{"asOf":"2026-07-24T06:10:09.048Z","block":"7800-7899 HASBROOK AVE","blockUrl":"https://philadelphia.blockreport.homes/block/7800-7899-hasbrook-ave","address":"7801 HASBROOK AVE","parcelNumber":"881223800","source":"https://property.phila.gov/?p=881223800","ownerType":"absentee","kind":"apartments","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"CA0","buildingCodeNew":"804","buildingClass":"APTS 5-50 UNITS MASONRY","buildingClassNew":"APARTMENTS - LOW RISE","useLabel":"Apartment building","owner":"KREMS-MALONEY + SCHREIBER","coOwner":null,"marketValue":1464700,"landAssessment":292900,"improvementAssessment":1171800,"livableArea":12732,"yearBuilt":1957,"lastSale":{"price":2750,"date":"1987-10-29T05:00:00Z"},"openViolations":0,"violations":[{"number":"2060548","date":"2011-05-03","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2060549","date":"2011-05-03","code":"A-301.1/50","title":"PERME- WIRING BLDG OR PROP","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2060550","date":"2011-05-03","code":"A-504.1/3","title":"SWO- CONSTR W/O BLDG PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2527250","date":"2012-07-13","code":"A-301.1/51","title":"PERME- INST/REPL/REPAIR WIRE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2527237","date":"2012-08-03","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2529079","date":"2012-08-07","code":"A-301.1/51","title":"PERME- INST/REPL/REPAIR WIRE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2530914","date":"2012-08-07","code":"A-901.13/2","title":"PENALTY- NO ELEC PERM INFO","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"2531064","date":"2012-08-07","code":"A-901.13/2","title":"PENALTY- NO ELEC PERM INFO","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"275473","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DE","status":"CLOSED","createdDate":"2011-05-03","completedDate":"2011-06-10","violations":[{"number":"2060548","date":"2011-05-03","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2060549","date":"2011-05-03","code":"A-301.1/50","title":"PERME- WIRING BLDG OR PROP","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2060550","date":"2011-05-03","code":"A-504.1/3","title":"SWO- CONSTR W/O BLDG PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"338615","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DE","status":"CLOSED","createdDate":"2012-07-14","completedDate":"2012-08-23","violations":[{"number":"2527250","date":"2012-07-13","code":"A-301.1/51","title":"PERME- INST/REPL/REPAIR WIRE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"342400","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DE","status":"CLOSED","createdDate":"2012-08-06","completedDate":"2012-08-20","violations":[{"number":"2527237","date":"2012-08-03","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"342724","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DE","status":"CLOSED","createdDate":"2012-08-07","completedDate":"2012-08-20","violations":[{"number":"2529079","date":"2012-08-07","code":"A-301.1/51","title":"PERME- INST/REPL/REPAIR WIRE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"343004","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DE","status":"CLOSED","createdDate":"2012-08-08","completedDate":"2012-08-23","violations":[{"number":"2530914","date":"2012-08-07","code":"A-901.13/2","title":"PENALTY- NO ELEC PERM INFO","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"343028","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DE","status":"CLOSED","createdDate":"2012-08-08","completedDate":"2013-02-21","violations":[{"number":"2531064","date":"2012-08-07","code":"A-901.13/2","title":"PENALTY- NO ELEC PERM INFO","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2011,"n":3,"worst":null},{"y":2012,"n":5,"worst":null}],"investigations":[{"caseNumber":"275473","date":"2011-05-03","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"275473","date":"2011-06-10","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"338615","date":"2012-07-14","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"338615","date":"2012-07-30","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"342400","date":"2012-08-03","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"338615","date":"2012-08-06","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"342724","date":"2012-08-07","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"343004","date":"2012-08-07","type":"EP_ELEC","status":"FAILED"},{"caseNumber":"343028","date":"2012-08-07","type":"EP_ELEC","status":"FAILED"},{"caseNumber":"342724","date":"2012-08-20","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"342400","date":"2012-08-20","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"338615","date":"2012-08-23","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"343004","date":"2012-08-23","type":"EP_ELEC","status":"PASSED"},{"caseNumber":"343028","date":"2012-08-27","type":"EP_ELEC","status":"PASSED"}],"inspYears":[{"y":2011,"fails":1,"passes":1},{"y":2012,"fails":5,"passes":7}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.07230132160839,"lng":-75.08471499559145,"geom":{"type":"Polygon","coordinates":[[[-75.084559636,40.072201452],[-75.084554275,40.072165944],[-75.084789616,40.072175641],[-75.084826335,40.072199174],[-75.084869385,40.072266637],[-75.084854086,40.072430063],[-75.08459482,40.072429579],[-75.084559636,40.072201452]]]},"liDistrict":"EAST","certifications":[{"number":"BC-2023-024183","type":"Fire