{"asOf":"2026-07-28T03:52:00.486Z","block":"2000-2099 DELANCEY PL","blockUrl":"https://philadelphia.blockreport.homes/block/2000-2099-delancey-pl","address":"2009-11 DELANCEY PL","parcelNumber":"881032611","source":"https://property.phila.gov/?p=881032611","ownerType":"absentee","kind":"multi-family","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"CA0","buildingCodeNew":"806","buildingClass":"APTS 5-50 UNITS MASONRY","buildingClassNew":"APARTMENTS - BLT AS RESID","useLabel":"Apartment building","owner":"PERUTO A CHARLES JR","coOwner":null,"marketValue":2652900,"landAssessment":530500,"improvementAssessment":2122400,"livableArea":11256,"yearBuilt":1865,"lastSale":{"price":4300000,"date":"2021-04-30T04:00:00Z"},"openViolations":3,"violations":[{"number":"4508806","date":"2017-11-14","code":"PM15-307","title":"HANDRAILS AND GUARDS","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4508805","date":"2017-11-14","code":"PM15-305.3","title":"INTERIOR SURFACES","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4508804","date":"2017-11-14","code":"PM15-304.13","title":"EXTERIOR STRUCTURE WINDOWS","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4508803","date":"2017-11-14","code":"FC-13-915.1","title":"FIRE ALARM TESTED/CERTIFIED","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"VI-2020-032666","date":"2020-09-02","code":"A-301.1/4","title":"ALTER INTERIOR PORTION","status":"COMPLIED","resolutionDate":"2021-09-28","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2020-032665","date":"2020-09-02","code":"A-301.1/6","title":"PARTIAL DEMOLITION","status":"COMPLIED","resolutionDate":"2021-09-28","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2025-097050","date":"2025-12-15","code":"9-3902 (2)","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-097051","date":"2025-12-15","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-097052","date":"2025-12-15","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"612224","type":"HAZARDOUS","priority":"HAZARDOUS","responsibility":"HCEU","status":"CLOSED","createdDate":"2017-11-15","completedDate":"2017-12-05","violations":[{"number":"4508806","date":"2017-11-14","code":"PM15-307","title":"HANDRAILS AND GUARDS","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4508805","date":"2017-11-14","code":"PM15-305.3","title":"INTERIOR SURFACES","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4508804","date":"2017-11-14","code":"PM15-304.13","title":"EXTERIOR STRUCTURE WINDOWS","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4508803","date":"2017-11-14","code":"FC-13-915.1","title":"FIRE ALARM TESTED/CERTIFIED","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"CF-2020-058045","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING COURTS","status":"COMPLIED, BALANCE DUE","createdDate":"2020-09-02","completedDate":null,"violations":[{"number":"VI-2020-032666","date":"2020-09-02","code":"A-301.1/4","title":"ALTER INTERIOR PORTION","status":"COMPLIED","resolutionDate":"2021-09-28","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2020-032665","date":"2020-09-02","code":"A-301.1/6","title":"PARTIAL DEMOLITION","status":"COMPLIED","resolutionDate":"2021-09-28","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2025-133737","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QUALITY OF LIFE COURTS","status":"IN VIOLATION","createdDate":"2025-12-15","completedDate":null,"violations":[{"number":"VI-2025-097050","date":"2025-12-15","code":"9-3902 (2)","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-097051","date":"2025-12-15","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-097052","date":"2025-12-15","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2017,"n":4,"worst":null},{"y":2020,"n":2,"worst":null},{"y":2025,"n":3,"worst":null}],"investigations":[{"caseNumber":"612224","date":"2017-11-14","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"612224","date":"2017-12-05","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"CF-2020-058045","date":"2020-09-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-058045","date":"2020-10-19","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-058045","date":