{"asOf":"2026-07-20T16:12:50.742Z","block":"4100-4199 G ST","blockUrl":"https://philadelphia.blockreport.homes/block/4100-4199-g-st","address":"4133-53 G ST","parcelNumber":"882164005","source":"https://property.phila.gov/?p=882164005","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"AA0","buildingCodeNew":"256","buildingClass":"STORE 1 STY MASONRY","buildingClassNew":"RETAIL - * SINGLE OCCUPANCY","useLabel":"Store","owner":"G STREET REALTY ASSOCIATE","coOwner":null,"marketValue":4235000,"landAssessment":847000,"improvementAssessment":3388000,"livableArea":11000,"yearBuilt":1990,"lastSale":{"price":889994,"date":"2014-07-14T04:00:00Z"},"openViolations":0,"violations":[{"number":"1518005","date":"2008-10-09","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1518007","date":"2008-10-09","code":"FC-1011.1/2","title":"EGRESS EXIT SIGNS VISIBILITY","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1518006","date":"2008-10-09","code":"FC-703.1/2","title":"FIRE-MAINTAIN FIREBLOCK","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3839294","date":"2016-02-09","code":"PM15-304.6","title":"EXTERIOR STRUCTURE WALLS","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"182745","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2008-10-21","completedDate":"2010-01-07","violations":[{"number":"1518005","date":"2008-10-09","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1518007","date":"2008-10-09","code":"FC-1011.1/2","title":"EGRESS EXIT SIGNS VISIBILITY","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1518006","date":"2008-10-09","code":"FC-703.1/2","title":"FIRE-MAINTAIN FIREBLOCK","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"519274","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2016-02-09","completedDate":"2016-04-19","violations":[{"number":"3839294","date":"2016-02-09","code":"PM15-304.6","title":"EXTERIOR STRUCTURE WALLS","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2008,"n":3,"worst":null},{"y":2016,"n":1,"worst":null}],"investigations":[{"caseNumber":"182745","date":"2008-10-09","type":"CI INSP","status":"FAILED"},{"caseNumber":"182745","date":"2009-04-01","type":"CI INSP","status":"FAILED"},{"caseNumber":"182745","date":"2009-11-09","type":"CI INSP","status":"FAILED"},{"caseNumber":"182745","date":"2010-01-06","type":"CI INSP","status":"PASSED"},{"caseNumber":"519274","date":"2016-02-09","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"519274","date":"2016-04-18","type":"CSUINITIAL","status":"PASSED"}],"inspYears":[{"y":2008,"fails":1,"passes":0},{"y":2009,"fails":2,"passes":0},{"y":2010,"fails":0,"passes":1},{"y":2016,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.01159392368772,"lng":-75.11174162199049,"geom":{"type":"Polygon","coordinates":[[[-75.112058271,40.011918244],[-75.111308154,40.011822355],[-75.111424976,40.011269604],[-75.112175087,40.01136549],[-75.112058271,40.011918244]]]},"liDistrict":"EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19124","beds":null,"baths":null,"stories":1,"lotArea":43452,"zoning":"I2","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"1 CVS DR, WOONSOCKET RI, 02895","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":1281500,"taxable":1281500,"land":434500,"improvement":847000,"taxableLand":434500,"taxableImprovement":847000,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":1281500,"taxable":1281500,"land":434500,"improvement":847000,"taxableLand":434500,"taxableImprovement":847000,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":2832500,"taxable":2832500,"land":447535,"improvement":2384965,"taxableLand":447535,"taxableImprovement":2384965,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":2830400,"taxable":2830400,"land":707600,"improvement":2122800,"taxableLand":707600,"taxableImprovement":2122800,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":2830400,"taxable":2830400,"land":707600,"improvement":2122800,"taxableLand":707600,"taxableImprovement":2122800,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":2830400,"taxable":2830400,"land":707600,"improvement":2122800,"taxableLand":707600,"taxableImprovement":2122800,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":2830400,"taxable":2830400,"land":707600,"improvement":2122800,"taxableLand":707600,"taxableImprovement":2122800,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":3355000,"taxable":3355000,"land":2348502,"improvement":1006498,"taxableLand":2348502,"taxableImprovement":1006498,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":3355000,"taxable":3355000,"land":2348502,"improvement":1006498,"taxableLand":2348502,"taxableImprovement":1006498,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":3355000,"taxable":3355000,"land":2348500,"improvement":1006500,"taxableLand":2348500,"taxableImprovement":1006500,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":3355000,"taxable":3355000,"land":2348500,"improvement":1006500,"taxableLand":2348500,"taxableImprovement":1006500,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":4235000,"taxable":4235000,"land":847000,"improvement":3388000,"taxableLand":847000,"taxableImprovement":3388000,"exemptLand":0,"exemptImprovement":0}],"taxNow":46963,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"111841","date":"2007-10-26","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALL 1 - 20 AMP DUPLEX RECEIPT 120V FOR REFRIGERATOR AS PER 2005 NEC (EAST DISTRICT)"},{"number":"146282","date":"2008-04-29","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2008-06-26","scope":"INTERIOR ALTERATIONS TO EXISTING RETAIL STORE."