{"asOf":"2026-07-23T21:52:43.684Z","block":"7300-7399 STATE RD","blockUrl":"https://philadelphia.blockreport.homes/block/7300-7399-state-rd","address":"7340 STATE RD","parcelNumber":"882972040","source":"https://property.phila.gov/?p=882972040","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"JC0","buildingCodeNew":"254","buildingClass":"AMUSE HALL MASONRY","buildingClassNew":"DOWNTOWN ROW TYPE-* SNGL OCCP","useLabel":"Commercial","owner":"SUCHARSKI BROTHERS PARTNE","coOwner":null,"marketValue":573700,"landAssessment":114700,"improvementAssessment":459000,"livableArea":6000,"yearBuilt":1951,"lastSale":{"price":295000,"date":"2014-08-15T04:00:00Z"},"openViolations":0,"violations":[{"number":"988125","date":"2008-06-17","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"988127","date":"2008-06-17","code":"CP-312A","title":"HIGH WEEDS-CUT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"988126","date":"2008-06-17","code":"CP-305","title":"RUBBISH/GARBAGE EXTERIOR-OWNER","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4075377","date":"2016-09-09","code":"E-1201.1/105","title":"SPACE ABOUT EQUIPMENT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4075374","date":"2016-09-09","code":"E-1201.1/1","title":"NOT CONFORM TO PRC/NEC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4076510","date":"2016-09-12","code":"A-301.1/51","title":"PERME- INST/REPL/REPAIR WIRE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4076512","date":"2016-09-12","code":"A-901.13/2","title":"PENALTY- NO ELEC PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4076511","date":"2016-09-12","code":"A-501.1/3","title":"PERME- REQUIRED TO CORR VIOL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4229831","date":"2017-02-16","code":"A-402.1/1","title":"COMPL CONCEAL- BLDG PERM WORK","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"165415","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2008-06-17","completedDate":"2008-07-14","violations":[{"number":"988125","date":"2008-06-17","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"988127","date":"2008-06-17","code":"CP-312A","title":"HIGH WEEDS-CUT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"988126","date":"2008-06-17","code":"CP-305","title":"RUBBISH/GARBAGE EXTERIOR-OWNER","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"554192","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DE","status":"CLOSED","createdDate":"2016-09-09","completedDate":"2016-11-14","violations":[{"number":"4075377","date":"2016-09-09","code":"E-1201.1/105","title":"SPACE ABOUT EQUIPMENT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4075374","date":"2016-09-09","code":"E-1201.1/1","title":"NOT CONFORM TO PRC/NEC","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"554379","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DE","status":"CLOSED","createdDate":"2016-09-12","completedDate":"2016-10-28","violations":[{"number":"4076510","date":"2016-09-12","code":"A-301.1/51","title":"PERME- INST/REPL/REPAIR WIRE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4076512","date":"2016-09-12","code":"A-901.13/2","title":"PENALTY- NO ELEC PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4076511","date":"2016-09-12","code":"A-501.1/3","title":"PERME- REQUIRED TO CORR VIOL","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"745702","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"4229831","date":"2017-02-16","code":"A-402.1/1","title":"COMPL CONCEAL- BLDG PERM WORK","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2008,"n":3,"worst":null},{"y":2016,"n":5,"worst":null},{"y":2017,"n":1,"worst":null}],"investigations":[{"caseNumber":"23578","date":"2004-02-25","type":"L_CLIP","status":"FAILED"},{"caseNumber":"23578","date":"2004-03-16","type":"L_CLIP","status":"CLOSED"},{"caseNumber":"33433","date":"2004-10-05","type":"L_CLIP","status":"FAILED"},{"caseNumber":"33433","date":"2004-10-28","type":"L_CLIP","status":"CLOSED"},{"caseNumber":"82408","date":"2006-09-29","type":"BC