{"asOf":"2026-07-27T11:44:38.907Z","block":"2500-2599 AMBER ST","blockUrl":"https://philadelphia.blockreport.homes/block/2500-2599-amber-st","address":"2557 AMBER ST","parcelNumber":"871541000","source":"https://property.phila.gov/?p=871541000","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":"2557 AMBER LLC","coOwner":null,"marketValue":433000,"landAssessment":86600,"improvementAssessment":346400,"livableArea":3609,"yearBuilt":1875,"lastSale":{"price":445000,"date":"2016-09-19T04:00:00Z"},"openViolations":0,"violations":[{"number":"567362","date":"2007-05-09","code":"19-2602.1/1","title":"CAL LO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2923437","date":"2013-09-05","code":"PM-305.3/4","title":"INT S-WALLS REPAIR/MAINT SANI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2923436","date":"2013-09-05","code":"PM-102.3/1","title":"LICENSE-RES SFD/2FD","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"112262","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2007-05-09","completedDate":"2007-10-11","violations":[{"number":"567362","date":"2007-05-09","code":"19-2602.1/1","title":"CAL LO","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"400724","type":"HAZARDOUS","priority":"HAZARDOUS","responsibility":"HCEU","status":"CLOSED","createdDate":"2013-09-05","completedDate":"2013-10-11","violations":[{"number":"2923437","date":"2013-09-05","code":"PM-305.3/4","title":"INT S-WALLS REPAIR/MAINT SANI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2923436","date":"2013-09-05","code":"PM-102.3/1","title":"LICENSE-RES SFD/2FD","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2007,"n":1,"worst":null},{"y":2013,"n":2,"worst":null}],"investigations":[{"caseNumber":"112262","date":"2007-05-09","type":"BC INSP","status":"FAILED"},{"caseNumber":"112262","date":"2007-10-09","type":"BC INSP","status":"PASSED"},{"caseNumber":"400724","date":"2013-09-05","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"400724","date":"2013-10-10","type":"HCEU INSP","status":"PASSED"}],"inspYears":[{"y":2007,"fails":1,"passes":1},{"y":2013,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98445350292525,"lng":-75.12443556267345,"geom":{"type":"Polygon","coordinates":[[[-75.124310228,39.984384962],[-75.124334936,39.984371906],[-75.12455147,39.98448301],[-75.124465845,39.98452801],[-75.124310228,39.984384962]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19125","beds":null,"baths":null,"stories":null,"lotArea":1288,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"PO BOX 2383, PHILADELPHIA PA, 19103","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE RELOCATION OF LOT LINES RECONFIGURING THE REAR LOT LINES SHARED BY FOUR (4) LOTS TO BE AS FOLLOWS; 2557 AMBER ST., FOR A VACANT COMMERCIAL SPACE FOR PROFESSIONAL AND BUSINESS OFFICES AS PERMITTED IN C2 COMMERCIAL ON THE FIRST","status":"CLOSED","outcome":"Granted with conditions","date":"2012-05-29","number":"17146","relatedPermit":"379377"},{"type":"Zoning board appeal","grounds":"PERMIT FOR THE RETAIL SPACE OF RECORDS AND CD'S (RETAIL SALE OF CONSUMER GOODS) ON THE FIRST FLOOR IN THE SAME BUILDING WITH AN EXISTING TWO (2) FAMILY DWELLING ABOVE.","status":"CLOSED","outcome":"Granted","date":"2013-06-26","number":"20560","relatedPermit":"470015"},{"type":"Zoning board appeal","grounds":"PERMIT FOR A TAKE-OUT RESTAURANT IN THE SAME BUILDING WITH EXISTING TWO (2) DWELLING UNITS (TWO-FAMILY HOUSEHOLD LIVING) AS PREVIOUSLY APPROVED.","status":"OPEN","outcome":"Granted","date":"2018-08-22","number":"33979","relatedPermit":"873906"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":292900,"taxable":292900,"land":16977,"improvement":275923,"taxableLand":16977,"taxableImprovement":275923,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":292900,"taxable":292900,"land":16977,"improvement":275923,"taxableLand":16977,"taxableImprovement":275923,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":426300,"taxable":426300,"land":85260,"improvement":341040,"taxableLand":85260,"taxableImprovement":341040,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":445900,"taxable":445900,"land":89180,"improvement":356720,"taxableLand":89180,"taxableImprovement":356720,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":450300,"taxable":450300,"land":90060,"improvement":360240,"taxableLand":90060,"taxableImprovement":360240,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":450300,"taxable":450300,"land":90060,"improvement":360240,"taxableLand":90060,"taxableImprovement":360240,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":450300,"taxable":450300,"land":90060,"improvement