{"asOf":"2026-07-26T05:43:38.463Z","block":"900-999 PINE ST","blockUrl":"https://philadelphia.blockreport.homes/block/900-999-pine-st","address":"926 PINE ST","parcelNumber":"881509350","source":"https://property.phila.gov/?p=881509350","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":true,"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":"926 PINE STREET LLC","coOwner":null,"marketValue":1076800,"landAssessment":107600,"improvementAssessment":969200,"livableArea":7108,"yearBuilt":1850,"lastSale":{"price":850000,"date":"2015-09-10T04:00:00Z"},"openViolations":0,"violations":[{"number":"1568599","date":"2010-01-14","code":"PM-303.5/1","title":"INT 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INSP","status":"FAILED"},{"caseNumber":"228245","date":"2010-05-18","type":"CI INSP","status":"FAILED"},{"caseNumber":"228245","date":"2010-10-05","type":"CI INSP","status":"FAILED"},{"caseNumber":"224886","date":"2010-11-17","type":"CI INSP","status":"FAILED"},{"caseNumber":"224886","date":"2010-12-06","type":"CI INSP","status":"CLOSED"},{"caseNumber":"228245","date":"2010-12-07","type":"CI INSP","status":"CLOSED"},{"caseNumber":"228245","date":"2010-12-17","type":"CI INSP","status":"FAILED"},{"caseNumber":"224886","date":"2011-03-22","type":"PRECOURT","status":"PASSED"},{"caseNumber":"228245","date":"2011-03-22","type":"PRECOURT","status":"FAILED"},{"caseNumber":"228245","date":"2011-05-04","type":"PRECOURT","status":"PASSED"},{"caseNumber":"517643","date":"2016-01-20","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"517643","date":"2016-04-11","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"599681","date":"2017-08-16","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"599681","date":"2017-10-05","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"624472","date":"2018-03-02","type":"EP_ELEC","status":"FAILED"},{"caseNumber":"624472","date":"2018-04-09","type":"EP_ELEC","status":"PASSED"},{"caseNumber":"624472","date":"2018-04-11","type":"EP_ELEC","status":"PASSED"},{"caseNumber":"624472","date":"2018-04-16","type":"EP_ELEC","status":"PASSED"},{"caseNumber":"599681","date":"2018-06-08","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"599681","date":"2018-08-23","type":"PRECOURT","status":"PASSED"},{"caseNumber":"624472","date":"2018-12-04","type":"EP_ELEC","status":"PASSED"}],"inspYears":[{"y":2010,"fails":8,"passes":1},{"y":2011,"fails":1,"passes":2},{"y":2016,"fails":1,"passes":1},{"y":2017,"fails":2,"passes":0},{"y":2018,"fails":1,"passes":5}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.94445106871755,"lng":-75.15782110248584,"geom":{"type":"Polygon","coordinates":[[[-75.157802784,39.944382927],[-75.157816868,39.944320056],[-75.157881586,39.944328191],[-75.157826106,39.944581341],[-75.157760196,39.944573194],[-75.157802784,39.944382927]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2023-002524","type":"Emergency and Standby Power Systems Certification","inspectionDate":"2022-08-29","result":"Certified","expirationDate":"2023-08-29","buildingId":"1511070"},{"number":"BC-2023-006162","type":"Sprinkler Certification","inspectionDate":"2023-01-04","result":"Certified","expirationDate":"2024-01-04","buildingId":"1511070"},{"number":"BC-2025-016063","type":"Sprinkler Certification","inspectionDate":"2025-03-10","result":"Certified","expirationDate":"2026-03-10","buildingId":"1511070"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19107","beds":null,"baths":null,"stories":4,"lotArea":1739,"zoning":"CMX1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"6 WRENFIELD DR, SEWELL NJ, 08080","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR VACANT COMMERCIAL SPACE ON THE 1ST FLOOR FRONT AND PROPOSED SEVEN (7)\nFAMILY DWELLING FROM 1ST FLOOR REAR TO 4TH FLOORS IN AN EXISTING STRUCTURE.","status":"CLOSED","outcome":"Granted with