INSP","status":"FAILED"},{"caseNumber":"82408","date":"2006-11-08","type":"BC INSP","status":"PASSED"},{"caseNumber":"554379","date":"2016-09-08","type":"EP_ELEC","status":"FAILED"},{"caseNumber":"554192","date":"2016-09-08","type":"EP_ELEC","status":"FAILED"},{"caseNumber":"554379","date":"2016-10-28","type":"EP_ELEC","status":"PASSED"},{"caseNumber":"554192","date":"2016-11-14","type":"EP_ELEC","status":"PASSED"}],"inspYears":[{"y":2004,"fails":2,"passes":0},{"y":2006,"fails":1,"passes":1},{"y":2016,"fails":2,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.026686177392854,"lng":-75.0306507776907,"geom":{"type":"Polygon","coordinates":[[[-75.030407668,40.026531862],[-75.030522236,40.026465063],[-75.030893567,40.026835923],[-75.030774141,40.026906235],[-75.030407668,40.026531862]]]},"liDistrict":"EAST","certifications":[{"number":"BC-2026-011293","type":"Special Hazards Certification","inspectionDate":"2026-04-21","result":"Certified","expirationDate":"2027-04-21","buildingId":"1339923"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19136","beds":null,"baths":null,"stories":1,"lotArea":7000,"zoning":"I2","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"7350 STATE RD, PHILADELPHIA PA, 19136","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF AN ADDITION TO AN EXISTING ATTACHED STRUCTURE. FOR USE AS ASSEMBLY AND ENTERTAINMENT. SIZE AND LOCATION AS SHOWN IN APPLICATION.","status":"CLOSED","outcome":"Granted with conditions","date":"2014-06-17","number":"22724","relatedPermit":"525742"},{"type":"Building standards appeal","grounds":"ON 01/08/2015, THE DEPARTMENT OF LICENSES AND INSPECTIONS ISSUED AN NOTICE OF REFUSAL FOR APPLICATION #578455.","status":"CLOSED","outcome":"APPROVED","date":"2015-03-13","number":"24480","relatedPermit":"578455"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":4,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":299900,"taxable":299900,"land":20300,"improvement":279600,"taxableLand":20300,"taxableImprovement":279600,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":299900,"taxable":299900,"land":20300,"improvement":279600,"taxableLand":20300,"taxableImprovement":279600,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":339900,"taxable":339900,"land":30591,"improvement":309309,"taxableLand":30591,"taxableImprovement":309309,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":350000,"taxable":350000,"land":31500,"improvement":318500,"taxableLand":31500,"taxableImprovement":318500,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":455000,"taxable":455000,"land":40950,"improvement":414050,"taxableLand":40950,"taxableImprovement":414050,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":455000,"taxable":455000,"land":40950,"improvement":414050,"taxableLand":40950,"taxableImprovement":414050,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":455000,"taxable":455000,"land":40950,"improvement":414050,"taxableLand":40950,"taxableImprovement":414050,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":497200,"taxable":497200,"land":99438,"improvement":397762,"taxableLand":99438,"taxableImprovement":397762,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":497200,"taxable":497200,"land":99438,"improvement":397762,"taxableLand":99438,"taxableImprovement":397762,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":480000,"taxable":480000,"land":95998,"improvement":384002,"taxableLand":95998,"taxableImprovement":384002,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":480000,"taxable":480000,"land":95998,"improvement":384002,"taxableLand":95998,"taxableImprovement":384002,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":573700,"taxable":573700,"land":114700,"improvement":459000,"taxableLand":114700,"taxableImprovement":459000,"exemptLand":0,"exemptImprovement":0}],"taxNow":6719,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"525742","date":"2014-08-22","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2014-08-22","scope":"FOR