{"asOf":"2026-07-25T21:01:17.189Z","block":"0-99 S 52ND ST","blockUrl":"https://philadelphia.blockreport.homes/block/0-99-s-52nd-st","address":"15 S 52ND ST","parcelNumber":"882963215","source":"https://property.phila.gov/?p=882963215","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"EA0","buildingCodeNew":"240","buildingClass":"BANK/OFF 1 STY MASONRY","buildingClassNew":"BANK","useLabel":"Bank","owner":"JPMORGAN CHASE BANK NATIONAL ASSOCIATION","coOwner":null,"marketValue":2927200,"landAssessment":585400,"improvementAssessment":2341800,"livableArea":5684,"yearBuilt":1921,"lastSale":{"price":1200000,"date":"2022-05-18T04:00:00Z"},"openViolations":3,"violations":[{"number":"3485223","date":"2014-05-17","code":"FC-915.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4626511","date":"2018-03-29","code":"A-000.0/1","title":"VIOL NONE FOUND","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3814624","date":"2016-01-08","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3814625","date":"2016-01-08","code":"PM15-304.1J","title":"EXTERIOR STRUCT UNSAFE COND 10","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3814623","date":"2016-01-08","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"VI-2024-067055","date":"2024-08-07","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2024-067056","date":"2024-08-07","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2024-067057","date":"2024-08-07","code":"F-604.6","title":"UNAPPROVED CONDITIONS\n","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"432013","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2014-05-17","completedDate":null,"violations":[{"number":"3485223","date":"2014-05-17","code":"FC-915.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"467170","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2015-01-29","completedDate":"2018-04-02","violations":[{"number":"4626511","date":"2018-03-29","code":"A-000.0/1","title":"VIOL NONE FOUND","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"515992","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2016-01-08","completedDate":"2016-03-29","violations":[{"number":"3814624","date":"2016-01-08","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3814625","date":"2016-01-08","code":"PM15-304.1J","title":"EXTERIOR STRUCT UNSAFE COND 10","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3814623","date":"2016-01-08","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"CF-2024-086637","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"IN VIOLATION","createdDate":"2024-08-09","completedDate":null,"violations":[{"number":"VI-2024-067055","date":"2024-08-07","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2024-067056","date":"2024-08-07","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2024-067057","date":"2024-08-07","code":"F-604.6","title":"UNAPPROVED CONDITIONS\n","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2014,"n":1,"worst":null},{"y":2016,"n":3,"worst":"UNSAFE STRUCTURE"},{"y":2018,"n":1,"worst":null},{"y":2024,"n":3,"worst":null}],"investigations":[{"caseNumber":"432013","date":"2014-05-17","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"432013","date":"2014-06-26","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"432013","date":"2014-08-06","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"432013","date":"2015-01-14","type":"PRECOURT","status":"FAILED"},{"caseNumber":"432013","date":"2015-01-29","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"432013","date":"2015-03-03","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"432013","date":"2015-11-20","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"515992","date":"2016-01-05","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"515992","date":"2016-02-01","type":"CSUINITIAL","status":"NONE"},{"caseNumber":"467170","date":"2018-03-29","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"CF-2024-086637","date":"2024-08-09","type":null,"status":"FAILED"}],"inspYears":[{"y":2014,"fails":2,"passes":0},{"y":2015,"fails":2,"passes":1},{"y":2016,"fails":1,"passes":0},{"y":2018,"fails":0,"passes":1},{"y":2024,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.95951553485077,"lng":-75.22460984176803,"geom":{"type":"Polygon","coordinates":[[[-75.224841338,39.959470784],[-75.224815146,39.959595441],[-75.224568639,39.959564768],[-75.2245601,39.959605418],[-75.224401628,39.959585699],[-75.224436363,39.959420393],[-75.224841338,39.959470784]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2023-025025","type":"Fire Alarm Certification","inspectionDate":"2023-05-24","result":"Deficient","expirationDate":null,"buildingId":"1371820"},{"number":"BC-2023-024403","type":"Fire Alarm Certification","inspectionDate":"2023-11-15","result":"Deficient","expirationDate":null,"buildingId":"1371820"},{"number":"BC-2026-008063","type":"Fire Alarm Certification","inspectionDate":"2025-07-09","result":"Certified","expirationDate":"2026-07-09","buildingId":"1371820"},{"number":"BC-2026-015590","type":"Fire Alarm