{"asOf":"2026-07-23T23:18:53.486Z","block":"2800-2899 CECIL B MOORE AVE","blockUrl":"https://philadelphia.blockreport.homes/block/2800-2899-cecil-b-moore-ave","address":"2824 CECIL B MOORE AVE","parcelNumber":"881000555","source":"https://property.phila.gov/?p=881000555","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"O50","buildingCodeNew":"804","buildingClass":"ROW 3 STY MASONRY","buildingClassNew":"APARTMENTS - LOW RISE","useLabel":"Apartments","owner":"2824-26 CECIL B MOORE AVENUE LLC","coOwner":null,"marketValue":897800,"landAssessment":89700,"improvementAssessment":808100,"livableArea":6192,"yearBuilt":2025,"lastSale":{"price":1,"date":"2024-03-20T04:00:00Z"},"openViolations":0,"violations":[{"number":"211945977","date":"2018-01-31","code":"PM15-308.1","title":"RUBBISH AND GARBAGE","status":"CLOSED","resolutionDate":"2024-11-09","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"211945978","date":"2018-01-31","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"CLOSED","resolutionDate":"2024-11-09","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2021-039050","date":"2021-06-17","code":"FC-13-301","title":"FIRE SAFETY GENERAL REQUIREMENTS","status":"CLOSED","resolutionDate":"2022-05-17","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2021-039043","date":"2021-06-17","code":"A-301.1/65","title":"NEW USE","status":"CLOSED","resolutionDate":"2022-05-17","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2021-039044","date":"2021-06-17","code":"A-701.1/3","title":"NEW USE OCCUPIED PRIOR TO CO","status":"CLOSED","resolutionDate":"2022-05-17","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2021-039045","date":"2021-06-17","code":"FC-13-901.7(A)","title":"FIRE ALARM INOPERABLE","status":"CLOSED","resolutionDate":"2022-05-17","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2021-039047","date":"2021-06-17","code":"FC-13-915.1","title":"FIRE ALARM TESTED/CERTIFIED","status":"CLOSED","resolutionDate":"2022-05-17","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2021-039048","date":"2021-06-17","code":"PM15-604.3","title":"ELECTRICAL- HAZARD","status":"CLOSED","resolutionDate":"2022-05-17","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2021-039049","date":"2021-06-17","code":"FC-13-605.6","title":"OPEN JUNCTION BOXES","status":"CLOSED","resolutionDate":"2022-05-17","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2024-062953","date":"2024-07-25","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2024-08-28","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2024-062952","date":"2024-07-25","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2024-08-28","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2025-024916","date":"2025-04-24","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2025-04-24","resolution":"SVN ISSUED"},{"number":"VI-2025-057404","date":"2025-07-30","code":"A-301.1/56","title":"SANITARY PIPING SYSTEM","status":"COMPLIED","resolutionDate":"2025-09-26","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2026-041490","date":"2026-06-09","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2026-06-09","resolution":"SVN ISSUED"}],"violationCases":[{"number":"620828","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2018-01-31","completedDate":"2024-11-09","violations":[{"number":"211945977","date":"2018-01-31","code":"PM15-308.1","title":"RUBBISH AND GARBAGE","status":"CLOSED","resolutionDate":"2024-11-09","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"211945978","date":"2018-01-31","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"CLOSED","resolutionDate":"2024-11-09","resolution":"CLOSED - ADMINISTRATIVELY"}]},{"number":"CF-2021-053837","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"NUISANCE PROPERTY INVESTIGATOR","status":"CLOSED","createdDate":"2021-06-18","completedDate":"2022-05-18","violations":[{"number":"VI-2021-039050","date":"2021-06-17","code":"FC-13-301","title":"FIRE SAFETY GENERAL REQUIREMENTS","status":"CLOSED","resolutionDate":"2022-05-17","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2021-039043","date":"2021-06-17","code":"A-301.1/65","title":"NEW USE","status":"CLOSED","resolutionDate":"2022-05-17","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2021-039044","date":"2021-06-17","code":"A-701.1/3","title":"NEW USE OCCUPIED PRIOR TO CO","status":"CLOSED","resolutionDate":"2022-05-17","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2021-039045","date":"2021-06-17","code":"FC-13-901.7(A)","title":"FIRE ALARM INOPERABLE","status":"CLOSED","resolutionDate":"2022-05-17","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2021-039047","date":"2021-06-17","code":"FC-13-915.1","title":"FIRE ALARM