{"asOf":"2026-07-27T04:28:51.923Z","block":"200-299 SOUTH ST","blockUrl":"https://philadelphia.blockreport.homes/block/200-299-south-st","address":"226 SOUTH ST","parcelNumber":"883000023","source":"https://property.phila.gov/?p=883000023","ownerType":"investor","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"L50","buildingCodeNew":null,"buildingClass":"S/D OFF/STR 3 STY MASONRY","buildingClassNew":null,"useLabel":"Mixed-use","owner":"224-226 SOUTH STREET HOLDINGS PA LLC","coOwner":null,"marketValue":2359200,"landAssessment":471800,"improvementAssessment":1887400,"livableArea":null,"yearBuilt":null,"lastSale":{"price":1,"date":"2022-05-03T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2024-069824","date":"2024-08-17","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2024-069826","date":"2024-08-17","code":"F-505.1","title":"ADDRESS IDENTIFICATION\n","status":"COMPLIED","resolutionDate":"2024-10-02","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-069825","date":"2024-08-17","code":"A-301.1/66","title":"PERMZ- OR REMOVE ADVERTISING","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2024-069823","date":"2024-08-17","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"CF-2024-090480","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUSINESS COMPLIANCE INVESTIGATOR","status":"IN VIOLATION - COURT","createdDate":"2024-08-17","completedDate":null,"violations":[{"number":"VI-2024-069824","date":"2024-08-17","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2024-069826","date":"2024-08-17","code":"F-505.1","title":"ADDRESS IDENTIFICATION\n","status":"COMPLIED","resolutionDate":"2024-10-02","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-069825","date":"2024-08-17","code":"A-301.1/66","title":"PERMZ- OR REMOVE ADVERTISING","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2024-069823","date":"2024-08-17","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2024,"n":4,"worst":null}],"investigations":[{"caseNumber":"CF-2024-090480","date":"2024-08-17","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-090480","date":"2024-10-02","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-090480","date":"2024-11-14","type":null,"status":"FAILED"}],"inspYears":[{"y":2024,"fails":3,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.94111950286672,"lng":-75.1466286910151,"geom":{"type":"Polygon","coordinates":[[[-75.146573557,39.941001153],[-75.146731969,39.941020926],[-75.146683826,39.941237852],[-75.146525412,39.941218079],[-75.146573557,39.941001153]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2023-014598","type":"Fire Alarm Certification","inspectionDate":"2023-07-05","result":"Certified","expirationDate":"2024-07-05","buildingId":"1471269"},{"number":"BC-2024-024543","type":"Sprinkler Certification","inspectionDate":"2024-08-27","result":"Certified","expirationDate":"2025-08-27","buildingId":"1471269"},{"number":"BC-2025-025151","type":"Sprinkler Certification","inspectionDate":"2025-08-18","result":"Certified","expirationDate":"2026-08-18","buildingId":"1471269"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19147","beds":null,"baths":null,"stories":null,"lotArea":3607,"zoning":"CMX2","grade":null,"basement":null,"heater":null,"centralAir":null,"extCond":null,"intCond":null,"garage":null,"homestead":false,"mail":"1901 S 9TH ST SUITE 423, PHILADELPHIA PA, 19148","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR THE ESTABLISHMENT OF UNITY OF USE TO CREATE ONE (1) LOT FOR ZONING PURPOSES WITH RESTRICTIVE COVENANTS, AGREEMENTS AND EASEMENTS TO BE RECORDED BY DEED TO BIND CURRENT AND FUTURE OWNERS OF THE CONTIGUOUS TWO(2)  PARCELS ( 224 SOU","status":"Completed","outcome":"Granted","date":"2021-09-21","number":"ZP-2021-001168","relatedPermit":"ZP-2021-001168"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2023,"v":1832100,"taxable":1832100,"land":366400,"improvement":1465700,"taxableLand":366400,"taxableImprovement":1465700,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":1832100,"taxable":1832100,"land":366400,"improvement":1465700,"taxableLand":366400,"taxableImprovement":1465700,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":1832100,"taxable":1832100,"land":366400,"improvement":1465700,"taxableLand":366400,"taxableImprovement":1465700,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":1832100,"taxable":1832100,"land":366400,"improvement":1465700,"taxableLand":366400,"taxableImprovement":1465700,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":2359200,"taxable":2359200,"land":471800,"improvement":1887400,"taxableLand":471800,"taxableImprovement":1887400,"exemptLand":0,"exemptImprovement":0}],"taxNow":25646,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"ZP-2021-012936","date":"2021-09-08","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE REMOVAL OF ALL EXISTING SIGNS ON LOT. FOR THE ERECTION OF ONE(1) ACCESSORY D/F PROJECTING SIGNS ( SOUTH ST FRONTAGE ( 6 SF/SIDE, TOTAL 12 SF, EXTERNAL, STATIC ILLUMINATION) ; FOR THE ERECTION OF ONE(1) D/F PROJECTING SIGN( AMERICAN ST FRONTAGE; 125 SF/SIDE; TOTAL 250 SF; EXTERNAL , STATIC ILLUMINATION) . SIZE AND LOCATION AS SHOWN IN THE APPLICATION."