{"asOf":"2026-07-25T14:44:40.897Z","block":"5800-5899 MARKET ST","blockUrl":"https://philadelphia.blockreport.homes/block/5800-5899-market-st","address":"5828-38 MARKET ST","parcelNumber":"883078600","source":"https://property.phila.gov/?p=883078600","ownerType":"investor","kind":"offices","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"DE0","buildingCodeNew":"811","buildingClass":"OFF BLD N/COM W/PKG MASON","buildingClassNew":"GOV'T MUNICIPAL/STATE/FEDERAL","useLabel":"Offices","owner":"PHILA SUBURBAN","coOwner":"DEVELOPMENT CORP","marketValue":1954900,"landAssessment":390900,"improvementAssessment":1564000,"livableArea":25740,"yearBuilt":1930,"lastSale":{"price":200000,"date":"1995-12-15T05:00:00Z"},"openViolations":0,"violations":[{"number":"1964385","date":"2010-10-13","code":"FC-914.1/4","title":"ANNUAL CERT FIRE SUPP","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1964386","date":"2010-10-13","code":"PM-305.3/3","title":"INT S-CEILING REPAIR/MAINT SAN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1964384","date":"2010-10-13","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2026-026613","date":"2026-04-29","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2026-06-08","resolution":"COMPLIED - 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EDUCATIONAL FACILITY FOR PRE-K TO 12TH GRADE, SUMMER CAMP PROGRAM, BEFORE AND AFTER SCHOOL PROGRAM FOR PERIODS OF LESS THAN 24 CONSECUTIVE HOUR","status":"OPEN","outcome":"Granted","date":"2016-11-30","number":"29024","relatedPermit":"718314"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":1598300,"taxable":1598300,"land":246500,"improvement":1351800,"taxableLand":246500,"taxableImprovement":1351800,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":1598300,"taxable":1598300,"land":246500,"improvement":1351800,"taxableLand":246500,"taxableImprovement":1351800,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":1702300,"taxable":1702300,"land":340460,"improvement":1361840,"taxableLand":340460,"taxableImprovement":1361840,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":1753300,"taxable":1753300,"land":350660,"improvement":1402640,"taxableLand":350660,"taxableImprovement":1402640,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":1762000,"taxable":1762000,"land":352400,"improvement":1409600,"taxableLand":352400,"taxableImprovement":1409600,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":1762000,"taxable":1762000,"land":352400,"improvement":1409600,"taxableLand":352400,"taxableImprovement":1409600,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":1762000,"taxable":1762000,"land":352400,"improvement":1409600,"taxableLand":352400,"taxableImprovement":1409600,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":2100000,"taxable":2100000,"land":420000,"improvement":1680000,"taxableLand":420000,"taxableImprovement":1680000,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":2100000,"taxable":2100000,"land":420000,"improvement":1680000,"taxableLand":420000,"taxableImprovement":1680000,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":2100000,"taxable":2100000,"land":420000,"improvement":1680000,"taxableLand":420000,"taxableImprovement":1680000,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":2100000,"taxable":2100000,"land":420000,"improvement":1680000,"taxableLand":420000,"taxableImprovement":1680000,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":1954900,"taxable":1954900,"land":390900,"improvement":1564000,"taxableLand":390900,"taxableImprovement":1564000,"exemptLand":0,"exemptImprovement":0}],"taxNow":29396,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"718314","date":"2016-12-19","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2016-12-19","scope":"FOR THE LEGALIZATION OF THE CREATION OF TWO (2) SPACES FROM THREE (3) SPACES ON 2ND FLOOR. SPACE # 2 - EDUCATIONAL FACILITY AND DAY CARE CENTER FOR PERIODS OF LESS THAN 24 CONSECUTIVE HOURS WITH ACCESSORY PREPARING AND SERVING OF FOOD WITH ALL OTHER USES AS PREVIOUSLY APPROVED IN AN EXISTING STRUCTURE. NO SIGN ON THIS PERMIT."