{"asOf":"2026-07-24T05:20:18.550Z","block":"400-499 N 9TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/400-499-n-9th-st","address":"411 N 9TH ST","parcelNumber":"881000589","source":"https://property.phila.gov/?p=881000589","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"NF1","buildingCodeNew":"830","buildingClass":"PUB UTIL 6 STY MAS+OTHER","buildingClassNew":"APARTMENTS - MID RISE","useLabel":"Apartments","owner":"STEAM PLANT DEVELOPMENT LP","coOwner":null,"marketValue":11970000,"landAssessment":1197000,"improvementAssessment":10773000,"livableArea":64890,"yearBuilt":1945,"lastSale":{"price":1,"date":"2024-07-31T04:00:00Z"},"openViolations":1,"violations":[{"number":"211966477","date":"2019-06-26","code":"FC-13-101115","title":"FIRE ESCAPE REPORT","status":"COMPLIED","resolutionDate":"2022-05-17","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"211966526","date":"2019-06-26","code":"PM15-901.2","title":"VACANT PROP-BLIGHTED COND","status":"COMPLIED","resolutionDate":"2021-11-29","resolution":"COMPLIED - OWNER REPAIR"},{"number":"211966527","date":"2019-06-26","code":"PM15-302.9","title":"EXTERIOR AREA GRAFFITI","status":"COMPLIED","resolutionDate":"2021-11-29","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-074717","date":"2021-10-20","code":"A-301.1/65","title":"NEW USE","status":"COMPLIED","resolutionDate":"2024-09-03","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-002712","date":"2025-01-16","code":"PM15-315.2","title":"FACADES","status":"CLOSED","resolutionDate":"2025-09-19","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2026-004436","date":"2026-01-23","code":"9-3402(2)","title":"BENCHMARKING LATE","status":"CLOSED","resolutionDate":"2026-03-17","resolution":"CLOSED - ADMINISTRATIVELY"}],"violationCases":[{"number":"692744","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2019-06-26","completedDate":"2022-05-18","violations":[{"number":"211966477","date":"2019-06-26","code":"FC-13-101115","title":"FIRE ESCAPE REPORT","status":"COMPLIED","resolutionDate":"2022-05-17","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"211966526","date":"2019-06-26","code":"PM15-901.2","title":"VACANT PROP-BLIGHTED COND","status":"COMPLIED","resolutionDate":"2021-11-29","resolution":"COMPLIED - OWNER REPAIR"},{"number":"211966527","date":"2019-06-26","code":"PM15-302.9","title":"EXTERIOR AREA GRAFFITI","status":"COMPLIED","resolutionDate":"2021-11-29","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2021-103753","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CODE ENFORCEMENT COURTS","status":"CLOSED","createdDate":"2021-10-22","completedDate":"2024-09-06","violations":[{"number":"VI-2021-074717","date":"2021-10-20","code":"A-301.1/65","title":"NEW USE","status":"COMPLIED","resolutionDate":"2024-09-03","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2025-003453","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"AUDITS AND INVESTIGATIONS BUILDING CERTS","status":"CLOSED","createdDate":"2025-01-16","completedDate":"2025-09-19","violations":[{"number":"VI-2025-002712","date":"2025-01-16","code":"PM15-315.2","title":"FACADES","status":"CLOSED","resolutionDate":"2025-09-19","resolution":"CLOSED - WRITTEN IN ERROR"}]},{"number":"CF-2026-006927","type":"NOTICE OF VIOLATION","priority":"ADMINISTRATIVE NOTICE OF VIOLATION","responsibility":"OOS INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-01-23","completedDate":null,"violations":[{"number":"VI-2026-004436","date":"2026-01-23","code":"9-3402(2)","title":"BENCHMARKING LATE","status":"CLOSED","resolutionDate":"2026-03-17","resolution":"CLOSED - ADMINISTRATIVELY"}]}],"violYears":[{"y":2019,"n":3,"worst":null},{"y":2021,"n":1,"worst":null},{"y":2025,"n":1,"worst":null},{"y":2026,"n":1,"worst":null}],"investigations":[{"caseNumber":"CF-2021-103753","date":"2021-10-22","type":null,"status":"FAILED"},{"caseNumber":"692744","date":"2021-12-01","type":null,"status":"FAILED"},{"caseNumber":"692744","date":"2022-05-18","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-103753","date":"2022-12-29","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-103753","date":"2023-03-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-103753","date":"2024-08-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-103753","date":"2024-09-04","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-003453","date":"2025-01-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-003453","date":"2025-09-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-003453","date":"2025-09-19","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-006927","date":"2026-01-23","type":null,"status":"FAILED"}],"inspYears":[{"y":2021,"fails":2,"passes":0},{"y":2022,"fails":1,"passes":1},{"y":2023,"fails":1,"passes":0},{"y":2024,"fails":1,"passes":1},{"y":2025,"fails":2,"passes":1},{"y":2026,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.959238331611196,"lng":-75.1531300327921,"geom":null,"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19123","beds":null,"baths":null,"stories":7,"lotArea":39688,"zoning":"CMX3","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"2000 N 2ND ST STE 206, PHILADELPHIA PA, 19122","mailOut":false,"appeals":[{"type":"LIRB Violation Appeal","grounds":"see attached","status":"Closed","outcome":"Withdrawn","date":"2024-08-07","number":"HA-2024-002643","relatedPermit":null},{"type":"LIRB Violation Appeal","grounds":"See Attached","status":"Closed","outcome":"Complete","date":"2025-11-07","number":"HA-2025-000572","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2025,"v":3124200,"taxable":2558851,"land":1329440,"improvement":1794760,"taxableLand":1329440,"taxableImprovement":1229411,"exemptLand":0,"exemptImprovement":565349},{"y":2026,"v":7311900,"taxable":7311900,"land":1329440,"improvement":5982460,"taxableLand":1329440,"taxableImprovement":5982460,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":11970000,"taxable":11970000,"land":1197000,"improvement":10773000,"taxableLand":1197000,"taxableImprovement":10773000,"exemptLand":0,"exemptImprovement":0}],"taxNow":102352,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2021-003207","date":"2021-05-24","work":"Parking Only","type":"Zoning","description":"Zoning Permit","status":"Expired","completedDate":"2025-08-28","scope":"FOR NO CHANGE IN AREA OF HEIGHT OF THE EXISTING DETACHED STRUCTURE."},{"number":"ZP-2021-015969","date":"2022-01-04","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Expired","completedDate":"2025-08-28","scope":"FOR ERECTION OF THREE (3) ROOF DECKS (TWO ROOF DECKS ABOVE FIRST FLOOR ROOF (2ND FLOOR ACCESS) AND ONE ABOVE SIXTH FLOOR ROOF (7TH FLOOR ACCESS) ALL ROOF DECKS FOR RESIDENTIAL USE ONLY AS PART OF AN EXISTING DETACHED STRUCTURE (NO CHANGE IN AREA OF HEIGHT OF THE EXISTING STRUCTURE). NO SIGN ON THIS PERMIT."},{"number":"GP-2022-004814","date":"2022-07-08","work":"Tank Install/Removal","type":"General","description":"General Permit","status":"Expired","completedDate":"2024-01-09","scope":"Remove four 40,000 gallon underground storage tanks as per approved plans."