"2020-11-30","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-058045","date":"2021-09-28","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-133737","date":"2025-12-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-133737","date":"2026-01-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-133737","date":"2026-03-05","type":null,"status":"FAILED"}],"inspYears":[{"y":2017,"fails":1,"passes":0},{"y":2020,"fails":3,"passes":0},{"y":2021,"fails":0,"passes":1},{"y":2025,"fails":1,"passes":0},{"y":2026,"fails":2,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.9476590599858,"lng":-75.17497029888014,"geom":{"type":"Polygon","coordinates":[[[-75.174856179,39.947748896],[-75.174907811,39.947521606],[-75.175089429,39.947544462],[-75.175033343,39.947796429],[-75.174850272,39.94777325],[-75.174856179,39.947748896]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2026-004860","type":"Sprinkler Certification","inspectionDate":"2026-02-13","result":"Certified","expirationDate":"2027-02-13","buildingId":"1503958"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19103","beds":null,"baths":null,"stories":4,"lotArea":4743,"zoning":"RM1","grade":"B+","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"2016 SPRUCE ST, PHILADELPHIA PA, 19103","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":1713400,"taxable":1713400,"land":153696,"improvement":1559704,"taxableLand":153696,"taxableImprovement":1559704,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":1713400,"taxable":1713400,"land":153696,"improvement":1559704,"taxableLand":153696,"taxableImprovement":1559704,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":3228500,"taxable":3228500,"land":968550,"improvement":2259950,"taxableLand":968550,"taxableImprovement":2259950,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":3325300,"taxable":3325300,"land":997590,"improvement":2327710,"taxableLand":997590,"taxableImprovement":2327710,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":3358500,"taxable":3358500,"land":1007550,"improvement":2350950,"taxableLand":1007550,"taxableImprovement":2350950,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":3358500,"taxable":3358500,"land":1007550,"improvement":2350950,"taxableLand":1007550,"taxableImprovement":2350950,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":3358500,"taxable":3358500,"land":1007550,"improvement":2350950,"taxableLand":1007550,"taxableImprovement":2350950,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":3508000,"taxable":3508000,"land":1052400,"improvement":2455600,"taxableLand":1052400,"taxableImprovement":2455600,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":3508000,"taxable":3508000,"land":1052400,"improvement":2455600,"taxableLand":1052400,"taxableImprovement":2455600,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":2921900,"taxable":2921900,"land":876570,"improvement":2045330,"taxableLand":876570,"taxableImprovement":2045330,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":2921900,"taxable":2921900,"land":876570,"improvement":2045330,"taxableLand":876570,"taxableImprovement":2045330,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":2652900,"taxable":2484967,"land":530500,"improvement":2122400,"taxableLand":530500,"taxableImprovement":1954467,"exemptLand":0,"exemptImprovement":167933}],"taxNow":40901,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"CP-2020-007081","date":"2021-03-30","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2023-03-30","scope":"ALTERATIONS TO INCLUDE INTERIOR RENOVATION OF THE EXISTING DWELLING UNITS, PARTITIONS WALL, FINISHES, FIXTURES AND INSTALLTION OF EQUIPMENT AND APPLIANCES WITHIN AN EXISTING FOUR (4) STORY ATTACHED STRUCTURE. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN PROFESSIONAL PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."},{"number":"ZP-2021-016812","date":"2022-02-13","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Multi-Family"},{"number":"CP-2022-000832","date":"2022-05-24","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-03-26","scope":"FOR LEVEL II ALTERATIONS TO AN EXISTING FOUR (4) STORY ATTACHED STRUCTURE. ALTERATIONS TO INCLUDE A NEW ELEVATOR SHAFT ENCLOSURE AND NEW INTERIOR SPACES TO ACCOMMODATE FOR THE REDUCTION IN THE NUMBER OF DWELLING UNITS. FOR USE AS A MULTI-FAMILY HOUSEHOLD LIVING OCCUPANCY CONTAINING NINE (9) DWELLING UNITS. TO BE SPRINKLERED THROUGHOUT IN ACCORDANCE WITH NFPA 13R. PHILADELPHIA HISTORICAL COMMISSION APPROVAL HAS BEEN OBTAINED. 