{"asOf":"2026-07-26T17:19:34.053Z","block":"0-99 W GIRARD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/0-99-w-girard-ave","address":"5-07 W GIRARD AVE","parcelNumber":"871602740","source":"https://property.phila.gov/?p=871602740","ownerType":"investor","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"Y50","buildingCodeNew":"820","buildingClass":"STR/OFF+APT 3 STY MASONRY","buildingClassNew":"ROW MIXED-COM/RES-BLT AS RES","useLabel":"Apartment building","owner":"TASSK CAPITAL LLC","coOwner":null,"marketValue":532400,"landAssessment":106480,"improvementAssessment":425920,"livableArea":3858,"yearBuilt":1900,"lastSale":{"price":772752,"date":"2024-02-21T05:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[{"caseNumber":"85308","date":"2006-10-17","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"85308","date":"2006-11-28","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"85308","date":"2006-12-15","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"85308","date":"2006-12-29","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"85308","date":"2007-01-16","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"85308","date":"2007-03-06","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"85308","date":"2007-06-04","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"85308","date":"2007-10-03","type":"PRECOURT","status":"FAILED"},{"caseNumber":"85308","date":"2007-10-11","type":"PRECOURT","status":"CLOSED"}],"inspYears":[{"y":2006,"fails":4,"passes":0},{"y":2007,"fails":3,"passes":0}],"taxOwed":10311.81,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":10311.81,"principalDue":7841.19,"penaltyDue":802.65,"interestDue":809.94,"otherChargesDue":858.03,"yearsOwed":3,"oldestYearOwed":2019,"mostRecentYearOwed":2021,"mostRecentPaymentDate":"2021-01-19","assessmentYear":2022,"totalAssessment":487100,"taxableAssessment":487100,"exemptAbatementAssessment":0,"homesteadValue":0,"netTaxAfterHomestead":6818.43,"actionableAtSnapshot":false,"paymentAgreementAtSnapshot":true,"bankruptcyAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.96897310601475,"lng":-75.13472896611769,"geom":{"type":"Polygon","coordinates":[[[-75.13474682,39.968896689],[-75.134767244,39.968890222],[-75.134800852,39.969038712],[-75.134688636,39.969046439],[-75.134655291,39.968919443],[-75.13474682,39.968896689]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2024-001854","type":"Fire Alarm Certification","inspectionDate":"2024-01-18","result":"Certified","expirationDate":"2025-01-18","buildingId":"1080536"},{"number":"BC-2025-003535","type":"Fire Alarm Certification","inspectionDate":"2025-01-27","result":"Certified","expirationDate":"2026-01-27","buildingId":"1080536"},{"number":"BC-2026-002982","type":"Fire Alarm Certification","inspectionDate":"2026-01-20","result":"Certified","expirationDate":"2027-01-20","buildingId":"1080536"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19123","beds":null,"baths":null,"stories":null,"lotArea":1598,"zoning":"CMX2.5","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"385 BURNET PLACE, PARAMUS NJ, 07652","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE RELOCATION OF LOT LINES TO CREATE ONE LOT FROM TWO LOTS, FOR A THREE STORY REAR ADDITION ON AN EXISTING THREE STORY ATTACHED STRUCTURE AND FOR A VACANT COMMERCIAL USE (USE REGISTRATION PERMIT REQUITED PRIOR TO OCCUPANCY, USE ","status":"OPEN","outcome":"Granted with conditions","date":"2007-09-18","number":"2033","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2019,"v":482300,"taxable":482300,"land":96460,"improvement":385840,"taxableLand":96460,"taxableImprovement":385840,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":487100,"taxable":487100,"land":97420,"improvement":389680,"taxableLand":97420,"taxableImprovement":389680,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":487100,"taxable":487100,"land":97420,"improvement":389680,"taxableLand":97420,"taxableImprovement":389680,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":487100,"taxable":487100,"land":97420,"improvement":389680,"taxableLand":97420,"taxableImprovement":389680,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":511400,"taxable":511400,"land":102200,"improvement":409200,"taxableLand":102200,"taxableImprovement":409200,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":511400,"taxable":511400,"land":102200,"improvement":409200,"taxableLand":102200,"taxableImprovement":409200,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":485700,"taxable":485700,"land":97140,"improvement":388560,"taxableLand":97140,"taxableImprovement":388560,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":485700,"taxable":485700,"land":97140,"improvement":388560,"taxableLand":97140,"taxableImprovement":388560,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":532400,"taxable":532400,"land":106480,"improvement":425920,"taxableLand":106480,"taxableImprovement":425920,"exemptLand":0,"exemptImprovement":0}],"taxNow":6799,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"38174","date":"2007-10-23","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2007-10-23","scope":"1ST FLR COMMERCIAL/2ND & 3RD FLRS SFD; NEW REAR ADDITION FOR ALL THREE FLOORS"},{"number":"117751","date":"2008-03-13","work":"Addition","type":"BP_ADDITON","description":"ADDITION PERMIT","status":"COMPLETED","completedDate":"2008-12-17","scope":"NEW REAR 3 LEVEL ADDITION"},{"number":"118905","date":"2008-03-13","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2008-12-17","scope":"INTERIOR ALTERATIONS IN EXISTING PART OF BLDG. REFER TO PARENT A/P#117751 FOR PLANS."