},{"number":"879831","date":"2018-07-10","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2018-07-31","scope":"CERTIFICATE OF OCCUPANCY PERMIT FOR EXISTING SPACE ON THE 2ND FLOOR."},{"number":"1039907","date":"2020-01-17","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2020-01-17","scope":"FOR THE CREATION OF TWO TENANT SPACES FROM ONE EXISTING TENANT SPACE. SIZE AND LOCATION AS SHOWN PER APPLICATION. TENANT SPACE A FOR USE AS A VACANT SPACE (SEPARATE USE PERMIT REQUIRED PRIOR TO OCCUPANCY). TENANT SPACE B FOR USE AS A BUSINESS PROFESSIONAL OFFICE. SIZE AND LOCATION AS SHOWN PER APPLICATION/PLAN.."},{"number":"1035861","date":"2020-01-17","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2021-02-16","scope":"FOR THE ERECTION OF A NON BEARING PARTITION WALLS TO CONVERT ONE TENANT SPACE IN TO TWO NEW FUTURE TENANT SHELL SPACES. SEPARATE INTERIOR FITOUT AND CERTIFICATE OF OCCUPANCIES TO BE OBTAINED PRIOR TO OCCUPANCY WITH SEPARATE APPLICATIONS. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN PROFESSIONAL PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."},{"number":"1046680","date":"2020-02-03","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2020-02-03","scope":"USE AS MEDICAL, DENTAL , HEALTH PRACTITIONER (GROUP PRACTITIONER) AT FIRST FLOOR IN THE SAME BUILDING WITH ALL OTHER USES AS PREVIOUSLY APPROVED. NO SIGN ON THIS APPLICATION"},{"number":"1042956","date":"2020-02-26","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"INSTALL NEW 225 AMP 3PHASE 4-WIRE PANEL & METERING EQUIPMENT FOR 1ST FLOOR FRONT TENANT & RELOCATE 1-DISCONNECT FOR HVAC UNIT AS PER NEC 2017"},{"number":"1040171","date":"2020-02-27","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2023-04-27","scope":"FOR INTERIOR LEVEL 2 ALTERATIONS FOR FIT OUT OF NEW URGENT CARE TENANT INCLUDING PARTITIONS FINISHES AND ALL WORK AS PER PLANS. SEPARATE PERMITS REQUIRED FOR ALL MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION WORK."},{"number":"1048250","date":"2020-03-12","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-07-08","scope":"FOR THE INSTALLATION OF A NEW HVAC SYSTEM INCLUDING 27 REGISTERS/DIFFUSERS, MECHANICAL APPLIANCES WITH ASSOCIATED DUCTWORK AS PER PLAN."},{"number":"EP-2020-001273","date":"2020-06-25","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-10-29","scope":"Install 83 duplex Receptacles, 95 new light fixtures, 6 exit signs. Install power for water heater. Power to Xray equipment. Install new fire alarm devices. 10 strobe only, 4 horn/strobe, 2 pull stations, 1 NAC panel. Install 9 emergency lights. ALL WORK TO BE DONE ACCORDING TO '17 NEC AND '16 NFPA-72."},{"number":"1050238","date":"2020-09-18","work":"Sign","type":"General","description":"General Permit","status":"Expired","completedDate":"2023-02-16","scope":"FOR THE ERECTION OF ONE (1) INTERNALLY ILLUMINATED FLAT-WALL SIGN AND ONE (1) DOUBLE-FACED, INTERNALLY ILLUMINATED PROJECTING SIGN, TO INCLUDE FASTENER INSTALLATIONS AND THRU-BOLT ATTACHMENTS. SIZE AND LOCATION AS PER PLANS. **SEPARATE PERMITS TO BE REQUIRED FOR ELECTRICAL WORK.**"},{"number":"1050237","date":"2020-10-26","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Expired","completedDate":"2026-01-05","scope":"FOR THE ERECTION OF ONE (1) INTERNALLY ILLUMINATED FLAT-WALL SIGN AND ONE (1) DOUBLE-FACED, INTERNALLY ILLUMINATED PROJECTING SIGN. SIZE AND LOCATION AS PER PLANS."