{"asOf":"2026-07-24T21:44:13.805Z","block":"4100-4199 N AMERICAN ST","blockUrl":"https://philadelphia.blockreport.homes/block/4100-4199-n-american-st","address":"4100 N AMERICAN ST","parcelNumber":"882000483","source":"https://property.phila.gov/?p=882000483","ownerType":"owner-occupied","kind":"industrial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"LD0","buildingCodeNew":"223","buildingClass":"IND SHOP MASONRY","buildingClassNew":"AUTO SERVICE GARAGE","useLabel":"Store","owner":"RODRIGUEZ CIRIACO NICOLAS","coOwner":null,"marketValue":977400,"landAssessment":293220,"improvementAssessment":684180,"livableArea":27925,"yearBuilt":1934,"lastSale":{"price":1,"date":"2022-01-06T05:00:00Z"},"openViolations":3,"violations":[{"number":"211961794","date":"2019-04-09","code":"FC-13-906.1","title":"EXTINGUISHERS REQRD (SPECIFY)","status":"COMPLIED","resolutionDate":"2021-03-15","resolution":"COMPLIED - OWNER REPAIR"},{"number":"211961793","date":"2019-04-09","code":"FC-13-2505.2","title":"SEPARATION OF PILES","status":"COMPLIED","resolutionDate":"2020-12-29","resolution":"COMPLIED - OWNER REPAIR"},{"number":"211962779","date":"2019-05-21","code":"FC-13-912.31","title":"FDC LOCKING CAPS","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"211962780","date":"2019-05-21","code":"FC-13-912.4","title":"FDC SIGNAGE REQUIRED","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"211962781","date":"2019-05-21","code":"FC-13-915.1A","title":"FIRE SUPPRESSION CERTIFICATION","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2021-078390","date":"2021-11-08","code":"FC-13-2701.8","title":"SAFETY DATA SHEETS/CONTAINER","status":"COMPLIED","resolutionDate":"2022-03-01","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-079023","date":"2021-11-08","code":"FC-13-2701.8","title":"SAFETY DATA SHEETS/CONTAINER","status":"COMPLIED","resolutionDate":"2022-02-22","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-079021","date":"2021-11-08","code":"FC-13-906.2","title":"FIRE EXTINGUISHERS TAGGED","status":"COMPLIED","resolutionDate":"2022-02-22","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-079022","date":"2021-11-08","code":"FC-13-605.6","title":"OPEN JUNCTION BOXES","status":"COMPLIED","resolutionDate":"2022-02-22","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-079020","date":"2021-11-08","code":"FC-13-2703.5.1","title":"MARKING OF CONTAINERS","status":"COMPLIED","resolutionDate":"2022-02-22","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-012298","date":"2022-02-23","code":"FC-13-915.1(A)","title":"FIRE SUPPRESSION CERTIFICATION","status":"CLOSED","resolutionDate":"2022-04-25","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2022-012297","date":"2022-02-23","code":"9-621(2)(A)","title":"TIRE DEALER LICENSE","status":"COMPLIED","resolutionDate":"2022-03-21","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2025-036810","date":"2025-05-20","code":"F-304.2","title":"STORAGE\n","status":"COMPLIED","resolutionDate":"2025-08-05","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-036813","date":"2025-05-20","code":"F-2311.3.2","title":"SMOKING IN REPAIR GARAGES\n","status":"COMPLIED","resolutionDate":"2025-08-05","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-036808","date":"2025-05-20","code":"F-105.6.4","title":"REPAIR GARAGES/MOTOR FUEL\n","status":"COMPLIED","resolutionDate":"2025-08-05","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2025-036812","date":"2025-05-20","code":"F-5303.5.3","title":"SECURING COMPRESSED CYLINDERS\n","status":"COMPLIED","resolutionDate":"2025-08-05","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-036811","date":"2025-05-20","code":"F-906.6","title":"FIRE EXTINGUISHER UNOBSTRUCTED & UNOBSCURED\n","status":"COMPLIED","resolutionDate":"2025-08-05","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-036809","date":"2025-05-28","code":"F-5003.5.1","title":"MARKING OF