{"asOf":"2026-07-25T15:54:36.572Z","block":"3900-3999 PINE ST","blockUrl":"https://philadelphia.blockreport.homes/block/3900-3999-pine-st","address":"3929 PINE ST","parcelNumber":"881601300","source":"https://property.phila.gov/?p=881601300","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":"3927-31 PINE STREET LLC","coOwner":null,"marketValue":1099100,"landAssessment":109900,"improvementAssessment":989200,"livableArea":2730,"yearBuilt":1920,"lastSale":{"price":10,"date":"2020-11-18T05:00:00Z"},"openViolations":0,"violations":[{"number":"4851340","date":"2018-06-29","code":"PM15-309.4","title":"PEST ELIMINATION INFESTATION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4851339","date":"2018-06-29","code":"PM15-309.1","title":"PEST ELIMINATION INFESTATION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4851338","date":"2018-06-29","code":"PM15-308.1","title":"RUBBISH AND GARBAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4851337","date":"2018-06-29","code":"FC-13-1006.3","title":"ILLUMINATION EMERGENCY POWER","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4814956","date":"2018-09-18","code":"A-701.1/3","title":"CO- NEW USE OCCUPIED PRE-CO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4814955","date":"2018-09-18","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4851370","date":"2018-09-18","code":"PM15-506.2","title":"PLUMB SYS-SANITARY MAINTENA","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2022-075644","date":"2022-10-05","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"CLOSED","resolutionDate":"2022-12-01","resolution":"CLOSED - ADMINISTRATIVELY"}],"violationCases":[{"number":"642300","type":"HAZARDOUS","priority":"HAZARDOUS","responsibility":"HCEU","status":"CLOSED","createdDate":"2018-07-02","completedDate":null,"violations":[{"number":"4851340","date":"2018-06-29","code":"PM15-309.4","title":"PEST ELIMINATION INFESTATION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4851339","date":"2018-06-29","code":"PM15-309.1","title":"PEST ELIMINATION INFESTATION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4851338","date":"2018-06-29","code":"PM15-308.1","title":"RUBBISH AND GARBAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4851337","date":"2018-06-29","code":"FC-13-1006.3","title":"ILLUMINATION EMERGENCY POWER","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"655134","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2018-09-18","completedDate":"2018-11-29","violations":[{"number":"4814956","date":"2018-09-18","code":"A-701.1/3","title":"CO- NEW USE OCCUPIED PRE-CO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4814955","date":"2018-09-18","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"655138","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2018-09-18","completedDate":"2018-11-29","violations":[{"number":"4851370","date":"2018-09-18","code":"PM15-506.2","title":"PLUMB SYS-SANITARY MAINTENA","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2022-102814","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2022-10-05","completedDate":"2022-12-21","violations":[{"number":"VI-2022-075644","date":"2022-10-05","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"CLOSED","resolutionDate":"2022-12-01","resolution":"CLOSED - ADMINISTRATIVELY"}]}],"violYears":[{"y":2018,"n":7,"worst":null},{"y":2022,"n":1,"worst":null}],"investigations":[{"caseNumber":"642300","date":"2018-06-29","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"642300","date":"2018-08-06","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"642300","date":"2018-09-17","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"655134","date":"2018-09-17","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"655138","date":"2018-09-17","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"655134","date":"2018-09-19","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"642300","date":"2018-10-23","type":"PRECOURT","status":"FAILED"},{"caseNumber":"655134","date":"2018-10-23","type":"CEASE INSP","status":"PASSED"},{"caseNumber":"655138","date":"2018-10-23","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"642300","date":"2018-10-31","type":"PRECOURT","status":"PASSED"},{"caseNumber":"655138","date":"2018-10-31","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"CF-2022-102814","date":"2022-10-05","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-102814","date":"2022-11-09","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-102814","date":"2022-12-21","type":null,"status":"PASSED"}],"inspYears":[{"y":2018,"fails":6,"passes":3},{"y":2022,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.95077800643305,"lng":-75.20242993614725,"geom":{"type":"Polygon","coordinates":[[[-75.202379521,39.950897957],[-75.202425564,39.950651414],[-75.202487914,39.950658199],[-75.202433765,39.950905303],[-75.202379521,39.950897957]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2023-014758","type":"Sprinkler