{"asOf":"2026-07-28T21:13:35.339Z","block":"2200-2299 W HUNTING PARK AVE","blockUrl":"https://philadelphia.blockreport.homes/block/2200-2299-w-hunting-park-ave","address":"2222-28 W HUNTING PARK AVE","parcelNumber":"882929470","source":"https://property.phila.gov/?p=882929470","ownerType":"absentee","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"BA0","buildingCodeNew":"219","buildingClass":"STR/OFF 1 STY MASONRY","buildingClassNew":"RESTAURANT","useLabel":"Commercial","owner":"LIM DAN","coOwner":"LIM JENNIFER S","marketValue":524200,"landAssessment":104800,"improvementAssessment":419400,"livableArea":2910,"yearBuilt":1930,"lastSale":{"price":150000,"date":"1998-07-30T04:00:00Z"},"openViolations":0,"violations":[{"number":"914115","date":"2008-04-09","code":"A-000.0/1","title":"VIOL NONE FOUND","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4025116","date":"2016-07-27","code":"FC-605.4/1","title":"FIRE-ELECT MULTIPLUG PROHIB","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4025118","date":"2016-07-27","code":"FC-915.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4025119","date":"2016-07-27","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4025117","date":"2016-07-27","code":"FC-906.1/2","title":"FIRE EXTING-INSTALL COMM KITCH","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4618331","date":"2018-03-20","code":"FC-13-915.1","title":"FIRE ALARM TESTED/CERTIFIED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4618330","date":"2018-03-20","code":"FC-13-907.51","title":"PULL STATION SIGNS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4618329","date":"2018-03-20","code":"FC-13-901.6","title":"FIRE SYSTEMS MAINTAINED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2021-017017","date":"2021-03-26","code":"A-301.1/2","title":"ADDITION","status":"CLOSED","resolutionDate":"2021-03-26","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2021-017012","date":"2021-03-26","code":"A-301.1/64","title":"ZONING REQUIRED FOR CONSTRUCTION","status":"COMPLIED","resolutionDate":"2022-10-17","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-017015","date":"2021-03-26","code":"A-301.1/64","title":"ZONING REQUIRED FOR CONSTRUCTION","status":"CLOSED","resolutionDate":"2021-03-26","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2021-017014","date":"2021-03-26","code":"A-301.6/1","title":"PLANS REQUIRED TO COMPLY","status":"CLOSED","resolutionDate":"2021-03-26","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2021-017013","date":"2021-03-26","code":"A-301.1/2","title":"ADDITION","status":"COMPLIED","resolutionDate":"2022-10-17","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-017016","date":"2021-03-26","code":"A-301.6/1","title":"PLANS REQUIRED TO COMPLY","status":"COMPLIED","resolutionDate":"2022-10-17","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-037980","date":"2021-06-11","code":"FC-13-901.7(A)","title":"FIRE ALARM INOPERABLE","status":"COMPLIED","resolutionDate":"2021-07-20","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-037977","date":"2021-06-11","code":"FC-13-915","title":"CERTIFICATION","status":"COMPLIED","resolutionDate":"2021-07-20","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-037978","date":"2021-06-11","code":"FC-13-904.5","title":"WET CHEMICAL SYSTEM TEST","status":"COMPLIED","resolutionDate":"2021-07-20","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-037979","date":"2021-06-11","code":"FC-13-605.3","title":"WORKING SPACE/CLEARANCE","status":"COMPLIED","resolutionDate":"2021-07-20","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-037981","date":"2021-06-11","code":"FC-13-605.5","title":"EXTENSION CORDS","status":"COMPLIED","resolutionDate":"2021-07-20","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"155879","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2008-04-16","completedDate":"2008-04-16","violations":[{"number":"914115","date":"2008-04-09","code":"A-000.0/1","title":"VIOL NONE FOUND","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"546706","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2016-07-27","completedDate":null,"violations":[{"number":"4025116","date":"2016-07-27","code":"FC-605.4/1","title":"FIRE-ELECT MULTIPLUG PROHIB","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4025118","date":"2016-07-27","code":"FC-915.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4025119","date":"2016-07-27","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4025117","date":"2016-07-27","code":"FC-906.1/2","title":"FIRE EXTING-INSTALL COMM KITCH","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"625907","type":"HAZARDOUS","priority":"HAZARDOUS","responsibility":"HCEU","status":"CLOSED","createdDate":"2018-03-22","completedDate":"2018-07-20","violations":[{"number":"4618331","date":"2018-03-20","code":"FC-13-915.1","title":"FIRE ALARM TESTED/CERTIFIED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4618330","date":"2018-03-20","code":"FC-13-907.51","title":"PULL STATION SIGNS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4618329","date":"2018-03-20","code":"FC-13-901.6","title":"FIRE SYSTEMS MAINTAINED","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2021-021984","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING COURTS","status":"CLOSED","createdDate":"2021-03-27","completedDate":"2022-10-17","violations":[{"number":"VI-2021-017017","date":"2021-03-26","code":"A-301.1/2","title":"ADDITION","status":"CLOSED","resolutionDate":"2021-03-26","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2021-017012","date":"2021-03-26","code":"A-301.1/64","title":"ZONING REQUIRED FOR