{"asOf":"2026-07-27T21:05:54.035Z","block":"1900-1999 N MARSHALL ST","blockUrl":"https://philadelphia.blockreport.homes/block/1900-1999-n-marshall-st","address":"1941 N MARSHALL ST","parcelNumber":"881000216","source":"https://property.phila.gov/?p=881000216","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"U50","buildingCodeNew":"830","buildingClass":"ROW CONV/APT 3 STY MASON","buildingClassNew":"APARTMENTS - MID RISE","useLabel":"Apartment building","owner":"PRESTIGE DESIGN ON MARSHALL LLC","coOwner":null,"marketValue":1265600,"landAssessment":126500,"improvementAssessment":1139100,"livableArea":9072,"yearBuilt":2023,"lastSale":{"price":480000,"date":"2024-01-25T05:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2024-076963","date":"2024-09-10","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2024-09-10","resolution":"SVN ISSUED"},{"number":"VI-2026-039734","date":"2026-06-04","code":"A-302.8","title":"POSTING OF PERMITS \n","status":"SVN ISSUED","resolutionDate":"2026-06-04","resolution":"SVN ISSUED"}],"violationCases":[{"number":"CF-2024-100019","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2024-09-10","completedDate":"2025-05-21","violations":[{"number":"VI-2024-076963","date":"2024-09-10","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2024-09-10","resolution":"SVN ISSUED"}]},{"number":"CF-2026-064785","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2026-06-04","completedDate":"2026-06-25","violations":[{"number":"VI-2026-039734","date":"2026-06-04","code":"A-302.8","title":"POSTING OF PERMITS \n","status":"SVN ISSUED","resolutionDate":"2026-06-04","resolution":"SVN ISSUED"}]}],"violYears":[{"y":2024,"n":1,"worst":null},{"y":2026,"n":1,"worst":null}],"investigations":[{"caseNumber":"CF-2024-100019","date":"2024-09-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-064785","date":"2026-06-04","type":null,"status":null}],"inspYears":[{"y":2024,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.981075326886874,"lng":-75.1451528524923,"geom":{"type":"Polygon","coordinates":[[[-75.145052985,39.981005769],[-75.145273411,39.981030729],[-75.145253281,39.98114474],[-75.145031926,39.981119936],[-75.145052985,39.981005769]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19122","beds":null,"baths":null,"stories":4,"lotArea":2666,"zoning":"RM1","grade":"B","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"1442 N 7TH STREET, PHILADELPHIA PA, 19122","mailOut":false,"appeals":[{"type":"LIRB SVN Appeal","grounds":"See attached","status":"Closed","outcome":"Complete","date":"2025-07-09","number":"HA-2024-004111","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2024,"v":166900,"taxable":166900,"land":33380,"improvement":133520,"taxableLand":33380,"taxableImprovement":133520,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":729600,"taxable":530633,"land":132700,"improvement":596900,"taxableLand":132700,"taxableImprovement":397933,"exemptLand":0,"exemptImprovement":198967},{"y":2026,"v":1326500,"taxable":132650,"land":132650,"improvement":1193850,"taxableLand":132650,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1193850},{"y":2027,"v":1265600,"taxable":126500,"land":126500,"improvement":1139100,"taxableLand":126500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1139100}],"taxNow":1857,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"ZP-2020-009763","date":"2021-12-03","work":"Combined Lot Line Relocation and New Dev…","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE RELOCATION OF LOT LINES TO CREATE ONE (1) LOT (PREMISES A) FROM EXISTING THREE (3) LOTS (PARCEL 1, PARCEL 2 AND PARCEL 3) (SIZE AND LOCATION AS SHOWN ON PLANS)."