{"asOf":"2026-07-30T02:06:59.868Z","block":"1000-1099 N FRONT ST","blockUrl":"https://philadelphia.blockreport.homes/block/1000-1099-n-front-st","address":"1043-69 N FRONT ST","parcelNumber":"882970272","source":"https://property.phila.gov/?p=882970272","ownerType":"absentee","kind":"commercial","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"PA1","buildingCodeNew":"229","buildingClass":"AUTO DEALER/AGNCY MAS+OTH","buildingClassNew":"PARKING GARAGE/DECK","useLabel":"Commercial","owner":"STORE MASTER FUNDING XV L","coOwner":"CARVANA LLC","marketValue":11907000,"landAssessment":8334900,"improvementAssessment":3572100,"livableArea":11907,"yearBuilt":2018,"lastSale":{"price":12243560,"date":"2019-03-29T04:00:00Z"},"openViolations":0,"violations":[{"number":"3763197","date":"2015-09-29","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2015-11-27","underAppeal":false,"noticeUrl":null},{"number":"4015854","date":"2016-07-20","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2016-08-31","underAppeal":false,"noticeUrl":null},{"number":"4015853","date":"2016-07-20","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2016-08-31","underAppeal":false,"noticeUrl":null}],"violationCases":[{"number":"504628","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DCC","status":"CLOSED","createdDate":"2015-10-01","completedDate":"2015-11-27","noticeUrl":null,"violations":[{"number":"3763197","date":"2015-09-29","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2015-11-27","underAppeal":false,"noticeUrl":null}]},{"number":"545297","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2016-07-20","completedDate":"2016-08-31","noticeUrl":null,"violations":[{"number":"4015854","date":"2016-07-20","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2016-08-31","underAppeal":false,"noticeUrl":null},{"number":"4015853","date":"2016-07-20","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2016-08-31","underAppeal":false,"noticeUrl":null}]}],"violYears":[{"y":2015,"n":1,"worst":null},{"y":2016,"n":2,"worst":null}],"investigations":[{"caseNumber":"504628","date":"2015-10-01","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"504628","date":"2015-11-06","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"504628","date":"2015-11-27","type":"BP_BLDG","status":"PASSED"}],"inspYears":[{"y":2015,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.96683418837033,"lng":-75.13639145015284,"geom":{"type":"Polygon","coordinates":[[[-75.136140255,39.966463249],[-75.13683414,39.966591181],[-75.136642647,39.967205127],[-75.135948758,39.967077194],[-75.136140255,39.966463249]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2024-020526","type":"Fire Alarm Certification","inspectionDate":"2024-07-16","result":"Certified","expirationDate":"2025-07-16","buildingId":"1545911"},{"number":"BC-2024-021719","type":"Fire Alarm Certification","inspectionDate":"2024-07-18","result":"Certified","expirationDate":"2025-07-18","buildingId":"1545911"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19123","beds":null,"baths":null,"stories":8,"lotArea":46000,"zoning":"CMX3","grade":"B","basement":null,"heater":null,"centralAir":null,"extCond":null,"intCond":null,"garage":null,"homestead":false,"mail":"1930 W RIO SALADO PKWY, TEMPE AZ, 85281","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"SPECIAL EXCEPTION FOR THE CREATION OF HUNDRED AND TWO (102) NON-ACCESSORY SURFACE PARKING SPACES INCLUDING WITH EIGHT (8) ACCESSIBLE SPACES  AND ELEVEN(11) BICYCLE SPACES  ON LOT. SIZE AND LOCATION AS SHOWN IN THE APPLICATION.","status":"OPEN","outcome":"Granted with conditions","date":"2016-05-04","number":"27187","relatedPermit":"665670"},{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF EIGHT INTERNALLY ILLUMINATED FLAT WALL SIGNS LOACTED AT A HEIGHT OF 75.4 FEET, ERECTION OF A DOUBLE FACED INTERANLLY ILLUMINATED SIGN, ALL ACCESSORY TO A PREVIOUSLY APPROVED PERSONEL VEHICLE SALES AND RENTAL, WITH","status":"CLOSED","outcome":"Granted with