Certification","inspectionDate":"2023-07-11","result":"Certified","expirationDate":"2024-07-11","buildingId":"1398092"},{"number":"BC-2024-021579","type":"Sprinkler Certification","inspectionDate":"2024-07-15","result":"Certified","expirationDate":"2025-07-15","buildingId":"1398092"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19104","beds":null,"baths":null,"stories":3,"lotArea":1620,"zoning":"RM1","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"283 2ND STREET PIKE SUITE 110, SOUTHAMPTON PA, 18966","mailOut":true,"appeals":[{"type":"RB_LIRB","grounds":"ALL VIOLATIONS DO NOT EXIST.","status":"OPEN","outcome":"MOOT","date":"2018-12-11","number":"34738","relatedPermit":"642300"},{"type":"BBS Permit Denial","grounds":"For the erection of a 3-story addition and level III alterations to existing structure.","status":"Completed","outcome":"Approved","date":"2020-11-02","number":"CP-2020-004135","relatedPermit":null},{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR A VISITOR ACCOMMODATIONS HAVING DUEL USE OF EXISTING FIVE (5) SINGLE FAMILY HOUSEHOLD LIVING IN AN EXISTING STRUCTURE ON THE SALE LOT WITH ALL OTHER USES AS PREVIOUSLY APPROVED. \nNO SIGN ON THIS APPLICATION\n\nThe permit for the ab","status":"Completed","outcome":"Granted with conditions","date":"2024-06-04","number":"ZP-2023-000320","relatedPermit":"ZP-2023-000320"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":341800,"taxable":341800,"land":48815,"improvement":292985,"taxableLand":48815,"taxableImprovement":292985,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":341800,"taxable":341800,"land":48815,"improvement":292985,"taxableLand":48815,"taxableImprovement":292985,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":463500,"taxable":463500,"land":139050,"improvement":324450,"taxableLand":139050,"taxableImprovement":324450,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":454400,"taxable":454400,"land":136320,"improvement":318080,"taxableLand":136320,"taxableImprovement":318080,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":457800,"taxable":457800,"land":137340,"improvement":320460,"taxableLand":137340,"taxableImprovement":320460,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":457800,"taxable":457800,"land":137340,"improvement":320460,"taxableLand":137340,"taxableImprovement":320460,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":457800,"taxable":457800,"land":137340,"improvement":320460,"taxableLand":137340,"taxableImprovement":320460,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":1219900,"taxable":457710,"land":121900,"improvement":1098000,"taxableLand":121900,"taxableImprovement":335810,"exemptLand":0,"exemptImprovement":762190},{"y":2024,"v":1219900,"taxable":457710,"land":121900,"improvement":1098000,"taxableLand":121900,"taxableImprovement":335810,"exemptLand":0,"exemptImprovement":762190},{"y":2025,"v":1219900,"taxable":457773,"land":121990,"improvement":1097910,"taxableLand":121990,"taxableImprovement":335783,"exemptLand":0,"exemptImprovement":762127},{"y":2026,"v":1219900,"taxable":457773,"land":121990,"improvement":1097910,"taxableLand":121990,"taxableImprovement":335783,"exemptLand":0,"exemptImprovement":762127},{"y":2027,"v":1099100,"taxable":412435,"land":109900,"improvement":989200,"taxableLand":109900,"taxableImprovement":302535,"exemptLand":0,"exemptImprovement":686665}],"taxNow":6408,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"GM-2020-004918","date":"2020-07-13","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2021-10-15","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."},{"number":"ZP-2020-002250","date":"2020-08-24","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2022-12-01","scope":"FOR THE REMOVAL OF A NON-COMPLIANT ONE STORY REAR PORTION AND THE ADDITION OF A THREE (3) STORY REAR PORTION WITH ONE (1) BALCONY. SIZE AND LOCATION AS SHOWN IN APPLICATION / PLAN."},{"number":"CP-2020-004135","date":"2020-11-25","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-12-01","scope":"FOR THE ERECTION OF AN ADDITION AND LEVEL III ALTERATION TO INCLUDE NEW PARTITIONS, FIXTURES, FURNISHINGS, FINISHES AS PER APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR MEP AND FIRE SUPPRESSION WORK. **Recorded easement in rear yard to be provided prior to the issuance of the certificate of occupancy.