TESTED/CERTIFIED","status":"CLOSED","resolutionDate":"2022-05-17","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2021-039048","date":"2021-06-17","code":"PM15-604.3","title":"ELECTRICAL- HAZARD","status":"CLOSED","resolutionDate":"2022-05-17","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2021-039049","date":"2021-06-17","code":"FC-13-605.6","title":"OPEN JUNCTION BOXES","status":"CLOSED","resolutionDate":"2022-05-17","resolution":"CLOSED - ADMINISTRATIVELY"}]},{"number":"CF-2024-080290","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2024-07-25","completedDate":"2024-08-28","violations":[{"number":"VI-2024-062953","date":"2024-07-25","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2024-08-28","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2024-062952","date":"2024-07-25","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2024-08-28","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]},{"number":"CF-2025-033070","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2025-04-24","completedDate":null,"violations":[{"number":"VI-2025-024916","date":"2025-04-24","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2025-04-24","resolution":"SVN ISSUED"}]},{"number":"CF-2025-078522","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2025-07-30","completedDate":"2025-09-26","violations":[{"number":"VI-2025-057404","date":"2025-07-30","code":"A-301.1/56","title":"SANITARY PIPING SYSTEM","status":"COMPLIED","resolutionDate":"2025-09-26","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2026-067350","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2026-06-09","completedDate":null,"violations":[{"number":"VI-2026-041490","date":"2026-06-09","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2026-06-09","resolution":"SVN ISSUED"}]}],"violYears":[{"y":2018,"n":2,"worst":null},{"y":2021,"n":7,"worst":null},{"y":2024,"n":2,"worst":null},{"y":2025,"n":2,"worst":null},{"y":2026,"n":1,"worst":null}],"investigations":[{"caseNumber":"CF-2021-053837","date":"2021-06-18","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-053837","date":"2021-07-26","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-053837","date":"2022-03-07","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-053837","date":"2022-05-18","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-080290","date":"2024-07-25","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-080290","date":"2024-08-09","type":null,"status":"FAILED"},{"caseNumber":"620828","date":"2024-11-09","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-033070","date":"2025-04-24","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-078522","date":"2025-08-01","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-078522","date":"2025-09-26","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-067350","date":"2026-06-09","type":null,"status":null}],"inspYears":[{"y":2021,"fails":2,"passes":0},{"y":2022,"fails":1,"passes":1},{"y":2024,"fails":2,"passes":1},{"y":2025,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98150466710827,"lng":-75.18123481128353,"geom":{"type":"Polygon","coordinates":[[[-75.181161236,39.981597072],[-75.181203141,39.981398803],[-75.181309181,39.981412911],[-75.181265185,39.981611618],[-75.181161236,39.981597072]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19121","beds":null,"baths":null,"stories":3,"lotArea":2214,"zoning":"RM1","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":null,"appeals":[{"type":"LIRB SVN Appeal","grounds":"LATE APPEAL\n\nDISAGREE WITH VIOLATION\n\nSee attached","status":"Closed","outcome":"Complete","date":"2025-12-03","number":"HA-2025-003637","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2025,"v":437300,"taxable":437300,"land":437300,"improvement":0,"taxableLand":437300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":437300,"taxable":437300,"land":437300,"improvement":0,"taxableLand":437300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":897800,"taxable":897800,"land":89700,"improvement":808100,"taxableLand":89700,"taxableImprovement":808100,"exemptLand":0,"exemptImprovement":0}],"taxNow":6121,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"ZP-2024-001110","date":"2024-03-05","work":"Combined Lot Line Relocation and New Dev…","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2026-02-03","scope":"For the relocation of lot line to create one lot (Parcel A) from two deeded lots (2824 & 2826 Cecil B. Moore Ave). Size and location per plans."},{"number":"ZP-2024-002966","date":"2024-03-22","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"For the complete demolition of the existing structures. For the erection of an attached structure (not to exceed 36'6\") that includes a full basement with egress, and three exterior balconies. Size and locations per plans."