{"asOf":"2026-07-27T20:51:00.456Z","block":"1700-1799 COTTMAN AVE","blockUrl":"https://philadelphia.blockreport.homes/block/1700-1799-cottman-ave","address":"1701 COTTMAN AVE","parcelNumber":"882741000","source":"https://property.phila.gov/?p=882741000","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"TE0","buildingCodeNew":"239","buildingClass":"GAS STAT PUMP+MART MAS","buildingClassNew":"CONV FOOD MARKET W/ GAS PUMPS","useLabel":"Commercial","owner":"MUKTA KRUPA INC","coOwner":null,"marketValue":1005300,"landAssessment":402100,"improvementAssessment":603200,"livableArea":3001,"yearBuilt":1980,"lastSale":{"price":450000,"date":"2005-02-22T05:00:00Z"},"openViolations":0,"violations":[{"number":"3619890","date":"2015-07-01","code":"FC-906.1/3","title":"FIRE EXTING-INST FUELING 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SUNFLOWER WAY, HUNTINGDON VALLEY PA, 19006","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF A ONE (1) STORY STRUCTURE FOR USE AS A CAR WASH ON THE SAME LOT AS AN EXISTING GASOLINE STATION AND CONVENIENCE STORE WITH ACCESSORY SALE OF PREPACKAGED FOODS AND PREPARED HOT FOOR FOR TAKE-OUT, FOR THE ERECTION O","status":"CLOSED","outcome":"Withdrawn","date":"2008-04-02","number":"4320","relatedPermit":"115839"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":704400,"taxable":704400,"land":697300,"improvement":7100,"taxableLand":697300,"taxableImprovement":7100,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":704400,"taxable":704400,"land":697300,"improvement":7100,"taxableLand":697300,"taxableImprovement":7100,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":765500,"taxable":765500,"land":580124,"improvement":185376,"taxableLand":580124,"taxableImprovement":185376,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":765200,"taxable":765200,"land":459120,"improvement":306080,"taxableLand":459120,"taxableImprovement":306080,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":925700,"taxable":925700,"land":459100,"improvement":466600,"taxableLand":459100,"taxableImprovement":466600,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":925700,"taxable":925700,"land":459100,"improvement":466600,"taxableLand":459100,"taxableImprovement":466600,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":925700,"taxable":925700,"land":459100,"improvement":466600,"taxableLand":459100,"taxableImprovement":466600,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":1011500,"taxable":1011500,"land":708076,"improvement":303424,"taxableLand":708076,"taxableImprovement":303424,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":1011500,"taxable":1011500,"land":708076,"improvement":303424,"taxableLand":708076,"taxableImprovement":303424,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":1005300,"taxable":1005300,"land":703710,"improvement":301590,"taxableLand":703710,"taxableImprovement":301590,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":1005300,"taxable":1005300,"land":703710,"improvement":301590,"taxableLand":703710,"taxableImprovement":301590,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":1005300,"taxable":1005300,"land":402100,"improvement":603200,"taxableLand":402100,"taxableImprovement":603200,"exemptLand":0,"exemptImprovement":0}],"taxNow":14072,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"208590","date":"2009-04-14","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2009-04-14","scope":"FOR THE ERECTION OF A (1) ONE STORY ADDITION MAXIMUM HEIGHT OF 16'-0\" TO AN EXISTING STRUCTURE, SIZE AND LOCATION AS SHOWN IN APPLICATION.FOR USE AS AN ACCESSORY OFFICE TO AN EXISTING RETAIL GAS STATION AND CONVENIENCE STORE, NO SIGNS ON THIS APPLICATION."