{"asOf":"2026-07-24T22:50:58.529Z","block":"7400-7499 STATE RD","blockUrl":"https://philadelphia.blockreport.homes/block/7400-7499-state-rd","address":"7425 STATE RD","parcelNumber":"884256025","source":"https://property.phila.gov/?p=884256025","ownerType":"investor","kind":"industrial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"LU1","buildingCodeNew":"271","buildingClass":"IND BLDG MINI WHSE MAS+O","buildingClassNew":"MINI WAREHOUSE","useLabel":"Industrial","owner":"STATE ROAD STORAGE LP","coOwner":null,"marketValue":9388500,"landAssessment":1877700,"improvementAssessment":7510800,"livableArea":85350,"yearBuilt":2006,"lastSale":{"price":1265000,"date":"2005-04-04T04:00:00Z"},"openViolations":0,"violations":[{"number":"1171335","date":"2008-11-28","code":"A-301.1/46","title":"PERMB- INSTALL HVAC 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INSP","status":"PASSED"},{"caseNumber":"273238","date":"2011-04-18","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"273238","date":"2011-05-31","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"391843","date":"2013-07-16","type":"BC INSP","status":"FAILED"},{"caseNumber":"391843","date":"2013-08-01","type":"BC INSP","status":"PASSED"}],"inspYears":[{"y":2006,"fails":1,"passes":1},{"y":2008,"fails":1,"passes":1},{"y":2009,"fails":0,"passes":1},{"y":2011,"fails":1,"passes":1},{"y":2013,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.027536007559114,"lng":-75.02702715501835,"geom":{"type":"Polygon","coordinates":[[[-75.027955098,40.026694447],[-75.028151138,40.026894556],[-75.02773938,40.027230758],[-75.028091247,40.027603679],[-75.026537556,40.028470052],[-75.025752329,40.027637823],[-75.027827706,40.026549673],[-75.027955098,40.026694447]]]},"liDistrict":"EAST","certifications":[{"number":"BC-2022-019504","type":"Sprinkler Certification","inspectionDate":"2022-09-13","result":"Certified","expirationDate":"2023-09-13","buildingId":"1228498"},{"number":"BC-2025-005422","type":"Sprinkler Certification","inspectionDate":"2024-09-05","result":"Certified","expirationDate":"2025-09-05","buildingId":"1228498"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19136","beds":null,"baths":null,"stories":2,"lotArea":226380,"zoning":"I2","grade":"B-","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"7425 STATE RD, PHILADELPHIA PA, 19136","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":5000000,"taxable":583800,"land":583800,"improvement":4416200,"taxableLand":583800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":4416200},{"y":2017,"v":5000000,"taxable":5000000,"land":583800,"improvement":4416200,"taxableLand":583800,"taxableImprovement":4416200,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":7032800,"taxable":7032800,"land":2813120,"improvement":4219680,"taxableLand":2813120,"taxableImprovement":4219680,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":7243700,"taxable":7243700,"land":2897480,"improvement":4346220,"taxableLand":2897480,"taxableImprovement":4346220,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":7290700,"taxable":7290700,"land":2916280,"improvement":4374420,"taxableLand":2916280,"taxableImprovement":4374420,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":7290700,"taxable":7290700,"land":2916280,"improvement":4374420,"taxableLand":2916280,"taxableImprovement":4374420,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":5000000,"taxable":5000000,"land":2000000,"improvement":3000000,"taxableLand":2000000,"taxableImprovement":3000000,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":7000000,"taxable":7000000,"land":1750000,"improvement":5250000,"taxableLand":1750000,"taxableImprovement":5250000,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