{"asOf":"2026-07-28T10:39:39.714Z","block":"6000-6099 TORRESDALE AVE","blockUrl":"https://philadelphia.blockreport.homes/block/6000-6099-torresdale-ave","address":"6017 TORRESDALE AVE","parcelNumber":"871563250","source":"https://property.phila.gov/?p=871563250","ownerType":"owner-occupied","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"S30","buildingCodeNew":"817","buildingClass":"ROW W/OFF STR 2 STY MASON","buildingClassNew":"DET MIXED-COM/RES-BLT AS COM","useLabel":"Mixed-use","owner":"CHEN SHAO PING","coOwner":"CHEN XIU QIN","marketValue":228000,"landAssessment":45600,"improvementAssessment":182400,"livableArea":2400,"yearBuilt":1945,"lastSale":{"price":150000,"date":"2012-10-24T04:00:00Z"},"openViolations":0,"violations":[{"number":"3075648","date":"2014-01-31","code":"CP-01","title":"CLIP VIOLATION 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REQUIRED\n","status":"COMPLIED","resolutionDate":"2026-01-13","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-076084","date":"2025-09-25","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2025-11-10","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2025-076087","date":"2025-09-25","code":"F-604.6","title":"UNAPPROVED CONDITIONS\n","status":"COMPLIED","resolutionDate":"2025-11-10","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"417871","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2014-01-31","completedDate":"2014-04-21","violations":[{"number":"3075648","date":"2014-01-31","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3075649","date":"2014-01-31","code":"PM-311.0/91","title":"GRAFFITI","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"480833","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2015-05-18","completedDate":"2015-06-25","violations":[{"number":"3562326","date":"2015-05-16","code":"FC-906.2/2","title":"FIRE EXTING-NEEDS INSP/TAG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3562325","date":"2015-05-16","code":"FC-605.5/1","title":"FIRE-ELECT EXT CORDS PROHIB","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3562327","date":"2015-05-16","code":"FC-915.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2023-049982","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2023-05-30","completedDate":"2023-08-09","violations":[{"number":"VI-2023-037928","date":"2023-05-30","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2023-08-09","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-037929","date":"2023-05-30","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2023-08-09","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-037930","date":"2023-05-30","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2023-08-09","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2025-106275","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL BUSINESS COMPLIANCE INVESTIGATOR","status":"CLOSED","createdDate":"2025-09-26","completedDate":"2026-01-13","violations":[{"number":"VI-2025-076092","date":"2025-09-25","code":"F-604.3","title":"WORKING SPACE & CLEARANCE\n","status":"COMPLIED","resolutionDate":"2025-11-10","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-076093","date":"2025-09-25","code":"F-604.5 ","title":"EXTENSION CORDS\n","status":"COMPLIED","resolutionDate":"2025-11-10","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-076096","date":"2025-09-25","code":"F-1013.1","title":"EXIT SIGNS WHERE REQUIRED\n","status":"COMPLIED","resolutionDate":"2025-11-10","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-076095","date":"2025-09-25","code":"F-906.1","title":"FIRE EXTINGUISHERS REQUIRED\n","status":"COMPLIED","resolutionDate":"2026-01-13","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-076084","date":"2025-09-25","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2025-11-10","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2025-076087","date":"2025-09-25","code":"F-604.6","title":"UNAPPROVED CONDITIONS\n","status":"COMPLIED","resolutionDate":"2025-11-10","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2014,"n":2,"worst":null},{"y":2015,"n":3,"worst":null},{"y":2023,"n":3,"worst":"UNSAFE STRUCTURE"},{"y":2025,"n":6,"worst":null}],"investigations":[{"caseNumber":"480833","date":"2015-05-16","type":"BC INSP","status":"FAILED"},{"caseNumber":"480833","date":"2015-06-23","type":"BC INSP","status":"PASSED"},{"caseNumber":"CF-2023-049982","date":"2023-05-30","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-049982","date":"2023-08-09","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-106275","date":"2025-09-26","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-106275","date":"2025-11-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-106275","date":"2026-01-13","type":null,"status":"PASSED"}],"inspYears":[{"y":2015,"fails":1,"passes":1},{"y":2023,"fails":1,"passes":1},{"y":2025,"fails":2,"passes":0},{"y":2026,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.01781141673031,"lng":-75.05840612996985,"geom":{"type":"Polygon","coordinates":[[[-75.058268103,40.017714757],[-75.05834096,40.017675649],[-75.058544318,40.017909196],[-75.058466079,40.01794128],[-75.058268103,40.017714757]]]},"liDistrict":"EAST","certifications":[{"number":"BC-2025-025047","type":"Fire