conditions","date":"2018-01-24","number":"32029","relatedPermit":"820383"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":111400,"taxable":0,"land":111400,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":111400,"exemptImprovement":0},{"y":2017,"v":111400,"taxable":0,"land":111400,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":111400,"exemptImprovement":0},{"y":2019,"v":12000000,"taxable":2400000,"land":2400000,"improvement":9600000,"taxableLand":2400000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":9600000},{"y":2020,"v":12000000,"taxable":2400000,"land":2400000,"improvement":9600000,"taxableLand":2400000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":9600000},{"y":2021,"v":12000000,"taxable":2400000,"land":2400000,"improvement":9600000,"taxableLand":2400000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":9600000},{"y":2022,"v":12000000,"taxable":2400000,"land":2400000,"improvement":9600000,"taxableLand":2400000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":9600000},{"y":2023,"v":12734500,"taxable":8914147,"land":8914147,"improvement":3820353,"taxableLand":8914147,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":3820353},{"y":2024,"v":12734500,"taxable":8914147,"land":8914147,"improvement":3820353,"taxableLand":8914147,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":3820353},{"y":2025,"v":11907000,"taxable":8334900,"land":8334900,"improvement":3572100,"taxableLand":8334900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":3572100},{"y":2026,"v":11907000,"taxable":8334900,"land":8334900,"improvement":3572100,"taxableLand":8334900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":3572100},{"y":2027,"v":11907000,"taxable":8334900,"land":8334900,"improvement":3572100,"taxableLand":8334900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":3572100}],"taxNow":116672,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"665670","date":"2016-06-03","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2016-06-03","scope":"FOR THE CREATION OF HUNDRED AND TWO (102) NON-ACCESSORY SURFACE PARKING SPACES INCLUDING WITH EIGHT (8) ACCESSIBLE SPACES AND ELEVEN(11) BICYCLE SPACES ON LOT. SIZE AND LOCATION AS SHOWN IN THE APPLICATION."},{"number":"763603","date":"2017-03-29","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2017-03-29","scope":"RELOCATION OF LOT LINES TO CREATE ONE(1) LOT FROM FOUR DEEDED LOTS EXISTING IN TWO(2) OPA ACCOUNT NUMBERS(1043-47 & 1049-69 N FRONT STREET)"},{"number":"770351","date":"2017-03-29","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2017-03-29","scope":"RELOCATION OF LOT LINES TO CREATE ONE(1) LOT FROM FOUR DEEDED LOTS EXISTING IN TWO(2) OPA ACCOUNT NUMBERS(1043-47 & 1049-69 N FRONT STREET)"},{"number":"774133","date":"2017-04-11","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2017-04-11","scope":"FOR THE ERECTION OF A DETACHED STRUCTURE ONE STORY/NINE STORY STRUCTURE FOR USE AS PERSONEL VEHICLE SALES WITH 34 ACCESSORY PARKING SPACES INCLUDING TWO ADA SPACES ONE LOADING SPACE ,AND THREE BICYCLE SPACES."},{"number":"780518","date":"2017-09-06","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2018-09-11","scope":"THE STRUCTURE. FOR THE ERECTION OF A DETACHED STRUCTURE; FOR USE AS PERSONAL VEHICLE SALES AND RENTAL WITH THIRTY FOUR (34) ACCESSORY PARKING SPACES INCLUDING TWO (A) ADA SPACES AND TWO (2) PREFERENTIAL PARKING SPACES, ONE (1) LOADING SPACE, WITH TWO BICYCLE PARKING SPACES. ENTIRE BUILDING TO BE SPRINKLERED. SEPARATE PERMIT REQUIRED FOR ELECTRICAL AND PLUMBING WORK. *AMENDED PERMIT REQUIRED FOR ALL DEFERRED SUBMITTALS* *AMENDED BUILDING PERMIT REQUIRED FOR SPECIAL INSPECTIONS*"},{"number":"812077","date":"2017-09-06","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2018-09-11","scope":"FOR THE INSTALLATION OF AN HVAC SYSTEM TO INCLUDE REGISTERS/DIFFUSERS, SUPPLY/EXHAUST DUCTWORK, AND ALL OTHER WORK AS PER APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR ELECTRICAL AND PLUMBING WORK."},{"number":"810591","date":"2017-09-06","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2017-09-06","scope":"AMEND ZONING PERMIT AP#774133 TO DOCUMENT THE REDUCTION IN THE HEIGHT OF THE STRUCTURE. FOR THE ERECTION OF A DETACHED STRUCTURE. (SIZE AND LOCATION AS SHOWN ON THE APPLICATION). NO SIGNS ON THIS PERMIT. FOR USE AS PERSONAL VEHICLE SALES AND RENTAL WITH THIRTY FOUR (34) ACCESSORY PARKING SPACES INCLUDING TWO (A) ADA SPACES AND TWO (2) PREFERENTIAL PARKING SPACES, ONE (1) LOADING SPACE, WITH TWO BICYCLE PARKING SPACES."},{"number":"819960","date":"2017-10-16","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2018-09-06","scope":"AMEND PERMIT NUMBER 780518 TO INCLUDE SPECIAL INSPECTIONS. A QUALIFIED PERSON FROM WHITESTONE SHALL BE ON SITE FOR SPECIAL INSPECTIONS OR AN EIT DIRECTLY UNDER THE SUPERVISION OF A PE."