Alarm Certification","inspectionDate":"2023-10-12","result":"Certified","expirationDate":"2024-10-12","buildingId":"1359651"},{"number":"BC-2024-027879","type":"Fire Alarm Certification","inspectionDate":"2024-10-04","result":"Certified","expirationDate":"2025-10-04","buildingId":"1359651"},{"number":"BC-2024-027876","type":"Fire Alarm Certification","inspectionDate":"2024-10-04","result":"Certified","expirationDate":"2025-10-04","buildingId":"1359651"},{"number":"BC-2025-026306","type":"Fire Alarm Certification","inspectionDate":"2025-09-26","result":"Certified","expirationDate":"2026-09-26","buildingId":"1359651"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19111","beds":null,"baths":null,"stories":3,"lotArea":4550,"zoning":"CMX1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"PO BOX 634, FEASTERVILLE PA, 19053","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":806000,"taxable":806000,"land":81446,"improvement":724554,"taxableLand":81446,"taxableImprovement":724554,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":806000,"taxable":806000,"land":81446,"improvement":724554,"taxableLand":81446,"taxableImprovement":724554,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":830100,"taxable":830100,"land":207525,"improvement":622575,"taxableLand":207525,"taxableImprovement":622575,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":964100,"taxable":964100,"land":241025,"improvement":723075,"taxableLand":241025,"taxableImprovement":723075,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":968900,"taxable":968900,"land":242225,"improvement":726675,"taxableLand":242225,"taxableImprovement":726675,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":968900,"taxable":968900,"land":242225,"improvement":726675,"taxableLand":242225,"taxableImprovement":726675,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":968900,"taxable":968900,"land":242225,"improvement":726675,"taxableLand":242225,"taxableImprovement":726675,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":1252300,"taxable":1252300,"land":375690,"improvement":876610,"taxableLand":375690,"taxableImprovement":876610,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":1252300,"taxable":1252300,"land":375690,"improvement":876610,"taxableLand":375690,"taxableImprovement":876610,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":1300000,"taxable":1300000,"land":390000,"improvement":910000,"taxableLand":390000,"taxableImprovement":910000,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":1300000,"taxable":1300000,"land":390000,"improvement":910000,"taxableLand":390000,"taxableImprovement":910000,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":1464700,"taxable":1464700,"land":292900,"improvement":1171800,"taxableLand":292900,"taxableImprovement":1171800,"exemptLand":0,"exemptImprovement":0}],"taxNow":18197,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"100232","date":"2007-08-31","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2007-11-13","scope":"REPLACE EXISTING WINDOWS (40 WINDOWS)- SAME SIZE & LOCATION (APT. COMPLEX)"},{"number":"119007","date":"2007-11-30","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2008-08-26","scope":"REPAIR ROOF 4000 SF WITH RUBBER ROOFING SYSTEM"},{"number":"125030","date":"2008-02-25","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2008-04-04","scope":"DEMOLITION OF NONLOADBEARING PARTITION AND INSTALLATION OF ONE HOUR CEILING AT FIRST FLOOR VACANT SPACE."},{"number":"336072","date":"2011-04-20","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2011-11-01","scope":"FIRST FLOOR TOILET ROOM - ROUGH-IN PLUMBING FROM EXISTING TO INSTALL (1)WATER CLOSET AND (1)LAVATORY"},{"number":"336286","date":"2011-05-16","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2011-06-03","scope":"FOR INTERIOR ALTERATIONS TO INCLUDE FRAMING, PLACEMENT OF WALLBOARD AND THE CREATION OF AN ACCESSIBLE BATHROOM IN SPACE 101 AS PER PLANS."