Alarm Certification","inspectionDate":"2025-10-06","result":"Certified","expirationDate":"2026-10-06","buildingId":"1313222"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19135","beds":null,"baths":null,"stories":null,"lotArea":2500,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"6017 TORRESDALE AVE, PHILADELPHIA PA, 19135","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"CERTIFICATE FOR THE PREPARATION AND SERVING OF HOT FOOD FOR TAKE-OUT AS PART OF RETAIL GROCERY STORE ON FIRST FLOOR IN THE SAME BUILDING WITH ONE (1) APARTMENT ABOVE.","status":"CLOSED","outcome":"Withdrawn","date":"2011-05-04","number":"14321","relatedPermit":"316680"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":226500,"taxable":226500,"land":28973,"improvement":197527,"taxableLand":28973,"taxableImprovement":197527,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":226500,"taxable":226500,"land":28973,"improvement":197527,"taxableLand":28973,"taxableImprovement":197527,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":128400,"taxable":128400,"land":25680,"improvement":102720,"taxableLand":25680,"taxableImprovement":102720,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":132200,"taxable":132200,"land":26440,"improvement":105760,"taxableLand":26440,"taxableImprovement":105760,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":133500,"taxable":133500,"land":26700,"improvement":106800,"taxableLand":26700,"taxableImprovement":106800,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":133500,"taxable":133500,"land":26700,"improvement":106800,"taxableLand":26700,"taxableImprovement":106800,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":133500,"taxable":133500,"land":26700,"improvement":106800,"taxableLand":26700,"taxableImprovement":106800,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":197600,"taxable":197600,"land":39520,"improvement":158080,"taxableLand":39520,"taxableImprovement":158080,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":197600,"taxable":197600,"land":39520,"improvement":158080,"taxableLand":39520,"taxableImprovement":158080,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":215400,"taxable":215400,"land":43080,"improvement":172320,"taxableLand":43080,"taxableImprovement":172320,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":215400,"taxable":215400,"land":43080,"improvement":172320,"taxableLand":43080,"taxableImprovement":172320,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":228000,"taxable":228000,"land":45600,"improvement":182400,"taxableLand":45600,"taxableImprovement":182400,"exemptLand":0,"exemptImprovement":0}],"taxNow":3015,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"159202","date":"2008-06-18","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2008-06-18","scope":"1ST FL VACANT 2ND FL 1 APT TO NAIL SALON NO CHANGE TO 2ND FL APT"},{"number":"368749","date":"2011-10-14","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2011-10-14","scope":"USE ENTIRE 1ST FLOOR FOR GROCERY"},{"number":"617890","date":"2015-06-17","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"RE-WIRE 2 RECEPTACLES AND 2 SWITCHES ON SECURITY GATES....IN ACCORDANCE WITH 2008 NEC"},{"number":"CP-2023-003312","date":"2023-07-12","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-08-10","scope":"MAKE SAFE PERMIT TO COMPLY WITH CF-2023-049982 TO INCLUDE REPAIRS/REPLACEMENT OF EXTERIOR WALL AND FRAMING PER APPROVED PLANS AND IN ACCORDANCE WITH CODE BULLETIN PM-1801. LICENSED PA PROFESSIONAL ENGINEER IS REQUIRED TO MONITOR REPAIRS MADE UNDER THIS PERMIT. THE ENGINEER MUST SUBMIT A SEALED STATEMENT TO THE DEPARTMENT CONFIRMING THAT THE STRUCTURE IS IN SOUND CONDITION AT COMPLETION. SEPARATE PERMITS REQUIRED FOR ADDITIONAL ALTERATIONS NOT ADDRESSED IN APPROVED PLANS."}],"storyTag":"Improved","storyDelta":-0.03,"timeline":[{"y":2011,"k":"permit","w":"Use"},{"y":2012,"k":"sale","p":150000},{"y":2014,"k":"viol","w":"2 L&I violations"},{"y":2015,"k":"permit","w":"Electrical"},{"y":2015,"k":"viol","w":"3 L&I violations"},{"y":2015,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2023,"k":"viol","w":"3 L&I violations incl UNSAFE STRUCTURE"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2025,"k":"viol","w":"6 L&I violations"},{"y":2025,"k":"insp","w":"Inspection failed ×2"},{"y":2026,"k":"insp","w":"Inspection passed"}],"rented":true,"licenses":[{"number":"227983","type":"Rental","status":"Inactive","businessName":"COLUMBO RICHARD J","legalName":"COLUMBO RICHARD J","address":"6017 TORRESDALE AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2003-04-07","latestIssueDate":"2006-03-23","expirationDate":"2007-02-28","inactiveDate":"2012-12-22"},{"number":"199138","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"COLOMBO RICHARD","legalName":"COLOMBO RICHARD","address":"6017 TORRESDALE