{"asOf":"2026-07-29T06:51:04.670Z","block":"2400-2499 N 2ND ST","blockUrl":"https://philadelphia.blockreport.homes/block/2400-2499-n-2nd-st","address":"2454 N 2ND ST","parcelNumber":"881000008","source":"https://property.phila.gov/?p=881000008","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"SC","buildingCodeNew":"804","buildingClass":"VACANT LAND COMMER < ACRE","buildingClassNew":"APARTMENTS - LOW RISE","useLabel":"Apartments","owner":"SECOND STREET HOLDINGS LLC","coOwner":null,"marketValue":1206500,"landAssessment":120600,"improvementAssessment":1085900,"livableArea":8172,"yearBuilt":2022,"lastSale":{"price":1,"date":"2020-12-14T05:00:00Z"},"openViolations":4,"violations":[{"number":"211945432","date":"2018-04-24","code":"PM15-304.7","title":"EXTERIOR STRUCT ROOF DRAINAGE","status":"CLOSED","resolutionDate":null,"resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"211945433","date":"2018-04-24","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"CLOSED","resolutionDate":null,"resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"211945434","date":"2018-04-24","code":"PM15-304.2","title":"EXTERIOR STRUCT PROTECTIVE TRE","status":"CLOSED","resolutionDate":null,"resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2022-090459","date":"2022-12-05","code":"A-301.1/54","title":"NEW PLUMBING","status":"COMPLIED","resolutionDate":"2023-04-27","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2025-069356","date":"2025-09-05","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-069357","date":"2025-09-05","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-069358","date":"2025-09-05","code":"F-912.4.1","title":"FDC LOCKING CAPS\n","status":"COMPLIED","resolutionDate":"2025-10-14","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-069359","date":"2025-09-05","code":"9-3902 (2)","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"COMPLIED","resolutionDate":"2025-10-14","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-002083","date":"2026-01-12","code":"PM15-505.4","title":"PLUMBING SYSTEMS- WATER HEATING","status":"COMPLIED","resolutionDate":"2026-03-18","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-002084","date":"2026-01-12","code":"PM15-603.1","title":"MECHANICAL- MECHANICAL EQUIPMENT","status":"COMPLIED","resolutionDate":"2026-03-18","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"622671","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2018-02-21","completedDate":"2025-05-16","violations":[{"number":"211945432","date":"2018-04-24","code":"PM15-304.7","title":"EXTERIOR STRUCT ROOF DRAINAGE","status":"CLOSED","resolutionDate":null,"resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"211945433","date":"2018-04-24","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"CLOSED","resolutionDate":null,"resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"211945434","date":"2018-04-24","code":"PM15-304.2","title":"EXTERIOR STRUCT PROTECTIVE TRE","status":"CLOSED","resolutionDate":null,"resolution":"CLOSED - ADMINISTRATIVELY"}]},{"number":"CF-2022-120523","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2022-12-05","completedDate":"2023-04-27","violations":[{"number":"VI-2022-090459","date":"2022-12-05","code":"A-301.1/54","title":"NEW PLUMBING","status":"COMPLIED","resolutionDate":"2023-04-27","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2025-096873","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QUALITY OF LIFE COURTS","status":"IN VIOLATION","createdDate":"2025-09-05","completedDate":null,"violations":[{"number":"VI-2025-069356","date":"2025-09-05","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-069357","date":"2025-09-05","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-069358","date":"2025-09-05","code":"F-912.4.1","title":"FDC LOCKING CAPS\n","status":"COMPLIED","resolutionDate":"2025-10-14","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-069359","date":"2025-09-05","code":"9-3902 (2)","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"COMPLIED","resolutionDate":"2025-10-14","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2026-003334","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2026-01-12","completedDate":"2026-03-18","violations":[{"number":"VI-2026-002083","date":"2026-01-12","code":"PM15-505.4","title":"PLUMBING SYSTEMS- WATER HEATING","status":"COMPLIED","resolutionDate":"2026-03-18","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-002084","date":"2026-01-12","code":"PM15-603.1","title":"MECHANICAL- MECHANICAL