},{"number":"337054","date":"2011-05-18","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2011-07-27","scope":"INSTALL (11) CEILING LIGHTS,(1) BATHROOM FAN,(2) BATTERY PACKS, (2)EXIT SIGNS,(5) SWITCHES,(6)DUPLEX RECEPTACLES, CONNECT TO EXISTING 100 AMP ELECTRIC PANEL (120/240 VOLT SINGLE PHASE),2 PHONE JACKS,AS PER 2008 NEC"},{"number":"409526","date":"2012-06-18","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2012-08-11","scope":"ROUGH IN PLUMBING FROM EXISTING TO INSTALL WATER CLOSET AND LAVATORY SINK"},{"number":"408894","date":"2012-07-03","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2012-08-20","scope":"NEW BATHROOM, MECHANICAL CLOSET, ASSESSIBLE ENTRANCE, DROP CEILING THRU OUT AS SHOWN ON PLANS-OFFICE"},{"number":"414108","date":"2012-07-03","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2012-08-11","scope":"REPLACEMENT OF EXISTING MECHANICAL SYSTEM."},{"number":"417977","date":"2012-07-24","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2012-08-29","scope":"REPLACE 6 PHOTO SMOKES & HORN STROBE AFTER OLD CEILING WAS BEING REPLACED IN BASEMENT ALL WIRING AND CONTROL PANEL WAS EXISTING AND IN WORKING ORDER PER 2008 NEC"},{"number":"409466","date":"2012-08-08","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2012-10-10","scope":"REPLACE EXISTING PANEL,18 CIRCS,3 EXIT SIGNS,4 BATT PACKS,1 EXHAUST FAN,7 SWITCHES,10 RECEPTS, 2.5 TON SPLIT AC UNITS, AND 1-500W BASEBOARD HEATERS AS PER 2008 NEC(COMMERCIAL-OFFICE SPACE)(EAST DIST)"},{"number":"421607","date":"2012-08-17","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2012-08-29","scope":"REPLACED NEW 7 SMOKES 5 HORN/STROBES 4 MANUAL PULLS ALL OTHER DEVICES WERE EXISTING IN BLDG AREAS. ALL DEVICES IN GROUND LEVEL AREA ONLY WITH NEW WIRE GROUND PER 2008 NEC & NFPA 72 (COMMERICAL)"},{"number":"474195","date":"2013-05-31","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2013-08-30","scope":"ROUGH-IN PLUMBING FROM EXISTING TO INSTALL A WATER CLOSET AND LAV SINK"},{"number":"475478","date":"2013-06-12","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2013-06-12","scope":"USE OF 1ST FLOOR AS 3 PROFESSIONAL OFFICE SPACES, ALL OTHER USES STAY THE SAME"},{"number":"473651","date":"2013-07-05","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2013-08-30","scope":"TENANT FOR OUT FOR OFFICE SPACE"},{"number":"486958","date":"2013-08-02","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2013-08-30","scope":"INSTALL MECHANICALS, REGISTERS/DIFFUSERS, DUCTWORK TO SERVE TENANT SPACE. SEPARATE PERMIT REQUIRED FOR ELECTRICAL WORK"},{"number":"478121","date":"2013-08-07","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2013-09-25","scope":"12 LIGHT FIXTURES,2 EXIT SIGNS,2 BATT PKS,1 EXHAUST FAN,PWR 2 TON OUTDOOR CONDENSOR & 2 -1 TON INDOOR HEATPUMPS,2-4' BASEBOARD HTRS,1-20A HWH ALL FROM EXISTING PANEL,14 RECEPTS,4-3W SWITCHES AS PER 2008 NEC(OFFICES)"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2012,"k":"viol","w":"5 L&I violations"},{"y":2012,"k":"permit","w":"Major alteration"},{"y":2012,"k":"permit","w":"Mechanical"},{"y":2012,"k":"permit","w":"Electrical"},{"y":2012,"k":"insp","w":"L&I: 5 failed, 7 passed"},{"y":2012,"k":"permit","w":"Electrical"},{"y":2012,"k":"permit","w":"Electrical"},{"y":2013,"k":"permit","w":"Plumbing"},{"y":2013,"k":"permit","w":"Use"},{"y":2013,"k":"permit","w":"Major alteration"},{"y":2013,"k":"permit","w":"Mechanical"},{"y":2013,"k":"permit","w":"Electrical"}],"rented":true,"licenses":[{"number":"217032","type":"Rental","status":"Active","businessName":"KREMS MALONEY ET AL","legalName":"KREMS MALONEY ET AL","address":"7801 HASBROOK AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":16,"issuedDate":"2004-03-18","latestIssueDate":"2026-03-14","expirationDate":"2027-02-28","inactiveDate":null}],"licenseActivity":[{"number":"217032","type":"Rental","businessName":"KREMS MALONEY ET AL","legalName":"KREMS MALONEY ET AL","issuedDate":"2004-03-18","latestIssueDate":"2026-03-14","closureDate":null,"expirationDate":"2027-02-28","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-23","units":16,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 29% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $968,900 to $1,252,300","no permit shown in 2022-2024"],"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":"Use permit #475478: COMPLETED.","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":"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":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (PO BOX 634, FEASTERVILLE PA, 19053).","why":"A tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.","action":"Verify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1957 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"6 failed, 8 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Aug 27, 2012.","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 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 8 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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Sep 26, 2026","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/"}]}