{"asOf":"2026-07-22T11:26:32.146Z","block":"1800-1899 E PASSYUNK AVE","blockUrl":"https://philadelphia.blockreport.homes/block/1800-1899-e-passyunk-ave","address":"1837 E PASSYUNK AVE","parcelNumber":"871558860","source":"https://property.phila.gov/?p=871558860","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":"GIVANE GAVIN LLC","coOwner":null,"marketValue":658200,"landAssessment":131600,"improvementAssessment":526600,"livableArea":3211,"yearBuilt":1915,"lastSale":{"price":795000,"date":"2025-10-30T04:00:00Z"},"openViolations":0,"violations":[{"number":"4244814","date":"2017-03-08","code":"FC-906.1/1","title":"FIRE EXTING-INSTALL MAX 75FT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4244815","date":"2017-03-08","code":"FC-906.1/6","title":"FIRE EXTING-INST LABORATORY","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4244813","date":"2017-03-08","code":"FC-904.11/5","title":"FIRE EXTING-INSTALL TYPE K","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4244811","date":"2017-03-08","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4244812","date":"2017-03-08","code":"FC-904.11/4","title":"AFES-COMM KITCH SERVICE & CERT","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"575085","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2017-03-08","completedDate":"2017-05-04","violations":[{"number":"4244814","date":"2017-03-08","code":"FC-906.1/1","title":"FIRE EXTING-INSTALL MAX 75FT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4244815","date":"2017-03-08","code":"FC-906.1/6","title":"FIRE EXTING-INST LABORATORY","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4244813","date":"2017-03-08","code":"FC-904.11/5","title":"FIRE EXTING-INSTALL TYPE K","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4244811","date":"2017-03-08","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4244812","date":"2017-03-08","code":"FC-904.11/4","title":"AFES-COMM KITCH SERVICE & CERT","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2017,"n":5,"worst":null}],"investigations":[{"caseNumber":"575085","date":"2017-03-08","type":"CI INSP","status":"FAILED"},{"caseNumber":"575085","date":"2017-05-04","type":"CI INSP","status":"PASSED"}],"inspYears":[{"y":2017,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.92690742750504,"lng":-75.16659994629158,"geom":{"type":"Polygon","coordinates":[[[-75.166448524,39.92683369],[-75.166490528,39.926797803],[-75.166751421,39.926980934],[-75.166708519,39.927016769],[-75.166448524,39.92683369]]]},"liDistrict":"SOUTH","certifications":[{"number":"BC-2024-006208","type":"Special Hazards Certification","inspectionDate":"2024-03-07","result":"Certified","expirationDate":"2025-03-07","buildingId":"1449436"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19148","beds":null,"baths":null,"stories":null,"lotArea":1750,"zoning":"CMX2.5","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"1 GLEN DR, VOORHEES NJ, 08043","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR USE AS AN EAT-IN / TAKE-OUT RESTAURANT / DELICATESSEN WITH SEATING AND TO INCLUDE THE RETAIL SALE OF MALT BREWED BEVERAGES FOR CONSUMPTION BY PATRONS ON PREMISES AND ACCESSORY TAKE-OUT OF THE SAME IN THE FIRST FLOOR, WITH ACCESSO","status":"CLOSED","outcome":"Granted","date":"2010-09-15","number":"12960","relatedPermit":"288638"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":362200,"taxable":362200,"land":29385,"improvement":332815,"taxableLand":29385,"taxableImprovement":332815,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":462200,"taxable":362200,"land":29400,"improvement":432800,"taxableLand":29400,"taxableImprovement":332800,"exemptLand":0,"exemptImprovement":100000},{"y":2018,"v":710000,"taxable":556600,"land":142000,"improvement":568000,"taxableLand":142000,"taxableImprovement":414600,"exemptLand":0,"exemptImprovement":153400},{"y":2019,"v":710000,"taxable":556600,"land":142000,"improvement":568000,"taxableLand":142000,"taxableImprovement":414600,"exemptLand":0,"exemptImprovement":153400},{"y":2020,"v":717100,"taxable":562166,"land":143420,"improvement":573680,"taxableLand":143420,"taxableImprovement":418746,"exemptLand":0,"exemptImprovement":154934},{"y":2021,"v":717100,"taxable":562166,"land":143420,"improvement":573680,"taxableLand":143420,"taxableImprovement":418746,"exemptLand":0,"exemptImprovement":154934},{"y":2022,"v":717100,"taxable":562166,"land":143420,"improvement":573680,"taxableLand":143420,"taxableImprovement":418746,"exemptLand":0,"exemptImprovement":154934},{"y":2023,"v":549400,"taxable":430730,"land":109880,"improvement":439520,"taxableLand":109880,"taxableImprovement":320850,"exemptLand":0,"exemptImprovement":118670},{"y":2024,"v":549400,"taxable":430730,"land