{"asOf":"2026-07-28T06:19:36.695Z","block":"1800-1899 POINT BREEZE AVE","blockUrl":"https://philadelphia.blockreport.homes/block/1800-1899-point-breeze-ave","address":"1821 POINT BREEZE AVE","parcelNumber":"882970215","source":"https://property.phila.gov/?p=882970215","ownerType":"absentee","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"PB0","buildingCodeNew":"254","buildingClass":"AUTO REPAIR SHOP MASONRY","buildingClassNew":"DOWNTOWN ROW TYPE-* SNGL OCCP","useLabel":"Store","owner":"SUSANTI YATI","coOwner":"MUHARDINATA FNU","marketValue":80600,"landAssessment":16100,"improvementAssessment":64500,"livableArea":404,"yearBuilt":1920,"lastSale":{"price":650000,"date":"2021-11-30T05:00:00Z"},"openViolations":0,"violations":[{"number":"590674","date":"2007-03-30","code":"A-401.2/2","title":"DENIED ACCESS INSP COMPLY FIRE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"590673","date":"2007-03-30","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1564038","date":"2007-09-27","code":"14-1704/10","title":"NON-REGULATED LACKS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1564039","date":"2009-12-18","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1564040","date":"2010-01-04","code":"14-1704/30","title":"CONDITION OF PERMIT VIOLATED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1140039","date":"2008-09-08","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1140041","date":"2008-09-08","code":"FC-2211.2/1","title":"REP GARAGE-PROV SELF-CLOS CAN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1140040","date":"2008-09-08","code":"FC-3403.3/2","title":"F+C LIQ-PROVIDE CLOS RPT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1278738","date":"2009-03-06","code":"A-000.0/1","title":"VIOL NONE FOUND","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2024-064878","date":"2024-08-01","code":"F-906.6","title":"FIRE EXTINGUISHER UNOBSTRUCTED & UNOBSCURED\n","status":"COMPLIED","resolutionDate":"2024-09-12","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-064879","date":"2024-08-01","code":"F-604.6","title":"UNAPPROVED CONDITIONS\n","status":"COMPLIED","resolutionDate":"2024-09-12","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-078542","date":"2025-10-03","code":"A-402.1/2","title":"COMPL CONCEAL- FIRE PERM WORK","status":"CLOSED","resolutionDate":"2025-10-21","resolution":"CLOSED - ADMINISTRATIVELY"}],"violationCases":[{"number":"107430","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2007-04-02","completedDate":"2008-05-19","violations":[{"number":"590674","date":"2007-03-30","code":"A-401.2/2","title":"DENIED ACCESS INSP COMPLY FIRE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"590673","date":"2007-03-30","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"129392","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2007-09-26","completedDate":"2010-03-08","violations":[{"number":"1564038","date":"2007-09-27","code":"14-1704/10","title":"NON-REGULATED LACKS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1564039","date":"2009-12-18","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1564040","date":"2010-01-04","code":"14-1704/30","title":"CONDITION OF PERMIT VIOLATED","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"177745","type":"HAZARDOUS","priority":"HAZARDOUS","responsibility":"CI","status":"CLOSED","createdDate":"2008-09-09","completedDate":"2008-11-05","violations":[{"number":"1140039","date":"2008-09-08","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1140041","date":"2008-09-08","code":"FC-2211.2/1","title":"REP GARAGE-PROV SELF-CLOS CAN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1140040","date":"2008-09-08","code":"FC-3403.3/2","title":"F+C LIQ-PROVIDE CLOS RPT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"194687","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2009-03-24","completedDate":"2009-03-24","violations":[{"number":"1278738","date":"2009-03-06","code":"A-000.0/1","title":"VIOL NONE