{"asOf":"2026-07-24T14:30:44.628Z","block":"4500-4599 N BROAD ST","blockUrl":"https://philadelphia.blockreport.homes/block/4500-4599-n-broad-st","address":"4527-31 N BROAD ST","parcelNumber":"882006940","source":"https://property.phila.gov/?p=882006940","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"AB0","buildingCodeNew":"241","buildingClass":"STORE 2 STY MASONRY","buildingClassNew":"OFFICE BLDNG - Low Rise","useLabel":"Store","owner":"4527-31 N BROAD ST LLC","coOwner":null,"marketValue":881000,"landAssessment":176200,"improvementAssessment":704800,"livableArea":3500,"yearBuilt":2010,"lastSale":{"price":350000,"date":"2019-06-27T04:00:00Z"},"openViolations":3,"violations":[{"number":"1690286","date":"2010-05-19","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1690287","date":"2010-05-19","code":"PM-306.0/2","title":"VACANT LOT STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1702849","date":"2010-06-01","code":"CP-102","title":"LICENSE - 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VACANT LOT","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"288174","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2011-07-25","completedDate":"2011-09-17","violations":[{"number":"2152517","date":"2011-07-22","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2152518","date":"2011-07-22","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2025-056193","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUSINESS COMPLIANCE INVESTIGATOR","status":"CLOSED","createdDate":"2025-06-10","completedDate":"2025-09-16","violations":[{"number":"VI-2025-042256","date":"2025-06-10","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2025-07-24","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2025-042257","date":"2025-06-10","code":"F-1031.10.1","title":"EMERGENCY LIGHTING ACTIVATION TEST\n","status":"COMPLIED","resolutionDate":"2025-07-24","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-042258","date":"2025-06-10","code":"F-1013.1","title":"EXIT SIGNS WHERE REQUIRED\n","status":"COMPLIED","resolutionDate":"2025-09-15","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-042259","date":"2025-06-10","code":"F-906.1","title":"FIRE EXTINGUISHERS REQUIRED\n","status":"COMPLIED","resolutionDate":"2025-09-15","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-042260","date":"2025-06-10","code":"F-604.6","title":"UNAPPROVED CONDITIONS\n","status":"COMPLIED","resolutionDate":"2025-09-15","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-042261","date":"2025-06-10","code":"F-1104.32","title":"SECURITY GRILLES\n","status":"COMPLIED","resolutionDate":"2025-09-15","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2025-076493","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QUALITY OF LIFE COURTS","status":"CLOSED","createdDate":"2025-07-28","completedDate":"2025-12-22","violations":[{"number":"VI-2025-055497","date":"2025-07-24","code":"A-701.1/3","title":"NEW USE OCCUPIED PRIOR TO CO","status":"COMPLIED","resolutionDate":"2025-12-22","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2025-055496","date":"2025-07-24","code":"A-301.1/65","title":"NEW USE","status":"COMPLIED","resolutionDate":"2025-12-22","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2025-101276","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QUALITY OF LIFE COURTS","status":"IN VIOLATION","createdDate":"2025-09-16","completedDate":null,"violations":[{"number":"VI-2025-072302","date":"2025-09-15","code":"A-301.1/65","title":"NEW USE","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-072300","date":"2025-09-15","code":"A-301.1/66","title":"PERMZ- OR REMOVE ADVERTISING","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-072299","date":"2025-09-15","code":"A-301.1/66","title":"PERMZ- OR REMOVE ADVERTISING","status":"OPEN","resolutionDate":null,"resolution":null}]},{"number":"133067","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"1160815","date":"2008-11-13","code":"A-302.11/1","title":"PERMB- WK DONE W/O NOTIFY INSP","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2008,"n":1,"worst":null},{"y":2010,"n":3,"worst":null},{"y":2011,"n":2,"worst":null},{"y":2025,"n":11,"worst":null}],"investigations":[{"caseNumber":"22569","date":"2004-01-29","type":"L_INITIAL","status":"CLOSED"},{"caseNumber":"22569","date":"2004-06-17","type":"L_FINAL","status":"PASSED"},{"caseNumber":"CF-2025-056193","date":"2025-06-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-056193","date":"2025-07-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-076493","date":"2025-07-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-056193","date":"2025-09-16","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-076493","date":"2025-09-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-101276","date":"2025-09-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-101276","date":"2025-10-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-076493","date":"2025-10-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-101276","date":"2025-12-11","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-076493","date":"2025-12-22","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-101276","date":"2025-12-22","type":null,"status":"FAILED"}],"inspYears":[{"y":2004,"fails":0,"passes":1},{"y":2025,"fails":9,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.02218766025067,"lng":-75.14806631156296,"geom":{"type":"Polygon","coordinates":[[[-75.147944723,40.02206917],[-75.148175745,40.022097956],[-75.148117284,40.022391802],[-75.147932708,40.022123334],[-75.147944723,40.02206917]]]},"liDistrict":"EAST","certifications":[{"number":"BC-2024-000866","type":"Fire