":7000000,"taxable":7000000,"land":1750000,"improvement":5250000,"taxableLand":1750000,"taxableImprovement":5250000,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":7000000,"taxable":7000000,"land":1750000,"improvement":5250000,"taxableLand":1750000,"taxableImprovement":5250000,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":7000000,"taxable":7000000,"land":1750000,"improvement":5250000,"taxableLand":1750000,"taxableImprovement":5250000,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":9388500,"taxable":9388500,"land":1877700,"improvement":7510800,"taxableLand":1877700,"taxableImprovement":7510800,"exemptLand":0,"exemptImprovement":0}],"taxNow":97986,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"146625","date":"2008-04-23","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2008-04-23","scope":"STORAGE FACILITY W/ADDITION OF MOBIL TELEPHONE SWITCH ROOM W/ACCESSORY BACKUP GENERATOR (FENCE IN-8'H) & CONDENSER UNIT"},{"number":"148026","date":"2008-04-25","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2008-07-11","scope":"LIBERTY AIR CONDITIONER WITH ACCESSORY DUCTWORK LESS THAN 2000 CFM (BUILDING #4)"},{"number":"148181","date":"2008-05-05","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2008-07-11","scope":"INTERIOR/EXTERIOR ALTERATIONS, CONSTRUCT NEW GENERATOR CONCRETE PAD & ROOM FOR TELEPHONE SWITCH ROOM, FENCING, AS PER SUBMITTED PLANS."},{"number":"148543","date":"2008-05-05","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"EXPIRED","completedDate":null,"scope":"INTERIOR/EXTERIOR ALTERATIONS, INSTALL NEW DUCTWORK, DIFFUSERS, ACCESSORY MECHANICALS, AS PER PLANS."},{"number":"150131","date":"2008-05-13","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2010-03-04","scope":"WIRE TELE COMMUNICATION FACILITY TO PLAN, AS PER 2005 NEC, AND ROUGH WIRE (EAST DIST)"},{"number":"157869","date":"2008-06-20","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2008-07-11","scope":"AMEND/REVISE PERMIT NO. 148181, OPTION NOT TO INSTALL NON-CODE REQUIRED SUPRESSION SYSTEM IN AREA INDICATED ON PLANS F1"},{"number":"161830","date":"2008-07-15","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2010-05-18","scope":"NEW FIRE ALARM SYSTEM AS PER NFPA72 (EAST DISTRICT)"},{"number":"323669","date":"2011-02-18","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2011-02-18","scope":"INSTALL (1) PYLON SIGN, CABINET WITH LED FOR STORAGE FACILITY."},{"number":"325722","date":"2011-03-07","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2011-04-18","scope":"INSTALL PYLON SIGN,POST, FOOTING, AND LED MESSAGE SIGN"},{"number":"339883","date":"2011-05-12","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"STORAGE BUILDING- SIGN ONLY... POWER WIRE AND SIGN, 208V, 20AMP, SINGLE PHASE AND TIME CLOCK.... IN ACCORDANCE WITH 2008 NEC"},{"number":"388140","date":"2012-02-14","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2012-09-17","scope":"RELOCATION OF (18) EXISTING FIRE SPRINKLERS"},{"number":"392078","date":"2012-04-04","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2012-04-04","scope":"RELOCATION OF EXISTING ACCESSORY OUTDOOR EQUIPMENT,INCLUDING DRYCOOLER, INSTALLATION OF (2) OURDOOR AIR CONDITIONING UNITS AND CHAIN LINK FENCE."},{"number":"412143","date":"2012-06-20","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2012-09-25","scope":"INSTALL 3 SWITCHES, 6 OUTLETS, AND 6 OVERHEAD LIGHTS AS PER 2008 NEC(SFD)(EAST DIST)"},{"number":"411878","date":"2012-06-26","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2012-09-07","scope":"INTERIOR ALTERATIONS FOR THE EXPANSION OF AN EXISTING WIRELESS/MOBILE TENANT SPACE INCLUDING STRUCTURAL MODIFICATIONS, NEW MASONRY WALL OPENINGS FOR MECHANICAL EQUIPMENT, AND THE CONSTRUCITON OF FOUR CONCRETE EQUIPMENT PADS FOR A RELOCATED GLYCOOL PUMP AND CONDINSING UNIT AND TWO NEW OUTDOOR AC UNITS."