"taxableLand":67300,"taxableImprovement":44242,"exemptLand":0,"exemptImprovement":224958},{"y":2023,"v":486000,"taxable":159408,"land":97200,"improvement":388800,"taxableLand":97200,"taxableImprovement":62208,"exemptLand":0,"exemptImprovement":326592},{"y":2024,"v":486000,"taxable":159408,"land":97200,"improvement":388800,"taxableLand":97200,"taxableImprovement":62208,"exemptLand":0,"exemptImprovement":326592},{"y":2025,"v":497100,"taxable":163049,"land":99420,"improvement":397680,"taxableLand":99420,"taxableImprovement":63629,"exemptLand":0,"exemptImprovement":334051},{"y":2026,"v":497100,"taxable":497100,"land":99420,"improvement":397680,"taxableLand":99420,"taxableImprovement":397680,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":539900,"taxable":539900,"land":107980,"improvement":431920,"taxableLand":107980,"taxableImprovement":431920,"exemptLand":0,"exemptImprovement":0}],"taxNow":6958,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"253107","date":"2009-12-14","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2009-12-14","scope":"1ST FL. VACANT AND 2ND AND 3RD FL. APT."},{"number":"243446","date":"2009-12-14","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"FOR THE ALTERATIONS TO AN EXISTING MIXED OCCUPANCY BUILDING. ALTERATIONS ARE THROUGHOUT. A SEPARATE PERMIT IS REQUIRED FOR THE ACCESSIBLE RAMP ACTIVITY. ALL WORK SHALL BE PERFORMED BY A LICENSED CONTRACTOR REGISTERED WITH THE CITY OF PHILADELPHIA. THE DISTRICT INSPECTOR SHALL ANNOTATE THE PERMIT."},{"number":"324290","date":"2011-02-09","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"EXPIRED","completedDate":null,"scope":"4\" MAIN DRAIN IN BASEMENT, 3\" STACK, ROUGH AND FINISH PLUMBING FOR: 2-1/2 BATHROOMS, (2)KITCHENS AND (2)LAUNDRY HOOK-UPS."},{"number":"327775","date":"2011-03-03","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2011-09-09","scope":"REPLACE HALF 3/4\" WATER SERVICE FROM CURB TO BASEMENT WALL,REPLACE 5\" CURB TRAP TO BASEMENT"},{"number":"352974","date":"2011-07-21","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2015-01-12","scope":"WIRE AND INSTALL ALL ELECTRICAL DEVICES THROUGHOUT ACCORDING TO 2008 NEC CODE, INSTALL 350 AMP UNDERGROUND SERVICE AND 150 AMP SUB PANELS. INSTALL FIRE ALARM SYSTEM THROUGHOUT ACCORDING TO NFPA-72(CC DIST)"},{"number":"442206","date":"2012-12-19","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-03-02","scope":"INSTALLED NEW WATER SUPPLYS, INSTALLED 3\" NO HUB CAST IRON STACK AND 4\" NO HUB CAST IRON MAIN DRAIN IN BASEMENT, ADA BATHROOM ON FIRST FLOOR, 2- 3 PIECE BATHROOMS, KITCHEN SINK"},{"number":"498018","date":"2013-10-01","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2015-02-25","scope":"REINSTATE PERMIT #243446, PURSUANT TO PA ACT 46 & 87. THIS EXTENSION TO EXPIRE ON JULY 1, 2016 UNLESS EXTENDED BY OTHER PORTIONS OF THE PHILADELPHIA CODE. CONTACT DISTRICT OFFICE TO INSTITUTE THE REQUIRED INSPECTIONS. CALL BUILDING INSPECTOR FOR AN INITIAL INSPECTION PRIOR TO THE START OF WORK."},{"number":"524642","date":"2014-03-17","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2015-02-25","scope":"INSTALL 3 HEATPUMPS WITH DUCTWORK(MIXED USE)"},{"number":"615497","date":"2015-06-05","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2015-06-05","scope":"CHANGE 1ST FLOOR VACANT COMMERICAL SPACE INTO A CHILD CARE FACILITY FOR 12 TO 16 CHILDREN FROM AGES 3 MONTHS TO 13 YEAR OLD. I WILL HAVE 5-STAFF MEMBERS INCLUDING MYSELF WORKING THE HOURS OF 7AM TO 6PM. WE HAVE A BACKYARD AS WELL"},{"number":"631710","date":"2015-09-11","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2016-03-24","scope":"FOR A CERTIFICATE OF OCCUPANCY. CHANGE OF OCCUPANCY CLASSIFICATION TO DAYCARE (E OCCUPANCY CLASSIFICATION) AS PER PLANS. NO ALTERATIONS"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2011,"k":"permit","w":"Electrical"},{"y":2011,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2012,"k":"permit","w":"Plumbing"},{"y":2013,"k":"viol","w":"L&I violation"},{"y":2013,"k":"permit","w":"Administrative"},{"y":2014,"k":"permit","w":"Mechanical"},{"y":2014,"k":"viol","w":"L&I violation"},{"y":2015,"k":"permit","w":"Use"},{"y":2015,"k":"permit","w":"Administrative"},{"y":2016,"k":"insp","w":"Inspection passed ×2"},{"y":2022,"k":"viol","w":"3 L&I violations"},{"y":2022,"k":"insp","w":"L&I: 5 failed, 1 passed"}],"rented":false,"licenses":[{"number":"726289","type":"Food Preparing and Serving","status":"Inactive","businessName":"ABC Learning Academy LLC","legalName":"ABC Learning Academy LLC","address":"2631 W GIRARD AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2017-01-22","latestIssueDate":"2024-11-08","expirationDate":"2025-01-21","inactiveDate":"2025-03-22"}],"licenseActivity":[{"number":"726289","type":"Food Preparing and Serving","businessName":"ABC Learning Academy LLC","legalName":"ABC Learning Academy LLC","issuedDate":"2017-01-22","latestIssueDate":"2024-11-08","closureDate":"2025-03-22","expirationDate":"2025-01-21","inactiveDate":"2025-03-22","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":["2 open L&I violations","failed L&I inspection activity in 2022"],"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 44% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $336,500 to $486,000","no permit shown in 2022-2024"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #253107: 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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"2 permits not marked completed: 243446 (EXPIRED), 324290 (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":"violations","level":"attention","title":"2 open L&I violations","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":"9 failed, 4 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Dec 5, 2022.","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":"1 fire/suppression-related permit 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 #726289: Inactive since Mar 22, 2025","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":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"id":"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/"}]}