},{"number":"158804","date":"2008-06-17","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2008-06-23","scope":"RELOCATE A SINK AND INSTALL LAUNDRY TRAY PUMP"},{"number":"159662","date":"2008-06-20","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-03-13","scope":"REMOVE EXISTING CIRCUITS FOR PHARMACY COUNTER AND CASH WRAP, RE-USE ALL EXISTING CIRCUITS AND RECONNECT TO NEW UNI WEB MODULAR POWER SYSTEM FOR NEW PHARMACY COUNTER AND CASH WRAP, RELOCATE 4 CEILING FLOURESCENT FIXTURES AS PER 2005 NEC (EAST DIST)"},{"number":"161107","date":"2008-06-26","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2008-09-24","scope":"INSTALL 16 CAT 5E DATA CABLE PLENUM RATED, LONGEST LENGTH 125', AS PER 2005 NEC, (EAST DISTRICT)"},{"number":"188739","date":"2008-11-18","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2008-12-03","scope":"RELOCATE 2 SPRINKLER HEADS (ONE AT TOP OF STAIRS & ONE ON 2ND FLOOR NEAR ELEVATOR)"},{"number":"290918","date":"2010-07-23","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2010-11-17","scope":"REMOVE EXISTING COOLERS/FREEZERS AND RELOCATE TO FRONT OF STORE"},{"number":"308202","date":"2010-11-05","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2010-11-05","scope":"LEGALIZATION OF ALL SIGNS AS SHOWN ON PLANS. INSTALLATION OF PROPOSED SIGNS AS SHOWN ON PLANS"},{"number":"303836","date":"2010-11-12","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2010-12-22","scope":"RELOCATE LIGHT FIXTURES AND OUTLETS FOR COOLER/FREEZER AND CHECK OUT AREA INSTALL NEW 100 AMP PANEL AS PER 2008 NEC"},{"number":"320773","date":"2011-01-31","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2011-01-31","scope":"RELOCATE HANDICAP PARKING SPACES AND INSTALL NEW ACCESS RAMP."},{"number":"319927","date":"2011-02-03","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2011-09-27","scope":"RELOCATE ADA PARKING & RAMPS"},{"number":"676011","date":"2016-03-31","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2016-04-19","scope":"FOR THE REPAIR OF DAMAGED MASONRY VENEER TO AN EXISTING ONE STORY MERCANTILE. ALTERATION TO COMPLY WITH CASE #519274. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT STRUCTURAL ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."},{"number":"728645","date":"2016-10-20","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2016-11-14","scope":"REPLACE EXITING ROOF TOP UNITS WITH LIKE IN KIND ON EXITING CURBS. NO ADDITIONAL LOADS IMPOSED ON THE ROOF. ALL WORK TO BE INSTALLED AS PER THE ATTACHED MANUFACTURE'S SPECIFICATIONS."},{"number":"890722","date":"2018-07-31","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-02-04","scope":"LEVEL II INTERIOR ALTERATIONS (NO CHANGE OF OCCUPANCY) FOR RENOVATIONS TO EXISTING RETAIL PHARMACY AS PER APPROVED PLANS. EXISTING BUILDING NOT REQUIRED TO BE SPRINKLERED. **SEPARATE PERMITS REQUIRED FOR ANY MEP WORK**"},{"number":"893537","date":"2018-09-05","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2018-09-05","scope":"REMOVE EXISTING WALL SIGNS. INSTALL TWO SETS 4'8-7/8\"X35'4-5/8\" ILLUM LETTERS \"(LOGO) CVS PHARMACY\" (167.71SQ.FT), TWO SET 18-3/4\"X19'10-15/16\" ILLUM LETTERS \"DRIVE THRU PHARMACY\"(38.42 SF). INSTALL TWO 6'X10'3\" REPLACEMENT FACES IN EXISTING DOUBLE FACE PYLON (61.5SQ.FT) AND TWO 3'4-1/4\"X4'9'REPLACEMENT FACES IN EXISTING DOUBLE FACE MONUMENT SIGN (15.93 SQ/FT)"},{"number":"899192","date":"2018-09-13","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-02-04","scope":"DISCONNECT AND RECONNECT RECEPTACLES OUTLETS IN CHECKOUT COUNTERS,PHOTO LAB AND PHARMACY DEPARTMENT.REUSE EXISTING CIRCUITS FOR OUTLETS PER 2008 NEC (PHARMACY)"},{"number":"945233","date":"2019-01-30","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-02-05","scope":"INSTALL 2 FIXTURES"},{"number":"CP-2026-000266","date":"2026-03-17","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR LEVEL II ALTERATIONS TO AN EXISTING CVS. ALTERATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS, PROVIDE FINISHES/FURNISHINGS AND ACCESSIBILITY IMPROVEMENTS THROUGHOUT. FOR USE AS PREVIOUSLY APPROVED. ALL WORK TO BE DONE PER APPROVED PLANS. Amendment 3/31/2026 to update cost of work."