AVE","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2004-05-09","latestIssueDate":"2004-05-09","expirationDate":"2005-04-30","inactiveDate":"2007-06-19"},{"number":"414157","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"FENG CHEN (CHENS FRESH MARKET)","legalName":"FENG CHEN","address":"6017 TORRESDALE AVE","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2007-06-19","latestIssueDate":"2007-06-19","expirationDate":"2008-04-30","inactiveDate":"2012-12-22"},{"number":"588505","type":"Food Preparing and Serving","status":"Inactive","businessName":"SHAO PING & CHEN XIU QIN CHEN","legalName":"SHAO PING & CHEN XIU QIN CHEN","address":"6017 TORRESDALE AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2013-04-03","latestIssueDate":"2018-04-02","expirationDate":"2019-04-30","inactiveDate":"2019-06-29"},{"number":"802683","type":"Food Preparing and Serving","status":"Inactive","businessName":"Wow Wow Food Market Inc","legalName":"Wow Wow Food Market Inc","address":"6017 TORRESDALE AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2019-02-15","latestIssueDate":"2024-02-15","expirationDate":"2025-02-14","inactiveDate":"2025-04-15"},{"number":"822482","type":"Rental","status":"Active","businessName":"SHAO PING & CHEN XIU QIN CHEN","legalName":"SHAO PING & CHEN XIU QIN CHEN","address":"6017 TORRESDALE AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2019-08-30","latestIssueDate":"2025-07-20","expirationDate":"2026-08-29","inactiveDate":null},{"number":"951448","type":"Food Preparing and Serving","status":"Active","businessName":"DACA FOOD MARKET INC","legalName":"DACA FOOD MARKET INC","address":"6017 TORRESDALE AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2024-05-14","latestIssueDate":"2026-04-08","expirationDate":"2027-05-13","inactiveDate":null}],"licenseActivity":[{"number":"951448","type":"Food Preparing and Serving","businessName":"DACA FOOD MARKET INC","legalName":"DACA FOOD MARKET INC","issuedDate":"2024-05-14","latestIssueDate":"2026-04-08","closureDate":null,"expirationDate":"2027-05-13","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"822482","type":"Rental","businessName":"SHAO PING & CHEN XIU QIN CHEN","legalName":"SHAO PING & CHEN XIU QIN CHEN","issuedDate":"2019-08-30","latestIssueDate":"2025-07-20","closureDate":null,"expirationDate":"2026-08-29","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"802683","type":"Food Preparing and Serving","businessName":"Wow Wow Food Market Inc","legalName":"Wow Wow Food Market Inc","issuedDate":"2019-02-15","latestIssueDate":"2024-02-15","closureDate":"2025-04-15","expirationDate":"2025-02-14","inactiveDate":"2025-04-15","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"588505","type":"Food Preparing and Serving","businessName":"SHAO PING & CHEN XIU QIN CHEN","legalName":"SHAO PING & CHEN XIU QIN CHEN","issuedDate":"2013-04-03","latestIssueDate":"2018-04-02","closureDate":"2019-06-29","expirationDate":"2019-04-30","inactiveDate":"2019-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"414157","type":"Food Establishment, Retail Permanent Location","businessName":"FENG CHEN (CHENS FRESH MARKET)","legalName":"FENG CHEN","issuedDate":"2007-06-19","latestIssueDate":"2007-06-19","closureDate":"2012-12-22","expirationDate":"2008-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"199138","type":"Food Establishment, Retail Permanent Location","businessName":"COLOMBO RICHARD","legalName":"COLOMBO RICHARD","issuedDate":"2004-05-09","latestIssueDate":"2004-05-09","closureDate":"2007-06-19","expirationDate":"2005-04-30","inactiveDate":"2007-06-19","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"227983","type":"Rental","businessName":"COLUMBO RICHARD J","legalName":"COLUMBO RICHARD J","issuedDate":"2003-04-07","latestIssueDate":"2006-03-23","closureDate":"2012-12-22","expirationDate":"2007-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-27","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #159202: 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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 14 historical violations across 4 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":"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":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1945 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":"4 failed, 3 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jan 13, 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 Establishment, Retail Permanent Location #199138: Inactive since Jun 19, 2007; Food Establishment, Retail Permanent Location #414157: Inactive since Dec 22, 2012; Food Preparing and Serving #588505: Inactive since Jun 29, 2019; Food Preparing and Serving #802683: Inactive since Apr 15, 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":"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":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Oct 6, 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":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"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/"}]}