{"asOf":"2026-07-26T06:12:51.239Z","block":"1300-1399 N HOWARD ST","blockUrl":"https://philadelphia.blockreport.homes/block/1300-1399-n-howard-st","address":"1300 N HOWARD ST","parcelNumber":"884588221","source":"https://property.phila.gov/?p=884588221","ownerType":"investor","kind":"industrial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"LC0","buildingCodeNew":"273","buildingClass":"IND WAREHOUSE MASONRY","buildingClassNew":"WAREHOUSE","useLabel":"Industrial building","owner":"ORVO PROPERTIES LP","coOwner":null,"marketValue":2752000,"landAssessment":550400,"improvementAssessment":2201600,"livableArea":34400,"yearBuilt":1935,"lastSale":{"price":900000,"date":"2012-05-18T04:00:00Z"},"openViolations":0,"violations":[{"number":"1724983","date":"2007-03-23","code":"FC-2701.5/1","title":"HAZMAT-LIC REQ¿D","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1724982","date":"2007-03-26","code":"06-301.2/3","title":"FOOD WHOLESALE PRE-PACKAGED LO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1309875","date":"2007-03-23","code":"FC-2703.5/2","title":"HAZMAT ID ABOVEGROUND TANKS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1309876","date":"2007-03-23","code":"FC-2703.5/4","title":"HAZMAT ID ENTRANCE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1309877","date":"2007-03-23","code":"FC-2703.5/5","title":"HAZMAT-INDIV CARTON ETC LABEL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1309878","date":"2007-03-23","code":"FC-105.6/20","title":"WELDING-PERMIT REQ¿D","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1309879","date":"2007-03-23","code":"FC-105.7/2","title":"F+C LIQ-PERMIT REQ'D INST TNK","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1309880","date":"2007-03-23","code":"FC-901.6/12","title":"FIRE DEPT CONNECT REP DAM CAPS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1309873","date":"2007-03-23","code":"FC-2701.8/1","title":"HAZMAT-EMERG INFO CONTAINER","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1309882","date":"2007-03-23","code":"FC-912.4/1","title":"FIRE CONNECT SIGN-NEW CONST","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1309871","date":"2007-03-23","code":"FC-308.2/1","title":"FIRE-OPEN FLAME PROHIB","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1309870","date":"2007-03-23","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1309872","date":"2007-03-23","code":"FC-308.5/1","title":"FIRE-APPRVD KERO HEATER ONLY","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1309881","date":"2007-03-23","code":"FC-912.2/1","title":"FIRE CONNECT SIGN-EXIST BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1309874","date":"2007-03-23","code":"FC-2703.4/1","title":"HAZMAT-MAINT MSDS/ON PREMISES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2716884","date":"2012-12-14","code":"A-104.1/5","title":"DEBRIS REMOVE - CONSTR","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"106478","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2007-03-26","completedDate":"2010-08-13","violations":[{"number":"1724983","date":"2007-03-23","code":"FC-2701.5/1","title":"HAZMAT-LIC REQ¿D","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1724982","date":"2007-03-26","code":"06-301.2/3","title":"FOOD WHOLESALE PRE-PACKAGED LO","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"106510","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2007-03-26","completedDate":"2011-04-12","violations":[{"number":"1309875","date":"2007-03-23","code":"FC-2703.5/2","title":"HAZMAT ID ABOVEGROUND TANKS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1309876","date":"2007-03-23","code":"FC-2703.5/4","title":"HAZMAT ID ENTRANCE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1309877","date":"2007-03-23","code":"FC-2703.5/5","title":"HAZMAT-INDIV CARTON ETC LABEL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1309878","date":"2007-03-23","code":"FC-105.6/20","title":"WELDING-PERMIT REQ¿D","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1309879","date":"2007-03-23","code":"FC-105.7/2","title":"F+C