{"asOf":"2026-07-31T16:01:25.908Z","block":"1800-1899 N VAN PELT ST","blockUrl":"https://philadelphia.blockreport.homes/block/1800-1899-n-van-pelt-st","address":"1859 N VAN PELT ST","parcelNumber":"871542040","source":"https://property.phila.gov/?p=871542040","ownerType":"investor","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"S50","buildingCodeNew":"820","buildingClass":"ROW W/OFF STR 3 STY MASON","buildingClassNew":"ROW MIXED-COM/RES-BLT AS RES","useLabel":"Mixed-use","owner":"1859 N VANPELT STREET LLC","coOwner":null,"marketValue":243000,"landAssessment":48600,"improvementAssessment":194400,"livableArea":3240,"yearBuilt":1915,"lastSale":{"price":1,"date":"2019-12-19T05:00:00Z"},"openViolations":1,"violations":[{"number":"676664","date":"2007-09-10","code":"A-301.1/51","title":"PERME- INST/REPL/REPAIR 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TEST\n","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2026-07-14","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=1006958093&hash=3A7CDFFDA1D9559878CEF85B33E671E8C935C59181C87A6B7A649E1978CCFBA7"}]},{"number":"56980","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"noticeUrl":null,"violations":[{"number":"735096","date":"2007-09-10","code":"A-302.10/2","title":"PERMB- WORK NOT SAME AS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2008-10-21","underAppeal":false,"noticeUrl":null},{"number":"735094","date":"2007-09-10","code":"A-302.11/1","title":"PERMB- WK DONE W/O NOTIFY INSP","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2008-10-21","underAppeal":false,"noticeUrl":null},{"number":"735095","date":"2007-09-10","code":"A-302.10/23","title":"PERMB- CEILING RATED LESS","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2008-10-21","underAppeal":false,"noticeUrl":null}]}],"violYears":[{"y":2007,"n":9,"worst":null},{"y":2026,"n":1,"worst":null}],"investigations":[{"caseNumber":"127742","date":"2007-09-10","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"127742","date":"2007-11-08","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"CF-2026-087088","date":"2026-07-14","type":null,"status":"FAILED"}],"inspYears":[{"y":2007,"fails":1,"passes":1},{"y":2026,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98317122056801,"lng":-75.16920808440729,"geom":{"type":"Polygon","coordinates":[[[-75.169056048,39.983170259],[-75.169066052,39.983126461],[-75.169362034,39.983166308],[-75.169351765,39.983215967],[-75.169056048,39.983170259]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2026-019606","type":"Special Hazards Certification","inspectionDate":"2026-04-22","result":"Deficient","expirationDate":null,"buildingId":"1047875"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19121","beds":null,"baths":null,"stories":null,"lotArea":1530,"zoning":"CMX1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"7923 FARNSWORTH ST, PHILADELPHIA PA, 19152","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR TAKE-OUT OF HOT AND COLD FOOD ACCESSORY TO AN EXISTING RETAIL GROCERY STORE ON 1ST FLOOR, ERECTION OF TWO AWNING SIGNS (FOR THE REMOVAL OF ALL OTHER SIGNS) IN THE SAME BUILDING WITH AN EXISTING THREE FAMILY DWELLING ABOVE.","status":"CLOSED","outcome":"Granted with conditions","date":"2007-12-04","number":"3848","relatedPermit":null},{"type":"Zoning board appeal","grounds":"PERMIT FOR PREPARATION AND SERVING OF HOT FOOD FOR TAKE-OUT ACCESSORY TO AN EXISTING RETAIL GROCERY STORE WITH TAKE OUT COLD FOOD. FOOD SERVE IN DISPOSABLE WARE. NO SALE OF ALCOHOLIC BEVERAGES FOR TAKE-OUT, NO LIVE ENTERTAINMENT, NO DISPENS","status":"CLOSED","outcome":"Granted","date":"2010-11-09","number":"12221","relatedPermit":"278696"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":86900,"taxable":86900,"land":10297,"improvement":76603,"taxableLand":10297,"taxableImprovement":76603,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":86900,"taxable":86900,"land":10297,"improvement":76603,"taxableLand":10297,"taxableImprovement":76603,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":189300,"taxable":189300,"land":37860,"improvement":151440,"taxableLand":37860,"taxableImprovement":151440,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":194900,"taxable":194900,"land":39124,"improvement":155776,"taxableLand":39124,"taxableImprovement":155776,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":196800,"taxable":196800,"land":39505,"improvement":157295,"taxableLand":39505,"taxableImprovement":157295,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":196800,"taxable":196800,"land":39505,"improvement":157295,"taxableLand":39505,"taxableImprovement":157295,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":196800,"taxable":196800,"land":39505,"improvement":157295,"taxableLand":39505,"taxableImprovement":157295,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":188000,"taxable":188000,"land":37600,"improvement":150400,"taxableLand":37600,"taxableImprovement":150400,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":188000,"taxable":188000,"land":37600,"improvement":150400,"taxableLand":37600,"taxableImprovement":150400,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":230800,"taxable":230800,"land":46160,"improvement":184640,"taxableLand":46160,"taxableImprovement":184640,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":230800,"taxable":230800,"land":46160,"improvement":184640,"taxableLand":46160,"taxableImprovement":184640,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":243000,"taxable":243000,"land":48600,"improvement":194400,"taxableLand":48600,"taxableImprovement":194400,"exemptLand":0,"exemptImprovement":0}],"taxNow":3231,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"56980","date":"2007-02-16","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2008-10-30","scope":"APPLY DRYWALL ON FIRST FLOOR BARBER SHOP WALLS AND CEILING. ALL TENNANT SEPERATIONS MUST BE 1 HR. RATED. 5/8\" TYPE X DRYWALL ON WALLS AND CEILINGS"},{"number":"75133","date":"2007-05-10","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2007-11-14","scope":"INSTALL GATES (4)"},{"number":"97920","date":"2007-08-21","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2007-08-21","scope":"RETAIL GROCERY STORE WITH SALES OF PRE-PACKAGED FOODS AND VARIETY STORE ITEMS, ON THE FIRST FLOOR IN SAME BUILDING WITH A SINGLE FAMILY DWELLING ON THE SECOND FLOOR."},{"number":"106035","date":"2007-09-28","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2007-11-27","scope":"INSTALL 200A SERVICE & PROPER GROUNDING."},{"number":"109037","date":"2007-10-12","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2007-10-30","scope":"VIOLATION ISSUED BASED ON NO PERMIT ISSUED AND REPLACING ALL PVC TO GROCERY DRAINAGE AND SUPPLY LINE"},{"number":"112737","date":"2007-10-31","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2007-11-14","scope":"INSTALLATION OF MECHANICAL EQUIPMENT, A/C UNIT WITH ELECTRIC RESISTANCE HEAT COIL AND ASSOCIATED DUCTWORK IN AN EXISTING B USE (GROCERY STORE)"},{"number":"113553","date":"2007-11-05","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALL 8 LIGHT FIXTURES AND 4 RECEPTS AS PER 2005 NEC (NORTH DIST)"},{"number":"86177","date":"2008-02-11","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2008-02-11","scope":"GROCETY STORE TO ADD HOT AND COLD FOODS AND 1 AWNING SIGN"},{"number":"184040","date":"2008-10-22","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"REPAIR 3 JOISTS ON ROOF.NEW SHEATHING AND ROOF COVER"},{"number":"278696","date":"2011-01-14","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2011-01-14","scope":"CURRENT GROCERY STORE WITH COLD FOOD FOR TAKE OUT WITH AWNING SIGN. ADDING HOT FOOD FOR TAKE ONLY"},{"number":"353303","date":"2011-09-02","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2011-10-20","scope":"INSTALLATION OF A COMMERCIAL COOKING EXTINGUISHING SYSTEM."},{"number":"353305","date":"2011-09-02","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2011-10-20","scope":"INSTALLATION OF A COMMERCIAL COOKING EXHAUST SYSTEM."},{"number":"627151","date":"2016-10-07","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-02-08","scope":"FOR PRESCRIPTIVE ALTERATIONS TO UPDATE AN EXISTING THREE (3) STORY STRUCTURE. WORK TO INCLUDE NEW THIRD FLOOR JOIST REMOVAL/REPLACEMENT, NEW EXIT STAIRWAYS, INTERIOR NON-BEARING PARTITIONS, AND NEW EXIT ENCLOSURES. SEPARATE PERMITS REQUIRED FOR ELECTRICAL AND PLUMBING SYSTEMS."},{"number":"784143","date":"2017-05-16","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":"2018-10-26","scope":"EZ EXTERIOR WALL COVERINGS-APPLY STUCCO TO FRONT. FOR THE APPLICATION OF EXTERIOR WALL COVERINGS AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS."},{"number":"815597","date":"2017-09-13","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-02-08","scope":"REPLACEMENT OF FIXTURES ONLY WITH NO ADDITIONAL PIPING FOR 3-TOILETS,3-LAVS,2-TUBS AND 3-KITCHEN SINKS.THE INSTALLATION WILL COMPLY WITH THE PHILADEPHIA PLUBMING CODE 2004"},{"number":"853033","date":"2018-05-08","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-02-08","scope":"4 GANG METER SOCKET W/DISCONNECTS 400AMP SERVICE AND REWIRE THROUGHOUT WITH OUTLETS, LIGHTS, SWITCHES, FIXTURES SMOKE CO DETECTOR, INSTALL RISERS/FEEDERS TO ALL BREAKER PANELS AS PER NEC 2008 NORTH DISTRICT & INSTALL FIRE ALARM AS PER NFPA 72"}],"storyTag":"Renovated & sold on","storyDelta":0.48,"timeline":[{"y":2008,"k":"sale","p":21500},{"y":2008,"k":"permit","w":"Alteration"},{"y":2010,"k":"appeal","w":"Appeal