{"asOf":"2026-07-25T09:26:26.591Z","block":"4400-4499 PINE ST","blockUrl":"https://philadelphia.blockreport.homes/block/4400-4499-pine-st","address":"4430 PINE ST","parcelNumber":"881614400","source":"https://property.phila.gov/?p=881614400","ownerType":"investor","kind":"multi-family","isHouse":false,"home":false,"commercial":false,"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":"DREXEL PROPERTY ASSOCIATE","coOwner":null,"marketValue":1242000,"landAssessment":248400,"improvementAssessment":993600,"livableArea":4840,"yearBuilt":1896,"lastSale":{"price":2030000,"date":"2002-04-26T04:00:00Z"},"openViolations":0,"violations":[{"number":"2637142","date":"2012-04-23","code":"PM-102.1/1","title":"LICENSE-RES MFD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2637143","date":"2012-04-23","code":"PM-304.1/2","title":"EXT S-STEPS REPAIR","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2637141","date":"2012-04-23","code":"FC-915.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3024451","date":"2013-12-03","code":"A-301.1/3","title":"PERMB- ALTER REP'R EXT PORTION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3024454","date":"2013-12-03","code":"A-901.13/1","title":"PENALTY- NO BLDG PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3024453","date":"2013-12-03","code":"A-504.1/3","title":"SWO- CONSTR W/O BLDG PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3024452","date":"2013-12-03","code":"A-504.1/1","title":"STOP WORK ORDER","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2022-053736","date":"2022-07-26","code":"F-1104.16.5.1.8","title":"FIRE ESCAPE REPORT REQUIRED\n","status":"COMPLIED","resolutionDate":"2022-11-15","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}],"violationCases":[{"number":"324778","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2012-04-24","completedDate":"2012-12-20","violations":[{"number":"2637142","date":"2012-04-23","code":"PM-102.1/1","title":"LICENSE-RES MFD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2637143","date":"2012-04-23","code":"PM-304.1/2","title":"EXT S-STEPS REPAIR","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2637141","date":"2012-04-23","code":"FC-915.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"412810","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DW","status":"CLOSED","createdDate":"2013-12-03","completedDate":"2013-12-04","violations":[{"number":"3024451","date":"2013-12-03","code":"A-301.1/3","title":"PERMB- ALTER REP'R EXT PORTION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3024454","date":"2013-12-03","code":"A-901.13/1","title":"PENALTY- NO BLDG PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3024453","date":"2013-12-03","code":"A-504.1/3","title":"SWO- CONSTR W/O BLDG PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3024452","date":"2013-12-03","code":"A-504.1/1","title":"STOP WORK ORDER","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2022-073784","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"AUDITS AND INVESTIGATIONS BUILDING CERTS","status":"CLOSED","createdDate":"2022-07-26","completedDate":"2023-04-10","violations":[{"number":"VI-2022-053736","date":"2022-07-26","code":"F-1104.16.5.1.8","title":"FIRE ESCAPE REPORT REQUIRED\n","status":"COMPLIED","resolutionDate":"2022-11-15","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]}],"violYears":[{"y":2012,"n":3,"worst":null},{"y":2013,"n":4,"worst":null},{"y":2022,"n":1,"worst":null}],"investigations":[{"caseNumber":"324778","date":"2012-04-23","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"324778","date":"2012-09-18","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"324778","date":"2012-11-09","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"324778","date":"2012-12-19","type":"PRECOURT","status":"PASSED"},{"caseNumber":"412810","date":"2013-12-02","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"412810","date":"2013-12-04","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"CF-2022-073784","date":"2022-07-26","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-073784","date":"2023-04-10","type":null,"status":"PASSED"}],"inspYears":[{"y":2012,"fails":2,"passes":1},{"y":2013,"fails":1,"passes":1},{"y":2022,"fails":1,"passes":0},{"y":2023,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.95156624619271,"lng":-75.2123056457852,"geom":{"type":"Polygon","coordinates":[[[-75.212232636,39.95171109],[-75.212291853,39.951412027],[-75.212379576,39.951422527],[-75.21231848,39.951721435],[-75.212232636,39.95171109]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2022-015783","type":"Fire Escape Report","inspectionDate":"2017-06-14","result":"Safe with Repair","expirationDate":"2022-06-14","buildingId":"1429657"},{"number":"BC-2022-016614","type":"Fire Escape Report","inspectionDate":"2022-11-08","result":"Safe","expirationDate":"2027-11-08","buildingId":"1429105"},{"number":"BC-2022-016615","type":"Fire Escape Report","inspectionDate":"2022-11-08","result":"Safe","expirationDate":"2027-11-08","buildingId":"1429657"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19104","beds":null,"baths":null,"stories":3,"lotArea":2750,"zoning":"CMX1","grade":"B","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"2015 LOCUST ST, PHILADELPHIA PA, 19103","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR THE REMOVAL OF A THRIFT SHOP, REMOVAL OG GROCERY