},{"number":"147504","date":"2008-04-23","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2012-06-16","scope":"INSTALLATION OF THE FOLLOWING: 3 TOILETS,2 BATHTUBS, 3 LAV SINKS"},{"number":"147500","date":"2008-04-23","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2013-02-21","scope":"INSTALLATION OF THE FOLLOWING: 6 TOILETS,4 BATHTUBS, 6 LAV SINKS"},{"number":"150483","date":"2008-05-07","work":"Fast form building","type":"L_FFORM","description":"FAST FORM BUILDING PERMIT","status":"COMPLETED","completedDate":"2008-12-12","scope":null},{"number":"150484","date":"2008-05-07","work":"Fast form building","type":"L_FFORM","description":"FAST FORM BUILDING PERMIT","status":"COMPLETED","completedDate":"2008-08-14","scope":null},{"number":"153039","date":"2008-05-22","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2008-12-17","scope":"INSTALL NEW 4\" FIRE SERVICE WITH BACKFLOW & INSTALL SPRINKLERS THROUGHOUT AS PER PLANS."},{"number":"151159","date":"2008-06-06","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2009-03-06","scope":"INSTALL NEW FIRE ALARM SYSTEM, 600 AMP SVS W/5 METERS, 5 PANELS AND WIRE WHOLE BLDG. (CC DIST)"},{"number":"152047","date":"2008-06-23","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2008-08-06","scope":"AMEND APPLICATION #117751. NEW OPENINGS ON 1ST FLOOR. ELIMINATIONS OF CHAIR LIFTS AT FRONT, AS PER VARIANCE FOR REFUSAL ISSUED UNDER A/P#117751."},{"number":"ZP-2022-009170","date":"2022-08-10","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Retail Sales - Food, Beverages, and Groceries"},{"number":"ZP-2022-012394","date":"2022-11-03","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Eating and Drinking Establishments - Sit-Down Restaurant"},{"number":"CP-2022-006537","date":"2023-02-22","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-01-29","scope":"FOR CHANGE OF OCCUPANCY TO BUSINESS AND LEVEL II ALTERATIONS TO INCLUDE NEW PARTITIONS, FIXTURES, FURNISHINGS, FINISHES AS PER APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR MEP AND FIRE SUPPRESSION WORK. AMENDMENT TO DOCUMENT EQUIPMENT CHANGES."},{"number":"PP-2023-004499","date":"2023-04-05","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Cancelled","completedDate":"2023-04-05","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."},{"number":"PP-2023-004503","date":"2023-05-18","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-01-29","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."},{"number":"EP-2023-003107","date":"2023-06-27","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-01-10","scope":"REPLACE LIGHT FIXTURES NORMAL & EMERGENCY (SWITCHES ARE EXISTING) ON THE FIRST FLOOR. INSTALL NEW RECEPTACLES ON THE FIRST FLOOR. ALL WORK IN ACCORDANCE WITH THE 2017 NEC. * THE SERVICE, FEEDER & PANELS ARE EXISTING. ** NO FIRE ALARM WORK ON THIS PERMIT. *** NO MECHANICAL OR HVAC WORK."},{"number":"PP-2024-003211","date":"2024-03-07","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-03-26","scope":"Supply and install new 1 inch watts rp backflow valve"},{"number":"CP-2024-004855","date":"2025-09-22","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR LEVEL II ALTERATIONS TO AN EXISTING ATTACHED STRUCTURE. ALTERATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS, PROVIDE FINISHES/FURNISHINGS AND ACCESSIBILITY IMPROVEMENTS THROUGHOUT. FOR USE AS A RETAIL SALE OF FOOD, BEVERAGES AND GROCERIES ON 1ST FLOOR WITH OTHER USES AS PREVIOUSLY APPROVED. ALL WORK TO BE DONE PER APPROVED PLANS. ***************** SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. ******************************************"},{"number":"PP-2025-013345","date":"2025-10-15","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"Install half bathroom handicap accessible"},{"number":"EP-2025-010278","date":"2025-10-27","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"Rewire bathroom (commercial space only)"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2008,"k":"permit","w":"Electrical"},{"y":2008,"k":"permit","w":"Administrative"},{"y":2022,"k":"permit","w":"Change of Use"},{"y":2022,"k":"permit","w":"Change of Use"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"New Construction or Additions"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"}],"rented":true,"licenses":[{"number":"950558","type":"Food Preparing and