{"asOf":"2026-07-24T17:40:51.123Z","block":"1200-1299 BUTTONWOOD ST","blockUrl":"https://philadelphia.blockreport.homes/block/1200-1299-buttonwood-st","address":"1238 BUTTONWOOD ST","parcelNumber":"881433602","source":"https://property.phila.gov/?p=881433602","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"RA","buildingCodeNew":"830","buildingClass":"PKG LOT NON COMMERCIAL","buildingClassNew":"APARTMENTS - MID RISE","useLabel":"Apartments","owner":"BUTTONWOOD ESTATE LLC","coOwner":null,"marketValue":4333000,"landAssessment":433300,"improvementAssessment":3899700,"livableArea":20844,"yearBuilt":2024,"lastSale":{"price":700000,"date":"2023-06-02T04:00:00Z"},"openViolations":2,"violations":[{"number":"229314842","date":"2019-12-16","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"229314843","date":"2019-12-16","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2022-076453","date":"2022-10-06","code":"A-302.10/2","title":"WORK NOT ACCORDING TO PLANS","status":"COMPLIED","resolutionDate":"2022-12-16","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-076452","date":"2022-10-06","code":"A-301.1/15","title":"FOUNDATION","status":"COMPLIED","resolutionDate":"2022-12-16","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2024-008850","date":"2024-02-09","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2024-02-09","resolution":"SVN ISSUED"},{"number":"VI-2024-033039","date":"2024-05-04","code":"A-202.4","title":"FAILURE TO PROVIDE REPORTS","status":"SVN ISSUED","resolutionDate":"2024-05-04","resolution":"SVN ISSUED"},{"number":"VI-2026-039692","date":"2026-06-04","code":"A-302.8","title":"POSTING OF PERMITS \n","status":"SVN ISSUED","resolutionDate":"2026-06-04","resolution":"SVN ISSUED"},{"number":"VI-2026-051000","date":"2026-07-08","code":"A-302.8","title":"POSTING OF PERMITS \n","status":"SVN ISSUED","resolutionDate":"2026-07-08","resolution":"SVN ISSUED"}],"violationCases":[{"number":"719112","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":null,"status":"IN VIOLATION","createdDate":"2019-12-16","completedDate":null,"violations":[{"number":"229314842","date":"2019-12-16","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"229314843","date":"2019-12-16","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"OPEN","resolutionDate":null,"resolution":null}]},{"number":"CF-2022-103681","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2022-10-07","completedDate":"2022-12-20","violations":[{"number":"VI-2022-076453","date":"2022-10-06","code":"A-302.10/2","title":"WORK NOT ACCORDING TO PLANS","status":"COMPLIED","resolutionDate":"2022-12-16","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-076452","date":"2022-10-06","code":"A-301.1/15","title":"FOUNDATION","status":"COMPLIED","resolutionDate":"2022-12-16","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2024-010646","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2024-02-09","completedDate":"2026-03-19","violations":[{"number":"VI-2024-008850","date":"2024-02-09","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2024-02-09","resolution":"SVN ISSUED"}]},{"number":"CF-2024-040549","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"ADMINISTRATIVE DISTRICT INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2024-05-04","completedDate":null,"violations":[{"number":"VI-2024-033039","date":"2024-05-04","code":"A-202.4","title":"FAILURE TO PROVIDE REPORTS","status":"SVN ISSUED","resolutionDate":"2024-05-04","resolution":"SVN ISSUED"}]},{"number":"CF-2026-064738","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2026-06-04","completedDate":null,"violations":[{"number":"VI-2026-039692","date":"2026-06-04","code":"A-302.8","title":"POSTING OF PERMITS \n","status":"SVN ISSUED","resolutionDate":"2026-06-04","resolution":"SVN ISSUED"}]},{"number":"CF-2026-082637","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2026-07-08","completedDate":null,"violations":[{"number":"VI-2026-051000","date":"2026-07-08","code":"A-302.8","title":"POSTING OF PERMITS \n","status":"SVN ISSUED","resolutionDate":"2026-07-08","resolution":"SVN