**"},{"number":"PP-2021-009132","date":"2021-06-07","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-12-01","scope":"Installation of the main water distribution service pie, separate storm and sanitary mains, curb trap and fresh air inlet per approved PWD Site Utility plans. Installation of all interior water supply and Drain/Waste/Vent pipe per the 2018 Philadelphia Plumbing Code. Sizes and locations per plans."},{"number":"EP-2021-002776","date":"2021-08-03","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-03-17","scope":"5 Units Supply and Install All wiring through-out building TV/Phone in all units Install complete addressable fire alarm system with low frequency sound to be in all sleeping areas(living rms and bedrooms) ,tamper switch,flow switch as per 2016 NFPA72 All ceiling mounted lighting to be standard disk light All emergency and exit lighting Exhaust fans in all bathrooms 400a service complete with grounding 6 meter disconnects, 110 v interconnected smoke alarms As per APPROVED DRAWINGS - 2017 nec and 2018 Phila Fire Code."},{"number":"FP-2021-001894","date":"2021-09-01","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2022-09-12","scope":"For the installation of an automatic wet sprinkler system in accordance with NFPA 13 (using a new, two (2) inch fire service line as per PWD Utility Plan dated 05/19/2021, and new two (2) inch backflow within the basement), throughout an existing three (3) story attached structure to be used as Group R-2 (Five (5) Dwelling Units), as per plans and hydraulic calculations; see CP-2020-004135 for building permit."},{"number":"MP-2022-005189","date":"2022-10-12","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-11-29","scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS, AND APPLIANCES WITH ASSOCIATED DUCTWORK FOR A PREVIOUSLY APPROVED USE. 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 TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"ZP-2023-000320","date":"2024-04-24","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Visitor Accommodations"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2020,"k":"permit","w":"Interior Non-Load-Bearing Wall Demo."},{"y":2020,"k":"permit","w":"New construction, addition, GFA change"},{"y":2020,"k":"appeal","w":"Appeal approved"},{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"New Construction or Additions"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2022,"k":"viol","w":"L&I violation"},{"y":2022,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"Change of Use"},{"y":2024,"k":"appeal","w":"Appeal granted with conditions"}],"rented":true,"licenses":[{"number":"218720","type":"Rental","status":"Closed","businessName":"CONSTELLAR CORP","legalName":"CONSTELLAR CORP","address":"3929 PINE ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":11,"issuedDate":"2004-03-22","latestIssueDate":"2020-04-07","expirationDate":"2021-02-28","inactiveDate":null},{"number":"914327","type":"Rental","status":"Active","businessName":"3927-31 Pine Street LLC","legalName":"3927-31 Pine Street LLC","address":"3929 PINE ST","revenueCode":"3202","rentalCategory":"Hotel|Residential Dwellings","units":5,"issuedDate":"2023-01-12","latestIssueDate":"2025-12-23","expirationDate":"2027-01-11","inactiveDate":null}],"licenseActivity":[{"number":"914327","type":"Rental","businessName":"3927-31 Pine Street LLC","legalName":"3927-31 Pine Street LLC","issuedDate":"2023-01-12","latestIssueDate":"2025-12-23","closureDate":null,"expirationDate":"2027-01-11","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"218720","type":"Rental","businessName":"CONSTELLAR CORP","legalName":"CONSTELLAR CORP","issuedDate":"2004-03-22","latestIssueDate":"2020-04-07","closureDate":"2021-02-28","expirationDate":"2021-02-28","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false}],"businessLicenseSourceDate":"2026-07-24","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":["1 permit event since 2023","1 zoning/board appeal 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":"Appeal #ZP-2023-000320: Completed · Granted with conditions; related permit ZP-2023-000320. The history also contains “CO- NEW USE OCCUPIED PRE-CO.”","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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Sprinkler Certification: Certified through Jul 15, 2025","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 (283 2ND STREET PIKE SUITE 110, SOUTHAMPTON PA, 18966).","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 1920 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":"8 failed, 4 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Dec 21, 2022.","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":"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":"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 8 historical violations across 4 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/"}]}