EQUIPMENT","status":"COMPLIED","resolutionDate":"2026-03-18","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2018,"n":3,"worst":null},{"y":2022,"n":1,"worst":null},{"y":2025,"n":4,"worst":null},{"y":2026,"n":2,"worst":null}],"investigations":[{"caseNumber":"CF-2022-120523","date":"2022-12-05","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-120523","date":"2023-04-27","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-096873","date":"2025-09-05","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-096873","date":"2025-10-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-096873","date":"2025-12-02","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-003334","date":"2026-01-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-003334","date":"2026-03-18","type":null,"status":"PASSED"}],"inspYears":[{"y":2022,"fails":1,"passes":0},{"y":2023,"fails":0,"passes":1},{"y":2025,"fails":3,"passes":0},{"y":2026,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98820470053621,"lng":-75.13577686422927,"geom":{"type":"Polygon","coordinates":[[[-75.135666165,39.988164938],[-75.135675196,39.988119782],[-75.135907345,39.988149926],[-75.135877846,39.988289644],[-75.135648001,39.988260035],[-75.135666165,39.988164938]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19133","beds":null,"baths":null,"stories":3,"lotArea":3353,"zoning":"RM1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"2454 N 2ND ST, PHILADELPHIA PA, 19133","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2024,"v":941900,"taxable":94190,"land":94190,"improvement":847710,"taxableLand":94190,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":847710},{"y":2025,"v":941900,"taxable":94190,"land":94190,"improvement":847710,"taxableLand":94190,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":847710},{"y":2026,"v":941900,"taxable":94190,"land":94190,"improvement":847710,"taxableLand":94190,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":847710},{"y":2027,"v":1206500,"taxable":120600,"land":120600,"improvement":1085900,"taxableLand":120600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1085900}],"taxNow":1318,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"PP-2020-009735","date":"2020-09-30","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-03-01","scope":"Sealing Sewer Lateral"},{"number":"ZP-2020-007145","date":"2020-10-17","work":"Lot Line Relocation","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE RELOCATION OF LOT LINE TO CREATE ONE LOT FROM THREE (3) DEEDED LOTS (2454, 2456 & 2458 N 2ND STREET). SIZE AND LOCATION AS SHOWN IN THE APPLICATION / PLAN."},{"number":"ZP-2020-009453","date":"2020-11-26","work":"Full Demolition","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2026-01-06","scope":"FOR THE COMPLETE DEMOLITION OF EXISTING STRUCTURE ON LOT."},{"number":"DP-2020-001522","date":"2020-12-18","work":"Minor Demolition","type":"Demolition","description":"Demolition Permit","status":"Completed","completedDate":"2021-04-05","scope":"FOR THE COMPLETE DEMOLITION OF AN EXISTING THREE STORY ATTACHED MASONRY STRUCTURE. BUILDING TO BE DEMOLISHED BY HAND METHOD. STREETS DEPARTMENT APPROVAL REQUIRED FOR SIDEWALK CLOSURE."},{"number":"ZP-2020-001526","date":"2020-12-30","work":"Combined Lot Line Relocation and New Dev…","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2023-08-23","scope":"FOR NEW CONSTRUCTION OF AN ATTACHED STRUCTURE WITH CELLAR AND ROOF ACCESS STRUCTURE (FOR ROOF MAINTENANCE ONLY)."},{"number":"CP-2020-003082","date":"2021-09-30","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-08-23","scope":"FOR THE ERECTION OF A THREE (3) STORY ATTACHED STRUCTURE WITH ROOF ACCESS STRUCTURE (FOR MAINTENANCE ONLY) *NO ROOF DECK* FOR ARTIST STUDIOS AND ARTISAN INDUSTRIAL ON THE FIRST-FLOOR AND PARTIAL SECOND-FLOOR. FOR MULTI-FAMILY HOUSEHOLD LIVING (FIVE-DWELLING UNITS) ON THE REMAINDER OF THE SECOND-FLOOR AND THIRD-FLOOR. SEE ACCESSIBILITY VARIANCE GRANTED FOR NO ACCESSIBLE ROUTE TO THE BASEMENT - 3RD FLOOR LEVEL. SEPARATE PERMIT REQUIRED FOR ANY MEP AND FIRE SUPPRESSION WORK."},{"number":"MP-2022-003448","date":"2022-08-31","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-08-16","scope":"For the installation of a mechanical HVAC system including all registers, diffusers, and appliances (installed in accordance with manufacturer’s specifications), with associated ductwork (all ductwork self-contained within each unit; no penetration of fire-rated assemblies), throughout the second and third floors of a new three (3) story semi-detached structure to be used as Groups F-2/R-2, as per plans; see CP-2020-003082 for associated building permit; separate permit required for mechanical work to basement and first floor."