{"asOf":"2026-07-26T11:19:45.675Z","block":"900-999 BUTTONWOOD ST","blockUrl":"https://philadelphia.blockreport.homes/block/900-999-buttonwood-st","address":"901 BUTTONWOOD ST","parcelNumber":"881519109","source":"https://property.phila.gov/?p=881519109","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"CA0","buildingCodeNew":"830","buildingClass":"APTS 5-50 UNITS MASONRY","buildingClassNew":"APARTMENTS - MID RISE","useLabel":"Apartment building","owner":"718 ALLEN LLC","coOwner":null,"marketValue":6644500,"landAssessment":664400,"improvementAssessment":5980100,"livableArea":29488,"yearBuilt":2027,"lastSale":{"price":1,"date":"2021-01-18T05:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2023-065339","date":"2023-08-29","code":"A-202.4","title":"FAILURE TO PROVIDE REPORTS","status":"WARNING ISSUED","resolutionDate":"2023-08-29","resolution":"WARNING ISSUED"},{"number":"VI-2023-086828","date":"2023-11-03","code":"A-202.4","title":"FAILURE TO PROVIDE REPORTS","status":"SVN ISSUED","resolutionDate":"2023-11-03","resolution":"SVN ISSUED"},{"number":"VI-2024-039822","date":"2024-05-20","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2024-05-20","resolution":"SVN ISSUED"},{"number":"VI-2024-040733","date":"2024-05-22","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2024-05-22","resolution":"SVN ISSUED"},{"number":"VI-2024-044100","date":"2024-05-31","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2024-05-31","resolution":"SVN ISSUED"},{"number":"VI-2024-044591","date":"2024-06-03","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2024-06-03","resolution":"SVN ISSUED"},{"number":"VI-2024-087657","date":"2024-10-23","code":"A-302.8","title":"POSTING OF PERMITS \n","status":"SVN ISSUED","resolutionDate":"2024-10-23","resolution":"SVN ISSUED"}],"violationCases":[{"number":"CF-2023-088885","type":"WARNING","priority":"STANDARD","responsibility":"ADMINISTRATIVE DISTRICT INVESTIGATOR","status":"CLOSED","createdDate":"2023-08-29","completedDate":"2023-08-30","violations":[{"number":"VI-2023-065339","date":"2023-08-29","code":"A-202.4","title":"FAILURE TO PROVIDE REPORTS","status":"WARNING ISSUED","resolutionDate":"2023-08-29","resolution":"WARNING ISSUED"}]},{"number":"CF-2023-115202","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"ADMINISTRATIVE DISTRICT INVESTIGATOR","status":"CLOSED","createdDate":"2023-11-03","completedDate":"2025-03-05","violations":[{"number":"VI-2023-086828","date":"2023-11-03","code":"A-202.4","title":"FAILURE TO PROVIDE REPORTS","status":"SVN ISSUED","resolutionDate":"2023-11-03","resolution":"SVN ISSUED"}]},{"number":"CF-2024-048526","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2024-05-20","completedDate":"2026-05-15","violations":[{"number":"VI-2024-039822","date":"2024-05-20","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2024-05-20","resolution":"SVN ISSUED"}]},{"number":"CF-2024-050132","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2024-05-22","completedDate":"2026-05-15","violations":[{"number":"VI-2024-040733","date":"2024-05-22","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2024-05-22","resolution":"SVN ISSUED"}]},{"number":"CF-2024-054428","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2024-05-31","completedDate":null,"violations":[{"number":"VI-2024-044100","date":"2024-05-31","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2024-05-31","resolution":"SVN ISSUED"}]},{"number":"CF-2024-055052","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2024-06-03","completedDate":null,"violations":[{"number":"VI-2024-044591","date":"2024-06-03","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2024-06-03","resolution":"SVN ISSUED"}]},{"number":"CF-2024-114158","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2024-10-23","completedDate":"2026-05-15","violations":[{"number":"VI-2024-087657","date":"2024-10-23","code":"A-302.8","title":"POSTING OF PERMITS \n","status":"SVN ISSUED","resolutionDate":"2024-10-23","resolution":"SVN