{"asOf":"2026-07-25T02:15:27.208Z","block":"1600-1699 SOUTH ST","blockUrl":"https://philadelphia.blockreport.homes/block/1600-1699-south-st","address":"1610 SOUTH ST","parcelNumber":"871539720","source":"https://property.phila.gov/?p=871539720","ownerType":"owner-occupied","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"Y50","buildingCodeNew":"821","buildingClass":"STR/OFF+APT 3 STY MASONRY","buildingClassNew":"ROW MIXED-COM/RES-BLT AS COM","useLabel":"Apartment building","owner":"TOUEY DANIEL","coOwner":"TOUEY DIANE","marketValue":695500,"landAssessment":139100,"improvementAssessment":556400,"livableArea":2147,"yearBuilt":1915,"lastSale":{"price":155000,"date":"2000-12-07T05:00:00Z"},"openViolations":0,"violations":[{"number":"2732951","date":"2013-01-15","code":"PM-311.0/1","title":"VUPD-EXT-GRAFFITI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2024-078517","date":"2024-09-12","code":"F-607.2","title":"COMMERCIAL KITCHEN HOOD REQUIRED\n","status":"COMPLIED","resolutionDate":"2024-11-04","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-078518","date":"2024-09-12","code":"F-105.9.1","title":"AUTOMATIC FIRE EXTINGUISHING SYSTEMS\n","status":"COMPLIED","resolutionDate":"2024-11-04","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-078520","date":"2024-09-12","code":"A-701.1/3","title":"NEW USE OCCUPIED PRIOR TO CO","status":"COMPLIED","resolutionDate":"2024-11-04","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2024-078519","date":"2024-09-12","code":"A-301.1/65","title":"NEW USE","status":"COMPLIED","resolutionDate":"2024-11-04","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2024-078515","date":"2024-09-12","code":"F-907.4.2.4","title":"MANUAL FIRE ALARM BOX SIGNS\n","status":"COMPLIED","resolutionDate":"2024-11-04","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-078516","date":"2024-09-12","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"COMPLIED","resolutionDate":"2024-11-04","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-078522","date":"2024-09-16","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2024-11-04","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}],"violationCases":[{"number":"366017","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2013-01-15","completedDate":"2013-03-22","violations":[{"number":"2732951","date":"2013-01-15","code":"PM-311.0/1","title":"VUPD-EXT-GRAFFITI","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2024-100506","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL BUS ED & ENFORCE INVESTIGATOR ","status":"CLOSED","createdDate":"2024-09-12","completedDate":"2024-11-05","violations":[{"number":"VI-2024-078517","date":"2024-09-12","code":"F-607.2","title":"COMMERCIAL KITCHEN HOOD REQUIRED\n","status":"COMPLIED","resolutionDate":"2024-11-04","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-078518","date":"2024-09-12","code":"F-105.9.1","title":"AUTOMATIC FIRE EXTINGUISHING SYSTEMS\n","status":"COMPLIED","resolutionDate":"2024-11-04","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-078520","date":"2024-09-12","code":"A-701.1/3","title":"NEW USE OCCUPIED PRIOR TO CO","status":"COMPLIED","resolutionDate":"2024-11-04","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2024-078519","date":"2024-09-12","code":"A-301.1/65","title":"NEW USE","status":"COMPLIED","resolutionDate":"2024-11-04","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2024-078515","date":"2024-09-12","code":"F-907.4.2.4","title":"MANUAL FIRE ALARM BOX SIGNS\n","status":"COMPLIED","resolutionDate":"2024-11-04","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-078516","date":"2024-09-12","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"COMPLIED","resolutionDate":"2024-11-04","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-078522","date":"2024-09-16","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2024-11-04","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]}],"violYears":[{"y":2013,"n":1,"worst":null},{"y":2024,"n":7,"worst":null}],"investigations":[{"caseNumber":"79593","date":"2006-09-16","type":"BC