{"asOf":"2026-07-24T11:17:00.005Z","block":"200-299 E GIRARD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/200-299-e-girard-ave","address":"241 E GIRARD AVE","parcelNumber":"871600590","source":"https://property.phila.gov/?p=871600590","ownerType":"owner-occupied","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"S50","buildingCodeNew":"820","buildingClass":"ROW W/OFF STR 3 STY MASON","buildingClassNew":"ROW MIXED-COM/RES-BLT AS RES","useLabel":"Mixed-use","owner":"ANGGRIANTO DANIEL","coOwner":null,"marketValue":272100,"landAssessment":54420,"improvementAssessment":217680,"livableArea":2160,"yearBuilt":1915,"lastSale":{"price":400000,"date":"2020-11-13T05:00:00Z"},"openViolations":8,"violations":[{"number":"VI-2023-052441","date":"2023-07-18","code":"A-301.1/65","title":"NEW USE","status":"COMPLIED","resolutionDate":"2024-01-29","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2023-057940","date":"2023-08-07","code":"A-301.1/4","title":"ALTER INTERIOR PORTION","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2023-057941","date":"2023-08-07","code":"A-301.1/3","title":"ALTER EXTERIOR PORTION","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2023-057942","date":"2023-08-07","code":"A-301.1/44","title":"COMM. KITCHEN EXHAUST SYSTEM","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2023-057943","date":"2023-08-07","code":"A-301.1/45","title":"COMM. KITCHEN EXHAUST FIRE SUPPRESSION SYSTEM","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2023-057944","date":"2023-08-07","code":"A-301.1/50","title":"NEW ELECTRICAL WIRING","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2023-057945","date":"2023-08-07","code":"A-701.1/3","title":"NEW USE OCCUPIED PRIOR TO CO","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2023-057946","date":"2023-08-07","code":"A-301.1/54","title":"NEW PLUMBING","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2023-057947","date":"2023-08-07","code":"A-301.6/1","title":"PLANS REQUIRED TO COMPLY","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"CF-2023-069031","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2023-07-19","completedDate":"2024-01-30","violations":[{"number":"VI-2023-052441","date":"2023-07-18","code":"A-301.1/65","title":"NEW USE","status":"COMPLIED","resolutionDate":"2024-01-29","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]},{"number":"CF-2023-077666","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING COURTS","status":"IN VIOLATION","createdDate":"2023-08-07","completedDate":null,"violations":[{"number":"VI-2023-057940","date":"2023-08-07","code":"A-301.1/4","title":"ALTER INTERIOR PORTION","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2023-057941","date":"2023-08-07","code":"A-301.1/3","title":"ALTER EXTERIOR PORTION","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2023-057942","date":"2023-08-07","code":"A-301.1/44","title":"COMM. KITCHEN EXHAUST SYSTEM","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2023-057943","date":"2023-08-07","code":"A-301.1/45","title":"COMM. KITCHEN EXHAUST FIRE SUPPRESSION SYSTEM","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2023-057944","date":"2023-08-07","code":"A-301.1/50","title":"NEW ELECTRICAL WIRING","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2023-057945","date":"2023-08-07","code":"A-701.1/3","title":"NEW USE OCCUPIED PRIOR TO CO","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2023-057946","date":"2023-08-07","code":"A-301.1/54","title":"NEW PLUMBING","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2023-057947","date":"2023-08-07","code":"A-301.6/1","title":"PLANS REQUIRED TO COMPLY","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2023,"n":9,"worst":null}],"investigations":[{"caseNumber":"CF-2023-069031","date":"2023-07-19","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-077666","date":"2023-08-07","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-077666","date":"2023-10-23","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-077666","date":"2023-12-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-069031","date":"2024-01-30","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-077666","date":"2024-02-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-077666","date":"2025-07-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-077666","date":"2025-11-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-077666","date":"2026-01-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-077666","date":"2026-06-08","type":null,"status":"FAILED"}],"inspYears":[{"y":2023,"fails":4,"passes":0},{"y":2024,"fails":1,"passes":1},{"y":2025,"fails":2,"passes":0},{"y":2026,"fails":2,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.96977322261177,"lng":-75.13251481621491,"geom":{"type":"Polygon","coordinates":[[[-75.132432975,39.969679942],[-75.132484838,39.969662297],[-75.132596579,39.96986646],[-75.13254498,39.969884336],[-75.132432975,39.969679942]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2023-009940","type":"Special Hazards