},{"number":"PP-2022-013152","date":"2022-09-22","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-10-06","scope":"INSTALL MD, CT, FAI, & 2\" WDP"},{"number":"FP-2022-001643","date":"2022-11-02","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2023-08-16","scope":"FOR THE INSTALLATION OF A NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13 THROUGHOUT THE BUILDING TO INCLUDE 4\" FIRE SERVICE LINE WITH A 4\" AMES 20000SS BACKFLOW PREVENTION ASSEMBLY AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"EP-2022-007716","date":"2022-11-15","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-06-21","scope":"Install fire alarms. Install a 600A electrical service with 7 meters & a 300A electrical service with a meter(location revised to front front of building-exterior) Wire throughout a new mixed-use building: switches, lights, receptacles, TV's, phones, emergency lights, and interconnected smoke/CO alarms . ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC,2016 NFPA-72,2018 PHILA FIRE CODE. **NO WIRING IS TO BE DONE IN FUTURE ARTISAN METAL SHOP .A SEPARATE ELECTRICAL PERMIT REQ'D FOR ARTISAN METAL SHOP - TO BE OF CLASS 2 DIV 1 WIRING METHODS**"},{"number":"PP-2022-015834","date":"2023-01-10","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-08-16","scope":"INSTALL 15 WATER CLOSETS, 1 URINAL, 15 LAVATORIES, 12 SHOWER/TUBS, 6 KITCHEN SINKS, 8 HUB DRAINS, 6 WASHING MACHINE BOXES, 7 HOT WATER HEATERS, 1 BACKFLOW PREVENTER, 2 AREA DRAINS, 3 ROOF DRAINS, 1 FLOOR DRAIN AND 2 BACKWATER VALVES ACCORDING TO THE 2018 PPC."},{"number":"EP-2022-012877","date":"2023-02-21","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-03-13","scope":"New electrical wiring as plan shows for a coming metal shop. Lights and emergency lights. All this electrical installation is classified as Class 2 division 1 hazard area. ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC. **NO FIRE ALARM WORK ON THIS PERMIT**"}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2022,"k":"insp","w":"Inspection failed"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"New Construction or Additions"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"New Construction or Additions"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"insp","w":"Inspection passed"},{"y":2025,"k":"viol","w":"4 L&I violations"},{"y":2025,"k":"insp","w":"Inspection failed ×3"},{"y":2026,"k":"viol","w":"2 L&I violations"},{"y":2026,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":true,"licenses":[{"number":"777357","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"JUAN ORTIZ","legalName":"JUAN ORTIZ","address":"2454 N 2ND ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2018-05-18","latestIssueDate":"2018-05-18","expirationDate":"2019-05-17","inactiveDate":"2019-07-16"},{"number":"0990283","type":"Rental","status":"Active","businessName":"Second street holdings llc","legalName":"Second street holdings llc","address":"2454 N 2ND ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":5,"issuedDate":"2025-10-02","latestIssueDate":"2025-10-02","expirationDate":"2026-10-01","inactiveDate":null}],"licenseActivity":[{"number":"0990283","type":"Rental","businessName":"Second street holdings llc","legalName":"Second street holdings llc","issuedDate":"2025-10-02","latestIssueDate":"2025-10-02","closureDate":null,"expirationDate":"2026-10-01","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"777357","type":"Vacant Residential Property / Lot","businessName":"JUAN ORTIZ","legalName":"JUAN ORTIZ","issuedDate":"2018-05-18","latestIssueDate":"2018-05-18","closureDate":"2019-07-16","expirationDate":"2019-05-17","inactiveDate":"2019-07-16","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-28","units":5,"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":["4 open L&I violations","failed L&I inspection activity in 2022, 2025"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 28% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $941,900 to $1,206,500","no permit shown in 2026-2028"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"The record identifies more than one dwelling/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":"violations","level":"attention","title":"4 open L&I violations","finding":"10 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":"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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"5 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Mar 18, 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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"5 fire/suppression-related permits matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #777357: Inactive since Jul 16, 2019","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":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"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 apartments. 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/"}]}