},{"number":"CP-2021-009453","date":"2023-03-10","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":"2024-03-28","scope":"FOR LEVEL 3 ALTERATIONS TO AN EXISTING HIGH-RISE STRUCTURE OF TYPE IB CONSTRUCTION FOR A RESTAURANT, A VACANT COMMERCIAL SPACE AND EIGHT DWELLING UNITS ON THE GROUND FLOOR AND 61 DWELLING UNITS ABOVE AS PER PLANS. SEPARATE PERMIT IS REQUIRED FOR THE CERTIFICATE OF OCCUPANCY OF THE VACANT SPACE. **11/17/23-AMENDED TO CHANGE THE OWNER AND CONTRACTOR** **10/25/24-AMENDMENT: Remove commercial space on first floor, replace with dwelling units and the addition of roof decks as per plans. Refer to zoning permit ZP-2024-007933. ****07/24/25 AMENDMENT: Note location of fire pump room, adding 90min fire rated door and closer to fire pump room, 2-hour fire rating enclosing fire pump room. 01/10/2026 AMENDMENT: FOR THE CHANGE IN BASEMENT LAYOUT FOR THE CONSTRUCTION OF PARTITIONS FOR STORAGE ROOMS, YOGA ROOM, AND THE INSTALLATION OF HOT TUBE TO INCLUDE DECK AREA. AS PER APPROVED PLANS."},{"number":"ZP-2024-004941","date":"2024-06-13","work":"Lot Line Relocation","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"For the relocation of lot lines to create one lot (411-19 N 9th St) from the existing deeded lot (411-19 N 9th St) and former sections of Noble St and Willow St as documented with recorded Quit Claim Deeds. Size and location per plans."},{"number":"ZP-2024-007933","date":"2024-08-21","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"For the addition of 5 residential roof decks above an existing detached structure. For site improvements to add 14 accessory surface parking spaces, including 1 accessible space. Size and location per plans."},{"number":"PP-2025-005367","date":"2025-06-18","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"INTERIOR ALTERATIONS TO MIXED USE BUILDING. INSTALLATION OF DRAINAGE, WASTE, VENT, AND WATER SUPPLY FOR LISTED FIXTURES CONNECTING TO EXISTING PIPING. METALLIC PIPING TO BE USED FOR ALL PIPING AS SPECIFIED IN MATERIAL SCHEDULE. PEX IS ONLY TO BE USED INSIDE DEMISED DWELLING UNIT AS SPECIFIED IN SECTION 605.4.1 OF PLUMBING CODE. VENTING TO BE DESIGNED AND INSTALLED IN ACCORDANCE WITH SECTION 919 PHILADELPHIA SINGLE STACK VENT SYSTEM. BACKFLOW PREVENTERS AND AIR TO BE INSTALLED WHERE REQUIRED IN CODE. ALL WORK SHALL BE PERFORMED IN STRICT COMPLIANCE WITH 2018 PPC AND APPROVED PLANS."},{"number":"MP-2025-002806","date":"2025-08-04","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH THE MANUFACTURER’S SPECIFICATIONS. FOR USE AS PREVIOUSLY APPROVED. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"FP-2025-001400","date":"2025-08-18","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF AN AUTOMATIC WET SPRINKLER SYSTEM THROUGHOUT IN ACCORDANCE WITH NFPA 13 TO BE SERVED BY AN EXISTING EIGHT (8) INCH FIRE SERVICE MAIN AND A NEW EIGHT (8) INCH BACKFLOW PREVENTER. SYSTEM BE SERVED BY A NEW FIRE PUMP INSTALLED IN A COMPLIANT FIRE PUMP ROOM IN ACCORDANCE WITH NFPA 20. ONE (1) NEW CLASS 1 MANUAL WET STANDPIPE TO BE INSTALLED IN STAIRWAY #2 IN ACCORDANCE WITH NFPA 14 WITH EXISTING STANDPIPE IN STAIRWAY #1 TO REMAIN. ALL WORK TO BE DONE PER APPROVED PLANS BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA. SEE CP-2021-009453 FOR ASSOCIATED BUILDING PERMIT."},{"number":"EP-2025-005601","date":"2025-09-23","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"Install 208V 3-phase building service. Provisions for power, lighting, HVAC, cooking appliances for all dwelling units. Includes wiring for 80kw diesel generator, Install fire pump service , pool wiring and equipotential bonding grid, and elevator wiring and equipment ,rescue assistance system, wire complete fire command center (outlets ,lighting, em.lighting ,telephone outlet to be installed as shown). ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC . AMENDMENT : INSTALL FIRE ALARM PER APPROVED DRAWINGS-2016 NFPA-72, 2018 PHILA FIRE CODE. *SEPARATE EMERGENCY RESPONDER RADIO COMMUNICATION SYSTEM PERMIT REQ'D**"},{"number":"PP-2025-013704","date":"2025-10-23","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-12-02","scope":"Installation of 4\" domestic water line, new curb trap, new fresh air inlet, new exterior main drain. BACKFLOW PREVENTER WAS INSTALLLED UNDER INTERIOR PLUMBING PERMIT."