{"asOf":"2026-07-26T16:27:47.974Z","block":"1600-1699 S 24TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/1600-1699-s-24th-st","address":"1648 S 24TH ST","parcelNumber":"871550090","source":"https://property.phila.gov/?p=871550090","ownerType":"investor","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"S30","buildingCodeNew":"820","buildingClass":"ROW W/OFF STR 2 STY MASON","buildingClassNew":"ROW MIXED-COM/RES-BLT AS RES","useLabel":"Mixed-use","owner":"RONESTAR LLC","coOwner":null,"marketValue":270400,"landAssessment":54000,"improvementAssessment":216400,"livableArea":2080,"yearBuilt":1925,"lastSale":{"price":231500,"date":"2026-03-12T04:00:00Z"},"openViolations":0,"violations":[{"number":"799458","date":"2008-01-11","code":"PM-307.1/19","title":"VACANT BLDG UNSEC/UNSAFE 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TESTED/CERTIFIED","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"142203","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2008-01-11","completedDate":null,"violations":[{"number":"799458","date":"2008-01-11","code":"PM-307.1/19","title":"VACANT BLDG UNSEC/UNSAFE CSU","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"271802","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2011-04-06","completedDate":"2011-04-06","violations":[{"number":"2030723","date":"2011-03-29","code":"A-000.0/1","title":"VIOL NONE FOUND","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"669340","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2019-01-04","completedDate":"2019-04-30","violations":[{"number":"4920519","date":"2019-01-04","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4920520","date":"2019-01-09","code":"FC-13-604.1","title":"EMERGENCY LIGHTING TESTED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4920521","date":"2019-01-09","code":"FC-13-906.2","title":"FIRE EXTINGUISHERS TAGGED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4920522","date":"2019-01-09","code":"FC-13-907.51","title":"PULL STATION SIGNS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4920523","date":"2019-01-09","code":"FC-13-915.1","title":"FIRE ALARM TESTED/CERTIFIED","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2008,"n":1,"worst":"VACANT BLDG UNSEC/UNSAFE CSU"},{"y":2011,"n":1,"worst":null},{"y":2019,"n":5,"worst":null}],"investigations":[{"caseNumber":"69638","date":"2006-07-06","type":"BC INSP","status":"PASSED"},{"caseNumber":"142203","date":"2008-01-11","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"142203","date":"2008-01-11","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"271802","date":"2011-03-29","type":"CI INSP","status":"PASSED"},{"caseNumber":"669340","date":"2019-01-09","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"669340","date":"2019-04-26","type":"HCEU INSP","status":"PASSED"}],"inspYears":[{"y":2006,"fails":0,"passes":1},{"y":2008,"fails":1,"passes":0},{"y":2011,"fails":0,"passes":1},{"y":2019,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.93149114606512,"lng":-75.18515057509795,"geom":{"type":"Polygon","coordinates":[[[-75.185032965,39.931501005],[-75.185041735,39.931457226],[-75.185268233,39.931481555],[-75.18526036,39.931524854],[-75.185032965,39.931501005]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2022-014872","type":"Fire Alarm Certification","inspectionDate":"2022-08-17","result":"Certified","expirationDate":"2023-08-17","buildingId":"1488041"},{"number":"BC-2022-011432","type":"Fire Alarm Certification","inspectionDate":"2022-08-17","result":"Certified","expirationDate":"2023-08-17","buildingId":"1488041"},{"number":"BC-2023-017835","type":"Fire Alarm Certification","inspectionDate":"2023-08-30","result":"Certified","expirationDate":"2024-08-30","buildingId":"1488041"},{"number":"BC-2024-023554","type":"Fire Alarm Certification","inspectionDate":"2024-08-22","result":"Certified","expirationDate":"2025-08-22","buildingId":"1488041"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19145","beds":null,"baths":null,"stories":null,"lotArea":1040,"zoning":"CMX1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"708 S 52ND ST, PHILADELPHIA PA, 19143","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR A DAYCARE FOR A MAXIMUM OF 35 CHILDREN FOR PERIODS OF LESS THAN 24 CONSECUTIVE HOURS WITH ACCESSORY PREPARATION AND SERVING OF FOOD WITHIN AN EXISTING TWO (2) STORY STRUCTURE.","status":"CLOSED","outcome":"Granted with