{"asOf":"2026-07-26T12:53:50.079Z","block":"1200-1299 POINT BREEZE AVE","blockUrl":"https://philadelphia.blockreport.homes/block/1200-1299-point-breeze-ave","address":"1235 POINT BREEZE AVE","parcelNumber":"871547960","source":"https://property.phila.gov/?p=871547960","ownerType":"investor","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":"JS PROPERTY BROTHERS 2 LLC","coOwner":null,"marketValue":358400,"landAssessment":71600,"improvementAssessment":286800,"livableArea":1810,"yearBuilt":1923,"lastSale":{"price":200000,"date":"2020-01-22T05:00:00Z"},"openViolations":0,"violations":[{"number":"2996709","date":"2013-10-02","code":"14-1704/50","title":"NO ZONING/USE PERMIT-SIGN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3221133","date":"2014-05-17","code":"PM-304.6/1","title":"EXT S-CHIMMEYS/TOWERS MAINTAIN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3221132","date":"2014-05-17","code":"PM-304.3/4","title":"EXT S-WALLS REPAIR CRACKS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3221131","date":"2014-05-17","code":"14-1704/50","title":"NO ZONING/USE PERMIT-SIGN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3263502","date":"2014-07-22","code":"LR-1","title":"RENEW LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"405180","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2013-10-02","completedDate":"2013-11-15","violations":[{"number":"2996709","date":"2013-10-02","code":"14-1704/50","title":"NO ZONING/USE PERMIT-SIGN","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"431911","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2014-05-17","completedDate":"2014-07-22","violations":[{"number":"3221133","date":"2014-05-17","code":"PM-304.6/1","title":"EXT S-CHIMMEYS/TOWERS MAINTAIN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3221132","date":"2014-05-17","code":"PM-304.3/4","title":"EXT S-WALLS REPAIR CRACKS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3221131","date":"2014-05-17","code":"14-1704/50","title":"NO ZONING/USE PERMIT-SIGN","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"443777","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2014-07-22","completedDate":"2014-08-26","violations":[{"number":"3263502","date":"2014-07-22","code":"LR-1","title":"RENEW LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2013,"n":1,"worst":null},{"y":2014,"n":4,"worst":null}],"investigations":[{"caseNumber":"405180","date":"2013-10-02","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"405180","date":"2013-11-06","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"405180","date":"2013-11-15","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"431911","date":"2014-05-17","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"431911","date":"2014-06-18","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"431911","date":"2014-07-22","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"443777","date":"2014-07-22","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"443777","date":"2014-08-26","type":"HCEU INSP","status":"PASSED"}],"inspYears":[{"y":2013,"fails":2,"passes":1},{"y":2014,"fails":3,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.936480641835495,"lng":-75.1773313407499,"geom":{"type":"Polygon","coordinates":[[[-75.177223706,39.93645244],[-75.177258491,39.93640091],[-75.177327228,39.936410077],[-75.17730952,39.936439712],[-75.17745068,39.936524879],[-75.177410802,39.936566009],[-75.177223706,39.93645244]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2021-008027","type":"Sprinkler Certification","inspectionDate":"2021-12-14","result":"Certified","expirationDate":"2022-12-14","buildingId":"1370413"},{"number":"BC-2021-008150","type":"Fire Alarm Certification","inspectionDate":"2021-12-18","result":"Certified","expirationDate":"2022-12-18","buildingId":"1370413"},{"number":"BC-2022-018489","type":"Fire Alarm Certification","inspectionDate":"2022-12-07","result":"Certified","expirationDate":"2023-12-07","buildingId":"1370413"},{"number":"BC-2021-002200","type":"Sprinkler Certification","inspectionDate":"2023-02-03","result":"Certified","expirationDate":"2024-02-03","buildingId":"1370413"},{"number":"BC-2024-003223","type":"Sprinkler Certification","inspectionDate":"2024-01-18","result":"Certified","expirationDate":"2025-01-18","buildingId":"1370413"},{"number":"BC-2024-010609","type":"Fire Alarm Certification","inspectionDate":"2024-04-12","result":"Certified","expirationDate":"2025-04-12","buildingId":"1370413"},{"number":"BC-2025-002855","type":"Sprinkler Certification","inspectionDate":"2025-01-10","result":"Certified","expirationDate":"2026-01-10","buildingId":"1370413"},{"number":"BC-2025-013282","type":"Fire Alarm Certification","inspectionDate":"2025-04-04","result":"Certified","expirationDate":"2026-04-04","buildingId":"1370413"},{"number":"BC-2026-003110","type":"Sprinkler Certification","inspectionDate":"2026-01-15","result":"Certified","expirationDate":"2027-01-15","buildingId":"1370413"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":null,"baths":null,"stories":3,"lotArea":1403,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"1347 FORDING BROOK RD, LOWER GWYNEDD PA, 