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INSP","status":"PASSED"},{"caseNumber":"CF-2025-052444","date":"2025-06-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-052450","date":"2025-06-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-054112","date":"2025-06-06","type":null,"status":null},{"caseNumber":"CF-2025-061067","date":"2025-06-20","type":null,"status":null},{"caseNumber":"CF-2025-061272","date":"2025-06-20","type":null,"status":null},{"caseNumber":"CF-2025-061283","date":"2025-06-20","type":null,"status":null},{"caseNumber":"CF-2025-052450","date":"2025-07-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-073278","date":"2025-07-24","type":null,"status":null},{"caseNumber":"CF-2025-079147","date":"2025-07-31","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-100910","date":"2025-09-15","type":null,"status":null},{"caseNumber":"CF-2025-100923","date":"2025-09-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-102466","date":"2025-09-18","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-052450","date":"2025-10-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-100923","date":"2025-10-20","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-052450","date":"2025-10-21","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-102466","date":"2025-10-23","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-088347","date":"2026-07-15","type":null,"status":null},{"caseNumber":"CF-2026-088358","date":"2026-07-15","type":null,"status":null},{"caseNumber":"CF-2026-089263","date":"2026-07-16","type":null,"status":null},{"caseNumber":"CF-2026-089265","date":"2026-07-17","type":null,"status":null}],"inspYears":[{"y":2007,"fails":1,"passes":0},{"y":2009,"fails":0,"passes":1},{"y":2011,"fails":2,"passes":1},{"y":2012,"fails":1,"passes":2},{"y":2025,"fails":7,"passes":3}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.92309205337285,"lng":-75.1703107665979,"geom":{"type":"Polygon","coordinates":[[[-75.170169728,39.92304415],[-75.170466915,39.92308451],[-75.170455947,39.923139054],[-75.17015684,39.923101826],[-75.170169728,39.92304415]]]},"liDistrict":"SOUTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19145","beds":null,"baths":null,"stories":1,"lotArea":1680,"zoning":"CMX2","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"6210 BUIST AVE, PHILADELPHIA PA, 19142","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"SPECIAL EXCEPTION FOR A COFFEE SHOP (NO SEATING) (TAKE OUT RESTAURANT) IN SPACE B WITH EXISTING RETAIL SALE OF WATER ICE IN SPACE A AS PREVIOUSLY APPROVED IN AN EXISTING STRUCTURE.","status":"OPEN","outcome":"Granted","date":"2017-02-28","number":"29427","relatedPermit":"737731"},{"type":"LIRB Violation Appeal","grounds":"Disagree with Violation\n\nSee attached","status":"Closed","outcome":"Complete","date":"2026-04-22","number":"HA-2025-003477","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":168000,"taxable":168000,"land":33600,"improvement":134400,"taxableLand":33600,"taxableImprovement":134400,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":168000,"taxable":168000,"land":33600,"improvement":134400,"taxableLand":33600,"taxableImprovement":134400,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":249100,"taxable":249100,"land":49841,"improvement":199259,"taxableLand":49841,"taxableImprovement":199259,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":248700,"taxable":248700,"land":49740,"improvement":198960,"taxableLand":49740,"taxableImprovement":198960,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":250500,"taxable":250500,"land":50100,"improvement":200400,"taxableLand":50100,"taxableImprovement":200400,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":250500,"taxable":250500,"land":50100,"improvement":200400,"taxableLand":50100,"taxableImprovement":200400,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":250500,"taxable":250500,"land":50100,"improvement":200400,"taxableLand":50100,"taxableImprovement":200400,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":450000,"taxable":450000,"land":90000,"improvement":360000,"taxableLand":90000,"taxableImprovement":360000,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":450000,"taxable":450000,"land":90000,"improvement":360000,"taxableLand":90000,"taxableImprovement":360000,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":450000,"taxable":450000,"land":90000,"improvement":360000,"taxableLand":90000,"taxableImprovement":360000,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":450000,"taxable":450000,"land":90000,"improvement":360000,"taxableLand":90000,"taxableImprovement":360000,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":512100,"taxable":512100,"land":102400,"improvement":409700,"taxableLand":102400,"taxableImprovement":409700,"exemptLand":0,"exemptImprovement":0}],"taxNow":6299,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"538046","date":"2014-05-21","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2014-05-29","scope":"CT