},{"number":"412137","date":"2012-06-26","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2013-03-12","scope":"FOR THE MODIFICATION AND EXTENSION OF AN EXISTING HVAC SYSTEM, INSTALLATION OF 2 OUTDOOR AC UNITS AND RELOCATION OF AN EXISTING GLYCOOL PUMP AND CONDENSING UNIT AS PART OF AN EXPANSION OF AN EXISTING WIRELESS/MOBILE TENANT SPACE IN AN EXISTING STORAGE FACILITY. SEE GENERAL CONSTRUCTION PERMIT AP #411878 FOR PLANS"},{"number":"414466","date":"2012-07-03","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2013-01-16","scope":"REPLACE 3/4\" WATER SERVICE FROM MAIN IN STREET TO METER"},{"number":"416598","date":"2012-07-17","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2012-09-25","scope":"INSTALL A NEW 220 VOLT PANEL PER 2008 NEC"},{"number":"820188","date":"2017-10-20","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2018-10-11","scope":"INSTALLATION OF FM-200 CLEAN AGENT FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 2001."},{"number":"834113","date":"2018-04-18","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-07-27","scope":"FOR THE INSTALLATION OF ONE (1) EXTERIOR DOOR AND CONCRETE PATIO (<12\" ABOVE GRADE), TO AN EXISTING STORAGE FACILITY, AS PER PLANS; NO OTHER WORK ON THIS PERMIT."},{"number":"1021055","date":"2019-11-01","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2019-11-01","scope":"FOR THE ERECTION OF A ONE (1) STORY STRUCTURE IN AN EXISTING STORAGE FACILITY; FOR USE AS AN EXISTING ACCESSORY OFFICE AND DWELLING FOR USE BY CARETAKER ONLY IN AN EXISTING STORAGE FACILITY; SIZE AND LOCATION AS SHOWN IN THE APPLICATION/PLAN."},{"number":"1024075","date":"2019-11-22","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2020-01-07","scope":"FOR INTERIOR ALTERATIONS TO EXISTING STORAGE FACILITY, TO INCLUDE NEW INTERIOR PARTITIONS AND INTERIOR FINISHES, TO CREATE AN ACCESSORY OFFICE AND DWELLING UNIT FOR USE BY CARETAKER ONLY, AS PER APPROVED PLANS."},{"number":"1027943","date":"2019-11-22","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2020-01-07","scope":"FOR MECHANICAL ALTERATIONS TO INCLUDE NEW REGISTERS/DIFFUSERS TO NEW RESIDENTIAL UNIT, WITHIN THE EXISTING STORAGE FACILITY, AS PER APPROVED PLANS. SEE APP# 1024075 FOR APPROVED PLANS."},{"number":"1029967","date":"2019-11-25","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2020-01-07","scope":"ALTERATION BEDROOM AND BATHROOM FOR CARE TAKER. SIXTEEN(16) OUTLETS, SWITCHES, CEILING FAN, EXHAUST FAN, VANITY LIGH FIXTURE, RECESSED SHOWER LIGHT,TWO(2) SMOKE ALARMS, AND ARCH FAULT FOR BEDROOM CIRCUIT AS PER 2014 NEC."},{"number":"1029471","date":"2019-11-29","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2019-12-23","scope":"ALTERATIONS TO EXISTING NFPA 13 SPRINKLER SYSTEM TO ACCOMODATE NEW FIRST FLOOR LAYOUT IN AN EXISTING STORAGE FACILITY AS PER APPROVED PLANS. NO WORK TO EXISTING SPRINKLER RISER OR MAIN SERVICE. ALL WORK TO BE PERFORMED BY PHILADELPHIA LICENSED FIRE SUPPRESSION CONTRACTOR."},{"number":"1032582","date":"2019-12-05","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2020-01-07","scope":"EXTEND DRAIN AND WATER TO ACCOMMODATE NEWBATH ROOM. INSTALL FIXTURES; TOILET, LAV, AND SHOWER AS PER PHILADELPHIA 2014 PLUMBING CODE."