19002","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":116200,"taxable":116200,"land":14607,"improvement":101593,"taxableLand":14607,"taxableImprovement":101593,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":116200,"taxable":116200,"land":14607,"improvement":101593,"taxableLand":14607,"taxableImprovement":101593,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":99200,"taxable":99200,"land":19840,"improvement":79360,"taxableLand":19840,"taxableImprovement":79360,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":102100,"taxable":102100,"land":20420,"improvement":81680,"taxableLand":20420,"taxableImprovement":81680,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":103100,"taxable":103100,"land":20620,"improvement":82480,"taxableLand":20620,"taxableImprovement":82480,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":103100,"taxable":103100,"land":20620,"improvement":82480,"taxableLand":20620,"taxableImprovement":82480,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":103100,"taxable":103100,"land":20620,"improvement":82480,"taxableLand":20620,"taxableImprovement":82480,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":152100,"taxable":152100,"land":30420,"improvement":121680,"taxableLand":30420,"taxableImprovement":121680,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":358400,"taxable":152100,"land":100200,"improvement":258200,"taxableLand":100200,"taxableImprovement":51900,"exemptLand":0,"exemptImprovement":206300},{"y":2025,"v":358400,"taxable":152100,"land":100200,"improvement":258200,"taxableLand":100200,"taxableImprovement":51900,"exemptLand":0,"exemptImprovement":206300},{"y":2026,"v":358400,"taxable":152100,"land":100200,"improvement":258200,"taxableLand":100200,"taxableImprovement":51900,"exemptLand":0,"exemptImprovement":206300},{"y":2027,"v":358400,"taxable":129249,"land":71600,"improvement":286800,"taxableLand":71600,"taxableImprovement":57649,"exemptLand":0,"exemptImprovement":229151}],"taxNow":2129,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"129893","date":"2008-01-31","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2008-02-07","scope":"HOUSE TRAP BACK & FAI"},{"number":"556830","date":"2014-12-10","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2014-12-10","scope":"FOR THE ERECTION OF ONE NON-ILLUMINATED DOUBLE FACED PROJECTING SIGN. SIZE AND LOCATION AS SHOWN IN APPLICATION. FOR USE AS A SIGN ACCESSORY TO A PREVIOUSLY APPROVED TAKE-OUT RESTAURANT."},{"number":"1044526","date":"2020-01-27","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2021-04-23","scope":"EZ INTERIOR DEMOLITION- For the interior demolition on non-bearing partition wall and ceilings as per attached standard. Deviations from these standards require submission of construction and site plans."},{"number":"ZP-2020-006709","date":"2020-09-25","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Two-Family"},{"number":"CP-2020-002755","date":"2020-10-29","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2021-12-27","scope":"INTERIOR LEVEL 3 ALTERATIONS TO PRINCIPAL BUILDING AND GARAGE. ALL WORK TO BE DONE IN ACCORDANCE WITH APPROVED PLANS. CO FOR RESIDENTIAL OCCUPANCY ONLY. SEPARATE PERMIT REQUIRED FOR CO FOR COMMERCIAL SPACE. RESIDENTIAL OCCUPANCY TO BE SPRINKLERED IN ACCORDANCE WITH NFPA 13R AND COMMERCIAL SPACE TO BE SPRINKLERED PER NFPA 13."},{"number":"MP-2021-000361","date":"2021-01-21","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-12-23","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES -(2 dual zone ductless systems & 1 furnace & A/C system to be installed in the first floor Commercial space.) For the installation if New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans. (included on any approved alteration plans. Note: rooftop installations will require plans unless it has already been"},{"number":"EP-2021-001863","date":"2021-04-26","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-12-16","scope":"Install new 400amp service, 4 gang meter bank, (3) 125 amp panels and feeders, (1) 100 amp panel and feeder. Wiring, throughout including switches, receptacles, lighting fixtures, exit/emergency lights, CATV wiring, hvac equipment. (2) apartments, (1) commercial space, Install a new fire alarm system throughout. As per the 2017 nec and 2016 nfpa 72."},{"number":"FP-2021-001178","date":"2021-05-13","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2021-12-23","scope":"FOR THE INSTALLATION OF AN AUTOMATIC WET SPRINKLER SYSTEM THROUGHOUT A THREE (3) STORY MULTI-FAMILY DWELLING TO INCLUDE A NEW FOUR (4) INCH FIRE SERVICE LINE AND A NEW FOUR (4) INCH BACKFLOW PREVENTION DEVICE. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH NFPA 13 BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"PP-2021-006502","date":"2021-06-04","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-12-23","scope":"Rough in and finish work. New dwv. Cast iron stacks. Pvc drain lines in apartments. Pex maniblocks in apartments. New water lines to each fixture. Copper water lines and cast throughout commercial space. Interior work only."