granted"},{"y":2011,"k":"permit","w":"Use"},{"y":2011,"k":"permit","w":"Suppression"},{"y":2011,"k":"permit","w":"Mechanical"},{"y":2016,"k":"permit","w":"Major alteration"},{"y":2017,"k":"permit","w":"Alteration"},{"y":2017,"k":"permit","w":"Plumbing"},{"y":2018,"k":"permit","w":"Electrical"},{"y":2026,"k":"viol","w":"L&I violation"},{"y":2026,"k":"insp","w":"Inspection failed"}],"rented":false,"licenses":[{"number":"424076","type":"Food Preparing and Serving","status":"Inactive","businessName":"BOLIVAR MERCADO","legalName":"BOLIVAR MERCADO","address":"1859 N VAN PELT ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2007-09-20","latestIssueDate":"2014-04-22","expirationDate":"2015-04-30","inactiveDate":"2015-06-29"},{"number":"497338","type":"Dumpster License - Public ROW","status":"Inactive","businessName":"BOLIVAR MERCADO","legalName":"BOLIVAR MERCADO","address":"1859 N VAN PELT ST","revenueCode":"3417","rentalCategory":null,"units":null,"issuedDate":"2011-05-18","latestIssueDate":"2011-05-18","expirationDate":"2011-03-31","inactiveDate":null},{"number":"534402","type":"Dumpster License - Private Property","status":"Active","businessName":"BOLIVAR MERCADO","legalName":"BOLIVAR MERCADO","address":"1859 N VAN PELT ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2011-05-26","latestIssueDate":"2013-07-27","expirationDate":null,"inactiveDate":null},{"number":"862881","type":"Food Preparing and Serving","status":"Active","businessName":"MERCADO FOOD MARKET INC","legalName":"MERCADO FOOD MARKET INC","address":"1859 N VAN PELT ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2021-03-04","latestIssueDate":"2026-02-16","expirationDate":"2027-03-03","inactiveDate":null},{"number":"878016","type":"Rental","status":"Inactive","businessName":"BOLIVAR MERCADO (1859 N VAN PELT STREET LLC)","legalName":"BOLIVAR MERCADO","address":"1859 N VAN PELT ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2021-09-23","latestIssueDate":"2023-04-21","expirationDate":"2023-09-22","inactiveDate":"2023-11-21"}],"licenseActivity":[{"number":"878016","type":"Rental","businessName":"BOLIVAR MERCADO (1859 N VAN PELT STREET LLC)","legalName":"BOLIVAR MERCADO","issuedDate":"2021-09-23","latestIssueDate":"2023-04-21","closureDate":"2023-11-21","expirationDate":"2023-09-22","inactiveDate":"2023-11-21","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"862881","type":"Food Preparing and Serving","businessName":"MERCADO FOOD MARKET INC","legalName":"MERCADO FOOD MARKET INC","issuedDate":"2021-03-04","latestIssueDate":"2026-02-16","closureDate":null,"expirationDate":"2027-03-03","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"534402","type":"Dumpster License - Private Property","businessName":"BOLIVAR MERCADO","legalName":"BOLIVAR MERCADO","issuedDate":"2011-05-26","latestIssueDate":"2013-07-27","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"497338","type":"Dumpster License - Public ROW","businessName":"BOLIVAR MERCADO","legalName":"BOLIVAR MERCADO","issuedDate":"2011-05-18","latestIssueDate":"2011-05-18","closureDate":"2011-03-31","expirationDate":"2011-03-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"424076","type":"Food Preparing and Serving","businessName":"BOLIVAR MERCADO","legalName":"BOLIVAR MERCADO","issuedDate":"2007-09-20","latestIssueDate":"2014-04-22","closureDate":"2015-06-29","expirationDate":"2015-04-30","inactiveDate":"2015-06-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-30","signals":[{"kind":"record-pressure","level":"watch","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["1 open L&I violation","failed L&I inspection activity in 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."}],"legalChecks":[{"id":"building-certifications","level":"urgent","title":"A life-safety certification is deficient","finding":"Special Hazards Certification: Deficient","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":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #3848: CLOSED · Granted with conditions. Use permit #97920: 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: 184040 (EXPIRED), 784143 (EXPIRED). At least one row also carries a completion date, so the City fields conflict.","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":"1 open L&I violation","finding":"10 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":"2 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jul 14, 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 #424076: Inactive since Jun 29, 2015; Dumpster License - Public ROW #497338: 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":"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/"}]}