ISSUED"}]}],"violYears":[{"y":2023,"n":2,"worst":null},{"y":2024,"n":5,"worst":null}],"investigations":[{"caseNumber":"CF-2023-088885","date":"2023-08-29","type":null,"status":null},{"caseNumber":"CF-2023-115202","date":"2023-11-03","type":null,"status":null},{"caseNumber":"CF-2024-048526","date":"2024-05-20","type":null,"status":null},{"caseNumber":"CF-2024-050132","date":"2024-05-22","type":null,"status":null},{"caseNumber":"CF-2024-054428","date":"2024-05-31","type":null,"status":null},{"caseNumber":"CF-2024-055052","date":"2024-06-03","type":null,"status":null},{"caseNumber":"CF-2024-114158","date":"2024-10-23","type":null,"status":null}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.96091915352439,"lng":-75.1532469631433,"geom":{"type":"Polygon","coordinates":[[[-75.153329943,39.960757844],[-75.153319647,39.96092236],[-75.153328809,39.96095167],[-75.153382217,39.960954201],[-75.153367506,39.961018133],[-75.153304816,39.961015164],[-75.153314737,39.961062389],[-75.153125691,39.961053432],[-75.153194355,39.960751422],[-75.153329943,39.960757844]]]},"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":5422,"zoning":"CMX3","grade":"B","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"4695 ROLLING RIDGE DR, CENTER VALLEY PA, 18034","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2022,"v":686700,"taxable":686700,"land":206010,"improvement":480690,"taxableLand":206010,"taxableImprovement":480690,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":686700,"taxable":686700,"land":206010,"improvement":480690,"taxableLand":206010,"taxableImprovement":480690,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":686700,"taxable":686700,"land":686700,"improvement":0,"taxableLand":686700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":686700,"taxable":686700,"land":686700,"improvement":0,"taxableLand":686700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":686700,"taxable":686700,"land":686700,"improvement":0,"taxableLand":686700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":6644500,"taxable":6644500,"land":664400,"improvement":5980100,"taxableLand":664400,"taxableImprovement":5980100,"exemptLand":0,"exemptImprovement":0}],"taxNow":9612,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"ZP-2020-009658","date":"2020-12-16","work":"Lot Line Relocation","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR A LOT ADJUSTMENT (CONSOLIDATION) TO CREATE ONE (1) LOT [PARCEL \"A\"] FROM FIVE (5) DEEDED PREMISES [901 & 903 BUTTONWOOD ST AND 506, 508, & 510 N 9TH ST] WITH ONE (1) SHARED OPA ACCOUNT NUMBER (#881519105). SIZE AND LOCATION AS SHOWN ON PLANS."},{"number":"ZP-2021-001468","date":"2021-07-08","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH ROOF DECK ACCESSED BY 7TH FLOOR. SIZE AND LOCATION AS SHOWN IN PLAN."},{"number":"CP-2020-004221","date":"2021-12-30","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"NEW CONSTRUCTION OF A SEVEN (7) STORY STRUCTURE WITH WALK OUT ROOF DECKS AT 7TH FLOOR LEVEL FOR USE AS SHELL COMMERCIAL SPACE (USE REGISTRATION & FIT-OUT PERMITS REQUIRED PRIOR TO OCCUPANCY) AND FORTY (40) DWELLING UNITS WITH ACCESSORY PARKING GARAGE AS PER APPROVED PLANS. BUILDING TO UTILIZE HORIZONTAL SEPARATIONS TO CREATE TWO (2) SEPARATE BUILDINGS WITH TWO (2) DIFFERENT CONSTRUCTION TYPES (BASEMENT, 1ST & 2ND FLOORS - TYPE IA AND 3RD THROUGH 7TH FLOORS - TYPE IIIB). FIRE RETARDANT TREATED STUDS AND SHEATHING REQUIRED FOR TYPE III CONSTRUCTION. BUILDING TO BE FULLY SPRINKLERED PER NFPA 13 AND INCLUDE STANDPIPES PER NFPA 14. FIRE WATCH REQUIRED PER CODE BULLETIN F-2001. *2018 IBC REVIEW* **SEPARATE PERMITS REQUIRED FOR MEP & FIRE SUPPRESSION WORK** AMENDMENT (4/11/2022) To add a horizontal exit in order to eliminate the need for backup power for the elevator as per plans. Elevator no longer part of the accessible means of egress."},{"number":"PP-2023-005184","date":"2023-04-21","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2024-10-04","scope":"Lateral seal."},{"number":"ZP-2023-003927","date":"2023-04-28","work":"Full Demolition","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE COMPLETE DEMOLITION OF ALL EXISTING STRUCTURE ON THE LOT."},{"number":"EP-2022-004276","date":"2023-06-22","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"INSTALL A 1600 AMP INCOMING SERVICE. PROVIDE WIRING THROUGHOUT THE COMMON AREAS AND DWELLING UNITS. INSTALL LIGHTS NORMAL & EMERGENCY SWITCHES, SENSORS AND RECEPTACLES. PROVIDE POWER FOR THE MECHANICAL & HVAC EQUIPMENT. INSTALL A FIRE ALARM SYSTEM THROUGHOUT. ALL WORK IN ACCORDANCE WITH THE 2017 NEC & 2016 NFPA-72."},{"number":"DP-2023-000461","date":"2023-07-26","work":"Minor Demolition","type":"Demolition","description":"Demolition Permit","status":"Completed","completedDate":"2023-10-20","scope":"FOR THE COMPLETE DEMOLITION OF ALL EXISTING STRUCTURE.STRUCTURE TO BE DEMOLISHED BY BOTH HAND AND MECHANICAL. PEDESTRIAN PROTECTION TO BE IN PLACE PRIOR TO THE START OF WORK AND TO BE MAINTAINED DURING ALL DEMOLITION ACTIVITIES. SEPARATE STREETS DEPARTMENT APPROVAL REQUIRED FOR SIDEWALK CLOSURE"},{"number":"PP-2022-006755","date":"2024-08-29","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"New construction, interior & exterior plumbing. +All proposed work to be done in accordance with Philadelphia Plumbing Code 2018."