FOUND","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2024-082961","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2024-08-01","completedDate":"2024-09-16","violations":[{"number":"VI-2024-064878","date":"2024-08-01","code":"F-906.6","title":"FIRE EXTINGUISHER UNOBSTRUCTED & UNOBSCURED\n","status":"COMPLIED","resolutionDate":"2024-09-12","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-064879","date":"2024-08-01","code":"F-604.6","title":"UNAPPROVED CONDITIONS\n","status":"COMPLIED","resolutionDate":"2024-09-12","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2025-109398","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2025-10-03","completedDate":"2025-10-21","violations":[{"number":"VI-2025-078542","date":"2025-10-03","code":"A-402.1/2","title":"COMPL CONCEAL- FIRE PERM WORK","status":"CLOSED","resolutionDate":"2025-10-21","resolution":"CLOSED - ADMINISTRATIVELY"}]}],"violYears":[{"y":2007,"n":3,"worst":null},{"y":2008,"n":3,"worst":null},{"y":2009,"n":2,"worst":null},{"y":2010,"n":1,"worst":null},{"y":2024,"n":2,"worst":null},{"y":2025,"n":1,"worst":null}],"investigations":[{"caseNumber":"53128","date":"2006-03-02","type":"BC INSP","status":"FAILED"},{"caseNumber":"53128","date":"2006-12-06","type":"BC INSP","status":"PASSED"},{"caseNumber":"107430","date":"2007-03-30","type":"CI INSP","status":"FAILED"},{"caseNumber":"107430","date":"2007-06-05","type":"CI INSP","status":"FAILED"},{"caseNumber":"129392","date":"2007-09-25","type":"BC INSP","status":"FAILED"},{"caseNumber":"129392","date":"2008-04-08","type":"BC INSP","status":"CLOSED"},{"caseNumber":"129392","date":"2008-04-08","type":"BC INSP","status":"FAILED"},{"caseNumber":"129392","date":"2008-05-15","type":"ADMIN INSP","status":"CLOSED"},{"caseNumber":"107430","date":"2008-05-16","type":"CI INSP","status":"PASSED"},{"caseNumber":"177745","date":"2008-09-08","type":"CI HAZMAT","status":"FAILED"},{"caseNumber":"177745","date":"2008-10-27","type":"CI HAZMAT","status":"FAILED"},{"caseNumber":"177745","date":"2008-11-04","type":"CI HAZMAT","status":"PASSED"},{"caseNumber":"129392","date":"2009-01-30","type":"PRECOURT","status":"FAILED"},{"caseNumber":"194687","date":"2009-03-06","type":"BC INSP","status":"PASSED"},{"caseNumber":"129392","date":"2009-12-10","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"129392","date":"2009-12-10","type":"PRECOURT","status":"FAILED"},{"caseNumber":"129392","date":"2010-01-04","type":"CEASE INSP","status":"FAILED"},{"caseNumber":"129392","date":"2010-01-11","type":"CEASE INSP","status":"FAILED"},{"caseNumber":"129392","date":"2010-03-04","type":"CEASE INSP","status":"PASSED"},{"caseNumber":"CF-2024-082961","date":"2024-08-01","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-082961","date":"2024-09-16","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-109398","date":"2025-10-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-109398","date":"2025-10-21","type":null,"status":"PASSED"}],"inspYears":[{"y":2006,"fails":1,"passes":1},{"y":2007,"fails":3,"passes":0},{"y":2008,"fails":3,"passes":2},{"y":2009,"fails":2,"passes":1},{"y":2010,"fails":2,"passes":1},{"y":2024,"fails":1,"passes":1},{"y":2025,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.929515448028404,"lng":-75.18403582109529,"geom":{"type":"Polygon","coordinates":[[[-75.183983667,39.929528024],[-75.183991493,39.929487079],[-75.184100111,39.929524488],[-75.184085309,39.929540551],[-75.183983667,39.929528024]]]},"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":404,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"2022 MCKEAN ST, PHILADELPHIA PA, 19145","mailOut":false,"appeals":[{"type":"RB_LIRB","grounds":"WE DO HAVE CORRECT LICENSES; IT WAS CLOSED UNJUSTLY.  PREMISES WERE CLOSED BECAUSE OF VEHICLES PARKED FOR SERVICE IN FRONT OF OUR PROPERTY.  