Certification","inspectionDate":"2023-04-28","result":"Certified","expirationDate":"2024-04-28","buildingId":"1067996"},{"number":"BC-2024-006482","type":"Fire Alarm Certification","inspectionDate":"2024-03-07","result":"Certified","expirationDate":"2025-03-07","buildingId":"1067996"},{"number":"BC-2025-007273","type":"Fire Alarm Certification","inspectionDate":"2025-03-07","result":"Certified","expirationDate":"2026-03-07","buildingId":"1067996"},{"number":"BC-2026-002752","type":"Special Hazards Certification","inspectionDate":"2026-01-23","result":"Certified","expirationDate":"2027-01-23","buildingId":"1067996"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19125","beds":null,"baths":null,"stories":null,"lotArea":1280,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"241 E GIRARD AVE, PHILADELPHIA PA, 19125","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR TAKE-OUT RESTAURANT NO SEATING. NO LIVE ENTERTAINMENT/MUSIC. FOOD SERVED IN DISPOSABLE WARE. NO DISPENSING WINDOW. NO SALE OF ALCOHOLIC BEVERAGES FOR TAKE-OUT ON 1st FLOOR IN AN EXISTING STRUCTURE.","status":"CLOSED","outcome":"Withdrawn","date":"2008-03-06","number":"4660","relatedPermit":"125586"},{"type":"LIRB Violation Appeal","grounds":"Appeal to stay cease operation for failure to have valid zoning use permit","status":"Closed","outcome":"Complete","date":"2024-07-31","number":"HA-2022-002205","relatedPermit":null},{"type":"ZBA Permit Denial - Special Exception","grounds":"Special Exception for an eating and drinking establishment - takeout restaurant and a site down restaurant on first floor of an existing structure.","status":"Completed","outcome":"Granted","date":"2024-01-19","number":"ZP-2023-008005","relatedPermit":"ZP-2023-008005"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":229700,"taxable":229700,"land":22144,"improvement":207556,"taxableLand":22144,"taxableImprovement":207556,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":229700,"taxable":229700,"land":22144,"improvement":207556,"taxableLand":22144,"taxableImprovement":207556,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":210200,"taxable":210200,"land":42040,"improvement":168160,"taxableLand":42040,"taxableImprovement":168160,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":222400,"taxable":222400,"land":44480,"improvement":177920,"taxableLand":44480,"taxableImprovement":177920,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":224600,"taxable":224600,"land":44920,"improvement":179680,"taxableLand":44920,"taxableImprovement":179680,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":224600,"taxable":224600,"land":44920,"improvement":179680,"taxableLand":44920,"taxableImprovement":179680,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":224600,"taxable":224600,"land":44920,"improvement":179680,"taxableLand":44920,"taxableImprovement":179680,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":180300,"taxable":180300,"land":36060,"improvement":144240,"taxableLand":36060,"taxableImprovement":144240,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":180300,"taxable":180300,"land":36060,"improvement":144240,"taxableLand":36060,"taxableImprovement":144240,"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":272100,"taxable":272100,"land":54420,"improvement":217680,"taxableLand":54420,"taxableImprovement":217680,"exemptLand":0,"exemptImprovement":0}],"taxNow":3015,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"125586","date":"2008-04-21","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2008-04-21","scope":"TAKE-OUT RESTAURANT ON 1ST FLOOR. NO SIGN"},{"number":"ZP-2023-008005","date":"2023-12-13","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Eating and Drinking Establishments - Sit-Down Restaurant; Eating and Drinking Establishments - Take-Out Restaurant"},{"number":"GP-2024-007027","date":"2024-08-28","work":"Solar Panels and Structure","type":"General","description":"General Permit","status":"Expired","completedDate":"2025-03-07","scope":"FOR THE INSTALLATION OF ROOF-MOUNTED SOLAR COLLECTORS IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"EP-2024-007756","date":"2024-10-01","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"INSTALLATION OF ROOFTOP MOUNTED 8.2KW SOLAR PHOTOVOLTAIC PV SYSTEM ACCORDING TO THE 2017 NEC AND PER PLANS."},{"number":"CP-2024-000945","date":"2025-04-15","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"For level II alteration with partial change of occupancy to create an eating and drinking establishment - takeout restaurant and a sit-down restaurant on first floor of an existing structure as per approved plans. Building is not required to be sprinklered. Separate permits required for MEP work. AMENDMENT APPROVED AS OF 04/28/2026: FOR THE FLOOR LAYOUT CHANGES- EXISTING TOILET TO REMAIN AND NEW LOCATION OF ADA TOILET ROOM AND FOR THE CHANGES IN THE EXTERIOR- PROPOSED ADA LIFT SYSTEM AND CONCRETE LANDING/ FRONT STEPS ALONG BUILDING ENTRANCE FROM THE ORIGINAL APPROVAL. AMENDMENT APPROVED AS OF 06/12/2026: TO REVISE THE CEILING ASSEMBLY BETWEEN 1ST AND 2ND FLOOR PER APPROVED AMENDED PLANS."