Certification","inspectionDate":"2026-05-22","result":"Certified","expirationDate":"2027-05-22","buildingId":"1371820"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19139","beds":null,"baths":null,"stories":1,"lotArea":5965,"zoning":"CMX2.5","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"1111 POLARIS PARKWAY, COLUMBUS OH, 43240","mailOut":true,"appeals":[{"type":"RB_LIRB","grounds":"THE LICENSE ALLOWS LICENSEE TO OPERATE A GREEN KIOSK (THE \"KIOSK\") IS LOCATED ACROSS FROM RETAIL BANKING BRANCH.","status":"CLOSED","outcome":"MOOT","date":"2016-11-30","number":"28811","relatedPermit":null},{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR THE INSTALLATION OF ONE DOUBLE SIDED ROOF SIGN (SIGN E09 A AND E09 B) ACCESSORY TO FINANCIAL SERVICE \nUSE (SIZE AND LOCATION AS SHOWN ON PLANS).","status":"Completed","outcome":"Granted with conditions","date":"2022-06-10","number":"ZP-2021-016756","relatedPermit":"ZP-2021-016756"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":538100,"taxable":538100,"land":89500,"improvement":448600,"taxableLand":89500,"taxableImprovement":448600,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":538100,"taxable":538100,"land":89500,"improvement":448600,"taxableLand":89500,"taxableImprovement":448600,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":584600,"taxable":584600,"land":116899,"improvement":467701,"taxableLand":116899,"taxableImprovement":467701,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":537500,"taxable":537500,"land":107500,"improvement":430000,"taxableLand":107500,"taxableImprovement":430000,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":440000,"taxable":440000,"land":88000,"improvement":352000,"taxableLand":88000,"taxableImprovement":352000,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":440000,"taxable":440000,"land":88000,"improvement":352000,"taxableLand":88000,"taxableImprovement":352000,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":440000,"taxable":440000,"land":88000,"improvement":352000,"taxableLand":88000,"taxableImprovement":352000,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":480800,"taxable":480800,"land":96160,"improvement":384640,"taxableLand":96160,"taxableImprovement":384640,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":480800,"taxable":480800,"land":96160,"improvement":384640,"taxableLand":96160,"taxableImprovement":384640,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":486700,"taxable":486700,"land":97340,"improvement":389360,"taxableLand":97340,"taxableImprovement":389360,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":486700,"taxable":486700,"land":97340,"improvement":389360,"taxableLand":97340,"taxableImprovement":389360,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":2927200,"taxable":2927200,"land":585400,"improvement":2341800,"taxableLand":585400,"taxableImprovement":2341800,"exemptLand":0,"exemptImprovement":0}],"taxNow":6813,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"240745","date":"2009-10-05","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2010-08-10","scope":"INSTALL 100 AMP SUB-PANEL FOR FUTURE USE FOR HOUSE PANEL AS PER 2005 NEC (WEST DISTRICT) ADDITIONAL PERMIT REQUIRED FOR BRANCH CIRCUITS"},{"number":"982587","date":"2019-06-05","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2019-06-05","scope":"USE AN EXISTING BLDG ON FIRST(1ST) FLOOR AS BUSINESS AND PROFESSIONAL OFFICE FOR ADMINISTRATIVE AND CORPORATE OFFICE WITH ALL ABOVE FLOORS TO REMAIN AS PREVIOUSLY APPROVED. NO SIGN WITH THIS PERMIT."},{"number":"970738","date":"2019-06-18","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Cancelled","completedDate":"2022-02-07","scope":"FOR LEVEL II ALTERATIONS TO INCLUDE NEW PARTITIONS, ENCLOSED INTERIOR STAIRWAY, FIXTURES, FURNISHINGS, FINISHES AS PER APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR ALL MEP WORK."},{"number":"CP-2021-009249","date":"2022-01-11","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-12-16","scope":"LEVEL II INTERIOR ALTERATIONS (NO CHANGE IN OCCUPANCY ). ALTERATIONS TO INCLUDE THE DEMOLITION OF EXISTING PARTITION, AND INSTALLATION OF NEW WALL PARTITIONS, PROVIDE FINISHES AND FURNISHINGS THROUGHOUT AS PER APPROVED PLANS. ALL WORK TO BE DONE PER APPROVED PLANS.** IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK**IEBC 2018** SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK**AMENDED AS OF 9/15/2022 FOR A CHANGE IN FLOOR PLAN TO ADJUST TO EXISTING FLOOR CONDITIONS.** AMENDED AS OF 10/26/2022 FOR AN UPDATE IN EGRESS PLAN AS PER PLANS."},{"number":"MP-2021-008963","date":"2022-01-14","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-12-16","scope":"Mechanical / Fuel Gas Permit for combo CP-2021-009249. AMENDED AS OF 10/3/2022 FOR A MODIFICATION TO THE MECHANICAL INSTALLATION AS PER APPROVED PLANS."