PA20141401324(SFD)\"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"594155","date":"2015-03-04","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-03-10","scope":"REPLACE CURB TRAP,MAIN DRAIN AND FRESH AIR INLET-PA#20150580946-\"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"737731","date":"2017-05-08","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2017-05-08","scope":"FOR A COFFEE SHOP (NO SEATING) (TAKE OUT RESTAURANT) IN SPACE B WITH EXISTING RETAIL SALE OF WATER ICE IN SPACE A AS PREVIOUSLY APPROVED IN AN EXISTING STRUCTURE."},{"number":"ZP-2021-006341","date":"2021-06-23","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE COMPLETE DEMOLITION OF AN EXISTING ONE (1) STORY STRUCTURE ON LOT; FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH TWO (2) ROOF DECKS (RESIDENTIAL USE ONLY) ACCESSED BY TWO (2) INDIVIDUAL ROOF DECK ACCESS STRUCTURE; FOR USE AS A VACANT COMMERCIAL USE AT THE ENTIRE FIRST FLOOR AND CELLAR (USE REGISTRATION REQUIRED PRIOR TO OCCUPANCY) AND MULTI-FAMILY (FOUR (4) DWELLING UNITS) HOUSEHOLD LIVING ABOVE. SIZE AND LOCATION AS SHOWN IN THE APPLICATION/PLAN."},{"number":"ZP-2023-004973","date":"2023-06-20","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE (NOT TO EXCEED 38 FEET IN HEIGHT), ROOF DECK, (2) ROOF DECK ACCESS STRUCTURE, AND REAR DECKS (ACCESSED FROM THE 2ND-4TH FLOORS). SIZE AND LOCATION AS SHOWN IN THE APPLICATION/PLANS."},{"number":"GM-2024-001495","date":"2024-02-20","work":"Party Wall Protection","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2025-11-15","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."},{"number":"ZP-2024-001813","date":"2024-03-24","work":"Full Demolition","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"For the complete demolition of all existing structures."},{"number":"PP-2024-002466","date":"2024-03-26","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-10-09","scope":"Lateral seal"},{"number":"DP-2024-000240","date":"2024-05-31","work":"Minor Demolition","type":"Demolition","description":"Demolition Permit","status":"Completed","completedDate":"2024-11-22","scope":"FOR THE COMPLETE DEMOLITION OF THE ATTACHED ONE-STORY STRUCTURE BY HAND AND HAND HOLD. PEDESTRIAN PROTECTION TO BE IN PLACE PRIOR TO START OF WORK AND TO BE MAINTAINED DURING ALL DEMOLITION ACTIVITIES. *SEPERATE STREETS DEPARTMENT PERMIT REQUIRE FOR CLOSURE OF RIGHT OF WAY. *21 DAY POSING AND NOTICE REQUIRED PER A-303.2 *A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED WITHIN MIN. 6 FEET OF BUILDING FACADE IN ACCORDANCE WITH SECTION 3306 OF THE IBC. SPECIAL INSPECTION IS PROVIDED FOR MONITORING THE STABILITY OF THE ADJOINING BUILDINGS."},{"number":"SP-2024-000187","date":"2024-06-27","work":"Excavation","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Issued","completedDate":null,"scope":"FOR THE EXCAVATION OF AN EXISTING PARCEL IN PREPARATION OF A NEW CONSTRUCTION. **WORK TO BE COMPLETED PER APPROVED PLAN. ** IF FIELD CONDITION VARY, PLEASE CONTACT THE DESIGN PROFESSIONAL BEFORE PROCEEDING WITH THE WORK. ** AMEND ORIGINAL PERMIT TO CHANGE THE DEPTH OF EXCAVATION FOR REAR DECK TO 6' BELOW GRADE. NO CHANGE THE THE EXCAVATION DEPTH OF MAIN STRUCTURE."},{"number":"CP-2024-001015","date":"2024-09-09","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR THE CONSTRUCTION OF A THREE (3) STORY ATTACHED STRUCTURE TO BE SPRINKLERED IN ACCORDANCE WITH NFPA 13 THROUGHOUT. FOR USE AS GROUP R-2 MULTI-FAMILY HOUSHOLD LIVING (THREE (3) DWELLING UNITS) AND A GROUP B NAIL SALON. ALL WORK TO BE DONE AS PER APPROVED PLANS AND IN ACCORDANCE WITH THE 2018 IR.BIF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. *SEPARATE PERMITS REQUIRED FOR ELECTRICAL, MECHANICAL, PLUMBING, EXCAVATION, AND FIRE SUPPRESSION WORK.* *A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED WITHIN TEN (10) FEET OF THE BUILDING FACADE IN ACCORDANCE WITH SECTION 3306 OF THE 2018 IBC. SEPARATE BUILDING AND/OR STREETS DEPARTMENT PERMIT REQUIRED PRIOR TO THE START OF ANY WORK.*"},{"number":"MP-2025-006409","date":"2026-01-08","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS, AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH 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-2026-003081","date":"2026-03-18","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"INSTALL SANITARY AND STORM CTs, FAIs, MDs, 1\" WDP & 1\" BACKFLOW DEVICE."