":360240,"taxableLand":90060,"taxableImprovement":360240,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":500000,"taxable":500000,"land":100000,"improvement":400000,"taxableLand":100000,"taxableImprovement":400000,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":500000,"taxable":500000,"land":100000,"improvement":400000,"taxableLand":100000,"taxableImprovement":400000,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":342800,"taxable":342800,"land":68560,"improvement":274240,"taxableLand":68560,"taxableImprovement":274240,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":342800,"taxable":342800,"land":68560,"improvement":274240,"taxableLand":68560,"taxableImprovement":274240,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":433000,"taxable":433000,"land":86600,"improvement":346400,"taxableLand":86600,"taxableImprovement":346400,"exemptLand":0,"exemptImprovement":0}],"taxNow":4799,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"408553","date":"2012-06-04","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2013-04-10","scope":"INTERIOR ALTERATIONS/FRAMING OF NON-BEARING WALLS THROUGHOUT; REPLACE CABINETS AND INTERIOR DOORS. APPLICANT AGREES TO LIMIT THE CONSTRUCTION TO COMPLY WITH EZ PERMIT STANDARD FOR INTERIOR ALTERATIONS, DATED JANUARY 1, 2011. DEVIATION FROM THE STANDARD WILL RESULT IN REVOCATION OF THIS PERMIT AND IMPOSITION OF FURTHER PENALTIES."},{"number":"412258","date":"2012-06-20","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2013-04-19","scope":"INSTALL 1 HVAC UNIT INCLUDING DUCT WORK (SFD)"},{"number":"412409","date":"2012-06-21","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2013-04-10","scope":"1 KS, 1 WC, 1 LAV, 1 BATH TUB"},{"number":"379377","date":"2012-07-20","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2012-07-20","scope":"RELOCATION OF LOT LINES TO CREATE FIVE NEW LOTS FROM FIVE LOTS. USE TO OFFICFICE AS PERMITTED IN C-2 ON THE FIRST FLOOR ,ONE APT ON SECOND FLOOR AND ONE APT ON THE THIRD FLOOR"},{"number":"416587","date":"2012-07-20","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2012-07-20","scope":"RELOCATION OF LOT LINES TO CREATE FIVE NEW LOTS FROM FIVE LOTS. USE TO OFFICFICE AS PERMITTED IN C-2 ON THE FIRST FLOOR ,ONE APT ON SECOND FLOOR AND ONE APT ON THE THIRD FLOOR"},{"number":"414552","date":"2012-08-31","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2015-12-04","scope":"ADD 2 NEW 100AMP METERS AND 2 MBP IN APARTMENTS 2ND & 3RD FLOOR REWIRE THEM AS PER NEC 2008 (MIXED USE)"},{"number":"427476","date":"2012-11-09","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2013-01-08","scope":"INSTALL VISTA 32B FB THROUGHTOUT PER 2008 NEC & NFPA 72(MIXED USE)"},{"number":"439408","date":"2013-03-13","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2013-06-20","scope":"INTERIOR ALTERATIONS TO INCLUDE AN ACCESSIBLE RAMP AS PER PLANS. SEPARATE CERTIFICATE OF OCCUPANCY REQUIRED PRIOR TO OCCUPANCY ON THE FIRST FLOOR."},{"number":"463784","date":"2013-04-08","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2013-04-10","scope":"INSTALLATION OF 2 WC, 2 LAVS, 1 BATH TUB, 2 KITCHEN SINKS, 3 WATER HEATERS (MIXED USE0"},{"number":"464146","date":"2013-04-10","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2013-04-19","scope":"INSTALLATION OF (1) GAS HEATER ON 1ST FLOOR, COMMERCIAL SPACE, SELF CONTAINED UNIT, NO PENETRATION OF FIRE WALLS, SEPARATE DUCT WORK, LESS THAN 2000 CFM. INSTALL (2) HVAC UNITS ON 2ND AND 3RD FLOOR APARTMENTS."},{"number":"465817","date":"2013-04-17","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2013-04-19","scope":"TCO FOR 2ND AND 3RD FLOOR ONLY FOR PERMIT # 439408. CALL INSPECTOR FOR AN INSPECTION."},{"number":"466774","date":"2013-04-23","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2013-04-25","scope":"TCO FO COMMERCIAL SPACE ONLY 1ST FLOOR"},{"number":"873906","date":"2018-09-17","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2018-09-17","scope":"FOR A TAKE-OUT RESTAURANT IN THE SAME BUILDING WITH EXISTING TWO (2) DWELLING UNITS (TWO-FAMILY HOUSEHOLD LIVING) AS PREVIOUSLY APPROVED"},{"number":"931647","date":"2019-01-25","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-08-16","scope":"FOR LEVEL II ALTERATIONS AT THE FIRST FLOOR WITH ACCESSIBLE RAMP AT FRONT ELEVATION PER APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR MECHANCIAL, ELECTRICAL AND PLUMBING."