{"asOf":"2026-07-27T01:49:18.790Z","block":"2100-2199 N BROAD ST","blockUrl":"https://philadelphia.blockreport.homes/block/2100-2199-n-broad-st","address":"2131 N BROAD ST","parcelNumber":"882890000","source":"https://property.phila.gov/?p=882890000","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":"NORTH BROAD DEVELOPMENT","coOwner":"CO","marketValue":4345800,"landAssessment":869100,"improvementAssessment":3476700,"livableArea":11288,"yearBuilt":1990,"lastSale":{"price":879200,"date":"1997-09-15T04:00:00Z"},"openViolations":0,"violations":[{"number":"1428027","date":"2008-04-03","code":"FC-2701.5/1","title":"HAZMAT-LIC REQ¿D","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1428026","date":"2008-04-03","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4133630","date":"2016-11-02","code":"CP-312","title":"VUPD-HIGH WEEDS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4133629","date":"2016-11-02","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2025-030935","date":"2025-05-10","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2025-11-21","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-031039","date":"2025-05-10","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2025-11-21","resolution":"COMPLIED - PERMIT OBTAINED"}],"violationCases":[{"number":"154235","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2008-04-04","completedDate":"2010-03-16","violations":[{"number":"1428027","date":"2008-04-03","code":"FC-2701.5/1","title":"HAZMAT-LIC REQ¿D","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1428026","date":"2008-04-03","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"562179","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2016-11-02","completedDate":"2017-02-14","violations":[{"number":"4133630","date":"2016-11-02","code":"CP-312","title":"VUPD-HIGH WEEDS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4133629","date":"2016-11-02","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2025-040845","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL VACANT PROPERTY INVESTIGATOR","status":"CLOSED","createdDate":"2025-05-10","completedDate":"2025-11-21","violations":[{"number":"VI-2025-030935","date":"2025-05-10","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2025-11-21","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-031039","date":"2025-05-10","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2025-11-21","resolution":"COMPLIED - PERMIT OBTAINED"}]}],"violYears":[{"y":2008,"n":2,"worst":null},{"y":2016,"n":2,"worst":null},{"y":2025,"n":2,"worst":null}],"investigations":[{"caseNumber":"154235","date":"2008-04-03","type":"CI INSP","status":"FAILED"},{"caseNumber":"154235","date":"2008-07-17","type":"CI INSP","status":"FAILED"},{"caseNumber":"154235","date":"2008-12-26","type":"CI INSP","status":"FAILED"},{"caseNumber":"154235","date":"2009-08-14","type":"CI INSP","status":"FAILED"},{"caseNumber":"154235","date":"2010-03-12","type":"CI INSP","status":"PASSED"},{"caseNumber":"CF-2025-040845","date":"2025-05-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-040845","date":"2025-11-21","type":null,"status":"PASSED"}],"inspYears":[{"y":2008,"fails":3,"passes":0},{"y":2009,"fails":1,"passes":0},{"y":2010,"fails":0,"passes":1},{"y":2025,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.985833416525765,"lng":-75.15559864942719,"geom":{"type":"Polygon","coordinates":[[[-75.155100564,39.98605635],[-75.155241113,39.985413556],[-75.155561967,39.985455176],[-75.155531923,39.985592162],[-75.156138562,39.985677913],[-75.156028385,39.986176428],[-75.155100564,39.98605635]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19122","beds":null,"baths":null,"stories":1,"lotArea":53172,"zoning":"CMX2.5","grade":"A-","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"1429 MONK RD, GLADWYNE PA, 19035","mailOut":true,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"Permit for propose Medical, Dental, Health Practitioner - Group Practitioner in existing structure.","status":"Completed","outcome":"Granted","date":"2025-05-08","number":"ZP-2024-010282","relatedPermit":"ZP-2024-010282"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":1400900,"taxable":1400900,"land":531700,"improvement":869200,"taxableLand":531700,"taxableImprovement":869200,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":1400900,"taxable":1400900,"land":531700,"improvement":869200,"taxableLand":531700,"taxableImprovement":869200,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":1529500,"taxable":1529500,"land":305900,"improvement":1223600,"taxableLand":305900,"taxableImprovement":1223600,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":2256000,"taxable":2256000,"land":451200,"improvement":1804800,"taxableLand":451200,"taxableImprovement":1804800,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":2256000,"taxable":2256000,"land":451200,"improvement":1804800,"taxableLand":451200,"taxableImprovement":1804800,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