},{"number":"ZP-2021-016145","date":"2021-12-14","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2025-08-06","scope":"AMENDMENT APPROVED OF 02/07/2025: EXTENSION OF ZONING PERMIT ZP-2021-016145 FOR 1-YEAR FROM THE EXPIRATION DATE (UNTIL 12/14/2025) IN ACCORDANCE WITH SECTION 14-303(10)(d) OF THE PHILADELPHIA ZONING CODE. NO CHANGES TO PLANS OR PERMIT LANGUAGE. ***07/12/2024***TO REMOVE THE PREVIOUSLY APPROVED ROOF DECK, ROOF DECK ACCESS STRUCTURE AND REAR STAIR ACCESS FROM THE FOURTH FLOOR FOR THE ROOF DECK. SIZE AND LOCATION AS SHOWN ON AMENDED PLANS. ***03/15/2024***FOR REVISION OF ORIGINAL APPROVAL TO CHANGE THE LOCATION OF THE COURTYARD, RELOCATION OF THE ROOF DECK ACCESS STRUCTURE, ERECTION OF REAR INTERIOR STAIRWAYS FROM FOURTH FLOOR FOR THE ROOF DECK ACCESS, AND ERECTION OF REAR DECK AT FIRST FLOOR. SIZE AND LOCATION AS SHOWN ON AMENDED PLANS. ***12/28/2021*** FOR REVISION OF ORIGINAL APPROVAL TO REMOVE THE ROOF DECK AND TWO (2) ROOF DECK ACCESS STRUCTURES (SIZE AND LOCATION AS SHOWN ON AMENDED PLANS). AMENDMENT APPROVED AS OF 12/27/2021: TO REMOVE ROOF DECK AND ONE (1) ROOF DECK ACCESS STRUCTURE; USE OF ROOF ACCESS STRUCTURE (NOT TO EXCEED 125 SQ. FT. AND 10 FT. IN HEIGHT) FOR MECHANICAL AND ROOF MAINTENANCE ONLY (SIZE AND LOCATION AS SHOWN ON AMENDED PLANS). FOR THE COMPLETE DEMOLITION OF EXISTING BUILDING AND FOR THE ERECTION OF AN ATTACHED BUILDING WITH A ROOF DECK AND TWO (2) ROOF DECK ACCESS STRUCTURES (NOT TO EXCEED 125 SQ. FT. AND 10 FT. IN HEIGHT) (SIZE AND LOCATION AS SHOWN ON PLANS)."},{"number":"CP-2021-006465","date":"2021-12-29","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2025-05-22","scope":"FOR THE CONSTRUCTION OF A FOUR-STORY STRUCTURE WITH BASEMENT, FOR USE AS A NINE-FAMILY DWELLING, AS PER APPROVED PLANS. **BUILDING SHALL BE FULLY SPRINKLERED PER NFPA 13 MIN.**"},{"number":"PP-2022-018545","date":"2022-12-28","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-01-23","scope":"Seal lateral"},{"number":"PP-2022-018542","date":"2022-12-28","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-01-23","scope":"Seal lateral"},{"number":"ZP-2022-014335","date":"2023-01-03","work":"Full Demolition","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE COMPLETE DEMOLITION OF ALL EXISTING STRUCTURES ON LOT;"},{"number":"GM-2023-001660","date":"2023-03-01","work":"Party Wall Protection","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2023-11-16","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":"DP-2022-001773","date":"2023-03-06","work":"Minor Demolition","type":"Demolition","description":"Demolition Permit","status":"Expired","completedDate":"2023-11-14","scope":"FOR THE COMPLETE DEMOLITION OF EXISTING ATTACHED MASONRY AND WOOD THREE-STORY STRUCTURES BY HAND METHODS. ALL PERMITTED DEMOLITION ACTIVITY TO BE IN ACCORDANCE WITH APPROVED SITE SAFETY DEMOLITION PLAN & SUCH PLAN TO BE MAINTAINED ON SITE AT ALL TIMES IN ACCORDANCE WITH PHILADELPHIA ADMINISTRATIVE CODE. COMPLETE SIDEWALK CLOSURE REQUIRED AS REFLECTED ON APPROVED SITE PLAN AND IN ACCORDANCE WITH SECTION 3306 OF THE IBC. SEPARATE STREET CLOSURE PERMIT REQUIRED PRIOR TO START OF WORK. ANY DEVIATION WILL REQUIRE AN AMENDED BUILDING PERMIT.**ALL STRUCTURE TO BE DEMOLISH SIMULTANEOUSLY**"},{"number":"DP-2023-001621","date":"2024-02-08","work":"Minor Demolition","type":"Demolition","description":"Demolition Permit","status":"Expired","completedDate":"2025-02-26","scope":"FOR THE COMPLETE DEMOLITION OF THREE (3) EXISTING THREE-STORY MASONRY STRUCTURES ON THE LOT (1937-1941 N MARSHALL ST). DEMOLITION TO BE DONE BY HAND AND WITH HAND TOOLS ONLY. ALL PERMITTED DEMOLITION ACTIVITY TO BE IN ACCORDANCE WITH APPROVED SITE SAFETY DEMOLITION PLAN & SUCH PLAN TO BE MAINTAINED ON SITE AT ALL TIMES IN ACCORDANCE WITH PHILADELPHIA ADMINISTRATIVE CODE. ANY DEVIATION WILL REQUIRE AN AMENDED BUILDING PERMIT. * PEDESTRIAN PROTECTION TO BE IN PLACE PRIOR TO START OF WORK AND TO BE MAINTAINED DURING ALL DEMOLITION ACTIVITIES. * FOUNDATIONS AND SLABS TO BE REMOVED IN ACCORDANCE WITH B-3303.12 AND SITE BACKFILLED IN ACCORDANCE WITH B-3303.4.1 OF THE PHILADELPHIA BUILDING CODE. * 21 DAY POSTING & NOTICE REQUIRED PER A-303.2."