WE HAVE PERMITS TO FIX OUR VEHICLES AND PERMITS TO DISPATCH FROM THIS PROPERTY.","status":"OPEN","outcome":"MOOT","date":"2010-01-27","number":"10838","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":23300,"taxable":23300,"land":1200,"improvement":22100,"taxableLand":1200,"taxableImprovement":22100,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":23300,"taxable":23300,"land":1200,"improvement":22100,"taxableLand":1200,"taxableImprovement":22100,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":24700,"taxable":24700,"land":4940,"improvement":19760,"taxableLand":4940,"taxableImprovement":19760,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":22900,"taxable":22900,"land":4580,"improvement":18320,"taxableLand":4580,"taxableImprovement":18320,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":22900,"taxable":22900,"land":4580,"improvement":18320,"taxableLand":4580,"taxableImprovement":18320,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":22900,"taxable":22900,"land":4580,"improvement":18320,"taxableLand":4580,"taxableImprovement":18320,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":22900,"taxable":22900,"land":4580,"improvement":18320,"taxableLand":4580,"taxableImprovement":18320,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":24300,"taxable":24300,"land":4860,"improvement":19440,"taxableLand":4860,"taxableImprovement":19440,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":24300,"taxable":24300,"land":4860,"improvement":19440,"taxableLand":4860,"taxableImprovement":19440,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":24600,"taxable":24600,"land":4920,"improvement":19680,"taxableLand":4920,"taxableImprovement":19680,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":24600,"taxable":24600,"land":4920,"improvement":19680,"taxableLand":4920,"taxableImprovement":19680,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":80600,"taxable":80600,"land":16100,"improvement":64500,"taxableLand":16100,"taxableImprovement":64500,"exemptLand":0,"exemptImprovement":0}],"taxNow":344,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"255739","date":"2010-01-04","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2010-01-04","scope":"AUTO REPAIR SHOP WITH PARKING FOR VANS"},{"number":"ZP-2023-010178","date":"2024-06-06","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Unity of Use"},{"number":"CP-2024-006324","date":"2025-02-19","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2026-05-06","scope":"FOR LEVEL II ALTERATIONS AND PARTIAL CHANGE IN OCCUPANCY IN EXISTING BUILDING TO INCLUDE NEW PARTITIONS, DOORS, FIXTURES, FURNISHINGS, FINISHES AS PER APPROVED PLANS. SECOND-FLOOR R-3 OCCUPANCY TO BE SPRINKLERED PER NFPA 13R MINIMUM. SEPARATE FIRE AREAS TO BE CREATED BETWEEN S-1 USE AND R-3 USE. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION. AMENDMENT 12/21/2025 TO MODIFY HORIZONTAL SEPARATION."},{"number":"PP-2025-004177","date":"2025-05-12","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2026-03-25","scope":"Replace the pipes on the existing fixtures for the existing single family on 2nd floor: 4 lavatories, 4 water closets, 4 showers and 1 kitchen sink. PIPING ONLY"},{"number":"FP-2025-001817","date":"2025-09-18","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2026-05-06","scope":"FOR THE INSTALLATION OF AN NFPA 13R SYSTEM FOR A 2ND FLOOR SINGLE-FAMILY DWELLING IN AN EXISTING STRUCTURE SERVICED BY A TWO (2) INCH FIRE SERVICE LINE WITH 2-INCH WILKINS 950XLT2 BACKFLOW PREVENTER AND AUTOMATIC FIRE SUPPRESSION SYSTEM. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/HYDRAULIC CALCULATIONS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK."},{"number":"EP-2025-009695","date":"2025-10-08","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-10-10","scope":"Install 100amp meter disconnect and 30 circuit main lug load center for upstair apartment . Disconnect feed from garage that is powering up apartment. separate all grounds from neutral in sub panel. Install ground rods to ground electric systems. Price includes materials and labor and electric permit and inspection"}],"storyTag":"New construction","storyDelta":7.67,"timeline":[{"y":2010,"k":"viol","w":"L&I violation"},{"y":2010,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2021,"k":"sale","p":650000},{"y":2024,"k":"permit","w":"Change of Use"},{"y":2024,"k":"viol","w":"2 