CONTAINERS\n","status":"COMPLIED","resolutionDate":"2025-08-05","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"679607","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2019-04-11","completedDate":"2021-03-16","violations":[{"number":"211961794","date":"2019-04-09","code":"FC-13-906.1","title":"EXTINGUISHERS REQRD (SPECIFY)","status":"COMPLIED","resolutionDate":"2021-03-15","resolution":"COMPLIED - OWNER REPAIR"},{"number":"211961793","date":"2019-04-09","code":"FC-13-2505.2","title":"SEPARATION OF PILES","status":"COMPLIED","resolutionDate":"2020-12-29","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"686466","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL PROPERTY MAINTENANCE INVESTIGATOR","status":"IN VIOLATION","createdDate":"2019-05-21","completedDate":null,"violations":[{"number":"211962779","date":"2019-05-21","code":"FC-13-912.31","title":"FDC LOCKING CAPS","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"211962780","date":"2019-05-21","code":"FC-13-912.4","title":"FDC SIGNAGE REQUIRED","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"211962781","date":"2019-05-21","code":"FC-13-915.1A","title":"FIRE SUPPRESSION CERTIFICATION","status":"OPEN","resolutionDate":null,"resolution":null}]},{"number":"CF-2021-108584","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2021-11-08","completedDate":"2022-03-03","violations":[{"number":"VI-2021-078390","date":"2021-11-08","code":"FC-13-2701.8","title":"SAFETY DATA SHEETS/CONTAINER","status":"COMPLIED","resolutionDate":"2022-03-01","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2021-109430","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2021-11-12","completedDate":"2022-02-22","violations":[{"number":"VI-2021-079023","date":"2021-11-08","code":"FC-13-2701.8","title":"SAFETY DATA SHEETS/CONTAINER","status":"COMPLIED","resolutionDate":"2022-02-22","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-079021","date":"2021-11-08","code":"FC-13-906.2","title":"FIRE EXTINGUISHERS TAGGED","status":"COMPLIED","resolutionDate":"2022-02-22","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-079022","date":"2021-11-08","code":"FC-13-605.6","title":"OPEN JUNCTION BOXES","status":"COMPLIED","resolutionDate":"2022-02-22","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-079020","date":"2021-11-08","code":"FC-13-2703.5.1","title":"MARKING OF CONTAINERS","status":"COMPLIED","resolutionDate":"2022-02-22","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2022-014666","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2022-02-23","completedDate":"2022-04-25","violations":[{"number":"VI-2022-012298","date":"2022-02-23","code":"FC-13-915.1(A)","title":"FIRE SUPPRESSION CERTIFICATION","status":"CLOSED","resolutionDate":"2022-04-25","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2022-012297","date":"2022-02-23","code":"9-621(2)(A)","title":"TIRE DEALER LICENSE","status":"COMPLIED","resolutionDate":"2022-03-21","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]},{"number":"CF-2025-049142","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2025-05-28","completedDate":"2025-08-06","violations":[{"number":"VI-2025-036810","date":"2025-05-20","code":"F-304.2","title":"STORAGE\n","status":"COMPLIED","resolutionDate":"2025-08-05","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-036813","date":"2025-05-20","code":"F-2311.3.2","title":"SMOKING IN REPAIR GARAGES\n","status":"COMPLIED","resolutionDate":"2025-08-05","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-036808","date":"2025-05-20","code":"F-105.6.4","title":"REPAIR GARAGES/MOTOR FUEL\n","status":"COMPLIED","resolutionDate":"2025-08-05","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2025-036812","date":"2025-05-20","code":"F-5303.5.3","title":"SECURING COMPRESSED CYLINDERS\n","status":"COMPLIED","resolutionDate":"2025-08-05","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-036811","date":"2025-05-20","code":"F-906.6","title":"FIRE EXTINGUISHER UNOBSTRUCTED & UNOBSCURED\n","status":"COMPLIED","resolutionDate":"2025-08-05","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-036809","date":"2025-05-28","code":"F-5003.5.1","title":"MARKING