},{"number":"ZP-2022-001955","date":"2022-03-15","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2022-12-09","scope":"FOR ERECTION OF THREE (3) NON-ILLUMINATED FLAT WALL SIGNS (SIGNS E02, E03 AND E08); ONE (1) AWNING (COPY OF SIGNS ON BOTH SIDES; 18\" x 18\"). SIZE AND LOCATION AS SHOWN ON THE APPLICATION / PLANS"},{"number":"GP-2021-014396","date":"2022-04-04","work":"Sign","type":"General","description":"General Permit","status":"Completed","completedDate":"2022-12-09","scope":"FOR THE INSTALLATION OF THREE (3) FLATWALL SIGN AND ONE (1) AWNING ACCESSORY TO FINANCIAL SERVICES, AS PER APPROVED PLANS. AMENDMENT APPROVED ON 4/29/2022: AMEND PERMIT TO REFLECT LARGER LOGO WITHIN THE APPROVED AWNING, AS PER APPROVED PLANS."},{"number":"PP-2022-000110","date":"2022-06-06","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-12-16","scope":"Proposed plumbing for Chase bank as per plans. Amended 8/19. Floor lay out change as per plans. Urinal removed Water Closet added."},{"number":"ZP-2021-016756","date":"2022-06-08","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF ONE DOUBLE SIDED ROOF SIGN (SIGN E09 A AND E09 B) (PROVISO: SOUTH-FACING SIGN ILLUMINATED ONLY DURING BUSINESS HOURS) (SIZE AND LOCATION AS SHOWN ON PLANS)"},{"number":"GP-2022-006207","date":"2022-08-24","work":"Shelter/Platform","type":"General","description":"General Permit","status":"Expired","completedDate":"2023-03-27","scope":"SHELTER PLATFORM PERMIT- Erection of sidewalk shelter platform 8 l.f. on S. 52nd St. with the deck at 300 P.S.I. each as per Engineered Plans. Streets Department permit is required for sidewalk closure prior to the start work."},{"number":"GP-2022-006951","date":"2022-08-24","work":"Sign","type":"General","description":"General Permit","status":"Expired","completedDate":"2024-05-20","scope":"FOR THE INSTALLATION OF ONE DOUBLE SIDED ROOF SIGN 13'X10'=130SQFT (SIGN E09 A AND E09 B) (PROVISO: SOUTH-FACING SIGN ILLUMINATED ONLY DURING BUSINESS HOURS) AS PER PLANS"},{"number":"EP-2022-003222","date":"2022-09-01","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-11-09","scope":"THE 400 AMP 120/240V 2 PHASE 5 WIRE SERVICE IS EXISTING. INSTALL A 400 AMP PANEL DPL-C & FEEDER, (1) 200 AMP PANEL & FEEDER, (1) 125 AMP PANEL & FEEDER, (1) 100 AMP PANEL & FEEDER, (1) 200 AMP PHASE CHANGER & FEEDER. INSTALL LIGHTS NORMAL AND EMERGENCY, SWITCHES, SENSORS AND RECEPTACLES. RELOCATE THE EXISTING CIRCUIT IN THE REPLACEMENT PANELS. PROVIDE POWER FOR THE MECHANICAL AND HVAC EQUIPMENT. INSTALL A NEW FIRE ALARM SYSTEM. ALL WORK IN ACCORDANCE WITH THE 2017 NEC & 2016 NFPA-72."},{"number":"EP-2022-010261","date":"2022-11-17","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2023-12-01","scope":"JCI shall install a new Burglar alarm system in the JP MORGAN CHASE & CO bank, according to the drawing. The system includes: Hold-Up Buttons(Hardwired only), Door Contact-Surface Mount w Armored Cable, Keypads, Motion Detectors as per 2017 nec"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2022,"k":"permit","w":"Addition and/or Alterations"},{"y":2022,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2022,"k":"permit","w":"Sign"},{"y":2022,"k":"permit","w":"Alterations"},{"y":2022,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2022,"k":"appeal","w":"Appeal granted with conditions"},{"y":2022,"k":"permit","w":"Shelter/Platform"},{"y":2022,"k":"permit","w":"Sign"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"viol","w":"3 L&I violations"},{"y":2024,"k":"insp","w":"Inspection failed"}],"rented":false,"licenses":[{"number":"588915","type":"Dumpster License - Private Property","status":"Active","businessName":"CITIZENS BANK OF PENNSYLVANIA","legalName":"CITIZENS BANK OF PENNSYLVANIA","address":"15 S 52ND ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2013-04-06","latestIssueDate":"2013-10-29","expirationDate":null,"inactiveDate":null}],"licenseActivity":[{"number":"588915","type":"Dumpster License - Private Property","businessName":"CITIZENS BANK OF PENNSYLVANIA","legalName":"CITIZENS BANK OF PENNSYLVANIA","issuedDate":"2013-04-06","latestIssueDate":"2013-10-29","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-24","signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["3 open L&I violations","failed L&I inspection activity in 2024"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 501% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $486,700 to $2,927,200","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":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #ZP-2021-016756: Completed · Granted with conditions; related permit ZP-2021-016756. Use permit #982587: 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":"4 permits not marked completed: 970738 (Cancelled), GP-2022-006207 (Expired), GP-2022-006951 (Expired), EP-2022-010261 (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":"violations","level":"attention","title":"3 open L&I violations","finding":"8 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"6 failed, 2 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Aug 9, 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":"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":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through May 22, 2027","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/"}]}