L&I violations"},{"y":2024,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Alterations"},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2025,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"}],"rented":false,"licenses":[{"number":"283960","type":"Motor Vehicle Repair / Fuel Dispensing","status":"Inactive","businessName":"MARCO & PETER CAB CO","legalName":"MARCO & PETER CAB CO","address":"1821 POINT BREEZE AVE","revenueCode":"3311","rentalCategory":null,"units":null,"issuedDate":"2004-12-19","latestIssueDate":"2012-01-23","expirationDate":"2012-12-31","inactiveDate":null},{"number":"427280","type":"Hazardous Materials","status":"Inactive","businessName":"MARCO PETER CAB CO","legalName":"MARCO PETER CAB CO","address":"1821 POINT BREEZE AVE","revenueCode":"3335","rentalCategory":null,"units":null,"issuedDate":"2008-11-05","latestIssueDate":"2008-11-05","expirationDate":"2009-11-30","inactiveDate":null},{"number":"0957824","type":"Motor Vehicle Repair / Fuel Dispensing","status":"Active","businessName":"Bao Auto Repair LLP","legalName":"Bao Auto Repair LLP","address":"1821 POINT BREEZE AVE","revenueCode":"3311","rentalCategory":null,"units":null,"issuedDate":"2024-08-01","latestIssueDate":"2026-07-16","expirationDate":"2027-07-31","inactiveDate":null}],"licenseActivity":[{"number":"0957824","type":"Motor Vehicle Repair / Fuel Dispensing","businessName":"Bao Auto Repair LLP","legalName":"Bao Auto Repair LLP","issuedDate":"2024-08-01","latestIssueDate":"2026-07-16","closureDate":null,"expirationDate":"2027-07-31","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"427280","type":"Hazardous Materials","businessName":"MARCO PETER CAB CO","legalName":"MARCO PETER CAB CO","issuedDate":"2008-11-05","latestIssueDate":"2008-11-05","closureDate":"2009-11-30","expirationDate":"2009-11-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"283960","type":"Motor Vehicle Repair / Fuel Dispensing","businessName":"MARCO & PETER CAB CO","legalName":"MARCO & PETER CAB CO","issuedDate":"2004-12-19","latestIssueDate":"2012-01-23","closureDate":"2012-12-31","expirationDate":"2012-12-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-27","signals":[{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 5 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2021","permit activity in 2024, 2025"],"caveat":"This does not show that the property is listed or that a sale is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 228% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $24,600 to $80,600","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 #10838: OPEN · MOOT. Use permit #255739: 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"13 failed, 7 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Oct 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":"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":"Motor Vehicle Repair / Fuel Dispensing #283960: Inactive; Hazardous Materials #427280: Inactive","why":"A license record proves the licensed activity existed at that time. An inactive or expired license does not establish that the business still operates—or that it may legally reopen under the same use.","action":"If business income matters, verify the current tenant, use registration, and active license in eCLIPSE.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/licenses/business-licenses/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as commercial. BlockReport does not receive a current Commercial Trash account balance.","why":"Philadelphia charges qualifying small commercial, mixed-use, and multi-unit properties that use City collection; exemptions and private collection can change applicability. A use category alone does not prove a fee is due.","action":"Check the Commercial Trash account inside the date-effective Property Payoff.","url":"https://www.phila.gov/2026-06-09-pay-your-trash-fee-bill-by-june-30/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 12 historical violations across 6 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/"}]}