},{"number":"PP-2021-002776","date":"2021-02-24","work":"Rough-In","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-06-01","scope":"Rough In Permit For Application PP-2021-002693. New plumbing work for a medical office including sanitary ,venting and domestic water piping all connections will tie into existing. Fixtures 1-HWH, 9-KS, Laundry sink-1, Lavatory-2, Electric water cooler-1, W/C-3."},{"number":"PP-2021-002693","date":"2021-03-08","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-06-04","scope":"Alterations: Interior plumbing. All proposed work to be done in accordance with Philadelphia Plumbing Code 2018."},{"number":"FP-2021-000806","date":"2021-03-19","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Expired","completedDate":"2023-06-21","scope":"EZ PERMIT SPRINKLER RELOCATION (NFPA 13)- For the Relocation of Sprinkler Heads as per attached standards. Deviations from these standards require submission of construction and site plans. Relocate (46) sprinkler heads First Floor Space A (1040171)"},{"number":"EP-2021-002413","date":"2021-06-02","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-06-07","scope":"Install 20 single category 6 cable locations, install 4 dual category 6 cable, install a 24'X19\" swing mount rack equipped with 1 48 port category 6 patch panel, install 1 cantilevered shelves for customer's equipment as per 2017 NEC."},{"number":"ZP-2021-002543","date":"2021-06-04","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Expired","completedDate":"2026-01-05","scope":"FOR THE ERECTION OF ONE (1) STATICALLY ILLUMINATED WALL SIGN. SIZE AND LOCATION AS SHOWN IN APPLICATION/PLANS."},{"number":"FP-2023-000822","date":"2023-05-09","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2023-06-28","scope":"INSTALL NEW 6\" COLT 200 (aka C200) BACKFLOW PREVENTION ASSEMBLY COMPLYING WITH NFPA 13 & PWD REQUIREMENTS AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"ZP-2023-007142","date":"2023-07-18","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2026-01-05","scope":"Office - Government"},{"number":"CP-2023-003396","date":"2023-08-16","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-03-08","scope":"FOR LEVEL II INTERIOR ALTERATIONS AT THE 1ST FLOOR OF THE EXISTING STRUCTURE. FOR USE IN SPACE 1B APPROVED FOR OFFICE-GOVERNMENT. ALTERATIONS TO INCLUDE PARTIAL DEMO AND THE ERECTION OF PARTITION WALLS, PROVIDE FINISHES, AND FURNISHINGS THROUGHOUT. THE BUILDING IS FULLY SPRINKLERED. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IEBC. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, AND PLUMBING WORK. IF SITE CONDITIONS VARY, CONTACT DESIGN PROFESSIONAL PRIOR TO START OF WORK."},{"number":"PP-2023-011810","date":"2023-08-30","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-03-04","scope":"WC 1, LAV 1, LS 2, FD 1, (OTHER-WATER COOLER 1) SAWCUT FLOOR FOR NEW LAYOUT, ROUGH IN & FINISH PLUMBING"},{"number":"MP-2023-003795","date":"2023-09-15","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-03-04","scope":"FOR A NEW MECHANICAL SYSTEM INSTALLATION TO ACCOMMODATE AN EXISTING STRUCTURE. WORK TO INCLUDE THE INSTALLATION OF REGISTERS, DIFFUSERS AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."},{"number":"EP-2023-008173","date":"2023-09-27","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-12-05","scope":"Rewire receptacles (80) LED light fixtures (65) Install wiring for occupancy sensors for lighting. Install emergency lighting according to electrical plans. Install wiring for temporary lighting. All wiring done in accordance to 2017 NEC. Install fire alarm combination horn/strobe and manual pull station according to electrical plans to existing system as per 2016 NFPA 72."