},{"number":"PP-2021-010771","date":"2021-06-17","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-06-21","scope":"Installing Three 3/4\" Water Service, 5\" Curb trap, 4\" Main Drain & 4\" Fresh air inlet"},{"number":"ZP-2021-013231","date":"2021-10-19","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Eating and Drinking Establishments - Prepared Food Shop; Residential - Household Living - Two-Family"},{"number":"AP-2023-003608","date":"2023-06-23","work":"Certificate of Occupancy (CO) (may inclu…","type":"Administrative","description":"Administrative Permit","status":"Completed","completedDate":"2023-07-19","scope":"FOR THE DOCUMENTATIONS OF A CERTIFICATE OF OCCUPANCY FOR AN EATING AND DRINKING ESTABLISHMENT-PREPARED FOOD SHOP WITH PREVIOUSLY APPROVED TWO-FAMILY HOUSEHOLD LIVING ABOVE. AS PER APPROVED PLANS. NO WORK ON THIS APPLICATION."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2014,"k":"permit","w":"Zoning/use"},{"y":2020,"k":"sale","p":200000},{"y":2020,"k":"permit","w":"Interior Non-Load-Bearing Wall Demo."},{"y":2020,"k":"permit","w":"Change of Use"},{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Addition and/or Alterations"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Addition and/or Alterations"},{"y":2021,"k":"permit","w":"Alterations"},{"y":2021,"k":"permit","w":"Alterations"},{"y":2021,"k":"permit","w":"Change of Use"},{"y":2023,"k":"permit","w":"Certificate of Occupancy (CO) (may inclu…"}],"rented":true,"licenses":[{"number":"201704","type":"Food Preparing and Serving","status":"Inactive","businessName":"KIM HAN O","legalName":"KIM HAN O","address":"1235 POINT BREEZE AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2004-04-19","latestIssueDate":"2017-05-13","expirationDate":"2018-04-30","inactiveDate":"2018-06-29"},{"number":"886450","type":"Rental","status":"Active","businessName":"Joseph Sutow (JS Property Brothers 2, LLC)","legalName":"Joseph Sutow","address":"1235 POINT BREEZE AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2022-01-27","latestIssueDate":"2025-12-13","expirationDate":"2027-01-26","inactiveDate":null}],"licenseActivity":[{"number":"886450","type":"Rental","businessName":"Joseph Sutow (JS Property Brothers 2, LLC)","legalName":"Joseph Sutow","issuedDate":"2022-01-27","latestIssueDate":"2025-12-13","closureDate":null,"expirationDate":"2027-01-26","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"201704","type":"Food Preparing and Serving","businessName":"KIM HAN O","legalName":"KIM HAN O","issuedDate":"2004-04-19","latestIssueDate":"2017-05-13","closureDate":"2018-06-29","expirationDate":"2018-04-30","inactiveDate":"2018-06-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","units":2,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #556830: 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":"1 permit not marked completed: 1044526 (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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Sprinkler Certification: Certified through Jan 15, 2027; Fire Alarm Certification: Certified through Apr 4, 2026","why":"Fire-protection certifications apply to the named system and inspection period only; they are not a whole-building safety certificate. Philadelphia generally requires annual sprinkler, standpipe, fire-alarm, special-hazard, and emergency-power inspections where those systems exist.","action":"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":"mixed-use","level":"verify","title":"Residential and business space run on separate compliance tracks","finding":"OPA classifies this parcel as mixed-use.","why":"The zoning/use and occupancy file must cover the actual residential and commercial spaces. Dwelling units can require Rental Licenses and lead compliance; the operator can separately need an Activity License and sector license; installed fire systems can require annual certification.","action":"Match every dwelling and business use to the zoning permit, CO, current operator licenses, and life-safety filings.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"rental-license","level":"verify","title":"A rental license does not transfer with the deed","finding":"1 active Rental License record matched.","why":"If dwelling space is rented, the buyer must obtain a new annual Rental License; the seller’s license is not transferable. New applications require proof of ownership and legal occupancy, tax compliance, no open L&I violations, and lead compliance where applicable.","action":"Plan the buyer’s replacement license before settlement.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (1347 FORDING BROOK RD, LOWER GWYNEDD PA, 19002).","why":"A tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.","action":"Verify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1923 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"5 failed, 3 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Aug 26, 2014.","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 #201704: Inactive since Jun 29, 2018","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":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"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 5 historical violations across 3 cases.","why":"A closed case is materially better than an open one, but it does not by itself prove that every altered use, unit, or concealed condition matches today’s approvals.","action":"Use the closed cases to target the inspection and occupancy-file review.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"}],"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/"}]}