":2256000,"taxable":2256000,"land":451200,"improvement":1804800,"taxableLand":451200,"taxableImprovement":1804800,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":2256000,"taxable":2256000,"land":451200,"improvement":1804800,"taxableLand":451200,"taxableImprovement":1804800,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":3442800,"taxable":3442800,"land":2409990,"improvement":1032810,"taxableLand":2409990,"taxableImprovement":1032810,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":3442800,"taxable":3442800,"land":2409990,"improvement":1032810,"taxableLand":2409990,"taxableImprovement":1032810,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":3330000,"taxable":3330000,"land":2331000,"improvement":999000,"taxableLand":2331000,"taxableImprovement":999000,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":3330000,"taxable":3330000,"land":2331000,"improvement":999000,"taxableLand":2331000,"taxableImprovement":999000,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":4345800,"taxable":4345800,"land":869100,"improvement":3476700,"taxableLand":869100,"taxableImprovement":3476700,"exemptLand":0,"exemptImprovement":0}],"taxNow":46613,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"353077","date":"2011-08-19","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2011-10-24","scope":"FOR PARTIAL INTERIOR DEMOLITION AND INTERIOR ALTERATIONS TO INCLUDE FRAMING AND INSTALLATION OF WALLBOARD FOR EXISTING RETAIL PHARMACY AS PER PLANS."},{"number":"359749","date":"2011-08-24","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2011-11-30","scope":"RELOCATE 4 LIGHT POLES. INSTALL 2 LIGHT FIXTURES, PLUGMOLD & 12 RECEPTACLES."},{"number":"361182","date":"2011-09-01","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2011-10-24","scope":"1 FIXTURE WITH PIPING"},{"number":"693683","date":"2016-07-08","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-02-22","scope":"FOR PRESCRIPTIVE ALTERATIONS TO INCLUDE DEMOLITION OF EXIST. REAR STORAGE & BATHROOM AREAS & ERECTION OF PARTITION WALLS FOR STORAGE ROOM, WAITING AREA & FOOD DISPLAY AREAS; BUILDING IS NOT FULLY SPRINKLERED. SEPARATE PERMIT REQ'D FOR ANY MECH., ELEC. & PLUMB. WORK."},{"number":"706838","date":"2016-07-13","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2016-09-26","scope":"FURNISH & INSTALL 2-DUPLEX RECEPTACLES, 1-LIGHT SWITCH, & 4-2X4 LAYIN LIGHTS FOR NEW STORAGE AREA AS PER NEC 2008 EAST DISTRICT"},{"number":"706878","date":"2016-07-13","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-08-31","scope":"RELOCATE ROUGH AND FINISH PLUMBING TO 1 MOP SINK, REPLACEMENT FIXTURES 2 WC AND 2 LAVS (PHARMACY)THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"ZP-2020-005128","date":"2020-12-28","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2021-04-06","scope":"FOR THE INSTALLATION OF SIGNS. SIZE AND LOCATION PER APPROVED PLANS."},{"number":"GP-2020-007834","date":"2021-01-07","work":"Sign","type":"General","description":"General Permit","status":"Completed","completedDate":"2021-04-06","scope":"ERECTION OF TEN WALL SIGNS, A FREESTANDING SIGN. ALL WORK IN ACCORDANCE WITH APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR ANY ELECTRICAL WORK."},{"number":"GM-2025-000529","date":"2025-01-27","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2025-10-01","scope":"EZ INTERIOR DEMOLITION- For the interior demolition on non-bearing partition wall and ceilings as per attached standard. Deviations from these standards require submission of construction and site plans. Separate Streets Department permit required for sidewalk and street closures. Structural alteration or repair is expressly PROHIBITED under this permit. Prohibited structural work includes but not limited to any modification to exterior walls, party wall, floor/roof framing and foundations, including underpinning, excavation and removal of foundation slab."},{"number":"ZP-2025-001231","date":"2025-03-06","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2026-02-19","scope":"FOR THE ERECTION OF FOUR (4) INTERNALLY ILLUMINATED WALL SIGNS, WINDOW SIGNAGE, AND REPLACEMENT OF SIGNAGE OF ONE (1) EXISTING FREESTANDING SIGN ACCESSORY TO A GROUP MEDICAL, DENTAL, HEALTH PRACTITIONER. SIZE AND LOCATION AS SHOWN ON THE APPLCIATION/PLAN."},{"number":"ZP-2024-010282","date":"2025-03-19","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Medical, Dental, and Health Practitioner - Group Medical, Dental, and Health Practitioner"},{"number":"CP-2024-005835","date":"2025-05-20","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2026-01-21","scope":"LEVEL III ALTERATIONS WITH COMPLETE CHANGE OF OCCUPANCY TO CREATE A GROUP MEDICAL, DENTAL & HEALTH PRACTITIONER'S OFFICE IN AN EXISTING DETACHED ONE-STORY BUILDING AS PER APPROVED PLANS. BUILDING NOT REQUIRED TO BE SPRINKLERED. *2018 IEBC REVIEW* **SEPARATE PERMITS REQUIRED FOR ANY MEP OR FIRE SUPPRESSION WORK**"},{"number":"GP-2025-004822","date":"2025-05-30","work":"Sign","type":"General","description":"General Permit","status":"Completed","completedDate":"2026-02-19","scope":"FOR THE ERECTION OF FOUR (4) INTERNALLY ILLUMINATED WALL SIGNS, WINDOW SIGNAGE, AND REPLACEMENT OF SIGNAGE OF ONE (1) EXISTING FREESTANDING SIGN ACCESSORY TO A GROUP MEDICAL, DENTAL, HEALTH PRACTITIONER AS PER APPROVED PLANS. AMENDMENT#1 TO CHANGE MOUNTING DETAILS."