Serving","status":"Inactive","businessName":"FLAVORUSH LLC","legalName":"FLAVORUSH LLC","address":"5-7 W GIRARD AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2024-05-02","latestIssueDate":"2024-05-02","expirationDate":"2025-05-01","inactiveDate":"2025-06-30"},{"number":"0965684","type":"Food Establishment, Retail Permanent Location","status":"Active","businessName":"Expres Mini Market LLC","legalName":"Expres Mini Market LLC","address":"5-7 W GIRARD AVE","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2024-11-15","latestIssueDate":"2025-12-04","expirationDate":"2026-11-14","inactiveDate":null},{"number":"0998128","type":"Food Preparing and Serving","status":"Active","businessName":"MELTED SWEETS LLC","legalName":"MELTED SWEETS LLC","address":"5-7 W GIRARD AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2026-01-23","latestIssueDate":"2026-01-23","expirationDate":"2027-01-22","inactiveDate":null},{"number":"1011067","type":"Rental","status":"Active","businessName":"Tassk Capital, LLC","legalName":"Tassk Capital, LLC","address":"5-7 W GIRARD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2026-06-23","latestIssueDate":"2026-06-23","expirationDate":"2027-06-22","inactiveDate":null}],"licenseActivity":[{"number":"1011067","type":"Rental","businessName":"Tassk Capital, LLC","legalName":"Tassk Capital, LLC","issuedDate":"2026-06-23","latestIssueDate":"2026-06-23","closureDate":null,"expirationDate":"2027-06-22","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"0998128","type":"Food Preparing and Serving","businessName":"MELTED SWEETS LLC","legalName":"MELTED SWEETS LLC","issuedDate":"2026-01-23","latestIssueDate":"2026-01-23","closureDate":null,"expirationDate":"2027-01-22","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"0965684","type":"Food Establishment, Retail Permanent Location","businessName":"Expres Mini Market LLC","legalName":"Expres Mini Market LLC","issuedDate":"2024-11-15","latestIssueDate":"2025-12-04","closureDate":null,"expirationDate":"2026-11-14","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"950558","type":"Food Preparing and Serving","businessName":"FLAVORUSH LLC","legalName":"FLAVORUSH LLC","issuedDate":"2024-05-02","latestIssueDate":"2024-05-02","closureDate":"2025-06-30","expirationDate":"2025-05-01","inactiveDate":"2025-06-30","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","units":2,"signals":[{"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":["8 permit events 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 #2033: OPEN · Granted with conditions. Use permit #38174: 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":"4 permits not marked completed: PP-2023-004499 (Cancelled), CP-2024-004855 (Issued), PP-2025-013345 (Issued), EP-2025-010278 (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":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$10,311.81 was recorded in the City’s 2022-06 delinquency snapshot for 2019–2021.","why":"That is historical evidence, not today’s amount due. A current exemption, payment, credit, or assistance agreement can coexist with an older snapshot row.","action":"Check period balances and request a dated Property Payoff statement for settlement.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"id":"mixed-use","level":"verify","title":"Residential and business space run on separate compliance tracks","finding":"OPA classifies this parcel as mixed-use.","why":"The zoning/use and occupancy file must cover the actual residential and commercial spaces. Dwelling units can require Rental Licenses and lead compliance; the operator can separately need an Activity License and sector license; installed fire systems can require annual certification.","action":"Match every dwelling and business use to the zoning permit, CO, current operator licenses, and life-safety filings.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"rental-license","level":"verify","title":"A rental license does not transfer with the deed","finding":"1 active Rental License record matched.","why":"If dwelling space is rented, the buyer must obtain a new annual Rental License; the seller’s license is not transferable. New applications require proof of ownership and legal occupancy, tax compliance, no open L&I violations, and lead compliance where applicable.","action":"Plan the buyer’s replacement license before settlement.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (385 BURNET PLACE, PARAMUS NJ, 07652).","why":"A tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.","action":"Verify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1900 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":"7 failed, 0 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was CLOSED on Oct 11, 2007.","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 #950558: Inactive since Jun 30, 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 Jan 20, 2027","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/"}]}