conditions","date":"2015-11-03","number":"25459","relatedPermit":"616165"},{"type":"Building standards appeal","grounds":"ON 3/29/2016, THE DEPARTMENT OF LICENSES AND INSPECTIONS ISSUED A NOTICE OF REFUSAL FOR APPLICATION #658349.","status":"CLOSED","outcome":"Denied","date":"2016-05-10","number":"27526","relatedPermit":"658349"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2017,"v":1200000,"taxable":1200000,"land":107226,"improvement":1092774,"taxableLand":107226,"taxableImprovement":1092774,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":1520200,"taxable":1520200,"land":456060,"improvement":1064140,"taxableLand":456060,"taxableImprovement":1064140,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":1545000,"taxable":1066200,"land":154500,"improvement":1390500,"taxableLand":154500,"taxableImprovement":911700,"exemptLand":0,"exemptImprovement":478800},{"y":2020,"v":1556500,"taxable":1073985,"land":155650,"improvement":1400850,"taxableLand":155650,"taxableImprovement":918335,"exemptLand":0,"exemptImprovement":482515},{"y":2021,"v":1556500,"taxable":1073985,"land":155650,"improvement":1400850,"taxableLand":155650,"taxableImprovement":918335,"exemptLand":0,"exemptImprovement":482515},{"y":2022,"v":1556500,"taxable":1073985,"land":155650,"improvement":1400850,"taxableLand":155650,"taxableImprovement":918335,"exemptLand":0,"exemptImprovement":482515},{"y":2023,"v":1556500,"taxable":1080211,"land":155650,"improvement":1400850,"taxableLand":155650,"taxableImprovement":924561,"exemptLand":0,"exemptImprovement":476289},{"y":2024,"v":1556500,"taxable":1080211,"land":155650,"improvement":1400850,"taxableLand":155650,"taxableImprovement":924561,"exemptLand":0,"exemptImprovement":476289},{"y":2025,"v":1556500,"taxable":1080211,"land":155650,"improvement":1400850,"taxableLand":155650,"taxableImprovement":924561,"exemptLand":0,"exemptImprovement":476289},{"y":2026,"v":1556500,"taxable":1080211,"land":155650,"improvement":1400850,"taxableLand":155650,"taxableImprovement":924561,"exemptLand":0,"exemptImprovement":476289},{"y":2027,"v":1076800,"taxable":747272,"land":107600,"improvement":969200,"taxableLand":107600,"taxableImprovement":639672,"exemptLand":0,"exemptImprovement":329528}],"taxNow":15121,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"649010","date":"2015-10-30","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"EXPIRED","completedDate":null,"scope":"INT DEMOLITION EZ INTERIOR DEMOLITION- FOR THE INTERIOR DEMOLITION OF NON LOAD-BEARING PARTITION WALLS AND CEILINGS AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS."},{"number":"616165","date":"2015-12-02","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2015-12-02","scope":"FOR VACANT COMMERCIAL SPACE ON THE 1ST FLOOR FRONT (USE REGISTRATION PERMIT REQUIRED PRIOR TO OCCUPANCY) AND PROPOSED FIVE (5) FAMILY DWELLING FROM 1ST FLOOR REAR TO 4TH FLOORS IN AN EXISTING STRUCTURE. NO SIGN ON THIS PERMIT."},{"number":"672869","date":"2016-02-29","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2018-12-19","scope":"INSTALL SIX (6) 60,000 BTU GASS FURANNCEWIT ASSICIATED DUCTWORK. NO PENTRATIONS OF ANY FIRE RATED ASSEMBLIES"},{"number":"658349","date":"2016-07-21","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-12-06","scope":"FOR INTERIOR ALTERATIONS TO AN EXISTING STRUCTURE TO INCLUDE NEW NON-LOAD BEARING PARTITIONS TO CREATE A VACANT COMMERCIAL SPACE ON THE FIRST FLOOR FRONT (SEPARATE CERTIFICATE OF OCCUPANCY REQUIRED PRIOR TO OCCUPANCY) AND FIVE (5) FAMILY DWELLING ON FIRST FLOOR REAR, AND FLOORS 2-4, AS PER APPROVED PLANS."},{"number":"722739","date":"2016-09-19","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-12-04","scope":"SUPPLY AND INSTALL NEW 2\" RPZ BACKFLOW PREVENTER (MIXED USE)THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"659118","date":"2016-09-29","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2018-10-19","scope":"FOR THE INSTALLATION OF A (2) INCH FIRE SERVICE LINE W. BACKFLOW PREVENTOR (BFP) ASSEMBLY, FIRE PUMP, AND FOR INSTALLATION OF A FIRE SUPPRESSION SYSTEM AS PER NFPA 13 AND NFPA 20. ALL WORK SHALL BE IN ACCORDANCE WITH APPROVED PLANS AND HYDRAULIC CALCULATIONS."