},{"number":"EP-2025-006705","date":"2025-07-15","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"Install (22)lights, (32)receptacles, (7)exit and emergency light combo(1)2540v outlet"},{"number":"PP-2025-008753","date":"2025-07-25","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"INSTALL 1 PREP SINK, 3-COMPARTMENT SINK, 2 HAND SINKS, 1 MOP SINK, 1 GREASE INTERCEPTOR, 3 FLOOR DRAINS, 2 HUB DRAINS, 1 LAVATORY AMD 1 WATER CLOSET. ALL WORK TO BE DONE ACCORDING TO THE 2018 PPC AND PER PLANS. Amendment: Install a new ADA-compliant restroom, including one lavatory sink, one water closet, and one floor drain. All work to be done according to the 2018 PPC and per approved plans."},{"number":"MP-2025-004612","date":"2025-11-18","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF ONE (1) TYPE 1 COMMERCIAL KITCHEN EXHAUST HOOD WITH ASSOCIATED EXHAUST FAN, MAKEUP AIR SYSTEM, AND DUCTWORK. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IMC AND MANUFACTURER SPECIFICATIONS. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"CP-2026-000044","date":"2026-02-11","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"REPLACEMENT OF STOREFRONT AND INSTALLATION OF LIFT PLATFORM IN ACCORDANCE WITH MANUFACTURE SPECIFICATION"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2024,"k":"appeal","w":"Appeal granted"},{"y":2024,"k":"appeal","w":"Appeal complete"},{"y":2024,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2024,"k":"permit","w":"Solar Panels and Structure"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Alterations"},{"y":2025,"k":"insp","w":"Inspection failed ×2"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"insp","w":"Inspection failed ×2"}],"rented":false,"licenses":[{"number":"463830","type":"Rental","status":"Inactive","businessName":"MANOUSOS FASARAKIS","legalName":"MANOUSOS FASARAKIS","address":"241 E GIRARD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2009-01-05","latestIssueDate":"2012-06-18","expirationDate":"2013-02-28","inactiveDate":null},{"number":"929186","type":"Food Preparing and Serving","status":"Inactive","businessName":"Kissaten Philly","legalName":"Kissaten Philly ","address":"241 E GIRARD AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2023-07-21","latestIssueDate":"2023-07-21","expirationDate":"2024-07-20","inactiveDate":"2024-09-18"}],"licenseActivity":[{"number":"929186","type":"Food Preparing and Serving","businessName":"Kissaten Philly","legalName":"Kissaten Philly ","issuedDate":"2023-07-21","latestIssueDate":"2023-07-21","closureDate":"2024-09-18","expirationDate":"2024-07-20","inactiveDate":"2024-09-18","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"463830","type":"Rental","businessName":"MANOUSOS FASARAKIS","legalName":"MANOUSOS FASARAKIS","issuedDate":"2009-01-05","latestIssueDate":"2012-06-18","closureDate":"2013-02-28","expirationDate":"2013-02-28","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["8 open L&I violations","failed L&I inspection activity in 2023, 2025, 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"transition-activity","level":"watch","title":"Recent transition activity","summary":"The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.","evidence":["7 permit events since 2023","2 zoning/board appeals since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #HA-2022-002205: Closed · Complete. Use permit #125586: COMPLETED. The history also contains “NEW USE.”","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":"7 permits not marked completed: GP-2024-007027 (Expired), EP-2024-007756 (Issued), CP-2024-000945 (Issued), EP-2025-006705 (Issued), PP-2025-008753 (Issued). At least one row also carries a completion date, so the City fields conflict.","why":"Issued work is not the same as approved final work. L&I uses final inspections and required certifications to close construction permits; expired, withdrawn, and completed are different City statuses.","action":"Open the permit file and confirm final inspections, holds, and any resulting occupancy certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"violations","level":"attention","title":"8 open L&I violations","finding":"9 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Special Hazards Certification: Certified through Jan 23, 2027; Fire Alarm Certification: Certified through Mar 7, 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-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":"9 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jun 8, 2026.","why":"A PASSED or FAILED value applies to that inspection visit. CLOSED is a separate source status; none of the three alone proves the parent permit or violation case closed—or describes today’s condition.","action":"Open the parent case/permit for each material failure and confirm its later disposition.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Preparing and Serving #929186: Inactive since Sep 18, 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/"}]}