},{"number":"820799","date":"2017-10-19","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-09-11","scope":"NEW 400AMP ELECTRICAL SERVICE FOR CAR DEALARSHIP.INSTALL ALL NEW LIGHTING,RECEPTACLES,SITE LIGHTING AND PANELBOARDS PER 2008 NEC (COMMERCIAL)INSTALL FIRE ALARM PER NFPA72"},{"number":"822254","date":"2017-10-20","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-09-06","scope":"NEW CONSTRUCTION:EXTERIOR PLUMBING; PERSONAL VEHICLE SALES AND RENTAL; 6\"SANITARY, 12\" STORM HOUSE TRAP, FAI, HOUSE DRAIN, 6-INLETS & YARD DRAIN\" PA PENDING 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\" - THE INSTALLATION WILL COMPLY WITH THE PHILADEPHIA PLUBMING CODE 2004"},{"number":"851279","date":"2018-02-09","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-03-15","scope":"2\" COMPLETE WATER SERVICE PA20180381536 \"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":"820383","date":"2018-02-16","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2018-02-16","scope":"APPLICATION TO ERECT NINE (9) ACCESSORY WALL SIGNS IN ACCORDANCE WITH ATTACHED PLANS."},{"number":"843729","date":"2018-02-23","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2018-09-11","scope":"INSTALLATION OF AN HVAC SYSTEM THROUGHOUT NEW ONE STORY BUILDING AS PER APPROVED PLANS."},{"number":"843732","date":"2018-04-11","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-09-06","scope":"NEW SANITARY VENT AND WATER PIPING AND STORM PIPING 4 WC,3 LAVS,1 SK,1 UR,1 MS,1 FPWB,3 FD,1 FCO,1 GCO,3 WCO,2 RD AND 1 EWH (COMMERCIAL)THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"869750","date":"2018-05-31","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2018-09-06","scope":"FOR THE INSTALLATION OF A SIX (6) INCH FIRE SERVICE LINE WITH A SIX (6) INCH BACKFLOW PREVENTER AND AUTOMATIC DRY-PIPE FIRE SUPPRESSION SYSTEM AS PER NFPA 13. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/HYDRAULIC CALCULATIONS."},{"number":"881771","date":"2018-06-27","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"POWER AND CONTROLS TO VEHICLE CONVEYOR AND LIFT SYSTEM FOR NEW CAR DEALERSHIP AS PER 2008 NEC (CC DISTRICT)"},{"number":"894632","date":"2018-09-05","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2018-09-18","scope":"FOR THE ERECTION OF EIGHT (8) FLAT WALL SIGNS AND ONE (1) PROJECTING SIGN AS PER PLANS."},{"number":"955848","date":"2019-03-08","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2019-04-04","scope":"CERTIFICATE OF OCCUPANCY FOR PREVIOUSLY APPROVED STRUCTURE. NO CHANGE IN OCCUPANCY CLASSIFICATION. NO CONSTRUCTION. COMPLIANCE WITH CURRENT FIRE AND PROPERTY MAINTENANCE REQUIRED. CONTACT INSPECTOR TO REQUEST FIRE AND PROPERTY MAINTENANCE CODE INSPECTION TO OBTAIN FINAL CERTIFICATE.PLANS AND DOCUMENTATION PREVIOUSLY APPROVED UNDER AP#780518."},{"number":"PP-2024-006525","date":"2024-05-06","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-05-23","scope":"INSTALL ONE INCH BACKFLOW PREVENTER ACCORDING TO THE 2018 PPC."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2017,"k":"permit","w":"Plumbing"},{"y":2018,"k":"appeal","w":"Appeal granted with conditions"},{"y":2018,"k":"permit","w":"Plumbing"},{"y":2018,"k":"permit","w":"Zoning/use"},{"y":2018,"k":"permit","w":"Mechanical"},{"y":2018,"k":"permit","w":"Plumbing"},{"y":2018,"k":"permit","w":"Suppression"},{"y":2018,"k":"permit","w":"Electrical"},{"y":2018,"k":"permit","w":"Sign"},{"y":2019,"k":"permit","w":"Administrative"},{"y":2019,"k":"sale","p":12243560.88},{"y":2024,"k":"permit","w":"Alterations"}],"rented":false,"licenses":[{"number":"710602","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"CORE EQUITY IV LP","legalName":"CORE EQUITY IV LP ","address":"1043-69 N FRONT ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2016-08-11","latestIssueDate":"2016-08-11","expirationDate":"2017-08-10","inactiveDate":"2017-10-09"}],"licenseActivity":[{"number":"710602","type":"Vacant Residential Property / Lot","businessName":"CORE EQUITY IV LP","legalName":"CORE EQUITY IV LP ","issuedDate":"2016-08-11","latestIssueDate":"2016-08-11","closureDate":"2017-10-09","expirationDate":"2017-08-10","inactiveDate":"2017-10-09","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-28","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #665670: COMPLETED. The history also contains “PERM Z- NEW USE.”","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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Jul 18, 2025","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":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"2 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Nov 27, 2015.","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":"Vacant Residential Property / Lot #710602: Inactive since Oct 9, 2017","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":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"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 3 historical violations across 2 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/"}]}