},{"number":"727739","date":"2016-10-07","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-05-09","scope":"NEW 2\" WATER SERVICE FROM CURB TO BLDG-PA1#20162811198-\"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"711117","date":"2016-10-25","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-12-04","scope":"ALTERATIONS: INTERIOR PLUMBING; VACANT COMMERCIAL SPACE ON THE FIRST FLOOR FRONT AND FIVE (5) FAMILY DWELLING ON FIRST FLOOR REAR, AND FLOORS 2-4 - THE INSTALLATION WILL COMPY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"712855","date":"2016-11-01","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-10-19","scope":"INSTALL 400AMP SERVICE COMPLETE WITH METERS, PANELS AND GROUNDING, WIRE EACH UNIT WITH SWITCHES, RECEPTS, LIGHTS SMOKE/CO DETECOTRS AS PER 2008 NEC (CC DISTRICT)NO FIRE ALARM ON THIS PERMIT"},{"number":"731846","date":"2017-01-20","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-11-19","scope":"INSTALL 12 HORN STROBES DETECTORS,2 PULL STATIONS,2 STROBES,4 HORNS.INSTALL FIRE ALARM SYSTEM TO SPRINKLER SYSTEM IF NEEDED PER NFPA 72(MIXED USE)CC DISTRICT"},{"number":"795692","date":"2017-06-29","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2017-06-29","scope":"USE TO OFFICE CREDIT CARD PROCESSING"},{"number":"840527","date":"2018-01-29","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2018-12-04","scope":"TO AMEND PERMIT# 658349 TO INCLUDE FIRE RATED MECHANICAL ROOM AT BASEMENT, PER APPROVED PLANS."},{"number":"858949","date":"2018-03-14","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"EXPIRED","completedDate":null,"scope":"TEMPORARY CERTIFICATE OF OCCUPANCY FOR 2ND AND 3RD FLOORS"},{"number":"857010","date":"2018-05-04","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2018-12-04","scope":"AMEND PERMIT #658349 TO INCLUDE FIRE RATED ASSEMBLY @ BASEMENT LEVEL SURROUNDING FIRE PUMP ROOM AND UTILITY ROOM. THIS PERMIT REPLACES THE PREVIOUSLY ISSUED AMENDED PERMIT #840527."},{"number":"847525","date":"2018-05-21","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-10-19","scope":"INSTALL 100AMP SERVICE FROM PECO UNDERGROUND IN BOX TO EXISTING 100AMP FIRE PUMP CONTROL PANEL, 1-METER SOCKET & PVC CONDUIT INSTALL UNDERGROUND AND ENCASED IN CONCRETE TO FIRE PUMP CONTROL PANEL & FIRE PUMP MOTOR AS PER NEC 2008 CC DISTRICT"},{"number":"893547","date":"2018-07-13","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-12-04","scope":"RELOCATE 3-EXISTING ELECTRIC HOT WATER HEATER 50-GALS"},{"number":"952682","date":"2019-09-05","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2019-09-05","scope":"FOR THE ADDITION OF A ROOF DECK (RESIDENTIAL USE ONLY) ABOVE EXISTING FOUR (4) STORY ATTACHED STRUCTURE. SIZE AND LOCATION AS SHOWN IN APPLICATION/PLANS. FOR USE AS BUSINESS AND PROFESSIONAL OFFICE ON THE FIRST FLOOR FRONT WITH FIVE(5) DWELLING UNITS IN AN EXISTING ATTACHED STRUCTURE. NO SIGNS ON THIS PERMIT."},{"number":"969510","date":"2019-09-17","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-12-31","scope":"FOR THE ERECTION OF A ROOF DECK (RESIDENTIAL USE ONLY) ABOVE AN EXISTING FOUR (4) STORY ATTACHED STRUCTURE. SIZE AND LOCATION AS SHOWN IN APPLICATION/PLANS."