THE ERECTION OF AN ADDITION TO AN EXISTING ATTACHED STRUCTURE. SIZE AND LOCATION AS SHOWN IN APPLICATION. FOR USE AS ASSEMBLY AND ENTERTAINMENT (BANQUET FACILITY)."},{"number":"578455","date":"2015-09-14","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2016-11-15","scope":"LEVEL III ALTERATIONS TO CREATE A BANQUET FACILITY WITHIN AN EXISTING ONE STORY BUILDING AS PER APPROVED PLANS AND IN ACCORDANCE WITH BBS VARIANCE NO. 24480. WORK TO INCLUDE PARTY WALL BREACH TO FUNERAL HOME AT 7350 STATE ROAD. BUILDING NOT REQUIRED TO BE SPRINKLERED PER BBS VARIANCE (MAX 100 OCCUPANTS IN BANQUET HALL). **SEPARATE PERMITS REQUIRED FOR MEP WORK**"},{"number":"644696","date":"2015-12-15","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-09-06","scope":"INTERIOR PLUMBING ALTERATIONS FOR A BANQUET FACILITY - THE INSTALLATION WILL COMPLY WITH TABLES P-811.2 & P-904.7 OF THE PHILADELPHIA PLUMBING CODE 2004 AND THE WATER SUPPLIES TO FIXTURES/EQUIPMENT WILL BE PROTECTED AGAINST A BACKFLOW CONDITION BY AN ISOLATION METHOD LISTED IN TABLE 608.1 OF THE 2009 INTERNATIONAL PLUMBING CODE - THE 3-COMPARTMENT SINK IS REQUIRED TO HAVE 3/4\" HOT & COLD WATER SUPPIES PER TABLE P-811.2 OF THE PHILADELPHIA PLUMBING CODE 2004 - NOTE: THE BACKFLOW PREVENTION CONTAINMENT DEVICE AT THE WATER METER WILL BE INSTALLED \"BY OTHERS\" (SEPARATE PERMIT REQUIRED)"},{"number":"643788","date":"2015-12-18","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2016-09-06","scope":"REMOVAL OF EXISTING SYSTEMS AS NOTED, INSTALLATION OF TWO (2) NEW ROOFTOP UNITS (5 AND 10 TON) WITH ASSOCIATED DUCTWORK, GRILLES, REGISTERS AND DIFFUSERS THROUGHOUT A BANQUET HALL PER PLANS. SEPARATE PERMITS REQUIRED TYPE I / TYPE II EXHAUST HOODS AT KITCHEN AREA. SEPARATE PERMITS REQUIRED FOR ALL ELECTRICAL AND PLUMBING WORK."},{"number":"667990","date":"2016-02-04","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-02-18","scope":"WATER SERVICE, CURB TRAP, FAI, HOUSE DRAIN & LATERAL, BACKFLOW PREVENTOR PA20160351019 SELF CERTIFICATION NO LONGER ACCEPTED ALL TRENCHES IN EXCESS OF 5 FT MUST HAVE APPROVED SHORING AT THE TIME OF INSPECTION."},{"number":"663509","date":"2016-05-03","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2016-11-14","scope":"400 AMP 3 PHASE SERVICE, INCLUDING EMERGENCY LIGHTING, 65 OUTLETS, 132 RECESSED LIGHTS, 25 SURFACE MOUNT LIGHTS, WIRING OF 2 ROOF FOR HEATING AC UNIT PER 2008 NEC (BANQUET HALL)EAST DISTRICT"},{"number":"724186","date":"2016-10-14","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2022-06-14","scope":"INSTALLATION OF FIRE ALARM SYSTEM, SMOKE DETECTORS, HORN STROBE, PULL STATIONS, 1-20AMP CKT, FOR FIRE ALARM PANEL. AS PER NFPA72 EAST DISTRICT"},{"number":"735694","date":"2016-11-10","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"EXPIRED","completedDate":null,"scope":"TEMPORARY CERTIFICATE OF OCCUPANCY FOR BANQUET FACILITY."},{"number":"745702","date":"2017-01-17","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2017-07-26","scope":"INSTALLATION OF ONE (1) COMMERCIAL KITCHEN EXHAUST HOOD WITH SUPPLY/EXHAUST TIE-IN TO ONE (1) RETURN AIR FAN, ONE (1) EXHAUST FAN & ALL ASSOCIATED RETURN/EXHAUST DUCTWORK.