OF CONTAINERS\n","status":"COMPLIED","resolutionDate":"2025-08-05","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2019,"n":5,"worst":null},{"y":2021,"n":5,"worst":null},{"y":2022,"n":2,"worst":null},{"y":2025,"n":6,"worst":null}],"investigations":[{"caseNumber":"679607","date":"2021-01-07","type":null,"status":"FAILED"},{"caseNumber":"686466","date":"2021-01-07","type":null,"status":"FAILED"},{"caseNumber":"679607","date":"2021-03-16","type":null,"status":"PASSED"},{"caseNumber":"686466","date":"2021-03-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-108584","date":"2021-11-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-109430","date":"2021-11-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-109430","date":"2022-02-22","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-014666","date":"2022-02-23","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-108584","date":"2022-03-03","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-014666","date":"2022-03-21","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-014666","date":"2022-04-25","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-049142","date":"2025-05-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-049142","date":"2025-08-06","type":null,"status":"PASSED"}],"inspYears":[{"y":2021,"fails":5,"passes":1},{"y":2022,"fails":2,"passes":3},{"y":2025,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.013587303871866,"lng":-75.13188107969785,"geom":null,"liDistrict":"EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19140","beds":null,"baths":null,"stories":1,"lotArea":93413,"zoning":"I2","grade":"A","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"4100 N AMERICAN ST, PHILADELPHIA PA, 19140","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2026,"v":977400,"taxable":977400,"land":293220,"improvement":684180,"taxableLand":293220,"taxableImprovement":684180,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":977400,"taxable":977400,"land":293220,"improvement":684180,"taxableLand":293220,"taxableImprovement":684180,"exemptLand":0,"exemptImprovement":0}],"taxNow":13682,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"FP-2021-000395","date":"2021-07-08","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Expired","completedDate":"2022-09-28","scope":"FOR THE INSTALLATION OF A BACKFLOW PREVENTION DEVICE ON EXISTING NFPA 13 SPRINKLER SYSTEM AS PER APPROVED PLANS."}],"storyTag":"Improved","storyDelta":0.05,"timeline":[{"y":2006,"k":"sale","p":650000},{"y":2014,"k":"sale","p":440000},{"y":2015,"k":"sale","p":685000},{"y":2019,"k":"viol","w":"5 L&I violations"},{"y":2021,"k":"viol","w":"5 L&I violations"},{"y":2021,"k":"permit","w":"Addition and/or Alterations"},{"y":2021,"k":"insp","w":"L&I: 5 failed, 1 passed"},{"y":2022,"k":"viol","w":"2 L&I violations"},{"y":2022,"k":"insp","w":"L&I: 2 failed, 3 passed"},{"y":2025,"k":"viol","w":"6 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":false,"licenses":[{"number":"279886","type":"Dumpster License - Private Property","status":"Active","businessName":"PURCELL TIRE & RUBBER CO","legalName":"PURCELL TIRE & RUBBER CO","address":"4100 N AMERICAN ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"1997-03-03","latestIssueDate":"2013-07-27","expirationDate":null,"inactiveDate":null},{"number":"703121","type":"Motor Vehicle Repair / Fuel Dispensing","status":"Inactive","businessName":"TRINIDAD TRUCK AND CAR TIRE SERVICES II","legalName":"TRINIDAD TRUCK AND CAR TIRE SERVICES II","address":"4100 N AMERICAN ST","revenueCode":"3311","rentalCategory":null,"units":null,"issuedDate":"2016-05-26","latestIssueDate":"2021-05-27","expirationDate":"2022-05-25","inactiveDate":"2022-07-24"},{"number":"758734","type":"Motor Vehicle Repair / Fuel Dispensing","status":"Inactive","businessName":"CAR WASH PHILLY MUFFLER INC","legalName":"CAR WASH PHILLY MUFFLER INC","address":"4100 N AMERICAN