},{"number":"PP-2025-000748","date":"2025-01-25","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-09-23","scope":"Install 2\" backflow preventer"}],"storyTag":"Improved","storyDelta":0,"timeline":[{"y":2017,"k":"viol","w":"L&I violation"},{"y":2017,"k":"insp","w":"Inspection failed ×2"},{"y":2018,"k":"permit","w":"Administrative"},{"y":2018,"k":"permit","w":"Administrative"},{"y":2018,"k":"permit","w":"Administrative"},{"y":2018,"k":"permit","w":"Electrical"},{"y":2018,"k":"viol","w":"2 L&I violations"},{"y":2018,"k":"permit","w":"Plumbing"},{"y":2018,"k":"insp","w":"L&I: 1 failed, 5 passed"},{"y":2019,"k":"permit","w":"Zoning/use"},{"y":2019,"k":"permit","w":"Major alteration"},{"y":2025,"k":"permit","w":"Alterations"}],"rented":true,"licenses":[{"number":"853493","type":"Rental","status":"Active","businessName":"926 PINE ST LLC","legalName":"926 PINE ST LLC","address":"926 PINE ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":5,"issuedDate":"2020-10-15","latestIssueDate":"2025-11-03","expirationDate":"2026-10-14","inactiveDate":null}],"licenseActivity":[{"number":"853493","type":"Rental","businessName":"926 PINE ST LLC","legalName":"926 PINE ST LLC","issuedDate":"2020-10-15","latestIssueDate":"2025-11-03","closureDate":null,"expirationDate":"2026-10-14","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-25","units":5,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #25459: CLOSED · Granted with conditions; related permit 616165. Use permit #616165: 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":"2 permits not marked completed: 649010 (EXPIRED), 858949 (EXPIRED).","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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Emergency and Standby Power Systems Certification: Certified through Aug 29, 2023; Sprinkler Certification: Certified through Mar 10, 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":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"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 (6 WRENFIELD DR, SEWELL NJ, 08080).","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 1850 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":"13 failed, 9 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Dec 4, 2018.","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":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"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 10 historical violations across 6 cases.","why":"A closed case is materially better than an open one, but it does not by itself prove that every altered use, unit, or concealed condition matches today’s approvals.","action":"Use the closed cases to target the inspection and occupancy-file review.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"}],"closingChecks":[{"title":"Property Sales Certification","body":"The seller must obtain Philadelphia’s certificate showing the base zoning, last use in the zoning record, and open violations. The City warns that it does not prove Building Code occupancy or show zoning overlays.","action":"Obtain the fresh certificate and compare it with the CO, permits, and Atlas overlays.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-property-sales-certification/"},{"title":"Date-effective City Property Payoff","body":"The Tax Center Property Payoff covers Real Estate Tax, Commercial Trash, and L&I abatement-work invoices. Philadelphia says it does not include business-tax debts or liens, water and sewer charges, or fines for code violations.","action":"Request the City statement effective through settlement; read every period and invoice.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"title":"Professional title and water-lien searches","body":"OPA ownership, deed summaries, and a zero tax balance are not clear title. Mortgages, judgments, municipal claims, water liens, easements, heirs, and other encumbrances require separate searches.","action":"Use a Pennsylvania lawyer/title company and obtain owner’s title insurance; order the separate water search/payoff.","url":"https://www.phila.gov/2026-04-07-why-title-insurance-is-your-best-friend-when-buying-a-home-in-philadelphia/","secondaryUrl":"https://www.phila.gov/services/water-gas-utilities/pay-or-dispute-a-water-bill/resolve-water-liens-judgments/"}]}