},{"number":"PP-2025-015611","date":"2025-12-04","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2026-05-27","scope":"REPAIR/REPLACE CT & FAI."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2024,"k":"permit","w":"New construction, addition, GFA change"},{"y":2025,"k":"permit","w":"Alterations"},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2025,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Alterations"},{"y":2025,"k":"appeal","w":"Appeal complete"},{"y":2025,"k":"permit","w":"Alterations"},{"y":2026,"k":"viol","w":"L&I violation"},{"y":2026,"k":"insp","w":"Inspection failed"}],"rented":false,"licenses":[{"number":"884274","type":"Public Garage / Parking Lot","status":"Inactive","businessName":"lew blum towing co inc","legalName":"lew blum towing co inc","address":"411 N 9TH ST","revenueCode":"3371","rentalCategory":null,"units":null,"issuedDate":"2021-12-28","latestIssueDate":"2025-09-25","expirationDate":"2025-12-27","inactiveDate":"2026-02-25"},{"number":"889119","type":"Tow Truck","status":"Inactive","businessName":"lew blum towing co inc","legalName":"lew blum towing co inc","address":"411 N 9TH ST","revenueCode":"3383","rentalCategory":null,"units":null,"issuedDate":"2022-03-07","latestIssueDate":"2025-09-24","expirationDate":"2026-03-06","inactiveDate":"2026-05-05"}],"licenseActivity":[{"number":"889119","type":"Tow Truck","businessName":"lew blum towing co inc","legalName":"lew blum towing co inc","issuedDate":"2022-03-07","latestIssueDate":"2025-09-24","closureDate":"2026-05-05","expirationDate":"2026-03-06","inactiveDate":"2026-05-05","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"884274","type":"Public Garage / Parking Lot","businessName":"lew blum towing co inc","legalName":"lew blum towing co inc","issuedDate":"2021-12-28","latestIssueDate":"2025-09-25","closureDate":"2026-02-25","expirationDate":"2025-12-27","inactiveDate":"2026-02-25","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"record-pressure","level":"watch","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["1 open L&I violation","failed L&I inspection activity in 2021, 2023, 2025, 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"transition-activity","level":"watch","title":"Recent transition activity","summary":"The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.","evidence":["7 permit events since 2023","1 zoning/board appeal since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 64% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $7,311,900 to $11,970,000","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 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":"8 permits not marked completed: ZP-2021-003207 (Expired), ZP-2021-015969 (Expired), GP-2022-004814 (Expired), CP-2021-009453 (Issued), PP-2025-005367 (Issued). At least one row also carries a completion date, so the City fields conflict.","why":"Issued work is not the same as approved final work. L&I uses final inspections and required certifications to close construction permits; expired, withdrawn, and completed are different City statuses.","action":"Open the permit file and confirm final inspections, holds, and any resulting occupancy certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"violations","level":"attention","title":"1 open L&I violation","finding":"6 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-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":"8 failed, 3 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jan 23, 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":"Public Garage / Parking Lot #884274: Inactive since Feb 25, 2026; Tow Truck #889119: Inactive since May 5, 2026","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 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/"}]}