},{"number":"EP-2025-002927","date":"2025-06-12","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2026-01-13","scope":"INSTALL WIRING, LIGHTING, SWITCHES , EXIT SIGN, EMERGENCY LIGHTING AND MEDICAL GRADE RECEPTACLE OUTLETS AND WIRING PER 517.13 ,TAMPER RESISTANT RECEPTACLES (AS SHOWN) . INSTALL FIRE ALARM SYSTEM . ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC,2016 NFPA-72,2018 PHILA FIRE CODE."},{"number":"MP-2025-002855","date":"2025-07-15","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2026-01-13","scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS, AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH THE MANUFACTURER’S SPECIFICATIONS. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."},{"number":"PP-2025-007934","date":"2025-08-18","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2026-01-21","scope":"All sanitary and domestic water piping as per plans connecting to existing domestic water and sewer. All fixtures and piping including (1) Drinking Fountain (1) Mop Receptor (1) Floor drain (6) Kitchen sinks (6) water closets (6) Lavatories (1) RP Backflow preventer (1) Water Heater"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2021,"k":"permit","w":"Sign"},{"y":2025,"k":"permit","w":"Interior Non-Load-Bearing Wall Demo."},{"y":2025,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2025,"k":"permit","w":"Change of Use"},{"y":2025,"k":"appeal","w":"Appeal granted"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Sign"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"viol","w":"2 L&I violations"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2025,"k":"permit","w":"Alterations"}],"rented":false,"licenses":[{"number":"337930","type":"Food Establishment, Retail Perm Location (Large)","status":"Inactive","businessName":"RITE AID OF PA INC (DBA RITE AID #1127)","legalName":"RITE AID OF PA INC","address":"2131 N BROAD ST","revenueCode":"3119","rentalCategory":null,"units":null,"issuedDate":"2005-10-07","latestIssueDate":"2023-04-21","expirationDate":"2024-04-30","inactiveDate":"2024-06-29"},{"number":"343371","type":"Hazardous Materials","status":"Inactive","businessName":"RITE AID OF PA INC (DBA RITE AID #1127)","legalName":"RITE AID OF PA INC","address":"2131 N BROAD ST","revenueCode":"3335","rentalCategory":null,"units":null,"issuedDate":"2009-11-02","latestIssueDate":"2011-01-18","expirationDate":"2011-12-31","inactiveDate":"2012-01-11"},{"number":"510620","type":"Dumpster License - Private Property","status":"Active","businessName":"RITE AID OF PENNSYLVANIA INC (ATTN: LICENSING)","legalName":"RITE AID OF PENNSYLVANIA INC","address":"2131 N BROAD ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2010-08-05","latestIssueDate":"2013-08-03","expirationDate":null,"inactiveDate":null}],"licenseActivity":[{"number":"510620","type":"Dumpster License - Private Property","businessName":"RITE AID OF PENNSYLVANIA INC (ATTN: LICENSING)","legalName":"RITE AID OF PENNSYLVANIA INC","issuedDate":"2010-08-05","latestIssueDate":"2013-08-03","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"343371","type":"Hazardous Materials","businessName":"RITE AID OF PA INC (DBA RITE AID #1127)","legalName":"RITE AID OF PA INC","issuedDate":"2009-11-02","latestIssueDate":"2011-01-18","closureDate":"2012-01-11","expirationDate":"2011-12-31","inactiveDate":"2012-01-11","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"337930","type":"Food Establishment, Retail Perm Location (Large)","businessName":"RITE AID OF PA INC (DBA RITE AID #1127)","legalName":"RITE AID OF PA INC","issuedDate":"2005-10-07","latestIssueDate":"2023-04-21","closureDate":"2024-06-29","expirationDate":"2024-04-30","inactiveDate":"2024-06-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","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":["8 permit events since 2023","1 zoning/board appeal since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 31% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $3,330,000 to $4,345,800","no permit shown in 2026-2028"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: GM-2025-000529 (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":"5 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Nov 21, 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":"3 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":"Food Establishment, Retail Perm Location (Large) #337930: Inactive since Jun 29, 2024; Hazardous Materials #343371: Inactive since Jan 11, 2012","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 6 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/"}],"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/"}]}