},{"number":"EP-2020-002141","date":"2020-08-04","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-01-11","scope":"Project Objective: Provide (2) new 225A panels fed out of 600A MDP with branch circuit wiring for (20) new 1Ph, 208V, 30A rectifiers. Have new panels ready and branch circuitry terminated to new rectifiers for quick cut-over, minimizing downtime. Load on existing service will not be altered, as (20) existing rectifiers and their branch circuitry will be removed after cut-over to the new (20) rectifiers is complete. Scope Items: 1. Tap an existing 225A, 208/120V feed for panel PP1 to refeed panel PP2. Utilize existing PP2 225A OCPD for feeding a new 225A panel (PP6) 2. Tap an existing 225A, 208/120V feed for panel PP3 to refeed panel PP4. Utilize existing PP4 225A OCPD for feeding new 225A panel (PP7) 3. Provide (2) new 3Ph, 225A, 208/120V panels (PP6 and PP7) for feeding new rectifiers. (10) rectifiers to be fed out of PP6 and (10) rectifiers to be fed out of PP7. 4. Install new 1Ph, 100A, 240/120V Inverter panel, fed from output of rectifiers and inverter. 5. Refeed (3) 20A critical loads off from new Inverter panel and demo old feeds from existing inverter panel.ALL WORK TO BE DONE ACCORDING TO'17 NEC."},{"number":"EP-2020-004135","date":"2020-08-04","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any 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":"MP-2020-001573","date":"2020-08-10","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Expired","completedDate":"2021-02-16","scope":"FOR HVAC MECHANICAL INSTALLATIONS TO INCLUDE ACCU'S, GRILLES/REGISTERS/DIFFUSERS, ASSOCIATED DUCTWORK AND EQUIPMENT PAD INSTALLATION."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2013,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2017,"k":"permit","w":"Suppression"},{"y":2018,"k":"permit","w":"Major alteration"},{"y":2019,"k":"permit","w":"Zoning/use"},{"y":2019,"k":"permit","w":"Major alteration"},{"y":2019,"k":"permit","w":"Mechanical"},{"y":2019,"k":"permit","w":"Electrical"},{"y":2019,"k":"permit","w":"Suppression"},{"y":2019,"k":"permit","w":"Plumbing"},{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2020,"k":"permit","w":"Addition and/or Alterations"}],"rented":false,"licenses":[{"number":"390389","type":"Dumpster License - Private Property","status":"Active","businessName":"STATE ROAD STORAGE LP","legalName":"STATE ROAD STORAGE LP","address":"7425 STATE RD","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2006-11-06","latestIssueDate":"2013-07-27","expirationDate":null,"inactiveDate":null},{"number":"863804","type":"Hazardous Materials","status":"Active","businessName":"T-Mobile USA Inc","legalName":"T-Mobile USA Inc","address":"7425 STATE RD","revenueCode":"3335","rentalCategory":null,"units":null,"issuedDate":"2021-03-17","latestIssueDate":"2026-03-03","expirationDate":"2027-03-16","inactiveDate":null}],"licenseActivity":[{"number":"863804","type":"Hazardous Materials","businessName":"T-Mobile USA Inc","legalName":"T-Mobile USA Inc","issuedDate":"2021-03-17","latestIssueDate":"2026-03-03","closureDate":null,"expirationDate":"2027-03-16","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"390389","type":"Dumpster License - Private Property","businessName":"STATE ROAD STORAGE LP","legalName":"STATE ROAD STORAGE LP","issuedDate":"2006-11-06","latestIssueDate":"2013-07-27","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-23","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #146625: 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":"3 permits not marked completed: 148543 (EXPIRED), EP-2020-004135 (Issued), MP-2020-001573 (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 Sep 5, 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":"4 failed, 5 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Aug 1, 2013.","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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 5 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/"}],"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/"}]}