},{"number":"ZP-2021-001168","date":"2021-09-08","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Expired","completedDate":"2024-01-30","scope":"Unity of Use"},{"number":"GM-2021-012911","date":"2021-12-03","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2022-09-27","scope":"EZ INTERIOR DEMOLITION- For the interior demolition on non-bearing partition wall and ceilings as per attached standard. Deviations from these standards require submission of construction and site plans. STRUCTURAL ALTERATION OR REPAIR IS EXPRESSLY PROHIBITED UNDER THIS PERMIT. PROHIBITED STRUCTURAL WORK INCLUDES ANY MODIFICATION TO EXTERIOR WALLS, PARTY WALLS, FLOOR/ROOF FRAMING OR FOUNDATIONS; UNDERPINNING AND EXCAVATIONS (I.E. DIGGING IN BASEMENT). NO WORK PERMITTED IN THE BASEMENT. Separate Streets Department permit required for sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."},{"number":"ZP-2022-001543","date":"2022-03-16","work":"Lot Line Relocation","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2023-08-17","scope":"FOR THE RELOCATION OF LOT LINE TO CREATE ONE (1) LOT (PARCEL A) FROM TWO (2) DEEDED LOTS / OPA ADDRESSES (224 SOUTH ST AND 226 SOUTH ST). SIZE AND LOCATION AS SHOWN IN THE APPLICATION / PLAN."},{"number":"GM-2022-002562","date":"2022-03-31","work":"Wall Covering Replacement","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2023-07-27","scope":"- Paint existing cornice, repair as necessary. - Re-clad existing bays."},{"number":"GM-2022-002553","date":"2022-04-26","work":"Exterior Window and Door Replacement","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2022-12-05","scope":"**THIS PERMIT DOES NOT INCLUDE THE INSTALLATION OF A NEW STORE FRONT OR ALTERATIONS TO THE EXISTING STORE FRONT** For the installation of new windows in existing openings ONLY. Deviations from this standard will result in permit revocation and require submission of construction plans."},{"number":"CP-2022-004568","date":"2022-09-02","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-08-21","scope":"LEVEL III ALTERATIONS TO INCLUDE REAR AND ROOF ACCESS PILOT HOUSE (NO ROOF DECK) ADDITIONS WITH PARTIAL CHANGE OF OCCUPANCY TO CREATE ELEVEN (11) VISITOR ACCOMODATIONS UNITS (TRANSIENT) WITH AN EXISTING COMMERCIAL SPACE AS PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED PER NFPA 13. *2018 IEBC REVIEW* **SEPARATE PERMITS REQUIRED FOR MEP & FIRE SUPPRESSION WORK**"},{"number":"PP-2022-013187","date":"2022-12-01","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-08-17","scope":"INSTALL 2 INCH WATER SERVICE, 1 HOUSE DRAIN, 1 CURB TRAP, 1 FAI, 1 BACKFLOW PREVENTER, 6 HOT WATER HEATERS, 16 LAVATORIES, 12 WATER CLOSETS, 11 SHOWER/TUBS, 11 KITCHEN SINKS, 12 HUB DRAINS, 3 FLOOR DRAINS, 1 MOP SINK, 2 WASHING MACHINE BOXES, 3 BACK WATER VALVES, 2 ROOF DRAINS AND 1 SUMP PUMP ACCORDING TO THE 2018 PPC."},{"number":"MP-2022-004714","date":"2022-12-12","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-08-17","scope":"FOR INSTALLATION OF HVAC SYSTEM TO SERVE THE VISITOR ACCOMMODATIONS UNITS AS PER APPROVED PLANS."},{"number":"FP-2023-000175","date":"2023-01-24","work":"Rough-In","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2023-01-25","scope":"Rough-In Permit for FP-2023-000105 (CP-2022-004568)"},{"number":"FP-2023-000105","date":"2023-01-25","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2023-08-11","scope":"FOR THE INSTALLATION OF AN AUTOMATIC WET SPRINKLER SYSTEM THROUGHOUT A THREE (3) STORY MIXED-USE BUILDING TO INCLUDE A NEW FOUR (4) INCH FIRE SERVICE LINE AND A NEW FOUR (4) INCH BACKFLOW PREVENTION DEVICE. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH NFPA 13 BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA. IF SITE CONDITIONS VARY, CONTACT DESIGN ENGINEER PRIOR TO START OF WORK. SEE CP-2022-004568 FOR ASSOCIATED BUILDING PERMIT."},{"number":"EP-2022-009043","date":"2023-02-03","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-07-28","scope":"LEVEL III ALTERATIONS TO INCLUDE ELEVEN (11) NEW VISITOR ACCOMMODATIONS DWELLING UNITS, MODIFICATIONS TO EXISTING COMMERCIAL SPACE, NEW ELEVATOR, AND NEW FIRE ALARM SYSTEM AS PER APPROVED PLANS. NEW ELEC SERVICE TO BE MIN. 208 V / 3 PH WITH 200A 3PH PANEL FOR COMMERCIAL SPACE AND ELEVEN (11) 100A 1PH PANELS FOR DWELLING UNITS. BUILDING TO BE FULLY SPRINKLERED PER NFPA 13. *2018 IEBC REVIEW* 2016 NFPA 72 and 2017 NEC Amendment: Request to change Electrical Inspection Company to: \"United Inspection Agency Inc\" (716 N. Bethlehem Pike Suite 300, Lower Gwynedd, PA 19002. Phone: 215-542-9977. Email: anna@unitedinspectionagency.net)"},{"number":"ZP-2023-003400","date":"2023-04-05","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Eating and Drinking Establishments - Prepared Food Shop"},{"number":"CP-2023-001445","date":"2023-04-26","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-08-17","scope":"LEVEL II ALTERATIONS WITH PARTIAL CHANGE OF OCCUPANCY TO FIT-OUT GROUND FLOOR & CELLAR COMMERCIAL SPACE FOR A PREPARED FOOD SHOP (CAFE) & RETAIL SALES OF CONSUMER GOODS AS PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED PER NFPA 13. *2018 IEBC REVIEW* **SEPARATE PERMITS REQUIRED FOR MEP & FIRE SUPPRESSION WORK**"},{"number":"MP-2023-001669","date":"2023-04-27","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-08-07","scope":"Mechanical / Fuel Gas Permit for combo CP-2023-001445"},{"number":"PP-2023-004952","date":"2023-04-27","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-08-08","scope":"Plumbing Permit (Interior) for combo CP-2023-001445"},{"number":"EP-2023-003402","date":"2023-05-01","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-07-19","scope":"All proposed Electrical work to tie into existing wiring/service and all proposed Fire Alarm work to tie into existing Fire Alarm Control Panel. Install 200 amp disconnect and 200 amp MLO panel for new commercial café. Provide 200 amp disconnect and 200 MLO for new commercial YOWIE store. Install lighting, receptacles, and exit/emergency lighting as per 2017 NEC. Install fire alarm as per 2016 NFPA 72."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2022,"k":"permit","w":"Alterations"},{"y":2022,"k":"permit","w":"Addition and/or Alterations"},{"y":2023,"k":"permit","w":"Rough-In"},{"y":2023,"k":"permit","w":"Addition and/or Alterations"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Change of Use"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Addition and/or Alterations"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"viol","w":"4 L&I violations"},{"y":2024,"k":"insp","w":"Inspection failed ×3"}],"rented":true,"licenses":[{"number":"932166","type":"Rental","status":"Active","businessName":"224-226 South Street Holdings LLC","legalName":"224-226 South Street Holdings LLC ","address":"226 SOUTH ST","revenueCode":"3202","rentalCategory":"Hotel","units":11,"issuedDate":"2023-08-30","latestIssueDate":"2025-08-26","expirationDate":"2026-08-29","inactiveDate":null},{"number":"0953294","type":"Food Preparing and Serving","status":"Active","businessName":"F&P Hospitality LLC (Wim)","legalName":"F&P Hospitality LLC","address":"226 SOUTH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2024-06-05","latestIssueDate":"2026-05-05","expirationDate":"2027-06-04","inactiveDate":null}],"licenseActivity":[{"number":"0953294","type":"Food Preparing and Serving","businessName":"F&P Hospitality LLC (Wim)","legalName":"F&P Hospitality LLC","issuedDate":"2024-06-05","latestIssueDate":"2026-05-05","closureDate":null,"expirationDate":"2027-06-04","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"932166","type":"Rental","businessName":"224-226 South Street Holdings LLC","legalName":"224-226 South Street Holdings LLC ","issuedDate":"2023-08-30","latestIssueDate":"2025-08-26","closureDate":null,"expirationDate":"2026-08-29","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-25","units":11,"signals":[{"kind":"transition-activity","level":"watch","title":"Recent transition activity","summary":"The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.","evidence":["8 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 29% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $1,832,100 to $2,359,200","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-2021-001168: Completed · Granted; related permit ZP-2021-001168.","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":"1 permit not marked completed: ZP-2021-001168 (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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Jul 5, 2024; Sprinkler Certification: Certified through Aug 18, 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":"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":"mixed-use","level":"verify","title":"Residential and business space run on separate compliance tracks","finding":"OPA classifies this parcel as mixed-use.","why":"The zoning/use and occupancy file must cover the actual residential and commercial spaces. Dwelling units can require Rental Licenses and lead compliance; the operator can separately need an Activity License and sector license; installed fire systems can require annual certification.","action":"Match every dwelling and business use to the zoning permit, CO, current operator licenses, and life-safety filings.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"rental-license","level":"verify","title":"A rental license does not transfer with the deed","finding":"1 active Rental License record matched.","why":"If dwelling space is rented, the buyer must obtain a new annual Rental License; the seller’s license is not transferable. New applications require proof of ownership and legal occupancy, tax compliance, no open L&I violations, and lead compliance where applicable.","action":"Plan the buyer’s replacement license before settlement.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"3 failed, 0 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Nov 14, 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":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as mixed-use. 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 4 historical violations across 1 case.","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/"}]}