{"asOf":"2026-07-22T23:53:16.868Z","block":"3900-3999 WALNUT ST","blockUrl":"https://philadelphia.blockreport.homes/block/3900-3999-walnut-st","address":"3931 WALNUT ST","parcelNumber":"881600500","source":"https://property.phila.gov/?p=881600500","ownerType":"absentee","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":"SAADOUN FABRICE","coOwner":"NETZ YARON","marketValue":819800,"landAssessment":163900,"improvementAssessment":655900,"livableArea":6059,"yearBuilt":1910,"lastSale":{"price":1,"date":"2007-10-25T04:00:00Z"},"openViolations":0,"violations":[{"number":"1026802","date":"2008-07-17","code":"A-104.1/4","title":"WORKMANLIKE- PLUMBING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"123881","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"1026802","date":"2008-07-17","code":"A-104.1/4","title":"WORKMANLIKE- PLUMBING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2008,"n":1,"worst":null}],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.954376380189835,"lng":-75.2021140166246,"geom":{"type":"Polygon","coordinates":[[[-75.202113168,39.954167431],[-75.202201176,39.954178489],[-75.202114865,39.95458533],[-75.202026857,39.954574271],[-75.202113168,39.954167431]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19104","beds":null,"baths":null,"stories":3,"lotArea":3129,"zoning":"CMX4","grade":"B-","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"16 BALA AVE, BALA CYNWYD PA, 19004","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT/ CERTIFICATE FOR ERECTION OF TWO(2) FLATWALL SIGNS AND ONE PROJECTING FREE-STANDING SIGN ON EXISTING POLE.  SIGNS ARE TO BE ACCESSORY TO EXISTING RESTAURANT WITH THE ADDITION OF PREPARING AND SERVING OF FOOD FOR TAKE0OUT ALL IN SAME ","status":"CLOSED","outcome":"Granted with conditions","date":"2008-06-18","number":"5598","relatedPermit":"149383"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":533200,"taxable":533200,"land":94285,"improvement":438915,"taxableLand":94285,"taxableImprovement":438915,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":533200,"taxable":533200,"land":94285,"improvement":438915,"taxableLand":94285,"taxableImprovement":438915,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":729200,"taxable":729200,"land":218760,"improvement":510440,"taxableLand":218760,"taxableImprovement":510440,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":751000,"taxable":751000,"land":225300,"improvement":525700,"taxableLand":225300,"taxableImprovement":525700,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":756600,"taxable":756600,"land":226980,"improvement":529620,"taxableLand":226980,"taxableImprovement":529620,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":756600,"taxable":756600,"land":226980,"improvement":529620,"taxableLand":226980,"taxableImprovement":529620,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":756600,"taxable":756600,"land":226980,"improvement":529620,"taxableLand":226980,"taxableImprovement":529620,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":891200,"taxable":891200,"land":267360,"improvement":623840,"taxableLand":267360,"taxableImprovement":623840,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":891200,"taxable":891200,"land":267360,"improvement":623840,"taxableLand":267360,"taxableImprovement":623840,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":891200,"taxable":891200,"land":267360,"improvement":623840,"taxableLand":267360,"taxableImprovement":623840,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":891200,"taxable":891200,"land":267360,"improvement":623840,"taxableLand":267360,"taxableImprovement":623840,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":819800,"taxable":819800,"land":163900,"improvement":655900,"taxableLand":163900,"taxableImprovement":655900,"exemptLand":0,"exemptImprovement":0}],"taxNow":12475,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"86617","date":"2007-06-29","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2007-06-29","scope":"EAT-IN RESTAURANT ON 1ST FLOOR IN SAME BUILDING WITH FIVE (5) EXISTING DWELLINGS."},{"number":"92298","date":"2007-07-27","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2010-02-25","scope":"UPGRADE SERVICE TO 300 AMPS (WEST DIST)"},{"number":"110910","date":"2007-10-22","work":"Fast form building","type":"L_FFORM","description":"FAST FORM BUILDING PERMIT","status":"COMPLETED","completedDate":"2008-05-20","scope":null},{"number":"117758","date":"2007-12-11","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2008-09-11","scope":"INTERIOR RENOVATIONS TO RESTAURANT ON THE FIRST FLOOR TO INCLUDE TWO NEW HANDICAP RAMPS, REPLACEMENT OF EXISTING WINDOWS, NEW PARTITIONS AND SKYLIGHTS AS PER PLANS. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL AND PLUMBING."},{"number":"123881","date":"2007-12-28","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2008-07-28","scope":"FIXTURE REPLACEMENT"},{"number":"131482","date":"2008-03-10","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2008-08-04","scope":"INSTALL KITCHEN HOOD SYSTEMS"},{"number":"142212","date":"2008-04-03","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2015-05-18","scope":"FIRE ALARM SYSTEM AS PER PER NFPA-72 (WEST DIST)"},{"number":"131524","date":"2008-04-23","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2008-12-22","scope":"INSTALL (2) HVAC SYSTEMS, ETC."},{"number":"149383","date":"2008-07-01","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2008-07-01","scope":"ERECTION OF 1 ILLUMINATED WALL SIGN WITH METAL LETTERING WITH IN THE PROPERTY LINES. ERECTION OF ONE PROJECTED SIGN. NO CHANGES TO HEIGHT OR AREA OF BUILDING. ADDITION OF TAKE-OUT FOOD SERVICE."},{"number":"142218","date":"2008-07-10","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-06-22","scope":"FIRE ALARM SYSTEM AS PER NFPA-72 (WEST DIST)"},{"number":"158862","date":"2008-08-12","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2009-04-24","scope":"INSTALL KITCHEN SUPPRESSION SYSTEM IN AN EXISTING COMMERICAL KITCHEN ONLY."},{"number":"179195","date":"2008-10-03","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2009-05-14","scope":"TENANT FIT-OUT PER PLAN - \"CAPOGIRO\""},{"number":"192489","date":"2008-12-12","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2009-01-06","scope":"THROUGHOUT NEW DRAINAGE SYSTEM 2 WC, 2 LAVS, 3 HAND SINKS, 1 MOP SINK, 2 FOOD PREP SINKS, 2 THREE COMPARTMENT SINKS, 3 FLOOR DRAINS."},{"number":"199798","date":"2009-02-05","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2009-08-07","scope":"RAISE & LOWER (20) SPRINKLER HEADS TO MEET NEW CEILING HEIGHT."},{"number":"199524","date":"2009-02-18","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2009-05-14","scope":"ADDITIONAL WORK IN EXCESS OF PREVIOUSLY APPROVED PLAN AND PERMIT #179195 - SCOPE OF ADDITIONAL WORK: 250 SQ. FT. MEZZANINE FOR MANAGER'S OFFICE AND UTILITIES"},{"number":"198647","date":"2009-02-26","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2009-05-14","scope":"INSTALLATION OF 2 5 TON WATER SOURCE HEAT PUMPS. ALL DUCTOWRK WILL BE INSTALLAED ABOVE CEILING. 1 4 TON WATER SOURCE TO KITCHEN AND MEZZANINE. ALL DUCTWORK WILL BE EXSPOSED IN KITCHEN. THE RETURN WILL COME FROM THE MEZZANINE.ALL WORK SHALL COMPLY WITH THE APPROVED PLANS."},{"number":"203574","date":"2009-03-27","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2016-02-10","scope":"COMMERCIAL TENANT FIT OUT AND ADDING 2 STROBES IN BATHROOMS AS PER 2005 NEC (WEST DISTRICT)"},{"number":"803627","date":"2017-07-27","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-02-20","scope":"EZ EXTERIOR WALL COVERINGS-(FRONT FACADE MINOR MASONRY REPAIRS,(POINTING AND BROWNSTONE REPAIR). FOR THE APPLICATION OF EXTERIOR WALL COVERINGS AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS."},{"number":"PP-2026-001963","date":"2026-02-17","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2026-02-19","scope":"Replace curb trap and fai"},{"number":"ZP-2026-003091","date":"2026-04-20","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF ONE (1) STATICALLY ILLUMINATED WALL SIGN, ONE (1) NON-ILLUMINATED WALL SIGN, AND ONE (1) 2-FACED FREESTANDING SIGN. SIZE AND LOCATION AS SHOWN IN APPLICATION/PLANS"},{"number":"GP-2026-003168","date":"2026-04-29","work":"Sign","type":"General","description":"General Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF ONE (1) STATICALLY ILLUMINATED WALL SIGN, ONE (1) NON-ILLUMINATED WALL SIGN, AND ONE (1) 2-FACED FREESTANDING SIGN. **SEPARATE PERMIT REQUIRED FOR ELECTRICAL WORK**"},{"number":"EP-2026-004448","date":"2026-05-18","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"Connect (1) wall sign to existing circuit. No new wiring. General Permit #GP-2026-003168"},{"number":"CP-2026-002778","date":"2026-07-07","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR LEVEL II ALTERATIONS WITH NO CHANGE IN OCCUPANCY CLASSIFICATION. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2008,"k":"permit","w":"Major alteration"},{"y":2008,"k":"permit","w":"Plumbing"},{"y":2009,"k":"permit","w":"Suppression"},{"y":2009,"k":"permit","w":"Major alteration"},{"y":2009,"k":"permit","w":"Mechanical"},{"y":2009,"k":"permit","w":"Electrical"},{"y":2017,"k":"permit","w":"Alteration"},{"y":2026,"k":"permit","w":"Alterations"},{"y":2026,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2026,"k":"permit","w":"Sign"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"}],"rented":true,"licenses":[{"number":"453350","type":"Food Preparing and Serving","status":"Active","businessName":"YAFL INC (HUMMUS)","legalName":"YAFL INC","address":"3931 WALNUT ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2008-08-06","latestIssueDate":"2026-04-20","expirationDate":"2027-04-30","inactiveDate":null},{"number":"579183","type":"Dumpster License - Private Property","status":"Closed","businessName":"YAFL INC (HUMMUS)","legalName":"YAFL INC","address":"3931 WALNUT ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2012-12-05","latestIssueDate":"2013-07-27","expirationDate":null,"inactiveDate":null},{"number":"853926","type":"Sidewalk Cafe (Temporary)","status":"Inactive","businessName":"YAFL INC (HUMMUS)","legalName":"YAFL INC","address":"3931 WALNUT ST","revenueCode":"3123","rentalCategory":null,"units":null,"issuedDate":"2020-10-21","latestIssueDate":"2021-12-22","expirationDate":"2022-12-31","inactiveDate":"2023-03-01"},{"number":"855121","type":"Rental","status":"Active","businessName":"3931 WALNUT STREET PARTNERS (Yaron Netz & Fabrice Saadoun)","legalName":"3931 WALNUT STREET PARTNERS","address":"3931 WALNUT ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":5,"issuedDate":"2020-11-06","latestIssueDate":"2025-10-24","expirationDate":"2026-11-05","inactiveDate":null},{"number":"930374","type":"Sidewalk Cafe","status":"Active","businessName":"YAFL INC (HUMMUS)","legalName":"YAFL INC","address":"3931 WALNUT ST","revenueCode":"3123","rentalCategory":null,"units":null,"issuedDate":"2023-08-08","latestIssueDate":"2025-07-31","expirationDate":"2026-08-07","inactiveDate":null}],"licenseActivity":[{"number":"930374","type":"Sidewalk Cafe","businessName":"YAFL INC (HUMMUS)","legalName":"YAFL INC","issuedDate":"2023-08-08","latestIssueDate":"2025-07-31","closureDate":null,"expirationDate":"2026-08-07","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"855121","type":"Rental","businessName":"3931 WALNUT STREET PARTNERS (Yaron Netz & Fabrice Saadoun)","legalName":"3931 WALNUT STREET PARTNERS","issuedDate":"2020-11-06","latestIssueDate":"2025-10-24","closureDate":null,"expirationDate":"2026-11-05","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"853926","type":"Sidewalk Cafe (Temporary)","businessName":"YAFL INC (HUMMUS)","legalName":"YAFL INC","issuedDate":"2020-10-21","latestIssueDate":"2021-12-22","closureDate":"2023-03-01","expirationDate":"2022-12-31","inactiveDate":"2023-03-01","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"579183","type":"Dumpster License - Private Property","businessName":"YAFL INC (HUMMUS)","legalName":"YAFL INC","issuedDate":"2012-12-05","latestIssueDate":"2013-07-27","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false},{"number":"453350","type":"Food Preparing and Serving","businessName":"YAFL INC (HUMMUS)","legalName":"YAFL INC","issuedDate":"2008-08-06","latestIssueDate":"2026-04-20","closureDate":null,"expirationDate":"2027-04-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-21","units":5,"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":["5 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":"Use permit #86617: 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":"3 permits not marked completed: GP-2026-003168 (Issued), EP-2026-004448 (Issued), CP-2026-002778 (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":"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 (16 BALA AVE, BALA CYNWYD PA, 19004).","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 1910 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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"5 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":"Dumpster License - Private Property #579183: Closed; Sidewalk Cafe (Temporary) #853926: Inactive since Mar 1, 2023","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 and appears related-party/family-held.","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 1 historical violation across 1 case.","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/"}]}