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 FIRE SUPRESSION SYSTEM, MECHANICAL, ELECTRICAL, AND PLUMBING WORK. AMENDMENT APPROVED AS OF 4/5/23: FOR THE ERECTION OF A FIRE PUMP ROOM IN THE BASEMENT LEVEL OF THE STRUCUTRE. SIZE AND LOCATION AS SHOWN IN THE AMENDED PLANS."},{"number":"ZP-2022-005083","date":"2022-06-02","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2024-03-12","scope":"FOR THE ERECTION OF REAR ADDITIONS (REMOVAL AND REPLACEMENT OF DECKS AT THE 2ND, 3RD, AND 4TH STORIES) TO AN EXISTING ATTACHED STRUCTURE. SIZES AND LOCATIONS AS SHOWN ON PLANS. [AMENDMENT APPROVED 3/14/2023 FOR REDUCTION IN REAR DECK SIZES AS PER APPROVED AMENDED ZONING PLANS.]"},{"number":"MP-2022-004240","date":"2022-09-27","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-03-12","scope":"FOR INSTALLATION OF HVAC SYSTEM TO SERVE THE APARTMENT BUILDING AS PER APPROVED PLANS. Termination kits to be used for venting to the rear, painted to match brick wall per PHC."},{"number":"PP-2022-012807","date":"2022-10-31","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-03-12","scope":"Rough-in & Finishes for 9 apartments per attached plans. Work includes: NEW DRAINS & STACKS, SMALL WASTE LINES, NEW WATER LINES, NEW FIXTURES; - Basement - Two 3 piece baths, 1 kitchen sink, 1 washer/dryer, 3 floor drains; 1 hot water heater, 1 elevator sump pump - 1st Floor - One 3 piece bath; One 4 piece bath, one 2 piece bath, 2 kitchen sinks; 2 washer/dryers; 2 hot water heaters - 2nd Floor - Two 3 piece baths; 2 kitchen sinks; 2 washer/dryers; 2 hot water heaters - 3rd Floor - Two 3 piece baths; 2 kitchen sinks; 2 washer/dryers; 2 hot water heaters - 4th Floor - Two 3 piece baths; One 2 piece bath; one 4 piece bath; 2 kitchen sinks; 2 washer/dryers; 2 hot water heaters"},{"number":"EP-2022-010896","date":"2023-02-09","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-03-05","scope":"- Install 240V/120V 1 Ph 800 amp service - Install 400 amp, 240V/120V 2-phase 5-wire service - Wire 9 apartments and common areas - Wiring of outlets, switches, recessed and lighting fixtures, emergency lighting, smoke alarms, A/C units, Water heaters, appliances, Elevator, Fire Pump as per 2017 NEC. Install fire alarm as per 2016 NFPA 72."},{"number":"CP-2022-007181","date":"2023-03-21","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-03-12","scope":"For removing and replacing decks on all levels at the rear of the building as per approved plans."},{"number":"FP-2022-002912","date":"2023-04-10","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2024-03-12","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13R THROUGHOUT THE BUILDING TO INCLUDE 2\" MAIN FIRE SERVICE LINE WITH A 2\" WILKINS 350 XLT2 BACKFLOW PREVENTION ASSEMBLY AND UL LISTED TALCO 13R-50 FIRE PUMP COMPLYING WITH NFPA 20 AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"PP-2023-008243","date":"2023-06-14","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-06-21","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."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2022,"k":"permit","w":"Change of Use"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"New construction, addition, GFA change"},{"y":2022,"k":"permit","w":"Addition and/or Alterations"},{"y":2022,"k":"permit","w":"Alterations"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2025,"k":"viol","w":"3 L&I violations"},{"y":2025,"k":"insp","w":"Inspection failed"},{"y":2026,"k":"insp","w":"Inspection failed ×2"}],"rented":false,"licenses":[{"number":"437625","type":"Rental","status":"Closed","businessName":"DANIEL P CASULLO","legalName":"DANIEL P CASULLO","address":"2009-11 DELANCEY PL","revenueCode":"3202","rentalCategory":null,"units":16,"issuedDate":"2008-03-25","latestIssueDate":"2015-03-14","expirationDate":"2016-02-29","inactiveDate":"2016-04-29"},{"number":"751016","type":"Rental","status":"Inactive","businessName":"DANIEL