CONSTRUCTION","status":"COMPLIED","resolutionDate":"2022-10-17","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-017015","date":"2021-03-26","code":"A-301.1/64","title":"ZONING REQUIRED FOR CONSTRUCTION","status":"CLOSED","resolutionDate":"2021-03-26","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2021-017014","date":"2021-03-26","code":"A-301.6/1","title":"PLANS REQUIRED TO COMPLY","status":"CLOSED","resolutionDate":"2021-03-26","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2021-017013","date":"2021-03-26","code":"A-301.1/2","title":"ADDITION","status":"COMPLIED","resolutionDate":"2022-10-17","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-017016","date":"2021-03-26","code":"A-301.6/1","title":"PLANS REQUIRED TO COMPLY","status":"COMPLIED","resolutionDate":"2022-10-17","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2021-051892","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"NUISANCE PROPERTY INVESTIGATOR","status":"CLOSED","createdDate":"2021-06-15","completedDate":"2021-07-21","violations":[{"number":"VI-2021-037980","date":"2021-06-11","code":"FC-13-901.7(A)","title":"FIRE ALARM INOPERABLE","status":"COMPLIED","resolutionDate":"2021-07-20","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-037977","date":"2021-06-11","code":"FC-13-915","title":"CERTIFICATION","status":"COMPLIED","resolutionDate":"2021-07-20","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-037978","date":"2021-06-11","code":"FC-13-904.5","title":"WET CHEMICAL SYSTEM TEST","status":"COMPLIED","resolutionDate":"2021-07-20","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-037979","date":"2021-06-11","code":"FC-13-605.3","title":"WORKING SPACE/CLEARANCE","status":"COMPLIED","resolutionDate":"2021-07-20","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-037981","date":"2021-06-11","code":"FC-13-605.5","title":"EXTENSION CORDS","status":"COMPLIED","resolutionDate":"2021-07-20","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2008,"n":1,"worst":null},{"y":2016,"n":4,"worst":null},{"y":2018,"n":3,"worst":null},{"y":2021,"n":11,"worst":null}],"investigations":[{"caseNumber":"155879","date":"2008-04-09","type":"BC INSP","status":"PASSED"},{"caseNumber":"546706","date":"2016-07-27","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"546706","date":"2016-07-27","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"546706","date":"2016-09-01","type":"CEASE INSP","status":"PASSED"},{"caseNumber":"625907","date":"2018-03-20","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"625907","date":"2018-07-19","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"CF-2021-021984","date":"2021-03-27","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-021984","date":"2021-06-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-051892","date":"2021-06-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-021984","date":"2021-06-23","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-021984","date":"2021-07-01","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-051892","date":"2021-07-21","type":null,"status":"PASSED"}],"inspYears":[{"y":2008,"fails":0,"passes":1},{"y":2016,"fails":1,"passes":1},{"y":2018,"fails":1,"passes":1},{"y":2021,"fails":5,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.01032905791802,"lng":-75.16526050668259,"geom":{"type":"Polygon","coordinates":[[[-75.164940285,40.010194859],[-75.165656626,40.010287699],[-75.165184821,40.010504803],[-75.164940285,40.010194859]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2024-023016","type":"Fire Alarm Certification","inspectionDate":"2024-08-13","result":"Certified","expirationDate":"2025-08-13","buildingId":"1218628"},{"number":"BC-2024-023014","type":"Special Hazards Certification","inspectionDate":"2024-08-13","result":"Certified","expirationDate":"2025-08-13","buildingId":"1218628"},{"number":"BC-2025-021738","type":"Fire Alarm Certification","inspectionDate":"2025-08-15","result":"Certified","expirationDate":"2026-08-15","buildingId":"1218628"},{"number":"BC-2025-021740","type":"Special Hazards Certification","inspectionDate":"2025-08-15","result":"Certified","expirationDate":"2026-08-15","buildingId":"1218628"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19140","beds":null,"baths":null,"stories":1,"lotArea":10163,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"2222 W HUNTING PARK AVE, PHILADELPHIA PA, 19140","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":501600,"taxable":501600,"land":152400,"improvement":349200,"taxableLand":152400,"taxableImprovement":349200,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":501600,"taxable":501600,"land":152400,"improvement":349200,"taxableLand":152400,"taxableImprovement":349200,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":209800,"taxable":209800,"land":41960,"improvement":167840,"taxableLand":41960,"taxableImprovement":167840,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":299700,"taxable":299700,"land":59940,"improvement":239760,"taxableLand":59940,"taxableImprovement":239760,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":301900,"taxable":301900,"land":60380,"improvement":241520,"taxableLand":60380,"taxableImprovement":241520,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":301900,"taxable":301900,"land":60380,"improvement":241520,"taxableLand":60380,"taxableImprovement":241520,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":301900,"taxable":301900,"land":60380,"improvement":241520,"taxableLand":60380,"taxableImprovement":241520,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":329900,"taxable":329900,"land":230926,"improvement":98974,"taxableLand":230926,"taxableImprovement":98974,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":329900,"taxable":329900,"land":230926,"improvement":98974,"taxableLand":230926,"taxableImprovement":98974,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":509000,"taxable":509000,"land":101800,"improvement":407200,"taxableLand":101800,"taxableImprovement":407200,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":509000,"taxable":509000,"land":101800,"improvement":407200,"taxableLand":101800,"taxableImprovement":407200,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":524200,"taxable":524200,"land":104800,"improvement":419400,"taxableLand":104800,"taxableImprovement":419400,"exemptLand":0,"exemptImprovement":0}],"taxNow":7125,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2021-005007","date":"2021-09-20","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"For