":109880,"improvement":439520,"taxableLand":109880,"taxableImprovement":320850,"exemptLand":0,"exemptImprovement":118670},{"y":2025,"v":655700,"taxable":514069,"land":131140,"improvement":524560,"taxableLand":131140,"taxableImprovement":382929,"exemptLand":0,"exemptImprovement":141631},{"y":2026,"v":655700,"taxable":514069,"land":131140,"improvement":524560,"taxableLand":131140,"taxableImprovement":382929,"exemptLand":0,"exemptImprovement":141631},{"y":2027,"v":658200,"taxable":658200,"land":131600,"improvement":526600,"taxableLand":131600,"taxableImprovement":526600,"exemptLand":0,"exemptImprovement":0}],"taxNow":7196,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"288638","date":"2010-09-17","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2010-09-17","scope":"EAT-IN / TAKE-OUT RESTAURANT IN THE FIRST FLOOR WITH SEATING AND TAKE OUT OF MALT BEVERAGES WITH REMOVAL OF PREVIOUS TENANT'S SIGNAGE AND ERECTION OF ONE PROJECTING SIGN. NO CHANGE IN HEIGHT OR AREA TO STRUCTURE"},{"number":"308953","date":"2010-11-22","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2011-05-23","scope":"INTERIOR/EXTERIOR ALTERATIONS, SIGNAGE, CONSTRUCT HANDICAP ACCESSIBLE UNISEX TOLIET ROOM. FURNISHINGS, UPGRADES TO FINISHES 1ST FLOOR AND PARTIAL 2ND FLOOR, NO CHANGES IN USE CLASSIFICATION. LO LESS THAN 49 OCCUPANTS."},{"number":"614961","date":"2015-06-30","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2016-01-29","scope":"FOR LEVEL II ALTERATIONS TO AN EXISTING RESTAURANT ON THE FIRST FLOOR LEVEL AND OFFICE AREA ON THE SECOND FLOOR LEVEL. ALTERATIONS TO INCLUDE REMOVAL/INSTALLATION OF PARTITION WALLS, PROVIDE FINISHES AND FURNISHINGS THROUGHOUT. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN PROFESSIONAL PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL AND PLUMBING WORK."},{"number":"633035","date":"2015-08-27","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-01-29","scope":"INSTALLATION OF 3 FLOOR DRAINS, 3 FLOOR SINKS, 2 HAND WASH SINK, 1 MOP SINK, 1-3 COMP SINK, 1 SINK WITH GRINDER, 1- DISHWASHER SINK EXISTING TRAP PRIMERS(RESTAURANT)THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"630074","date":"2015-09-09","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2016-01-29","scope":"INSTALL ONE 12' KITCHEN HOOD, ONE EXHAUST FAN, 1 SUPPLY AIR FAN AND RELATED DUCTWORK AND CURBS AS PER PLAN (ALL WITHIN PROPERTY LINES). SEE APP# 630077 FOR KITCHEN HOOD FIRE SUPPRESSION PERMIT."},{"number":"630077","date":"2015-09-09","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2016-01-29","scope":"FOR THE INSTALLATION OF ONE (1) UL 300 LISTED WET CHEMICAL EXTINGUISING SYSTEM WITH FLOW POINTS IN ACCORDANCE WITH NFPA 17A. FIRE SUPRESSION SYSTEM WITH FIFTEEN (15) FLOW POINTS TO SERVE EXISTING 12' KITCHEN HOOD. ALL WORK TO BE DONE PER APPROVED PLANS, PLEASE SEE AP# 630074 FOR APPROVED KITCHEN HOOD/VENTILATION SYSTEM."},{"number":"632159","date":"2015-10-07","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2016-05-17","scope":"INSTALL NEW WIRING THROUGHOUT, INSTALL WALKING BOXES, RECEPTACLES, SWITCHES, LIGHT FIXTURES & GFCI'S AS PER NEC 2008 SOUTH DISTRICT"},{"number":"652280","date":"2015-11-16","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2016-01-29","scope":"INSTALL (1) HVAC SYSTEM (COMMERCIAL). NO DUCT WORK ASSOCIATED WITH THIS PERMIT"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2010,"k":"appeal","w":"Appeal granted"},{"y":2010,"k":"permit","w":"Zoning/use"},{"y":2010,"k":"permit","w":"Major alteration"},{"y":2015,"k":"permit","w":"Major alteration"},{"y":2015,"k":"permit","w":"Plumbing"},{"y":2015,"k":"permit","w":"Mechanical"},{"y":2015,"k":"permit","w":"Suppression"},{"y":2015,"k":"permit","w":"Electrical"},{"y":2015,"k":"permit","w":"Mechanical"},{"y":2017,"k":"viol","w":"5 L&I violations"},{"y":2017,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2025,"k":"sale","p":795000}],"rented":false,"licenses":[{"number":"267185","type":"Rental","status":"Closed","businessName":"COSTANTINI ARNOLD","legalName":"COSTANTINI ARNOLD","address":"1837 E PASSYUNK AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2004-06-09","latestIssueDate":"2014-03-01","expirationDate":"2015-02-28","inactiveDate":"2014-09-09"},{"number":"515822","type":"Food Preparing and Serving","status":"Inactive","businessName":"THE BOTTLE SHOP INC","legalName":"THE BOTTLE SHOP INC","address":"1837 E PASSYUNK AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2010-09-30","latestIssueDate":"2014-05-03","expirationDate":"2015-04-30","inactiveDate":"2015-06-29"},{"number":"684676","type":"Rental","status":"Inactive","businessName":"1837 EAST PASSYUNK AVE LLC (DJCRE INC)","legalName":"1837 EAST PASSYUNK AVE