conditions","date":"2010-06-15","number":"11098","relatedPermit":"260436"}],"taxYears":[{"year":2016,"total":206.4,"principal":105.39,"interest":1.58,"penalty":1.05}],"taxNet":206.4,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":154400,"taxable":154400,"land":11982,"improvement":142418,"taxableLand":11982,"taxableImprovement":142418,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":154400,"taxable":154400,"land":11982,"improvement":142418,"taxableLand":11982,"taxableImprovement":142418,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":151800,"taxable":151800,"land":30360,"improvement":121440,"taxableLand":30360,"taxableImprovement":121440,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":156300,"taxable":156300,"land":31260,"improvement":125040,"taxableLand":31260,"taxableImprovement":125040,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":157800,"taxable":157800,"land":31560,"improvement":126240,"taxableLand":31560,"taxableImprovement":126240,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":157800,"taxable":157800,"land":31560,"improvement":126240,"taxableLand":31560,"taxableImprovement":126240,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":157800,"taxable":157800,"land":31560,"improvement":126240,"taxableLand":31560,"taxableImprovement":126240,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":210800,"taxable":210800,"land":42160,"improvement":168640,"taxableLand":42160,"taxableImprovement":168640,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":210800,"taxable":210800,"land":42160,"improvement":168640,"taxableLand":42160,"taxableImprovement":168640,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":259300,"taxable":259300,"land":51860,"improvement":207440,"taxableLand":51860,"taxableImprovement":207440,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":259300,"taxable":259300,"land":51860,"improvement":207440,"taxableLand":51860,"taxableImprovement":207440,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":270400,"taxable":270400,"land":54000,"improvement":216400,"taxableLand":54000,"taxableImprovement":216400,"exemptLand":0,"exemptImprovement":0}],"taxNow":3630,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"259598","date":"2010-01-28","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2010-01-28","scope":"1ST FLOOR USE TO DARCARE FOR 12 CHILDREN"},{"number":"260059","date":"2010-02-01","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2010-03-30","scope":"CLEAN OUT OF PROP REMOVE EXISTING BATH & KITCHEN FIXTURES"},{"number":"260397","date":"2010-02-02","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2015-04-15","scope":"REMOVE 3GANG METER SOCKET & 2 PANELS, INSTALL 200A METER SOCKET & REFEED EXISTING 200A PANEL."},{"number":"265054","date":"2010-03-04","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2011-03-10","scope":"SERVICE FROM MAIN TO CURB"},{"number":"261582","date":"2010-03-11","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2011-03-14","scope":"NEW WINDOWS, FLOORS, BATHROOMS AND KITCHEN FOR DAYCARE."},{"number":"266460","date":"2010-03-12","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2011-03-10","scope":"1ST FL: INSTALL (1) WATER CLOSET, (1) LAV, BASEMENT: (1) LAUNDRY TUB, 2ND FL:INSTALL (1) WATER CLOSET, (1) LAV, (1) BATHTUB"},{"number":"265783","date":"2010-03-24","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2010-12-02","scope":"INSTALL 200A SERVICE & WIRE DAYCARE PER PLAN."},{"number":"269724","date":"2010-03-30","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2010-10-01","scope":"CURB TRAP AND PIPE THAT BROKE"},{"number":"269348","date":"2010-04-01","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2010-11-08","scope":"INSTALL DIRECT VENT 100,000. 90% BTU WARM AIR FURNACE IN BASEMENT WITH RELATED DUCT WORK."},{"number":"260436","date":"2010-08-10","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2010-08-10","scope":"2ND FLOOR USE TO DAYCARE, PREP AND SERVE FOOD AND LESS THAN 24 CONSECUTIVE HRS"},{"number":"275532","date":"2010-08-12","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2011-03-14","scope":"ALTERATIONS AND CERTIFICATE OF OCCUPANCY FOR THE 1ST AND 2ND FLOORS FOR DAYCARE (MAX 35 CHILDREN AS PER ZBA VARIANCE) WITH NO CHILDREN UNDER 2-1/2 YEARS OF AGE."},{"number":"ZP-2026-003553","date":"2026-04-01","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Single-Family; Personal Services"},{"number":"CP-2026-002713","date":"2026-07-18","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR LEVEL III ALTERATIONS AND CHANGE OF OCCUPANCY PER APPROVED PLANS. NFPA 13D SPRINKLER SYSTEM REQUIRED AT RESIDENTIAL OCCUPANCY. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION WORK."}],"storyTag":"Renovated & sold on","storyDelta":5.61,"timeline":[{"y":2010,"k":"permit","w":"Mechanical"},{"y":2010,"k":"appeal","w":"Appeal granted with conditions"},{"y":2010,"k":"permit","w":"Use"},{"y":2010,"k":"permit","w":"Major alteration"},{"y":2011,"k":"viol","w":"L&I violation"},{"y":2011,"k":"insp","w":"Inspection passed"},{"y":2019,"k":"viol","w":"5 L&I violations"},{"y":2019,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2023,"k":"sale","p":265000},{"y":2026,"k":"sale","p":231500},{"y":2026,"k":"permit","w":"Change of Use"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"}],"rented":false,"licenses":[{"number":"226922","type":"Rental","status":"Inactive","businessName":"HAROLD KAUFFMAN","legalName":"HAROLD