the erection of an addition to an existing structure. Size and location as shown on plan."},{"number":"CP-2021-007619","date":"2022-01-27","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2024-11-16","scope":"To address CF-2021-021984 for working without permits; for the erection of a second story addition (w/o any change to existing building footprint) to an existing single-story detached structure, to be used as accessory storage for an existing Group B occupancy (Prepared Food Shop w/<50 patrons; seating shall be greater than three (3) but shall not exceed twenty (20) as per PZC 14-601(7)(f)(.1)(.a); no commercial cooking equipment to be used as per PZC 14-601(7)(f)(.1)(.b)), as per plans; separate permits required for all MEP work; building is currently not sprinklered; see ZP-2021-005007 for zoning/use approval of addition; no signs on this permit."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2008,"k":"viol","w":"L&I violation"},{"y":2008,"k":"insp","w":"Inspection passed"},{"y":2016,"k":"viol","w":"4 L&I violations"},{"y":2016,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2018,"k":"viol","w":"3 L&I violations"},{"y":2018,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2021,"k":"viol","w":"11 L&I violations"},{"y":2021,"k":"insp","w":"L&I: 5 failed, 1 passed"},{"y":2021,"k":"permit","w":"New construction, addition, GFA change"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"}],"rented":false,"licenses":[{"number":"201930","type":"Food Preparing and Serving","status":"Inactive","businessName":"HOAGIE CITY INC","legalName":"HOAGIE CITY INC","address":"2222-28 W HUNTING PARK AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"1998-04-18","latestIssueDate":"1998-04-18","expirationDate":"1999-04-30","inactiveDate":null},{"number":"203630","type":"Food Preparing and Serving","status":"Inactive","businessName":"NEW HOAGIE CITY INC","legalName":"NEW HOAGIE CITY INC","address":"2222-28 W HUNTING PARK AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2005-01-07","latestIssueDate":"2007-05-02","expirationDate":"2008-04-30","inactiveDate":"2007-12-27"},{"number":"431923","type":"Food Preparing and Serving","status":"Closed","businessName":"2222 HUNTING INC","legalName":"2222 HUNTING INC","address":"2222-28 W HUNTING PARK AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2007-12-27","latestIssueDate":"2017-06-18","expirationDate":"2018-04-30","inactiveDate":null},{"number":"773864","type":"Food Preparing and Serving (30+ SEATS)","status":"Active","businessName":"2222 HUNTING INC","legalName":"2222 HUNTING INC","address":"2222-28 W HUNTING PARK AVE","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2018-04-23","latestIssueDate":"2026-04-29","expirationDate":"2027-04-30","inactiveDate":null}],"licenseActivity":[{"number":"773864","type":"Food Preparing and Serving (30+ SEATS)","businessName":"2222 HUNTING INC","legalName":"2222 HUNTING INC","issuedDate":"2018-04-23","latestIssueDate":"2026-04-29","closureDate":null,"expirationDate":"2027-04-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"431923","type":"Food Preparing and Serving","businessName":"2222 HUNTING INC","legalName":"2222 HUNTING INC","issuedDate":"2007-12-27","latestIssueDate":"2017-06-18","closureDate":"2018-04-30","expirationDate":"2018-04-30","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false},{"number":"203630","type":"Food Preparing and Serving","businessName":"NEW HOAGIE CITY INC","legalName":"NEW HOAGIE CITY INC","issuedDate":"2005-01-07","latestIssueDate":"2007-05-02","closureDate":"2007-12-27","expirationDate":"2008-04-30","inactiveDate":"2007-12-27","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"201930","type":"Food Preparing and Serving","businessName":"HOAGIE CITY INC","legalName":"HOAGIE CITY INC","issuedDate":"1998-04-18","latestIssueDate":"1998-04-18","closureDate":null,"expirationDate":"1999-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-27","signals":[],"legalChecks":[{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: CP-2021-007619 (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":"7 failed, 4 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Jul 21, 2021.","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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Preparing and Serving #201930: Inactive; Food Preparing and Serving #203630: Inactive since Dec 27, 2007; Food Preparing and Serving #431923: Closed","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 19 historical violations across 5 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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Aug 15, 2026; Special Hazards Certification: Certified through Aug 15, 2026","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":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"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/"}]}