INSP","status":"PASSED"},{"caseNumber":"366017","date":"2013-03-21","type":"ADMIN INSP","status":"PASSED"},{"caseNumber":"CF-2024-100506","date":"2024-09-17","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-100506","date":"2024-11-05","type":null,"status":"PASSED"}],"inspYears":[{"y":2006,"fails":0,"passes":1},{"y":2013,"fails":0,"passes":1},{"y":2024,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.943922884164756,"lng":-75.16921630043755,"geom":{"type":"Polygon","coordinates":[[[-75.169163392,39.944031774],[-75.169212873,39.943806989],[-75.169269201,39.943814022],[-75.169219742,39.944038742],[-75.169163392,39.944031774]]]},"liDistrict":null,"certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":false,"permits":true,"licenses":true},"zip":"19146","beds":null,"baths":null,"stories":null,"lotArea":1329,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":true,"mail":"1610 SOUTH ST, PHILADELPHIA PA, 19146","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT/ CERTIFICATE FOR ACCESSORY EAT-IN AND TAKE-OUT TO AN EXISTING VARIETY/GROCERY STORE ON THE FIRST FLOOR, OF AN EXISTING STRUCTURE WITH TWO PREVIOUSLY APPROVED DWELLING UNITS ABOVE (NO SIGN ON THIS APPLICATION)\n\n           (FAST TRACK)","status":"CLOSED","outcome":"Granted","date":"2011-06-29","number":"15300","relatedPermit":"325249"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":220800,"taxable":205800,"land":54719,"improvement":166081,"taxableLand":54719,"taxableImprovement":151081,"exemptLand":0,"exemptImprovement":15000},{"y":2017,"v":220800,"taxable":205800,"land":54719,"improvement":166081,"taxableLand":54719,"taxableImprovement":151081,"exemptLand":0,"exemptImprovement":15000},{"y":2018,"v":638400,"taxable":623400,"land":127680,"improvement":510720,"taxableLand":127680,"taxableImprovement":495720,"exemptLand":0,"exemptImprovement":15000},{"y":2019,"v":464300,"taxable":444300,"land":92860,"improvement":371440,"taxableLand":92860,"taxableImprovement":351440,"exemptLand":0,"exemptImprovement":20000},{"y":2020,"v":468900,"taxable":448900,"land":93780,"improvement":375120,"taxableLand":93780,"taxableImprovement":355120,"exemptLand":0,"exemptImprovement":20000},{"y":2021,"v":468900,"taxable":448900,"land":93780,"improvement":375120,"taxableLand":93780,"taxableImprovement":355120,"exemptLand":0,"exemptImprovement":20000},{"y":2022,"v":468900,"taxable":448900,"land":93780,"improvement":375120,"taxableLand":93780,"taxableImprovement":355120,"exemptLand":0,"exemptImprovement":20000},{"y":2023,"v":639000,"taxable":611778.6,"land":127800,"improvement":511200,"taxableLand":127800,"taxableImprovement":483978.6,"exemptLand":0,"exemptImprovement":27221.4},{"y":2024,"v":639000,"taxable":611778.6,"land":127800,"improvement":511200,"taxableLand":127800,"taxableImprovement":483978.6,"exemptLand":0,"exemptImprovement":27221.4},{"y":2025,"v":599600,"taxable":574057.04,"land":119920,"improvement":479680,"taxableLand":119920,"taxableImprovement":454137.04,"exemptLand":0,"exemptImprovement":25542.96},{"y":2026,"v":599600,"taxable":574057.04,"land":119920,"improvement":479680,"taxableLand":119920,"taxableImprovement":454137.04,"exemptLand":0,"exemptImprovement":25542.96},{"y":2027,"v":695500,"taxable":665871.7,"land":139100,"improvement":556400,"taxableLand":139100,"taxableImprovement":526771.7,"exemptLand":0,"exemptImprovement":29628.3}],"taxNow":8036,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"160230","date":"2008-06-24","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2008-06-24","scope":"USE CHANGE VARIETY STORE WITH THE SALE OF CAN GOODS,MILK,CANDY,CRAFTS,BATH PRODUCTS AND BOOKS."},{"number":"168792","date":"2008-08-04","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2008-08-04","scope":"SIGN CHANGE FOR A GROCERY STORE"},{"number":"325249","date":"2011-07-20","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2011-07-20","scope":"ADDING FOOD PREP AND SERV FOR EAT IN FOR EXISTING VARIETY/GROCERY STORE."