},{"number":"FP-2023-002480","date":"2023-10-18","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2024-03-04","scope":"EZ PERMIT SPRINKLER RELOCATION (NFPA 13)- For the Relocation of Sprinkler Heads as per attached standards. Deviations from these standards require submission of construction and site plans. Relocate fire sprinkler heads for tenant fit out on 1st floor"},{"number":"PP-2025-011827","date":"2025-09-12","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-10-01","scope":"MAIN DRAIN"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2023,"k":"permit","w":"Addition and/or Alterations"},{"y":2023,"k":"permit","w":"Change of Use"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2023,"k":"permit","w":"Addition and/or Alterations"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"permit","w":"Alterations"},{"y":2026,"k":"viol","w":"L&I violation"},{"y":2026,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":false,"licenses":[{"number":"594259","type":"Dumpster License - Private Property","status":"Inactive","businessName":"WEST PHILA COMMUNITY MENTAL HEALTH (CONSORTIUM HEALTH SERVICES GRP)","legalName":"WEST PHILA COMMUNITY MENTAL HEALTH","address":"5828-38 MARKET ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2013-05-21","latestIssueDate":"2013-05-21","expirationDate":"2013-07-31","inactiveDate":null},{"number":"614634","type":"Dumpster License - Private Property","status":"Active","businessName":"KIDS SMILES","legalName":"KIDS SMILES","address":"5828-38 MARKET ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2014-01-10","latestIssueDate":"2014-01-10","expirationDate":null,"inactiveDate":null},{"number":"792828","type":"Food Preparing and Serving (30+ SEATS)","status":"Inactive","businessName":"63RD STREET MULTICULTURAL ACADEMY OF ACADEMIC EXC","legalName":"63RD STREET MULTICULTURAL ACADEMY OF ACADEMIC EXC ","address":"5828-38 MARKET ST","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2018-10-25","latestIssueDate":"2018-10-25","expirationDate":"2019-10-24","inactiveDate":"2019-12-23"}],"licenseActivity":[{"number":"792828","type":"Food Preparing and Serving (30+ SEATS)","businessName":"63RD STREET MULTICULTURAL ACADEMY OF ACADEMIC EXC","legalName":"63RD STREET MULTICULTURAL ACADEMY OF ACADEMIC EXC ","issuedDate":"2018-10-25","latestIssueDate":"2018-10-25","closureDate":"2019-12-23","expirationDate":"2019-10-24","inactiveDate":"2019-12-23","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"614634","type":"Dumpster License - Private Property","businessName":"KIDS SMILES","legalName":"KIDS SMILES","issuedDate":"2014-01-10","latestIssueDate":"2014-01-10","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"594259","type":"Dumpster License - Private Property","businessName":"WEST PHILA COMMUNITY MENTAL HEALTH (CONSORTIUM HEALTH SERVICES GRP)","legalName":"WEST PHILA COMMUNITY MENTAL HEALTH","issuedDate":"2013-05-21","latestIssueDate":"2013-05-21","closureDate":"2013-07-31","expirationDate":"2013-07-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","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."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #718314: 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":"7 permits not marked completed: 1035861 (Expired), 1042956 (Issued), 1040171 (Expired), 1050238 (Expired), 1050237 (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":"Sprinkler Certification: Certified through Apr 23, 2027; Emergency and Standby Power Systems Certification: Certified through Jun 11, 2027; Fire Alarm Certification: Certified through Jul 28, 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"4 failed, 3 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Jun 8, 2026.","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":"Dumpster License - Private Property #594259: Inactive; Food Preparing and Serving (30+ SEATS) #792828: Inactive since Dec 23, 2019","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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 5 historical violations across 3 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/"}]}