Alarm Certification","inspectionDate":"2023-12-22","result":"Certified","expirationDate":"2024-12-22","buildingId":"1219360"},{"number":"BC-2025-015840","type":"Fire Alarm Certification","inspectionDate":"2024-12-04","result":"Certified","expirationDate":"2025-12-04","buildingId":"1219360"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19140","beds":null,"baths":null,"stories":2,"lotArea":4157,"zoning":"CMX2.5","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"4527-31 N BROAD ST, PHILADELPHIA PA, 19140","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF A SIDE ADDITION TO AN EXISTING SEMI- ATTACHED STRUCTURE; SPACE #1A, TO REMAIN AN EXISTING RETAIL SALE OF CONSUMER GOODS, PROPOSED SPACE #1B, TO BE A VACANT SPACE (USE REGISTRATION PERMIT REQUIRED PRIOR TO OCCUPANC","status":"CLOSED","outcome":"Granted","date":"2015-12-09","number":"26230","relatedPermit":"627352"},{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR THE INSTALLATION OF 1 NON-ILLUMINATED ACCESSORY WALL SIGN AND ONE NON-ILLUMINATED NON-ACCESSORY WALL SIGN. FOR USE AS OFFICE- BUSINESS AND PROFESSIONAL. SIZE AND LOCATION AS SHOWN IN APPLICATION/PLANS","status":"Scheduled","outcome":null,"date":"2026-07-08","number":"ZP-2025-011776","relatedPermit":"ZP-2025-011776"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":267600,"taxable":267600,"land":41600,"improvement":226000,"taxableLand":41600,"taxableImprovement":226000,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":267600,"taxable":267600,"land":41600,"improvement":226000,"taxableLand":41600,"taxableImprovement":226000,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":216300,"taxable":216300,"land":43260,"improvement":173040,"taxableLand":43260,"taxableImprovement":173040,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":216800,"taxable":216800,"land":43360,"improvement":173440,"taxableLand":43360,"taxableImprovement":173440,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":218400,"taxable":218400,"land":43680,"improvement":174720,"taxableLand":43680,"taxableImprovement":174720,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":218400,"taxable":218400,"land":43680,"improvement":174720,"taxableLand":43680,"taxableImprovement":174720,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":218400,"taxable":218400,"land":43680,"improvement":174720,"taxableLand":43680,"taxableImprovement":174720,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":362500,"taxable":362500,"land":72500,"improvement":290000,"taxableLand":72500,"taxableImprovement":290000,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":362500,"taxable":362500,"land":72500,"improvement":290000,"taxableLand":72500,"taxableImprovement":290000,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":881000,"taxable":881000,"land":176200,"improvement":704800,"taxableLand":176200,"taxableImprovement":704800,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":881000,"taxable":881000,"land":176200,"improvement":704800,"taxableLand":176200,"taxableImprovement":704800,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":881000,"taxable":881000,"land":176200,"improvement":704800,"taxableLand":176200,"taxableImprovement":704800,"exemptLand":0,"exemptImprovement":0}],"taxNow":12332,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"115520","date":"2008-01-22","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2008-01-22","scope":"RELOCATE LOT LINES CREATING 1 LOT FROM 2 FOR NEW CONSTRUCTION OF 1 STORY STRUCTURE FOR RETAIL USE"},{"number":"127243","date":"2008-01-22","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2008-01-22","scope":"RELOCATE LOT LINES CREATING 1 LOT FROM 2 FOR NEW CONSTRUCTION OF 1 STORY STRUCTURE FOR RETAIL USE. SEE 4527 N. BROAD FOR NEW ADDRESS."