},{"number":"CP-2024-002802","date":"2024-09-05","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"NEW CONSTRUCTION OF A THREE (3) STORY BUILDING FOR USE AS FIVE (5) DWELLING UNITS AS PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED. *2018 IBC REVIEW* **SEPARATE PERMITS REQUIRED FOR MEP & FIRE SUPPRESSION WORK**"},{"number":"SP-2024-000987","date":"2024-09-09","work":"Excavation","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Issued","completedDate":null,"scope":"Site / Utility Permit for CP-2024-002802"},{"number":"PP-2025-009888","date":"2025-08-19","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"NEW CONSTRUCTION OF 5 DWELLING BUILDING. EXTERIOR INSTALLATION OF CURB TRAP, FRESH AIR INLET, MAIN DRAIN, AND 1\" WATER DISTRIBUTION PIPE. INTERIOR INSTALLATION OF DRAINAGE, WASTE, VENT, AND WATER SUPPLY FOR LISTED FIXTURES RELFECTING 5 DWELLING UNITS. VENTING TO BE DESIGNED AND INSTALLED IN ACCORDANCE WITH SECTION 919 PHILADELPHIA SINGLE STACK VENT SYSTEM. ALL WORK TO BE PERFORMED IN STRICT COMPLIANCE WITH 2018 PPC AND APPROVED PLANS."},{"number":"FP-2026-001168","date":"2026-06-16","work":"Rough-In","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2026-06-18","scope":"Rough-In Permit for FP-2026-001159 SUPPLY AND INSTALL ALL REQUIRED SPRINKLERS, PIPING, HANGERS, AND FITTINGS, PER NFPA 13R"},{"number":"FP-2026-001159","date":"2026-06-17","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF A FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 13R THROUGHOUT THE ENTIRE BUILDING WITH 2” FIRE SERVICE AND 2\" BACKFLOW PREVENTION ASSEMBLY. ALL WORK SHALL COMPLY WITH THE APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2024,"k":"permit","w":"New construction, addition, GFA change"},{"y":2024,"k":"viol","w":"2 L&I violations"},{"y":2024,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"Excavation"},{"y":2025,"k":"viol","w":"2 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2025,"k":"permit","w":"New Construction or Additions"},{"y":2025,"k":"appeal","w":"Appeal complete"},{"y":2026,"k":"permit","w":"Rough-In"},{"y":2026,"k":"permit","w":"New Construction"},{"y":2026,"k":"viol","w":"L&I violation"}],"rented":false,"licenses":[{"number":"511370","type":"Rental","status":"Inactive","businessName":"SOLER MARIA","legalName":"SOLER MARIA","address":"2824 CECIL B MOORE AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2010-08-12","latestIssueDate":"2010-08-12","expirationDate":"2011-02-28","inactiveDate":"2012-12-22"},{"number":"630660","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"CHARLES T JACKSON","legalName":"CHARLES T JACKSON","address":"2824 CECIL B MOORE AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2014-05-30","latestIssueDate":"2014-05-30","expirationDate":"2015-02-28","inactiveDate":"2015-04-29"},{"number":"778172","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"CHARLES T JACKSON","legalName":"CHARLES T JACKSON","address":"2824 CECIL B MOORE AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2018-05-25","latestIssueDate":"2018-05-25","expirationDate":"2019-05-24","inactiveDate":"2019-07-23"}],"licenseActivity":[{"number":"778172","type":"Vacant Residential Property / Lot","businessName":"CHARLES T JACKSON","legalName":"CHARLES T JACKSON","issuedDate":"2014-05-30","latestIssueDate":"2018-05-25","closureDate":"2019-07-23","expirationDate":"2019-05-24","inactiveDate":"2019-07-23","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"511370","type":"Rental","businessName":"SOLER MARIA","legalName":"SOLER MARIA","issuedDate":"2010-08-12","latestIssueDate":"2010-08-12","closureDate":"2012-12-22","expirationDate":"2011-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","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":["6 permit events since 2023","1 zoning/board appeal 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 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":"4 permits not marked completed: CP-2024-002802 (Issued), SP-2024-000987 (Issued), PP-2025-009888 (Issued), FP-2026-001159 (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":"rental-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as apartments; 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":"7 failed, 3 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was unlabeled on Jun 9, 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":"3 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 #630660: Inactive since Apr 29, 2015; Vacant Residential Property / Lot #778172: Inactive since Jul 23, 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":"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 14 historical violations across 6 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/"}]}