},{"number":"714411","date":"2016-08-12","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-08-18","scope":"REPLACE 5\"CURB TRAP AND FAI INTO HOUSE-PA1#20162233641-\"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-2024-010424","date":"2024-10-23","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Eating and Drinking Establishments - Sit-Down Restaurant"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2000,"k":"sale","p":155000},{"y":2006,"k":"insp","w":"Inspection passed"},{"y":2008,"k":"permit","w":"Use"},{"y":2008,"k":"permit","w":"Zoning/use"},{"y":2011,"k":"appeal","w":"Appeal granted"},{"y":2011,"k":"permit","w":"Use"},{"y":2013,"k":"viol","w":"L&I violation"},{"y":2013,"k":"insp","w":"Inspection passed"},{"y":2016,"k":"permit","w":"Plumbing"},{"y":2024,"k":"viol","w":"7 L&I violations"},{"y":2024,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2024,"k":"permit","w":"Change of Use"}],"rented":false,"licenses":[{"number":"453056","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"HILLARY BOR (PUMPKIN MARKET LLC)","legalName":"HILLARY BOR","address":"1610 SOUTH ST","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2008-08-04","latestIssueDate":"2008-08-04","expirationDate":"2011-04-30","inactiveDate":"2011-07-20"},{"number":"539175","type":"Food Preparing and Serving","status":"Inactive","businessName":"HILLARY BOR (PUMPKIN MARKET LLC)","legalName":"HILLARY BOR","address":"1610 SOUTH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2011-07-20","latestIssueDate":"2013-05-18","expirationDate":"2014-04-30","inactiveDate":"2014-05-02"},{"number":"540122","type":"Sidewalk Cafe","status":"Inactive","businessName":"HILLARY BOR (PUMPKIN MARKET LLC)","legalName":"HILLARY BOR","address":"1610 SOUTH ST","revenueCode":"3123","rentalCategory":null,"units":null,"issuedDate":"2011-08-01","latestIssueDate":"2013-06-18","expirationDate":"2014-06-30","inactiveDate":null},{"number":"578161","type":"Dumpster License - Private Property","status":"Inactive","businessName":"HILLARY BOR (PUMPKIN MARKET LLC)","legalName":"HILLARY BOR","address":"1610 SOUTH ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2012-11-21","latestIssueDate":"2012-11-21","expirationDate":"2013-07-31","inactiveDate":null},{"number":"900423","type":"Food Preparing and Serving","status":"Inactive","businessName":"Chez Hansi LLc","legalName":"Chez Hansi LLc","address":"1610 SOUTH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2022-07-12","latestIssueDate":"2024-07-01","expirationDate":"2025-07-11","inactiveDate":"2025-09-09"},{"number":"0972868","type":"Food Preparing and Serving (30+ SEATS)","status":"Active","businessName":"LA SERA DOLCE E CAFE LLC","legalName":"LA SERA DOLCE E CAFE LLC","address":"1610 SOUTH ST","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2025-03-04","latestIssueDate":"2026-03-03","expirationDate":"2027-03-03","inactiveDate":null},{"number":"0977897","type":"Sidewalk Cafe","status":"Inactive","businessName":"LA SERA DOLCE E CAFE LLC","legalName":"LA SERA DOLCE E CAFE LLC","address":"1610 SOUTH ST","revenueCode":"3123","rentalCategory":null,"units":null,"issuedDate":"2025-05-05","latestIssueDate":"2025-05-05","expirationDate":"2026-05-04","inactiveDate":"2026-07-03"},{"number":"0986704","type":"Streetery License","status":"Active","businessName":"LA SERA DOLCE E CAFE LLC","legalName":"LA SERA DOLCE E CAFE LLC","address":"1610 SOUTH ST","revenueCode":"3127","rentalCategory":null,"units":null,"issuedDate":"2025-08-20","latestIssueDate":"2025-08-20","expirationDate":"2026-08-19","inactiveDate":null},{"number":"1005732","type":"Food Preparing and Serving","status":"Active","businessName":"TLJ VENTURES LLC (WINNERS ICE CREAM)","legalName":"TLJ VENTURES LLC","address":"1610 SOUTH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2026-04-24","latestIssueDate":"2026-04-24","expirationDate":"2027-04-23","inactiveDate":null}],"licenseActivity":[{"number":"1005732","type":"Food