***SEPARATE PERMIT SHALL BE REQUIRED FOR INSTALLATION OF AN APPROVED AUTOMATIC FIRE SUPRESSION SYSTEM***"},{"number":"745700","date":"2017-01-17","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2017-03-29","scope":"FOR THE INSTALLATION OF (1) ONE UL 300 LISTED WET CHEMICAL EXTINGUISHING SYSTEM WITH (8) EIGHT FLOW POINTS IN ACCORDANCE WITH NFPA 17A; FIRE SUPPRESSION SYSTEM TO SERVE (1) ONE COMMERCIAL KITCHEN EXHAUST HOOD SYSTEM IN THE KITCHEN OF A BANQUET FACILITY."}],"storyTag":"New construction","storyDelta":0.02,"timeline":[{"y":2015,"k":"permit","w":"Major alteration"},{"y":2015,"k":"permit","w":"Plumbing"},{"y":2015,"k":"permit","w":"Mechanical"},{"y":2016,"k":"permit","w":"Plumbing"},{"y":2016,"k":"permit","w":"Electrical"},{"y":2016,"k":"viol","w":"5 L&I violations"},{"y":2016,"k":"insp","w":"L&I: 2 failed, 2 passed"},{"y":2016,"k":"permit","w":"New Construction"},{"y":2016,"k":"permit","w":"Administrative"},{"y":2017,"k":"permit","w":"Mechanical"},{"y":2017,"k":"permit","w":"Suppression"},{"y":2017,"k":"viol","w":"L&I violation"}],"rented":false,"licenses":[{"number":"266804","type":"Rental","status":"Inactive","businessName":"BRUCE EPSTEIN","legalName":"BRUCE EPSTEIN","address":"7340 STATE RD","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2004-04-17","latestIssueDate":"2017-03-30","expirationDate":"2018-02-28","inactiveDate":"2018-04-29"},{"number":"712038","type":"Food Caterer","status":"Closed","businessName":"Sucharski Brothers Partnership, LLP","legalName":"Sucharski Brothers Partnership, LLP","address":"7340 STATE RD","revenueCode":"3122","rentalCategory":null,"units":null,"issuedDate":"2016-08-23","latestIssueDate":"2017-08-04","expirationDate":"2018-08-22","inactiveDate":null},{"number":"759930","type":"Food Preparing and Serving (30+ SEATS)","status":"Active","businessName":"Sucharski Brothers Partnership, LLP*","legalName":" Sucharski Brothers Partnership, LLP*","address":"7340 STATE RD","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2017-12-14","latestIssueDate":"2025-11-04","expirationDate":"2026-12-13","inactiveDate":null}],"licenseActivity":[{"number":"759930","type":"Food Preparing and Serving (30+ SEATS)","businessName":"Sucharski Brothers Partnership, LLP*","legalName":" Sucharski Brothers Partnership, LLP*","issuedDate":"2017-12-14","latestIssueDate":"2025-11-04","closureDate":null,"expirationDate":"2026-12-13","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"712038","type":"Food Caterer","businessName":"Sucharski Brothers Partnership, LLP","legalName":"Sucharski Brothers Partnership, LLP","issuedDate":"2016-08-23","latestIssueDate":"2017-08-04","closureDate":"2018-08-22","expirationDate":"2018-08-22","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false},{"number":"266804","type":"Rental","businessName":"BRUCE EPSTEIN","legalName":"BRUCE EPSTEIN","issuedDate":"2004-04-17","latestIssueDate":"2017-03-30","closureDate":"2018-04-29","expirationDate":"2018-02-28","inactiveDate":"2018-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 30% in 2020, but no matching permit appears in the property timeline.","evidence":["assessment moved from $350,000 to $455,000","no permit shown in 2019-2021"],"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 #22724: CLOSED · Granted with conditions; related permit 525742. Use permit #525742: 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":"2 permits not marked completed: 724186 (Expired), 735694 (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":"5 failed, 3 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Nov 14, 2016.","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 Caterer #712038: 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 9 historical violations across 4 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":"Special Hazards Certification: Certified through Apr 21, 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/"}]}