},{"number":"127244","date":"2008-02-05","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2008-02-05","scope":"RELOCATE LOT LINES CREATING 1 LOT FROM 2 FOR NEW CONSTRUCTION OF 1 STORY STRUCTURE FOR RETAIL USE"},{"number":"133067","date":"2008-03-19","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2009-01-21","scope":"CONSTRUCT NEW, 2-STORY BUILDING - SEE ZONING PERMIT 127244"},{"number":"142464","date":"2008-04-09","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2008-09-23","scope":"INSTALL NEW PLUMBING SYSTEM"},{"number":"173718","date":"2008-09-08","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2009-01-21","scope":"HVAC ONLY"},{"number":"175141","date":"2008-09-09","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2009-01-09","scope":"INSTALLING NEW WIRING, OUTLETS, LIGHT AND 300AMP SERVICE AS PER 2005 NEC (EAST DISTRICT) AND INSTALLING NEW FIRE ALARM SYSTEM AS NFPA72"},{"number":"246677","date":"2009-11-05","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2009-11-05","scope":"USE AS A RETAIL STORE"},{"number":"330602","date":"2011-04-01","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2011-04-01","scope":"ERECTION OF SIGNAGE. 1ST FLOOR USE TO WIRELESS PHONES AND ACCESSORIES"},{"number":"333721","date":"2011-04-20","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2011-12-29","scope":"INSTALL (1) 10' X 3' FLAT WALL SIGN ON FRONT OF COMMERCIAL STRUCTURE."},{"number":"334783","date":"2011-05-10","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2013-07-05","scope":"TENANT FIT OUT FOR RETAIL SALES STORE."},{"number":"374934","date":"2011-12-21","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2011-12-21","scope":"RELOCATION OF LOT LINES TO CREATE (1) LOT FROM TWO (2) EXISTING LOTS (4527 AND 4531 N. BROAD)"},{"number":"379771","date":"2011-12-21","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2011-12-21","scope":"RELOCATION OF LOT LINES TO CREATE (1) LOT FROM TWO (2) EXISTING LOTS (4527 AND 4531 N. BROAD)"},{"number":"379772","date":"2012-01-19","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2012-01-19","scope":"**CHILD APPLICATION TO AP # 374934** USE REGISTRATION FOR EXISTING STRUCTURE"},{"number":"595423","date":"2015-04-30","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2015-04-30","scope":"REPLACE/REFACE SIGNAGE"},{"number":"595427","date":"2015-04-30","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2015-12-08","scope":"FOR THE REMOVAL ANS REPLACEMENT OF ONE FLATWALL SIGN AS PER PLAN."},{"number":"612614","date":"2015-05-29","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-03-29","scope":"RECONNECT SIGN ONTO EXISTING WIRING.... IN ACCORDANCE WITH 2008 NEC"},{"number":"627352","date":"2015-12-21","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2015-12-21","scope":"FOR THE ERECTION OF A SIDE ADDITION TO AN EXISTING SEMI- ATTACHED STRUCTURE; SPACE #1A, TO REMAIN AN EXISTING RETAIL SALE OF CONSUMER GOODS, PROPOSED SPACE #1B, TO BE A VACANT SPACE (USE REGISTRATION PERMIT REQUIRED PRIOR TO OCCUPANCY) AND PROPOSED SPACE #2, FOR USE AS A BUSINESS AND PROFESSIONAL OFFICE.SIZE AND LOCATION AS SHOWN ON APPLICATION/PLANS. NO SIGNS ON THIS PERMIT."},{"number":"768093","date":"2017-05-24","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2017-05-24","scope":"FOR THE DOCUMENTATION OF PARTIAL DEMOLITION OF THE TWO STORY ADDITION. FOR THE CREATION OF ONE (1) TENANT SPACE FROM THREE (3) TENANT SPACES FOR USE AS A MEDICAL MARIJUANA DISPENSARY IN AN EXISTING STRUCTURE. NO SIGN ON THIS PERMIT."},{"number":"ZP-2025-007507","date":"2025-09-03","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Office - Business and Professional"},{"number":"ZP-2025-011776","date":null,"work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Denied","completedDate":null,"scope":null}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2012,"k":"permit","w":"Use"},{"y":2015,"k":"permit","w":"Zoning/use"},{"y":2015,"k":"permit","w":"Sign"},{"y":2015,"k":"permit","w":"Electrical"},{"y":2015,"k":"appeal","w":"Appeal granted"},{"y":2015,"k":"permit","w":"Zoning/use"},{"y":2017,"k":"permit","w":"Use"},{"y":2019,"k":"sale","p":350000},{"y":2025,"k":"viol","w":"11 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 9 failed, 2 passed"},{"y":2025,"k":"permit","w":"Change of Use"},{"y":2026,"k":"appeal","w":"Appeal filed"}],"rented":false,"licenses":[],"licenseActivity":[],"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 2025"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"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 #26230: CLOSED · Granted; related permit 627352. Use permit #127244: COMPLETED. The history also contains “NEW USE OCCUPIED PRIOR TO 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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: ZP-2025-011776 (Denied).","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":"17 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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Dec 4, 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"9 failed, 3 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Dec 22, 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":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as commercial. 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/"}],"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/"}]}