LLC","address":"1837 E PASSYUNK AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2015-11-23","latestIssueDate":"2024-11-13","expirationDate":"2025-11-30","inactiveDate":"2026-01-29"},{"number":"689522","type":"Food Preparing and Serving","status":"Inactive","businessName":"JOHN & ANGELINA BRANCA (KAMPAR, LLC)","legalName":"JOHN & ANGELINA BRANCA","address":"1837 E PASSYUNK AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2016-01-26","latestIssueDate":"2019-08-16","expirationDate":"2020-04-30","inactiveDate":"2020-06-29"},{"number":"736427","type":"Food Estab, Retail Non-Permanent Location (Event)","status":"Inactive","businessName":"SATE KAMPAR","legalName":"SATE KAMPAR","address":"1837 E PASSYUNK AVE","revenueCode":"3112","rentalCategory":null,"units":null,"issuedDate":"2017-04-24","latestIssueDate":"2017-04-24","expirationDate":"2017-04-30","inactiveDate":null},{"number":"865337","type":"Food Preparing and Serving (30+ SEATS)","status":"Inactive","businessName":"Vietnamese Grill Company (Gabriella's)","legalName":"Vietnamese Grill Company","address":"1837 E PASSYUNK AVE","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2021-04-06","latestIssueDate":"2024-06-04","expirationDate":"2025-04-05","inactiveDate":"2025-06-04"},{"number":"868715","type":"Sidewalk Cafe (Temporary)","status":"Inactive","businessName":"Vietnamese Grill Company (Gabriella's)","legalName":"Vietnamese Grill Company","address":"1837 E PASSYUNK AVE","revenueCode":"3123","rentalCategory":null,"units":null,"issuedDate":"2021-05-18","latestIssueDate":"2021-12-18","expirationDate":"2022-12-30","inactiveDate":"2023-02-28"}],"licenseActivity":[{"number":"868715","type":"Sidewalk Cafe (Temporary)","businessName":"Vietnamese Grill Company (Gabriella's)","legalName":"Vietnamese Grill Company","issuedDate":"2021-05-18","latestIssueDate":"2021-12-18","closureDate":"2023-02-28","expirationDate":"2022-12-30","inactiveDate":"2023-02-28","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"865337","type":"Food Preparing and Serving (30+ SEATS)","businessName":"Vietnamese Grill Company (Gabriella's)","legalName":"Vietnamese Grill Company","issuedDate":"2021-04-06","latestIssueDate":"2024-06-04","closureDate":"2025-06-04","expirationDate":"2025-04-05","inactiveDate":"2025-06-04","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"736427","type":"Food Estab, Retail Non-Permanent Location (Event)","businessName":"SATE KAMPAR","legalName":"SATE KAMPAR","issuedDate":"2017-04-24","latestIssueDate":"2017-04-24","closureDate":"2017-04-30","expirationDate":"2017-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"689522","type":"Food Preparing and Serving","businessName":"JOHN & ANGELINA BRANCA (KAMPAR, LLC)","legalName":"JOHN & ANGELINA BRANCA","issuedDate":"2016-01-26","latestIssueDate":"2019-08-16","closureDate":"2020-06-29","expirationDate":"2020-04-30","inactiveDate":"2020-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"684676","type":"Rental","businessName":"1837 EAST PASSYUNK AVE LLC (DJCRE INC)","legalName":"1837 EAST PASSYUNK AVE LLC","issuedDate":"2015-11-23","latestIssueDate":"2024-11-13","closureDate":"2026-01-29","expirationDate":"2025-11-30","inactiveDate":"2026-01-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"515822","type":"Food Preparing and Serving","businessName":"THE BOTTLE SHOP INC","legalName":"THE BOTTLE SHOP INC","issuedDate":"2010-09-30","latestIssueDate":"2014-05-03","closureDate":"2015-06-29","expirationDate":"2015-04-30","inactiveDate":"2015-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"267185","type":"Rental","businessName":"COSTANTINI ARNOLD","legalName":"COSTANTINI ARNOLD","issuedDate":"2004-06-09","latestIssueDate":"2014-03-01","closureDate":"2014-09-09","expirationDate":"2015-02-28","inactiveDate":"2014-09-09","status":"Closed","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-21","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #12960: CLOSED · Granted; related permit 288638. Use permit #288638: 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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Special Hazards Certification: Certified through Mar 7, 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":"1 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on May 4, 2017.","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 #515822: Inactive since Jun 29, 2015; Food Preparing and Serving #689522: Inactive since Jun 29, 2020; Food Estab, Retail Non-Permanent Location (Event) #736427: Inactive; Food Preparing and Serving (30+ SEATS) #865337: Inactive since Jun 4, 2025","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 1 case.","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/"}]}