},{"number":"PP-2025-016560","date":"2026-03-23","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"Installation of 9 water closets ,9 shower/tub,9 lavatory,3 laundry ,3 water heaters , 2 hose bibbs"},{"number":"FP-2026-000723","date":"2026-05-07","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF AN AUTOMATIC WET SPRINKLER SYSTEM THROUGHOUT A FOUR (4) STORY MIXED-USE BUILDING IN ACCORDANCE WITH NFPA 13 TO INCLUDE A TWO (2) INCH FIRE SERVICE LINE AND A TWO (2) INCH BACKFLOW PREVENTER. CLASS 1 MANUAL WET STANDPIPES TO BE INSTALLED IN INTERIOR EXIT STAIRWAY ENCLOSURES IN ACCORDANCE WITH NFPA 14. ALL WORK TO BE DONE PER APPROVED PLANS BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA. SEE CP-2024-001015 FOR ASSOCIATED BUILDING PERMIT."}],"storyTag":"Torn down & rebuilt","storyDelta":1.05,"timeline":[{"y":2024,"k":"permit","w":"Minor Demolition"},{"y":2024,"k":"permit","w":"Excavation"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"demo"},{"y":2025,"k":"viol","w":"14 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 7 failed, 3 passed"},{"y":2026,"k":"permit","w":"New Construction"},{"y":2026,"k":"permit","w":"New Construction or Additions"},{"y":2026,"k":"permit","w":"New Construction or Additions"},{"y":2026,"k":"appeal","w":"Appeal complete"},{"y":2026,"k":"permit","w":"New Construction"},{"y":2026,"k":"viol","w":"4 L&I violations"}],"rented":false,"licenses":[{"number":"203372","type":"Food Preparing and Serving","status":"Inactive","businessName":"PRIME TIME ICES INC","legalName":"PRIME TIME ICES INC","address":"2200 S BROAD ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2004-06-01","latestIssueDate":"2008-04-07","expirationDate":"2009-04-30","inactiveDate":"2012-12-22"},{"number":"562291","type":"Food Preparing and Serving","status":"Inactive","businessName":"B&J 157 LLC (RITA'S WATER ICE)","legalName":"B&J 157 LLC","address":"2200 S BROAD ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2012-04-27","latestIssueDate":"2017-08-09","expirationDate":"2018-04-30","inactiveDate":"2018-06-29"},{"number":"626354","type":"Precious Metal Dealer","status":"Inactive","businessName":"B & R CHECK CASHING SERVICE INC","legalName":"B & R CHECK CASHING SERVICE INC","address":"2200 S BROAD ST","revenueCode":"3524","rentalCategory":null,"units":null,"issuedDate":"2014-04-25","latestIssueDate":"2014-04-25","expirationDate":"2014-12-31","inactiveDate":"2015-03-01"},{"number":"730014","type":"Food Preparing and Serving","status":"Inactive","businessName":"Christian Sassani (HomeGrown Coffee and Creations)","legalName":"Christian Sassani","address":"2200 S BROAD ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2017-02-28","latestIssueDate":"2018-01-24","expirationDate":"2019-02-27","inactiveDate":"2019-04-28"}],"licenseActivity":[{"number":"730014","type":"Food Preparing and Serving","businessName":"Christian Sassani (HomeGrown Coffee and Creations)","legalName":"Christian Sassani","issuedDate":"2017-02-28","latestIssueDate":"2018-01-24","closureDate":"2019-04-28","expirationDate":"2019-02-27","inactiveDate":"2019-04-28","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"626354","type":"Precious Metal Dealer","businessName":"B & R CHECK CASHING SERVICE INC","legalName":"B & R CHECK CASHING SERVICE INC","issuedDate":"2014-04-25","latestIssueDate":"2014-04-25","closureDate":"2015-03-01","expirationDate":"2014-12-31","inactiveDate":"2015-03-01","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"562291","type":"Food Preparing and Serving","businessName":"B&J 157 LLC (RITA'S WATER ICE)","legalName":"B&J 157 LLC","issuedDate":"2012-04-27","latestIssueDate":"2017-08-09","closureDate":"2018-06-29","expirationDate":"2018-04-30","inactiveDate":"2018-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"203372","type":"Food Preparing and Serving","businessName":"PRIME TIME ICES INC","legalName":"PRIME TIME ICES INC","issuedDate":"2004-06-01","latestIssueDate":"2008-04-07","closureDate":"2012-12-22","expirationDate":"2009-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-28","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":["7 permit events since 2023","1 zoning/board appeal since 2023","demolition activity 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 #737731: 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":"7 permits not marked completed: GM-2024-001495 (Expired), SP-2024-000187 (Issued), CP-2024-001015 (Issued), MP-2025-006409 (Issued), PP-2026-003081 (Issued). 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":"11 failed, 7 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was unlabeled on Jul 17, 2026.","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":"Food Preparing and Serving #203372: Inactive since Dec 22, 2012; Food Preparing and Serving #562291: Inactive since Jun 29, 2018; Precious Metal Dealer #626354: Inactive since Mar 1, 2015; Food Preparing and Serving #730014: Inactive since Apr 28, 2019","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 24 historical violations across 19 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/"}]}