},{"number":"MP-2022-002479","date":"2024-08-29","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"INSTALLATION OF NEW HVAC SYSTEM FOR NEW CONSTRUCTION MIXED USE BUILDING AS PER APPROVED PLANS. *2018 IMC REVIEW*"},{"number":"FP-2025-000622","date":"2025-07-29","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 6\" MAIN FIRE SERVICE LINE WITH A 6\" AMES COLT 200 BACKFLOW PREVENTION ASSEMBLY, UL LISTED PENTAIR 4-383-9C FIRE PUMP COMPLYING WITH NFPA 20 AND TWO (2) STANDPIPE RISERS COMPLYING WITH NFPA 14 AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2021,"k":"permit","w":"New construction, addition, GFA change"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2023,"k":"permit","w":"Full Demolition"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"viol","w":"2 L&I violations"},{"y":2023,"k":"permit","w":"Minor Demolition"},{"y":2023,"k":"demo"},{"y":2024,"k":"viol","w":"5 L&I violations"},{"y":2024,"k":"permit","w":"New Construction or Additions"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"New Construction"}],"rented":false,"licenses":[{"number":"248621","type":"Rental","status":"Closed","businessName":"KAO CHINGTA","legalName":"KAO CHINGTA","address":"901 BUTTONWOOD ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2001-04-12","latestIssueDate":"2014-03-15","expirationDate":"2015-02-28","inactiveDate":"2015-04-29"},{"number":"244522","type":"Rental","status":"Closed","businessName":"MARRINNA KAO (THE KAO FAMILY TRUST)","legalName":"MARRINNA KAO","address":"901 BUTTONWOOD ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2004-03-21","latestIssueDate":"2014-03-15","expirationDate":"2015-02-28","inactiveDate":"2015-04-29"},{"number":"391677","type":"Food Preparing and Serving","status":"Inactive","businessName":"ABDERREZAK CHIKH-TOUHAMI","legalName":"ABDERREZAK CHIKH-TOUHAMI","address":"901 BUTTONWOOD ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2006-11-15","latestIssueDate":"2006-11-15","expirationDate":"2009-06-30","inactiveDate":"2006-11-17"},{"number":"654830","type":"Rental","status":"Inactive","businessName":"718 ALLEN LLC","legalName":"718 ALLEN LLC","address":"901 BUTTONWOOD ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2015-02-11","latestIssueDate":"2021-04-03","expirationDate":"2022-04-30","inactiveDate":"2022-06-29"}],"licenseActivity":[{"number":"654830","type":"Rental","businessName":"718 ALLEN LLC","legalName":"718 ALLEN LLC","issuedDate":"2015-02-11","latestIssueDate":"2021-04-03","closureDate":"2022-06-29","expirationDate":"2022-04-30","inactiveDate":"2022-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"391677","type":"Food Preparing and Serving","businessName":"ABDERREZAK CHIKH-TOUHAMI","legalName":"ABDERREZAK CHIKH-TOUHAMI","issuedDate":"2006-11-15","latestIssueDate":"2006-11-15","closureDate":"2006-11-17","expirationDate":"2009-06-30","inactiveDate":"2006-11-17","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"244522","type":"Rental","businessName":"MARRINNA KAO (THE KAO FAMILY TRUST)","legalName":"MARRINNA KAO","issuedDate":"2004-03-21","latestIssueDate":"2014-03-15","closureDate":"2015-04-29","expirationDate":"2015-02-28","inactiveDate":"2015-04-29","status":"Closed","statusLabel":"Inactive","active":false},{"number":"248621","type":"Rental","businessName":"KAO CHINGTA","legalName":"KAO CHINGTA","issuedDate":"2001-04-12","latestIssueDate":"2014-03-15","closureDate":"2015-04-29","expirationDate":"2015-02-28","inactiveDate":"2015-04-29","status":"Closed","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[{"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","demolition activity 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 868% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $686,700 to $6,644,500","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 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":"6 permits not marked completed: CP-2020-004221 (Issued), PP-2023-005184 (Expired), EP-2022-004276 (Issued), PP-2022-006755 (Issued), MP-2022-002479 (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":"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":"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":"Food Preparing and Serving #391677: Inactive since Nov 17, 2006","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":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"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 7 historical violations across 7 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/"}]}