ISSUED"}]}],"violYears":[{"y":2019,"n":2,"worst":null},{"y":2022,"n":2,"worst":null},{"y":2024,"n":2,"worst":null},{"y":2026,"n":2,"worst":null}],"investigations":[{"caseNumber":"CF-2022-103681","date":"2022-10-07","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-103681","date":"2022-11-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-103681","date":"2022-12-20","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-010646","date":"2024-02-09","type":null,"status":null},{"caseNumber":"CF-2024-040549","date":"2024-05-04","type":null,"status":null},{"caseNumber":"CF-2026-064738","date":"2026-06-04","type":null,"status":null},{"caseNumber":"CF-2026-082637","date":"2026-07-08","type":null,"status":null}],"inspYears":[{"y":2022,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.961026181496486,"lng":-75.1592935602829,"geom":{"type":"Polygon","coordinates":[[[-75.159157572,39.961083129],[-75.159190062,39.960939236],[-75.159428419,39.960969185],[-75.159398395,39.961112667],[-75.159157572,39.961083129]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19123","beds":null,"baths":null,"stories":6,"lotArea":3618,"zoning":"RMX3","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"429 N 11TH ST 1ST FL, PHILADELPHIA PA, 19123","mailOut":false,"appeals":[{"type":"BBS Permit Denial","grounds":"FOR THE AMENDMENT OF PREVIOUSLY APPROVED PERMIT CP-2021-006862 TO DOCUMENT CHANGE IN ALLEYWAY CONFGURATION FOR EMERGENCY ESCAPE AND RESCUE FOR ADJACENT PROPERTIES. ORIGINAL PERMIT APPROVED FOR THE ERECTION OF AN ATTACHED SIX STORY BUILDING ","status":"Completed","outcome":"Approved","date":"2023-04-17","number":"CP-2021-006862","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2020,"v":659400,"taxable":659400,"land":659400,"improvement":0,"taxableLand":659400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":659400,"taxable":659400,"land":659400,"improvement":0,"taxableLand":659400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":659400,"taxable":659400,"land":659400,"improvement":0,"taxableLand":659400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":659400,"taxable":659400,"land":659400,"improvement":0,"taxableLand":659400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":1993000,"taxable":1993000,"land":433000,"improvement":1560000,"taxableLand":433000,"taxableImprovement":1560000,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":4333000,"taxable":4333000,"land":433300,"improvement":3899700,"taxableLand":433300,"taxableImprovement":3899700,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":4333000,"taxable":4333000,"land":433300,"improvement":3899700,"taxableLand":433300,"taxableImprovement":3899700,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":4333000,"taxable":4333000,"land":433300,"improvement":3899700,"taxableLand":433300,"taxableImprovement":3899700,"exemptLand":0,"exemptImprovement":0}],"taxNow":60653,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"891745","date":"2018-08-08","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2018-08-08","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE; ROOF DECK ACCESSED BY A PILOTHOUSES FOR A VACANT COMMERCIAL SPACE (COMMERCIAL SPACE MAY NOT EXCEED 25% OF TOTAL GROSS FLOOR AREA)( USE REGISTRATION PERMIT REQUIRED PRIOR TO OCCUPANCY),RESIDENTIAL LOBBY AND WITH FIVE(5) ACCESSORY PARKING SPACES INCLUDING WITH ONE(1) ACCESSIBLE SPACE AND WITH EIGHT(8) BICYCLE SPACES IN AN ACCESSIBLE ROUTE AT FIRST FLOOR IN THE SAME BUILDING WITH MULTI-FAMILY HOUSEHOLD LIVING ( 16 DWELLING UNITS) FROM SECOND FLOOR THROUGH FIFTH FLOORS SIZE AND LOCATION AS SHOWN IN THE APPLICATION"},{"number":"ZP-2021-001591","date":"2021-03-25","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF AN ATTACHED BUILDING WITH ROOF DECK AND ROOF DECK ACCESS STRUCTURE. SIZE AND LOCATION AS SHOWN ON APPROVED PLANS."},{"number":"CP-2021-006862","date":"2021-12-09","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"AMENDMENT 5:FOR THE AMENDMENT OF PREVIOUSLY APPROVED PERMIT CP-2021-006862 TO DOCUMENT PANIC HARDWARE IN ELECTRICAL ROOM AS SHOWN PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN PROFESSIONAL PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. AMENDMENT 4: FOR THE AMENDMENT OF PREVIOUSLY APPROVED PERMIT CP-2021-006862 TO DOCUMENT CHANGE IN ALLEYWAY CONFGURATION FOR EMERGENCY ESCAPE AND RESCUE FOR ADJACENT PROPERTIES APPROVED PER BBS VARIANCE CASE NO. MI-2023-001879 WITH THE FOLLOWING PROVISOS \"CORRIDOR AND EXTERIOR PASSAGEWAY UNDER BUILDING AS EMERGENCY EGRESS WITH 2 HOUR FIRE RATED WALLS AND 3 HOUR RATED CEILING. PROVIDE EXIT SIGNS IN CORRIDOR AND PASSAGEWAY FOR EXIT TO BUTTONWOOD STREET.\" ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN PROFESSIONAL PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. AMENDED 3 AS OF 11.3.2022: FOR REVISION OF THE FOUNDATION SOLUTION TO A MAT FOUNDATION SYSTEM. AMENDMENT 2: FOR THE AMENDMENT OF PREVIOUSLY APPROVED PERMIT CP-2021-006862 TO DOCUMENT HORIZONTAL EXIT WITHIN THE BUILDING WITH CHANGES TO LAYOUT AS SHOWN PER APPROVED PLANS. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN PROFESSIONAL PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. AMENDMENT 1: AMEND NEW CONSTRUCTION PERMIT NO. CP-2021-006862 TO INCLUDE UNDERPINNING PLANS AND DETAILS AS PER APPROVED PLANS. ORIGINAL: FOR THE ERECTION OF AN ATTACHED SIX STORY BUILDING FOR USE AS THE FOLLOWING: MULTI-FAMILY HOUSEHOLD LIVING FOR 20 DWELLING UNITS WITH SEVEN CLASS 1A BICYCLE SPACES, AND SIX ACCESSORY PARKING SPACES IN UNDERGROUND PRIVATE RESIDENCE GARAGE (ONE PARKING SPACE IS VAN ACCESSIBLE). STRUCTURE TO CONTAIN A COMMON ROOF DECK ABOVE THE 6TH FLOOR LEVEL ACCESSED BY TWO ROOF DECK ACCESS STRUCTURES. BUILDING COMPOSED OF TWO DIFFERENT CONSTRUCTION TYPES (TYPE IA(BASEMENT-FIRST FLOOR LEV"},{"number":"FP-2022-002585","date":"2022-09-24","work":"Rough-In","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2023-05-15","scope":"Rough-In Permit for FP-2022-002552"},{"number":"EP-2022-009915","date":"2022-09-29","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-10-04","scope":"Temporary Electric Service."},{"number":"PP-2022-011277","date":"2022-10-24","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"INSTALL 21 TOILETS, 21 TUBS, 21 LAVATORY SINKS, 21 KITCHEN SINK, 21 WASHING MACHINE, 21 WATER HEATER, 3 AREA DRAIN, INSTALL NEW 2 RPZ BACKFLOW LF0099M2QT, 6\" HOUSE TRAP, FRESH AIR INLET, LATERAL 2\" WATER SERVICE MAIN TO BASEMENT METER"},{"number":"MP-2023-002293","date":"2023-06-03","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"FOR A NEW MECHANICAL SYSTEM INSTALLATION . THE INSTALLATION TO ACCOMMODATE AN EXISTING STRUCTURE. WORK TO INCLUDE THE INSTALLATION OF MINI SPLIT SYSTEM AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."},{"number":"FP-2022-002552","date":"2023-06-03","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13 THROUGHOUT THE BUILDING TO INCLUDE 4\" MAIN FIRE SERVICE LINE WITH A 4\" BACKFLOW PREVENTION ASSEMBLY AND ONE (1) STANDPIPE RISER COMPLYING WITH NFPA 14 AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"EP-2022-007667","date":"2023-12-18","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"INSTALL A NEW FIRE ALARM SYSTEM, NEW INSTALLATION 1200 AMP ELECTRICAL SERVICE, 22 METER BOX, ELECTRICAL BOX GROUND WIRE ,110V INTERCONNECTED SMOKE ALARMS,EM.LIGHTS,RESCUE ASSISTANCE SYSTEM . ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC,2018 PHILA FIRE CODE,2016 NFPA-72. *HORIZONTAL EXITS WERE CONSTRUCTED=NO STAND-BY POWER REQ'D*"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2022,"k":"viol","w":"2 L&I violations"},{"y":2022,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2022,"k":"permit","w":"Rough-In"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"New Construction or Additions"},{"y":2023,"k":"appeal","w":"Appeal approved"},{"y":2023,"k":"land","p":700000},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2024,"k":"viol","w":"2 L&I violations"},{"y":2026,"k":"viol","w":"2 L&I violations"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-23","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":["2 open L&I violations","failed L&I inspection activity in 2022"],"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":["3 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 117% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $1,993,000 to $4,333,000","no permit shown in 2024-2026"],"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 #891745: 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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"5 permits not marked completed: CP-2021-006862 (Issued), PP-2022-011277 (Issued), MP-2023-002293 (Issued), FP-2022-002552 (Issued), EP-2022-007667 (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":"violations","level":"attention","title":"2 open L&I violations","finding":"8 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":"2 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was unlabeled on Jul 8, 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":"4 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":"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/"}]}