},{"number":"227372","date":"2009-07-20","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2009-07-20","scope":"USE OF EXISTING ADDITION FOR THE USE OF RETAIL"},{"number":"224186","date":"2009-07-28","work":"Addition","type":"BP_ADDITON","description":"ADDITION PERMIT","status":"COMPLETED","completedDate":"2010-02-17","scope":"FOR THE ERECTION OF AN ONE STORY ADDITION TO AN EXISTING ONE STORY COMMERCIAL STRUCTURE. ALL WORK SHALL COMPLY WI THE APPROVED PLANS."},{"number":"228985","date":"2009-07-28","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2010-03-14","scope":"FOR THE INSTALLATION OF AN HVAC SYSTEM WITHIN THE NEW ADDITION. ALL WORK SHALL COMPLY WITH THE APPROVED PLANS. THE FIELD INSPECTOR SHALL NOTE THE CONTRATOR OF RECORD ON THIS PERMIT."},{"number":"238870","date":"2009-09-23","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2010-04-05","scope":"3 FIXTURES AND PIPING"},{"number":"243539","date":"2009-10-20","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2010-02-19","scope":"200 AMP SERVICE, 7 LIGHTS, 2 SWITCHES, 1 FAN, 4 RECEPTACLES, AS PER 2005 NEC (EAST DIST)"},{"number":"257182","date":"2010-01-13","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2010-03-09","scope":"INSTALL 25X22 SS SINK FOR PHARMACY USE"},{"number":"257154","date":"2010-01-29","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2010-02-23","scope":"FOR INTERIOR ALTERATIONS WITHIN A NEWLY ERECTED ONE STORY ADDITION. TENANT FIT-OUT OF SPACE (2) TO CRETAE A PHARMACY USE. A CERTIFICATE OF OCCUPANCY WILL BE ISSUED FOR THIS ACTIVITY."},{"number":"262982","date":"2010-03-25","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2010-03-25","scope":"INSTALL (1) FLATWALL SIGN INTERNALLY ILLUM. 2'-2\" X 13'-6\" DOUBLE FACE BOX SIGN 3' X 4' INTERNALLY ILLUMINATED (NEW PORTION INCREASING HEIGHT OF EXISTING SIGN) ACCESSORY TO PREVIOUSLY APPROVED RETIAL PHARMACY"},{"number":"268966","date":"2010-05-03","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2010-06-21","scope":"ONE FLAT WALL SIGN AND ONE DOUBLD FACE BOX FREESTANDING SIGN"},{"number":"612361","date":"2015-05-26","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2015-05-26","scope":"**CHILD APP** WALL SIGN AT BUILDING FACADE, PER PLANS, SEE 597806"},{"number":"597806","date":"2015-05-26","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2015-05-26","scope":"1ST FLOOR ADDITION TO EXISTING MINI-MART AND PHARMACY"},{"number":"622806","date":"2015-07-21","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2016-02-25","scope":"FOR THE INSTALLATION ONE (1) - 4,000 GALLON TANK, REPLACE LOADING SLABS/PARTIAL TANK MATTS, AND INSTALL BOLLARDS AS PER APPROVED PLANS. MOTOR FUEL-DISPENSING FACILITY TO COMPLY WITH CHAPTER 22 OF THE PHILADELPHIA FIRE CODE & PENNSYLVANIA DEPARTMENT OF LABOR & INDUSTRY. SEPARATE PERMIT REQUIRED FOR MECHANICAL, ELECTRICAL, AND PLUMBING WORK."},{"number":"617371","date":"2015-10-23","work":"Addition","type":"BP_ADDITON","description":"ADDITION PERMIT","status":"COMPLETED","completedDate":"2017-02-07","scope":"FOR THE ERECTION OF A ONE STORY ADDITION TO AN EXISTING MINIMART/PHARMACY ACCESSORY TO A GASOLINE STATION. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITION VARY CONTACT STRUCTURAL ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."},{"number":"671110","date":"2016-02-19","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2016-08-23","scope":"INSTALL 2 HVAC UNITS WITH DUCTWORK(COMMERCIAL)"},{"number":"653574","date":"2016-03-03","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-04-13","scope":"2 RAIN WATER CONDUTCTORS, 1 HAND SINK, 1 MOP SINK, 1-3 COMPARTMENT SINK, 1 SINK, 2 FLOOR DRAINS - THE INSTALLATION WILL COMPY WITH THE PHILADEPHIA PLUBMING CODE 2004"},{"number":"667377","date":"2016-04-12","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-02-07","scope":"F&I WIRING FOR LIGHTING AND RECEPTACLES AND 200AMP SINGLE PHASE SERVICE PER 2008 NEC (COMMERCIAL)EAST DISTRICT"},{"number":"713021","date":"2017-01-31","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-02-07","scope":"ADDITION: INTERIOR PLUMBING; MINI-MART AND PHARMACY - THE INSTALLATION WILL COMPY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"1039051","date":"2020-01-17","work":"Sign","type":"General","description":"General Permit","status":"Expired","completedDate":"2021-02-08","scope":"FOR ERECTION OF ONE (1) INTERNALLY ILLUMINATED FLAT WALL SIGN (CHANNEL LETTES).ALL ANCHORAGES TO BE THREADED BOLTS WITH LOCK WASHERS WITH POSITIVE ANCHORAGE TO METAL STUD STOREFRONT PER PLANS - ALL HARDWARE SHALL BE SIZED TO SUPPORT WEIGHT OF INSTALLED LETTERS / SIGN COMPONENTS. SEPARATE PERMITS REQUIRED FOR ANY ELECTRICAL WORK."},{"number":"1039050","date":"2020-01-17","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2020-01-17","scope":"FOR ERECTION OF ONE (1) INTERNALLY ILLUMINATED FLAT WALL SIGN (CHANNEL LETTES). SIZE AND LOCATION AS SHOWN ON THE APPLICATION."}],"storyTag":"Improved","storyDelta":0.96,"timeline":[{"y":2015,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2015,"k":"permit","w":"Addition"},{"y":2016,"k":"permit","w":"Mechanical"},{"y":2016,"k":"permit","w":"Plumbing"},{"y":2016,"k":"permit","w":"Electrical"},{"y":2017,"k":"permit","w":"Plumbing"},{"y":2017,"k":"viol","w":"2 L&I violations"},{"y":2017,"k":"insp","w":"L&I: 2 failed, 2 passed"},{"y":2020,"k":"permit","w":"Sign"},{"y":2020,"k":"permit","w":"Zoning/use"},{"y":2024,"k":"viol","w":"L&I violation"},{"y":2024,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":false,"licenses":[{"number":"199928","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"PETER MIKITYUK (CITGO)","legalName":"PETER MIKITYUK","address":"1701 COTTMAN AVE","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2003-08-08","latestIssueDate":"2003-08-08","expirationDate":"2004-04-30","inactiveDate":null},{"number":"282820","type":"Dumpster License - Private Property","status":"Inactive","businessName":"PETER MIKITYUK (CITGO)","legalName":"PETER MIKITYUK","address":"1701 COTTMAN AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2003-08-08","latestIssueDate":"2003-08-08","expirationDate":"2010-07-31","inactiveDate":null},{"number":"285473","type":"Hazardous Materials","status":"Inactive","businessName":"PETER MIKITYUK (CITGO)","legalName":"PETER MIKITYUK","address":"1701 COTTMAN AVE","revenueCode":"3335","rentalCategory":null,"units":null,"issuedDate":"2003-08-08","latestIssueDate":"2003-08-08","expirationDate":"2009-06-30","inactiveDate":null},{"number":"286700","type":"Hazardous Materials","status":"Inactive","businessName":"COTTMAN GAS SUPPLY INC","legalName":"COTTMAN GAS SUPPLY INC","address":"1701 COTTMAN AVE","revenueCode":"3335","rentalCategory":null,"units":null,"issuedDate":"2004-12-02","latestIssueDate":"2004-12-02","expirationDate":"2005-12-02","inactiveDate":null},{"number":"285152","type":"Motor Vehicle Repair / Fuel Dispensing","status":"Inactive","businessName":"COTTMAN GAS SUPPLY INC","legalName":"COTTMAN GAS SUPPLY INC","address":"1701 COTTMAN AVE","revenueCode":"3311","rentalCategory":null,"units":null,"issuedDate":"2004-12-16","latestIssueDate":"2004-12-16","expirationDate":"2005-12-31","inactiveDate":"2012-07-24"},{"number":"312178","type":"Hazardous Materials","status":"Active","businessName":"GURU KRUPA INC (E Z GAS )","legalName":"GURU KRUPA INC","address":"1701 COTTMAN AVE","revenueCode":"3335","rentalCategory":null,"units":null,"issuedDate":"2005-04-04","latestIssueDate":"2025-12-02","expirationDate":"2026-12-31","inactiveDate":null},{"number":"313917","type":"Dumpster License - Private Property","status":"Active","businessName":"GURU KRUPA INC (E Z GAS )","legalName":"GURU KRUPA INC","address":"1701 COTTMAN AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2005-04-16","latestIssueDate":"2013-07-20","expirationDate":null,"inactiveDate":null},{"number":"313943","type":"Motor Vehicle Repair / Fuel Dispensing","status":"Active","businessName":"GURU