Preparing and Serving","businessName":"TLJ VENTURES LLC (WINNERS ICE CREAM)","legalName":"TLJ VENTURES LLC","issuedDate":"2026-04-24","latestIssueDate":"2026-04-24","closureDate":null,"expirationDate":"2027-04-23","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"0986704","type":"Streetery License","businessName":"LA SERA DOLCE E CAFE LLC","legalName":"LA SERA DOLCE E CAFE LLC","issuedDate":"2025-08-20","latestIssueDate":"2025-08-20","closureDate":null,"expirationDate":"2026-08-19","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"0977897","type":"Sidewalk Cafe","businessName":"LA SERA DOLCE E CAFE LLC","legalName":"LA SERA DOLCE E CAFE LLC","issuedDate":"2025-05-05","latestIssueDate":"2025-05-05","closureDate":"2026-07-03","expirationDate":"2026-05-04","inactiveDate":"2026-07-03","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"0972868","type":"Food Preparing and Serving (30+ SEATS)","businessName":"LA SERA DOLCE E CAFE LLC","legalName":"LA SERA DOLCE E CAFE LLC","issuedDate":"2025-03-04","latestIssueDate":"2026-03-03","closureDate":null,"expirationDate":"2027-03-03","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"900423","type":"Food Preparing and Serving","businessName":"Chez Hansi LLc","legalName":"Chez Hansi LLc","issuedDate":"2022-07-12","latestIssueDate":"2024-07-01","closureDate":"2025-09-09","expirationDate":"2025-07-11","inactiveDate":"2025-09-09","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"578161","type":"Dumpster License - Private Property","businessName":"HILLARY BOR (PUMPKIN MARKET LLC)","legalName":"HILLARY BOR","issuedDate":"2012-11-21","latestIssueDate":"2012-11-21","closureDate":"2013-07-31","expirationDate":"2013-07-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"540122","type":"Sidewalk Cafe","businessName":"HILLARY BOR (PUMPKIN MARKET LLC)","legalName":"HILLARY BOR","issuedDate":"2011-08-01","latestIssueDate":"2013-06-18","closureDate":"2014-06-30","expirationDate":"2014-06-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"539175","type":"Food Preparing and Serving","businessName":"HILLARY BOR (PUMPKIN MARKET LLC)","legalName":"HILLARY BOR","issuedDate":"2011-07-20","latestIssueDate":"2013-05-18","closureDate":"2014-05-02","expirationDate":"2014-04-30","inactiveDate":"2014-05-02","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"453056","type":"Food Establishment, Retail Permanent Location","businessName":"HILLARY BOR (PUMPKIN MARKET LLC)","legalName":"HILLARY BOR","issuedDate":"2008-08-04","latestIssueDate":"2008-08-04","closureDate":"2011-07-20","expirationDate":"2011-04-30","inactiveDate":"2011-07-20","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #15300: CLOSED · Granted; related permit 325249. Use permit #160230: COMPLETED. The history also contains “NEW USE OCCUPIED PRIOR TO CO.”","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-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":"1 failed, 3 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Nov 5, 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 Establishment, Retail Permanent Location #453056: Inactive since Jul 20, 2011; Food Preparing and Serving #539175: Inactive since May 2, 2014; Sidewalk Cafe #540122: Inactive; Dumpster License - Private Property #578161: Inactive","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":"homestead","level":"verify","title":"Homestead is tied to owner occupancy and the deed","finding":"OPA shows the Homestead Exemption.","why":"Philadelphia limits Homestead to an owner’s primary residence. The City says a deed change can require a new application or update.","action":"A buyer should apply in their own name and not assume the seller’s benefit continues.","url":"https://www.phila.gov/documents/homestead-exemption-application/"},{"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 8 historical violations across 2 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/"}],"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/"}]}