},{"number":"SP-2026-000216","date":"2026-03-18","work":"General Earth Disturbance ONLY","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Completed","completedDate":"2026-06-25","scope":"FOR SITE WORK (GENERAL EARTH DISTURBANCE) IN ASSOCIATION WITH ALTERATIONS TO EXISTING ACCESSIBLE SPACES AS PART OF A SURFACE PARKING LOT AS PER APPROVED PLANS. **2018 IBC REVIEW**"},{"number":"PP-2026-001225","date":"2026-03-19","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2026-06-25","scope":"Plumbing Permit (Interior) for combo CP-2026-000266"},{"number":"EP-2026-000733","date":"2026-03-19","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2026-06-22","scope":"Electrical Permit for combo CP-2026-000266"},{"number":"MP-2026-000610","date":"2026-03-19","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2026-06-25","scope":"Mechanical / Fuel Gas Permit for combo CP-2026-000266"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2016,"k":"viol","w":"L&I violation"},{"y":2016,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2016,"k":"permit","w":"Mechanical"},{"y":2018,"k":"permit","w":"Major alteration"},{"y":2018,"k":"permit","w":"Zoning/use"},{"y":2018,"k":"permit","w":"Electrical"},{"y":2019,"k":"permit","w":"Plumbing"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"General Earth Disturbance ONLY"},{"y":2026,"k":"permit","w":"Alterations"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"Addition and/or Alterations"}],"rented":false,"licenses":[{"number":"201161","type":"Food Establishment, Retail Perm Location (Large)","status":"Active","businessName":"CVS PHARMACY INC (ATTN: JOANNE P. AMITRANO)","legalName":"CVS PHARMACY INC","address":"4133-53 G ST","revenueCode":"3119","rentalCategory":null,"units":null,"issuedDate":"2004-05-18","latestIssueDate":"2026-04-06","expirationDate":"2027-04-30","inactiveDate":null},{"number":"388268","type":"Hazardous Materials","status":"Inactive","businessName":"HUNTING PARK CVS INC","legalName":"HUNTING PARK CVS INC","address":"4133-53 G ST","revenueCode":"3335","rentalCategory":null,"units":null,"issuedDate":"2006-10-19","latestIssueDate":"2009-11-10","expirationDate":"2010-12-31","inactiveDate":"2011-06-09"},{"number":"522573","type":"Dumpster License - Private Property","status":"Active","businessName":"CVS PHARMACY INC (ATTN: JOANNE P. AMITRANO)","legalName":"CVS PHARMACY INC","address":"4133-53 G ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2011-01-04","latestIssueDate":"2013-08-10","expirationDate":null,"inactiveDate":null},{"number":"902253","type":"Food Estab, Retail Non-Permanent Location (Annual)","status":"Active","businessName":"MAROOF SHAH  (Philly Famous Gyro)","legalName":"MAROOF SHAH ","address":"4133-53 G ST","revenueCode":"3112","rentalCategory":null,"units":null,"issuedDate":"2022-08-03","latestIssueDate":"2026-05-22","expirationDate":"2026-08-02","inactiveDate":null}],"licenseActivity":[{"number":"902253","type":"Food Estab, Retail Non-Permanent Location (Annual)","businessName":"MAROOF SHAH  (Philly Famous Gyro)","legalName":"MAROOF SHAH ","issuedDate":"2022-08-03","latestIssueDate":"2026-05-22","closureDate":null,"expirationDate":"2026-08-02","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"522573","type":"Dumpster License - Private Property","businessName":"CVS PHARMACY INC (ATTN: JOANNE P. AMITRANO)","legalName":"CVS PHARMACY INC","issuedDate":"2011-01-04","latestIssueDate":"2013-08-10","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"388268","type":"Hazardous Materials","businessName":"HUNTING PARK CVS INC","legalName":"HUNTING PARK CVS INC","issuedDate":"2006-10-19","latestIssueDate":"2009-11-10","closureDate":"2011-06-09","expirationDate":"2010-12-31","inactiveDate":"2011-06-09","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"201161","type":"Food Establishment, Retail Perm Location (Large)","businessName":"CVS PHARMACY INC (ATTN: JOANNE P. AMITRANO)","legalName":"CVS PHARMACY INC","issuedDate":"2004-05-18","latestIssueDate":"2026-04-06","closureDate":null,"expirationDate":"2027-04-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-10","signals":[{"kind":"transition-activity","level":"watch","title":"Recent transition activity","summary":"The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.","evidence":["5 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #308202: COMPLETED.","why":"Philadelphia says a zoning approval or Property Sales Certification can identify a use without proving that it was established under the Building Code. A change of use, unit count, exits, or fire rating can require a Building Permit and Certificate of Occupancy.","action":"Verify the lawful use, unit count, associated construction permits, and Certificate of Occupancy with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: CP-2026-000266 (Issued).","why":"Issued work is not the same as approved final work. L&I uses final inspections and required certifications to close construction permits; expired, withdrawn, and completed are different City statuses.","action":"Open the permit file and confirm final inspections, holds, and any resulting occupancy certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"4 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Apr 18, 2016.","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":"2 fire/suppression-related permits matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Hazardous Materials #388268: Inactive since Jun 9, 2011","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 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/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 4 historical violations across 2 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/"}]}