STORE, FOR USE AS MEDICAL,DENTAL AND HEALTH PRACTITIONER, FOR A TKAE-OUT RESTAURANT ON THE FIRST FLOOR OF AN EXISTING STRUCTURE WITH OTHER PREVIOUSLY APPROVED USES. (NO SIGNS \n\n**M","status":"Dismissed / Withdrawn","outcome":"Withdrawn","date":"2023-04-24","number":"ZP-2022-000320","relatedPermit":"ZP-2022-000320"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":435800,"taxable":435800,"land":82864,"improvement":352936,"taxableLand":82864,"taxableImprovement":352936,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":435800,"taxable":435800,"land":82864,"improvement":352936,"taxableLand":82864,"taxableImprovement":352936,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":760100,"taxable":760100,"land":228030,"improvement":532070,"taxableLand":228030,"taxableImprovement":532070,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":533100,"taxable":533100,"land":159930,"improvement":373170,"taxableLand":159930,"taxableImprovement":373170,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":537000,"taxable":537000,"land":161100,"improvement":375900,"taxableLand":161100,"taxableImprovement":375900,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":537000,"taxable":537000,"land":161100,"improvement":375900,"taxableLand":161100,"taxableImprovement":375900,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":537000,"taxable":537000,"land":161100,"improvement":375900,"taxableLand":161100,"taxableImprovement":375900,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":1101000,"taxable":1101000,"land":330300,"improvement":770700,"taxableLand":330300,"taxableImprovement":770700,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":1101000,"taxable":1101000,"land":330300,"improvement":770700,"taxableLand":330300,"taxableImprovement":770700,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":1061000,"taxable":1061000,"land":318300,"improvement":742700,"taxableLand":318300,"taxableImprovement":742700,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":1061000,"taxable":1061000,"land":318300,"improvement":742700,"taxableLand":318300,"taxableImprovement":742700,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":1242000,"taxable":1242000,"land":248400,"improvement":993600,"taxableLand":248400,"taxableImprovement":993600,"exemptLand":0,"exemptImprovement":0}],"taxNow":14852,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"439238","date":"2012-11-21","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2013-02-11","scope":"REPLACE FRONT STEPS WITH WOOD STEPS, NEW RAILING, NEW HAND RAIL, REPAIR WOOD ON PORCH."},{"number":"509151","date":"2013-12-03","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2014-06-04","scope":"REPLACE THE WINDOW IN FRONT COMMERCIAL SPACE ON THE SIDE OF BUILDING TO MATCH ORIGINAL SIZE AND LOCATION.NEW WINDOWS AND DOORS MUST COMPLY WITH ALL GLAZING REQUIREMENTS OF THE 2009 INTERNATIONAL ENERGY CONSERVATION CODE AND IBC FOR SAFTY GLASS REQUIREMENTS."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2002,"k":"sale","p":2030000},{"y":2012,"k":"viol","w":"3 L&I violations"},{"y":2012,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2012,"k":"permit","w":"Alteration"},{"y":2013,"k":"viol","w":"4 L&I violations"},{"y":2013,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2013,"k":"permit","w":"Alteration"},{"y":2022,"k":"viol","w":"L&I violation"},{"y":2022,"k":"insp","w":"Inspection failed"},{"y":2023,"k":"appeal","w":"Appeal withdrawn"},{"y":2023,"k":"insp","w":"Inspection passed"}],"rented":true,"licenses":[{"number":"202607","type":"Food Preparing and Serving","status":"Inactive","businessName":"SAM'S PLACE","legalName":"SAM'S PLACE","address":"4430 PINE ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2004-04-29","latestIssueDate":"2004-04-29","expirationDate":"2005-04-30","inactiveDate":"2007-02-23"},{"number":"223570","type":"Rental","status":"Active","businessName":"DREXEL PROPERTY ASSOC II (GSPM)","legalName":"DREXEL PROPERTY ASSOC II","address":"4430 PINE ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":6,"issuedDate":"2004-11-02","latestIssueDate":"2026-07-10","expirationDate":"2027-02-28","inactiveDate":null},{"number":"400691","type":"Food Preparing and Serving","status":"Inactive","businessName":"KUNG FU SUE INC (SAMS PLACE)","legalName":"KUNG FU SUE INC","address":"4430 PINE ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2007-02-23","latestIssueDate":"2014-01-24","expirationDate":"2014-04-30","inactiveDate":"2014-08-08"},{"number":"637762","type":"Food Preparing and Serving","status":"Inactive","businessName":"NATASHA BURCANIN (EARTH CUP COFFEE)","legalName":"NATASHA BURCANIN","address":"4430 PINE ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2014-08-08","latestIssueDate":"2017-05-11","expirationDate":"2018-04-30","inactiveDate":"2018-06-29"},{"number":"805703","type":"Food Preparing and Serving","status":"Inactive","businessName":"KASONDRA PLESSAS( EARTH CUP COFFEE)","legalName":"KASONDRA PLESSAS( EARTH CUP COFFEE)","address":"4430 PINE ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2019-03-14","latestIssueDate":"2019-03-14","expirationDate":"2020-03-13","inactiveDate":"2020-05-12"},{"number":"849157","type":"Food Preparing and Serving","status":"Closed","businessName":"Knockbox LLC (Knockbox Cafe)","legalName":"Knockbox LLC","address":"4430 PINE ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2020-08-18","latestIssueDate":"2023-08-03","expirationDate":"2024-08-17","inactiveDate":null},{"number":"873413","type":"Sidewalk Cafe (Temporary)","status":"Inactive","businessName":"Knockbox LLC (Knockbox Cafe)","legalName":"Knockbox LLC","address":"4430 PINE ST","revenueCode":"3123","rentalCategory":null,"units":null,"issuedDate":"2021-07-20","latestIssueDate":"2021-12-22","expirationDate":"2022-12-31","inactiveDate":"2023-03-01"},{"number":"943352","type":"Food Preparing and Serving","status":"Active","businessName":"Heather Brady DeGrands (Knockbox Cafe)","legalName":"Heather Brady DeGrands","address":"4430 PINE ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2024-02-02","latestIssueDate":"2026-01-09","expirationDate":"2027-02-01","inactiveDate":null},{"number":"943846","type":"Sidewalk Cafe","status":"Active","businessName":"Heather Brady DeGrands (Knockbox Cafe)","legalName":"Heather Brady DeGrands","address":"4430 PINE ST","revenueCode":"3123","rentalCategory":null,"units":null,"issuedDate":"2024-02-08","latestIssueDate":"2026-01-06","expirationDate":"2027-02-07","inactiveDate":null}],"licenseActivity":[{"number":"943846","type":"Sidewalk Cafe","businessName":"Heather Brady DeGrands (Knockbox Cafe)","legalName":"Heather Brady DeGrands","issuedDate":"2024-02-08","latestIssueDate":"2026-01-06","closureDate":null,"expirationDate":"2027-02-07","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"943352","type":"Food Preparing and Serving","businessName":"Heather Brady DeGrands (Knockbox Cafe)","legalName":"Heather Brady DeGrands","issuedDate":"2024-02-02","latestIssueDate":"2026-01-09","closureDate":null,"expirationDate":"2027-02-01","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"873413","type":"Sidewalk Cafe (Temporary)","businessName":"Knockbox LLC (Knockbox Cafe)","legalName":"Knockbox LLC","issuedDate":"2021-07-20","latestIssueDate":"2021-12-22","closureDate":"2023-03-01","expirationDate":"2022-12-31","inactiveDate":"2023-03-01","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"849157","type":"Food Preparing and Serving","businessName":"Knockbox LLC (Knockbox Cafe)","legalName":"Knockbox LLC","issuedDate":"2020-08-18","latestIssueDate":"2023-08-03","closureDate":"2024-08-17","expirationDate":"2024-08-17","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false},{"number":"805703","type":"Food Preparing and Serving","businessName":"KASONDRA PLESSAS( EARTH CUP COFFEE)","legalName":"KASONDRA PLESSAS( EARTH CUP COFFEE)","issuedDate":"2019-03-14","latestIssueDate":"2019-03-14","closureDate":"2020-05-12","expirationDate":"2020-03-13","inactiveDate":"2020-05-12","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"637762","type":"Food Preparing and Serving","businessName":"NATASHA BURCANIN (EARTH CUP COFFEE)","legalName":"NATASHA BURCANIN","issuedDate":"2014-08-08","latestIssueDate":"2017-05-11","closureDate":"2018-06-29","expirationDate":"2018-04-30","inactiveDate":"2018-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"400691","type":"Food Preparing and Serving","businessName":"KUNG FU SUE INC (SAMS PLACE)","legalName":"KUNG FU SUE INC","issuedDate":"2007-02-23","latestIssueDate":"2014-01-24","closureDate":"2014-08-08","expirationDate":"2014-04-30","inactiveDate":"2014-08-08","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"223570","type":"Rental","businessName":"DREXEL PROPERTY ASSOC II (GSPM)","legalName":"DREXEL PROPERTY ASSOC II","issuedDate":"2004-11-02","latestIssueDate":"2026-07-10","closureDate":null,"expirationDate":"2027-02-28","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"202607","type":"Food Preparing and Serving","businessName":"SAM'S PLACE","legalName":"SAM'S PLACE","issuedDate":"2004-04-29","latestIssueDate":"2004-04-29","closureDate":"2007-02-23","expirationDate":"2005-04-30","inactiveDate":"2007-02-23","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","units":6,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 105% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $537,000 to $1,101,000","no permit shown in 2022-2024"],"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":"Appeal #ZP-2022-000320: Dismissed / Withdrawn · Withdrawn; related permit ZP-2022-000320.","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":"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":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1896 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":"4 failed, 3 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Apr 10, 2023.","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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Preparing and Serving #202607: Inactive since Feb 23, 2007; Food Preparing and Serving #400691: Inactive since Aug 8, 2014; Food Preparing and Serving #637762: Inactive since Jun 29, 2018; Food Preparing and Serving #805703: Inactive since May 12, 2020","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":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as multi-family. 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 3 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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Escape Report: Safe through Nov 8, 2027","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":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"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/"}]}