KAUFFMAN","address":"1648 S 24TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2003-03-20","latestIssueDate":"2003-03-20","expirationDate":"2004-02-29","inactiveDate":null},{"number":"203132","type":"Food Preparing and Serving","status":"Inactive","businessName":"LAST STOP CAFE INC","legalName":"LAST STOP CAFE INC","address":"1648 S 24TH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2003-04-20","latestIssueDate":"2003-04-20","expirationDate":"2004-04-30","inactiveDate":null},{"number":"436575","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"WAN L YANG","legalName":"WAN L YANG","address":"1648 S 24TH ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2008-02-25","latestIssueDate":"2008-02-25","expirationDate":"2009-02-28","inactiveDate":"2012-12-22"},{"number":"526473","type":"Food Preparing and Serving","status":"Inactive","businessName":"DEREK & ROWENA FAULK (FAULK'S HAPPY FEET DAYCARE)","legalName":"DEREK & ROWENA FAULK","address":"1648 S 24TH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2011-03-01","latestIssueDate":"2021-06-15","expirationDate":"2022-04-30","inactiveDate":"2022-06-29"},{"number":"934057","type":"Food Preparing and Serving","status":"Closed","businessName":"Foundation Of Divine Greatness Day Care","legalName":"Foundation Of Divine Greatness Day Care","address":"1648 S 24TH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2023-09-25","latestIssueDate":"2023-09-25","expirationDate":"2024-09-24","inactiveDate":"2024-11-23"},{"number":"934184","type":"Rental","status":"Inactive","businessName":"YAOS REALTY LLC","legalName":"YAOS REALTY LLC","address":"1648 S 24TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2023-09-26","latestIssueDate":"2024-10-01","expirationDate":"2025-09-25","inactiveDate":"2025-11-24"}],"licenseActivity":[{"number":"934184","type":"Rental","businessName":"YAOS REALTY LLC","legalName":"YAOS REALTY LLC","issuedDate":"2023-09-26","latestIssueDate":"2024-10-01","closureDate":"2025-11-24","expirationDate":"2025-09-25","inactiveDate":"2025-11-24","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"934057","type":"Food Preparing and Serving","businessName":"Foundation Of Divine Greatness Day Care","legalName":"Foundation Of Divine Greatness Day Care","issuedDate":"2023-09-25","latestIssueDate":"2023-09-25","closureDate":"2024-11-23","expirationDate":"2024-09-24","inactiveDate":"2024-11-23","status":"Closed","statusLabel":"Inactive","active":false},{"number":"526473","type":"Food Preparing and Serving","businessName":"DEREK & ROWENA FAULK (FAULK'S HAPPY FEET DAYCARE)","legalName":"DEREK & ROWENA FAULK","issuedDate":"2011-03-01","latestIssueDate":"2021-06-15","closureDate":"2022-06-29","expirationDate":"2022-04-30","inactiveDate":"2022-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"436575","type":"Vacant Residential Property / Lot","businessName":"WAN L YANG","legalName":"WAN L YANG","issuedDate":"2008-02-25","latestIssueDate":"2008-02-25","closureDate":"2012-12-22","expirationDate":"2009-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"203132","type":"Food Preparing and Serving","businessName":"LAST STOP CAFE INC","legalName":"LAST STOP CAFE INC","issuedDate":"2003-04-20","latestIssueDate":"2003-04-20","closureDate":"2004-04-30","expirationDate":"2004-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"226922","type":"Rental","businessName":"HAROLD KAUFFMAN","legalName":"HAROLD KAUFFMAN","issuedDate":"2003-03-20","latestIssueDate":"2003-03-20","closureDate":"2004-02-29","expirationDate":"2004-02-29","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"post-purchase-work","level":"watch","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 2 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2026","permit activity in 2026"],"caveat":"This does not show that the property is listed or that a sale is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 34% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $157,800 to $210,800","no permit shown in 2022-2024"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #259598: 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: CP-2026-002713 (Issued).","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":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 7 historical violations across 3 cases.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Aug 22, 2025","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-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, 3 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Apr 26, 2019.","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 #203132: Inactive; Vacant Residential Property / Lot #436575: Inactive since Dec 22, 2012; Food Preparing and Serving #526473: Inactive since Jun 29, 2022; Food Preparing and Serving #934057: Closed since Nov 23, 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/"}],"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/"}]}