P CASULLO JR","legalName":"DANIEL P CASULLO JR","address":"2009-11 DELANCEY PL","revenueCode":"3202","rentalCategory":null,"units":16,"issuedDate":"2017-09-08","latestIssueDate":"2020-11-03","expirationDate":"2021-09-07","inactiveDate":"2021-11-06"}],"licenseActivity":[{"number":"751016","type":"Rental","businessName":"DANIEL P CASULLO JR","legalName":"DANIEL P CASULLO JR","issuedDate":"2017-09-08","latestIssueDate":"2020-11-03","closureDate":"2021-11-06","expirationDate":"2021-09-07","inactiveDate":"2021-11-06","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"437625","type":"Rental","businessName":"DANIEL P CASULLO","legalName":"DANIEL P CASULLO","issuedDate":"2008-03-25","latestIssueDate":"2015-03-14","closureDate":"2016-04-29","expirationDate":"2016-02-29","inactiveDate":"2016-04-29","status":"Closed","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-27","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":["3 open L&I violations","failed L&I inspection activity in 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":["4 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"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":"1 permit not marked completed: CP-2020-007081 (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":"violations","level":"attention","title":"3 open L&I violations","finding":"9 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 multi-family; 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, 1 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was FAILED on Mar 5, 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":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as multi-family. BlockReport does not receive a current Commercial Trash account balance.","why":"Philadelphia charges qualifying small commercial, mixed-use, and multi-unit properties that use City collection; exemptions and private collection can change applicability. A use category alone does not prove a fee is due.","action":"Check the Commercial Trash account inside the date-effective Property Payoff.","url":"https://www.phila.gov/2026-06-09-pay-your-trash-fee-bill-by-june-30/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Sprinkler Certification: Certified through Feb 13, 2027","why":"Fire-protection certifications apply to the named system and inspection period only; they are not a whole-building safety certificate. Philadelphia generally requires annual sprinkler, standpipe, fire-alarm, special-hazard, and emergency-power inspections where those systems exist.","action":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"closingChecks":[{"title":"Property Sales Certification","body":"The seller must obtain Philadelphia’s certificate showing the base zoning, last use in the zoning record, and open violations. The City warns that it does not prove Building Code occupancy or show zoning overlays.","action":"Obtain the fresh certificate and compare it with the CO, permits, and Atlas overlays.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-property-sales-certification/"},{"title":"Date-effective City Property Payoff","body":"The Tax Center Property Payoff covers Real Estate Tax, Commercial Trash, and L&I abatement-work invoices. Philadelphia says it does not include business-tax debts or liens, water and sewer charges, or fines for code violations.","action":"Request the City statement effective through settlement; read every period and invoice.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"title":"Professional title and water-lien searches","body":"OPA ownership, deed summaries, and a zero tax balance are not clear title. Mortgages, judgments, municipal claims, water liens, easements, heirs, and other encumbrances require separate searches.","action":"Use a Pennsylvania lawyer/title company and obtain owner’s title insurance; order the separate water search/payoff.","url":"https://www.phila.gov/2026-04-07-why-title-insurance-is-your-best-friend-when-buying-a-home-in-philadelphia/","secondaryUrl":"https://www.phila.gov/services/water-gas-utilities/pay-or-dispute-a-water-bill/resolve-water-liens-judgments/"}]}