},{"number":"SP-2024-000274","date":"2024-04-09","work":"Excavation","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Expired","completedDate":"2026-06-24","scope":"FOR EXCAVATION ONLY PER APPROVED PLANS."},{"number":"CP-2024-000318","date":"2024-07-23","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-08-06","scope":"FOR THE ERECTION OF A FOUR (4) STORY ATTACHED STRUCTURE OF TYPE V-A CONSTRUCTION FOR USE AS NINE (9) DWELLING UNITS (GROUP R-2), INCLUDING TWO (2) TYPE B UNITS. BUILDING TO BE FULLY SPRINKLERED PER NFPA 13. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IBC. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING, FIRE SUPPRESSION, AND EXCAVATION WORK. IF SITE CONDITIONS VARY, CONTACT DESIGN PROFESSIONAL PRIOR TO START OF WORK."},{"number":"EP-2024-009500","date":"2024-10-01","work":"Rough-In","type":"Electrical","description":"Electrical Permit","status":"Cancelled","completedDate":"2025-03-03","scope":"ROUGH IN FOR EP-2024-007674 800amp service/wire building to include: outlets: outlets-switches-light fixtures-hard wired smoke detectors -utility circuits-fire alarm system"},{"number":"FP-2024-002210","date":"2024-10-18","work":"Rough-In","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-08-06","scope":"Rough-In Permit for FP-2024-002181 INSTALL NEW 2\" FIRE SERVICE FROM STREET TO BUILDING SUPPLY AND INSTALL ALL REQUIRED SPRINKLERS PER NFPA 13 SUPPLY AND INSTALL ALL REQUIRED PIPING, HANGERS AND FITTINGS PER NFPA 13 SUPPLY AND INSTALL NEW 2\" CITY-APPROVED BACKFLOW PREVENTER SUPPLY AND INSTALL STANDPIPES IN STAIR TOWERS SUPPLY AND INSTALL NEW FIRE DEPARTMENT CONNECTION SUPPLY AND INSTALL ALL REQUIRED BELLS, TAMPERS AND FLOW SWITCHES"},{"number":"MP-2024-003469","date":"2024-10-25","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-08-06","scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS, AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED 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 REQUIRED FOR ALL OTHER WORK."},{"number":"FP-2024-002181","date":"2024-11-14","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-08-06","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13 THROUGHOUT THE BUILDING TO INCLUDE 2\" MAIN FIRE SERVICE LINE WITH 2\" WILKINS 950XLT2BFSS BACKFLOW PREVENTION ASSEMBLY AND FIRE SYSTEM TO INCLUDE THE INSTALLATION OF TWO (2) WET STANDPIPES IN EXIT STAIRWAYS, STANDPIPES TO BE INTERCONNECTED PER NFPA 14 AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"PP-2024-017202","date":"2025-02-21","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-08-06","scope":"NEW CONSTRUCTION OF 4 STORY 9 FAMILY DWELLING. INSTALLATION EXTERIOR MAIN DRAIN, CURB TRAPS FRESH AIR INLETS, AND 2\" WATER DISTRIBUTION PIPE. INTERIOR INSTALLATION OF DRAINAGE, WASTE, VENT, AND WATER SUPPLY FOR 71 FIXTURE. ALL WORK PERFORMED IN COMPLIANCE WITH 2018 PPC AND APPROVED PLANS."},{"number":"EP-2025-001689","date":"2025-03-21","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-07-31","scope":"Install New lighting Fixtures, switches, outlets, wire, and life safety equipment. Install new 800 amp service with 10 meters and 10 sub panels. Install new devices and wiring for fire alarm. ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC,2016 NFPA-72,2018 PHILA FIRE CODE. -NOTED : Annunciator in vestibule-"}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2024,"k":"viol","w":"L&I violation"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"insp","w":"Inspection failed"},{"y":2024,"k":"permit","w":"Rough-In"},{"y":2024,"k":"permit","w":"Rough-In"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"New Construction or Additions"},{"y":2025,"k":"demo"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"appeal","w":"Appeal complete"},{"y":2026,"k":"viol","w":"L&I violation"}],"rented":true,"licenses":[{"number":"0986319","type":"Rental","status":"Active","businessName":"Prestige Design on Marshall LLC","legalName":"Prestige Design on Marshall LLC","address":"1941 N MARSHALL ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":9,"issuedDate":"2025-08-14","latestIssueDate":"2026-06-30","expirationDate":"2027-08-13","inactiveDate":null}],"licenseActivity":[{"number":"0986319","type":"Rental","businessName":"Prestige Design on Marshall LLC","legalName":"Prestige Design on Marshall LLC","issuedDate":"2025-08-14","latestIssueDate":"2026-06-30","closureDate":null,"expirationDate":"2027-08-13","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-25","units":9,"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":["7 permit events since 2023","1 zoning/board appeal since 2023","demolition activity 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":"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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"6 permits not marked completed: CP-2021-006465 (Expired), GM-2023-001660 (Expired), DP-2022-001773 (Expired), DP-2023-001621 (Expired), SP-2024-000274 (Expired). 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":"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":"1 failed, 0 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was unlabeled on Jun 4, 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":"6 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":"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/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 2 historical violations across 2 cases.","why":"A closed case is materially better than an open one, but it does not by itself prove that every altered use, unit, or concealed condition matches today’s approvals.","action":"Use the closed cases to target the inspection and occupancy-file review.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"}],"closingChecks":[{"title":"Property Sales Certification","body":"The seller must obtain Philadelphia’s certificate showing the base zoning, last use in the zoning record, and open violations. The City warns that it does not prove Building Code occupancy or show zoning overlays.","action":"Obtain the fresh certificate and compare it with the CO, permits, and Atlas overlays.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-property-sales-certification/"},{"title":"Date-effective City Property Payoff","body":"The Tax Center Property Payoff covers Real Estate Tax, Commercial Trash, and L&I abatement-work invoices. Philadelphia says it does not include business-tax debts or liens, water and sewer charges, or fines for code violations.","action":"Request the City statement effective through settlement; read every period and invoice.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"title":"Professional title and water-lien searches","body":"OPA ownership, deed summaries, and a zero tax balance are not clear title. Mortgages, judgments, municipal claims, water liens, easements, heirs, and other encumbrances require separate searches.","action":"Use a Pennsylvania lawyer/title company and obtain owner’s title insurance; order the separate water search/payoff.","url":"https://www.phila.gov/2026-04-07-why-title-insurance-is-your-best-friend-when-buying-a-home-in-philadelphia/","secondaryUrl":"https://www.phila.gov/services/water-gas-utilities/pay-or-dispute-a-water-bill/resolve-water-liens-judgments/"}]}