ST","revenueCode":"3311","rentalCategory":null,"units":null,"issuedDate":"2017-12-01","latestIssueDate":"2017-12-01","expirationDate":"2018-11-30","inactiveDate":"2019-01-29"},{"number":"806242","type":"Motor Vehicle Repair / Fuel Dispensing","status":"Active","businessName":"EL MUNDO AUTO REPAIR CORP","legalName":"EL MUNDO AUTO REPAIR CORP ","address":"4100 N AMERICAN ST","revenueCode":"3311","rentalCategory":null,"units":null,"issuedDate":"2019-03-19","latestIssueDate":"2026-03-27","expirationDate":"2027-03-18","inactiveDate":null},{"number":"888309","type":"Motor Vehicle Repair / Fuel Dispensing","status":"Active","businessName":"Douglas Tires 4 Inc","legalName":"Douglas Tires 4 Inc","address":"4100 N AMERICAN ST","revenueCode":"3311","rentalCategory":null,"units":null,"issuedDate":"2022-02-24","latestIssueDate":"2026-01-12","expirationDate":"2027-02-23","inactiveDate":null},{"number":"890403","type":"Tire Dealer","status":"Inactive","businessName":"Douglas Tires 4 Inc","legalName":"Douglas Tires 4 Inc","address":"4100 N AMERICAN ST","revenueCode":"3315","rentalCategory":null,"units":null,"issuedDate":"2022-03-23","latestIssueDate":"2025-02-13","expirationDate":"2026-03-22","inactiveDate":"2026-05-21"}],"licenseActivity":[{"number":"890403","type":"Tire Dealer","businessName":"Douglas Tires 4 Inc","legalName":"Douglas Tires 4 Inc","issuedDate":"2022-03-23","latestIssueDate":"2025-02-13","closureDate":"2026-05-21","expirationDate":"2026-03-22","inactiveDate":"2026-05-21","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"888309","type":"Motor Vehicle Repair / Fuel Dispensing","businessName":"Douglas Tires 4 Inc","legalName":"Douglas Tires 4 Inc","issuedDate":"2022-02-24","latestIssueDate":"2026-01-12","closureDate":null,"expirationDate":"2027-02-23","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"806242","type":"Motor Vehicle Repair / Fuel Dispensing","businessName":"EL MUNDO AUTO REPAIR CORP","legalName":"EL MUNDO AUTO REPAIR CORP ","issuedDate":"2019-03-19","latestIssueDate":"2026-03-27","closureDate":null,"expirationDate":"2027-03-18","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"758734","type":"Motor Vehicle Repair / Fuel Dispensing","businessName":"CAR WASH PHILLY MUFFLER INC","legalName":"CAR WASH PHILLY MUFFLER INC","issuedDate":"2017-12-01","latestIssueDate":"2017-12-01","closureDate":"2019-01-29","expirationDate":"2018-11-30","inactiveDate":"2019-01-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"703121","type":"Motor Vehicle Repair / Fuel Dispensing","businessName":"TRINIDAD TRUCK AND CAR TIRE SERVICES II","legalName":"TRINIDAD TRUCK AND CAR TIRE SERVICES II","issuedDate":"2016-05-26","latestIssueDate":"2021-05-27","closureDate":"2022-07-24","expirationDate":"2022-05-25","inactiveDate":"2022-07-24","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"279886","type":"Dumpster License - Private Property","businessName":"PURCELL TIRE & RUBBER CO","legalName":"PURCELL TIRE & RUBBER CO","issuedDate":"1997-03-03","latestIssueDate":"2013-07-27","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["3 open L&I violations","failed L&I inspection activity in 2021"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."}],"legalChecks":[{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: FP-2021-000395 (Expired). 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":"violations","level":"attention","title":"3 open L&I violations","finding":"18 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"8 failed, 5 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Aug 6, 2025.","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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"1 fire/suppression-related permit 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":"Motor Vehicle Repair / Fuel Dispensing #703121: Inactive since Jul 24, 2022; Motor Vehicle Repair / Fuel Dispensing #758734: Inactive since Jan 29, 2019; Tire Dealer #890403: Inactive since May 21, 2026","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/"}],"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/"}]}