KRUPA INC (E Z GAS )","legalName":"GURU KRUPA INC","address":"1701 COTTMAN AVE","revenueCode":"3311","rentalCategory":null,"units":null,"issuedDate":"2005-04-16","latestIssueDate":"2025-12-02","expirationDate":"2026-12-31","inactiveDate":null},{"number":"379534","type":"Food Preparing and Serving","status":"Active","businessName":"GURU KRUPA INC (E Z GAS )","legalName":"GURU KRUPA INC","address":"1701 COTTMAN AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2006-07-31","latestIssueDate":"2026-03-23","expirationDate":"2027-04-30","inactiveDate":null}],"licenseActivity":[{"number":"379534","type":"Food Preparing and Serving","businessName":"GURU KRUPA INC (E Z GAS )","legalName":"GURU KRUPA INC","issuedDate":"2006-07-31","latestIssueDate":"2026-03-23","closureDate":null,"expirationDate":"2027-04-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"313917","type":"Dumpster License - Private Property","businessName":"GURU KRUPA INC (E Z GAS )","legalName":"GURU KRUPA INC","issuedDate":"2005-04-16","latestIssueDate":"2013-07-20","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"313943","type":"Motor Vehicle Repair / Fuel Dispensing","businessName":"GURU KRUPA INC (E Z GAS )","legalName":"GURU KRUPA INC","issuedDate":"2005-04-16","latestIssueDate":"2025-12-02","closureDate":null,"expirationDate":"2026-12-31","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"312178","type":"Hazardous Materials","businessName":"GURU KRUPA INC (E Z GAS )","legalName":"GURU KRUPA INC","issuedDate":"2005-04-04","latestIssueDate":"2025-12-02","closureDate":null,"expirationDate":"2026-12-31","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"285152","type":"Motor Vehicle Repair / Fuel Dispensing","businessName":"COTTMAN GAS SUPPLY INC","legalName":"COTTMAN GAS SUPPLY INC","issuedDate":"2004-12-16","latestIssueDate":"2004-12-16","closureDate":"2012-07-24","expirationDate":"2005-12-31","inactiveDate":"2012-07-24","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"286700","type":"Hazardous Materials","businessName":"COTTMAN GAS SUPPLY INC","legalName":"COTTMAN GAS SUPPLY INC","issuedDate":"2004-12-02","latestIssueDate":"2004-12-02","closureDate":"2005-12-02","expirationDate":"2005-12-02","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"282820","type":"Dumpster License - Private Property","businessName":"PETER MIKITYUK (CITGO)","legalName":"PETER MIKITYUK","issuedDate":"2003-08-08","latestIssueDate":"2003-08-08","closureDate":"2010-07-31","expirationDate":"2010-07-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"199928","type":"Food Establishment, Retail Permanent Location","businessName":"PETER MIKITYUK (CITGO)","legalName":"PETER MIKITYUK","issuedDate":"2003-08-08","latestIssueDate":"2003-08-08","closureDate":"2004-04-30","expirationDate":"2004-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"285473","type":"Hazardous Materials","businessName":"PETER MIKITYUK (CITGO)","legalName":"PETER MIKITYUK","issuedDate":"2003-08-08","latestIssueDate":"2003-08-08","closureDate":"2009-06-30","expirationDate":"2009-06-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #4320: CLOSED · Withdrawn; related permit 115839. Use permit #208590: COMPLETED. The history also contains “NEW USE.”","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: 1039051 (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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"4 failed, 4 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on May 13, 2024.","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":"Food Establishment, Retail Permanent Location #199928: Inactive; Dumpster License - Private Property #282820: Inactive; Hazardous Materials #285473: Inactive; Hazardous Materials #286700: Inactive","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 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/"}]}