},{"number":"944507","date":"2019-01-25","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-02-04","scope":"REPLACE 1\"WATER SERVICE AND BACKFLOW PREVENTER (WATTS; LF009M2QT)-PA1#20190241867-\"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":"946125","date":"2019-03-01","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-08-16","scope":"RELOCATING EXISTING DEVICES ON 1ST FLOOR FOR NEW FIT-OUT. 4 HORN STROBES, 5 SMOKES, 1 STROBE. AS PER 2008 NEC. FIRE ALARM AS PER NFPA 72"},{"number":"956479","date":"2019-04-10","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-08-07","scope":"UPGRADE 400 AMP SERVICE TO SUPPLY POWER FOR 2 APTS, 1 BUSINESS, 1 HOUSE PANEL. WIRE 1ST FLOOR FOR NEW COFFEE AND DONUT SHOP. ALL NEW CIRCUITS OR SMALL COMMERCIAL KIT AS PER 2008 NEC. (EAST DIST)"},{"number":"951726","date":"2019-04-11","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2019-08-16","scope":"FOR THE INSTALLATION OF A HVAC MECHANICAL SYSTEM TO INCLUDE CONDENSING UNIT, AIR HANDLERS, REFRIGERANT LINES, EXHAUST FAN, REGISTERS/GRILLES/DIFFUSERS, AND ASSOCIATED DUCTWORK."},{"number":"951299","date":"2019-05-15","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-08-16","scope":"ALTERATIONS: INTERIOR PLUMBING; RESTAURANT;1-TOILET, 1-LAV, 1-3-COMPARTMENT, 1-MOP SINK, 2-FLOOR DRAINS, 2-FLOOR SINK, 2-PREP SINK, 1-DISPOSAL & 1-DISHWASHER THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"}],"storyTag":"Renovated & sold on","storyDelta":2.42,"timeline":[{"y":2013,"k":"appeal","w":"Appeal granted"},{"y":2013,"k":"viol","w":"2 L&I violations"},{"y":2013,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2016,"k":"sale","p":445000},{"y":2018,"k":"appeal","w":"Appeal granted"},{"y":2018,"k":"permit","w":"Use"},{"y":2019,"k":"permit","w":"Major alteration"},{"y":2019,"k":"permit","w":"Plumbing"},{"y":2019,"k":"permit","w":"Electrical"},{"y":2019,"k":"permit","w":"Electrical"},{"y":2019,"k":"permit","w":"Mechanical"},{"y":2019,"k":"permit","w":"Plumbing"}],"rented":false,"licenses":[{"number":"606741","type":"Rental","status":"Inactive","businessName":"PBM PROPERTIES LLC","legalName":"PBM PROPERTIES LLC","address":"2557 AMBER ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2013-10-03","latestIssueDate":"2016-05-31","expirationDate":"2017-02-28","inactiveDate":"2017-04-29"},{"number":"820959","type":"Food Preparing and Serving","status":"Inactive","businessName":"HELLO DONUTS","legalName":"HELLO DONUTS ","address":"2557 AMBER ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2019-08-14","latestIssueDate":"2023-07-13","expirationDate":"2024-08-13","inactiveDate":"2024-10-12"},{"number":"0993438","type":"Food Preparing and Serving","status":"Active","businessName":"CASA BORINQUENA","legalName":"CASA BORINQUENA","address":"2557 AMBER ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2025-11-13","latestIssueDate":"2025-11-13","expirationDate":"2026-11-12","inactiveDate":null}],"licenseActivity":[{"number":"0993438","type":"Food Preparing and Serving","businessName":"CASA BORINQUENA","legalName":"CASA BORINQUENA","issuedDate":"2025-11-13","latestIssueDate":"2025-11-13","closureDate":null,"expirationDate":"2026-11-12","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"820959","type":"Food Preparing and Serving","businessName":"HELLO DONUTS","legalName":"HELLO DONUTS ","issuedDate":"2019-08-14","latestIssueDate":"2023-07-13","closureDate":"2024-10-12","expirationDate":"2024-08-13","inactiveDate":"2024-10-12","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"606741","type":"Rental","businessName":"PBM PROPERTIES LLC","legalName":"PBM PROPERTIES LLC","issuedDate":"2013-10-03","latestIssueDate":"2016-05-31","closureDate":"2017-04-29","expirationDate":"2017-02-28","inactiveDate":"2017-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 26% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $342,800 to $433,000","no permit shown in 2026-2028"],"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":"Appeal #20560: CLOSED · Granted; related permit 470015. Use permit #416587: 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-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":"2 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Oct 10, 2013.","why":"A PASSED or FAILED value applies to that inspection visit. CLOSED is a separate source status; none of the three alone proves the parent permit or violation case closed—or describes today’s condition.","action":"Open the parent case/permit for each material failure and confirm its later disposition.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"2 fire/suppression-related permits matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Preparing and Serving #820959: Inactive since Oct 12, 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 3 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/"}]}