LIQ-PERMIT REQ'D INST TNK","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1309880","date":"2007-03-23","code":"FC-901.6/12","title":"FIRE DEPT CONNECT REP DAM CAPS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1309873","date":"2007-03-23","code":"FC-2701.8/1","title":"HAZMAT-EMERG INFO CONTAINER","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1309882","date":"2007-03-23","code":"FC-912.4/1","title":"FIRE CONNECT SIGN-NEW CONST","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1309871","date":"2007-03-23","code":"FC-308.2/1","title":"FIRE-OPEN FLAME PROHIB","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1309870","date":"2007-03-23","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1309872","date":"2007-03-23","code":"FC-308.5/1","title":"FIRE-APPRVD KERO HEATER ONLY","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1309881","date":"2007-03-23","code":"FC-912.2/1","title":"FIRE CONNECT SIGN-EXIST BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1309874","date":"2007-03-23","code":"FC-2703.4/1","title":"HAZMAT-MAINT MSDS/ON PREMISES","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"365305","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DN","status":"CLOSED","createdDate":"2013-01-09","completedDate":"2016-03-04","violations":[{"number":"2716884","date":"2012-12-14","code":"A-104.1/5","title":"DEBRIS REMOVE - CONSTR","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2007,"n":15,"worst":null},{"y":2012,"n":1,"worst":null}],"investigations":[{"caseNumber":"106478","date":"2007-03-23","type":"BC INSP","status":"FAILED"},{"caseNumber":"106478","date":"2010-06-21","type":"BC INSP","status":"FAILED"},{"caseNumber":"106478","date":"2010-08-12","type":"BC INSP","status":"PASSED"},{"caseNumber":"106510","date":"2011-04-12","type":"CI INSP","status":"CLOSED"},{"caseNumber":"106510","date":"2011-04-12","type":"CI INSP","status":"CLOSED"},{"caseNumber":"106510","date":"2011-04-12","type":"CI INSP","status":"CLOSED"},{"caseNumber":"365305","date":"2013-01-09","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"365305","date":"2013-02-14","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"365305","date":"2016-03-03","type":"BP_BLDG","status":"PASSED"}],"inspYears":[{"y":2007,"fails":1,"passes":0},{"y":2010,"fails":1,"passes":1},{"y":2013,"fails":2,"passes":0},{"y":2016,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97098696804315,"lng":-75.13703981142602,"geom":{"type":"Polygon","coordinates":[[[-75.136902198,39.971384281],[-75.136949499,39.97123062],[-75.136696505,39.97118462],[-75.136871949,39.970614294],[-75.137353031,39.970701764],[-75.137209211,39.971387441],[-75.13696674,39.971343328],[-75.136951402,39.971393193],[-75.136902198,39.971384281]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19122","beds":null,"baths":null,"stories":1,"lotArea":34439,"zoning":"RSA5","grade":"B","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"923 N 2ND ST, PHILADELPHIA PA, 19123","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE RELOCATION OF LOT LINE TO CREATE 12 LOTS FROM FOUR (4) LOTS. ONE BRT ACCOUNTS AND FOUR (4) DEEDED LOTS AS FOLLOWS:\nPREMISES \"H\":  CREATION OF NINE LOTS AND FOR THE ERECTION OF FOUR (4) STORY ATTACHED STRUCTURE (HT 45'6\") (NO ","status":"CLOSED","outcome":"Granted","date":"2011-01-12","number":"14164","relatedPermit":"315342"},{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ASSEMBLY AND ENTERTAINMENT AND SIT-DOWN RESTAURANT (BANQUET HALL AND CATERING FACILITY) ON SPACE # 3, IN THE SAME BUILDING FOR THE STORAGE OF TROLLEY CARS (NO JUNK, SCRAP METAL, RAGS, WASTE PAPER AND USES RUBBER) ON SPACE# 1,","status":"OPEN","outcome":"Withdrawn","date":"2013-09-25","number":"20924","relatedPermit":"474355"},{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR THE ERECTION OF ADDITIONS ABOVE THE EXISTING SECOND FLOOR AS PART OF AN ATTACHED STRUCTURE AND INTERIOR PARKING GARAGE AND ERECTION OF ACCESSORY ROOF DECK (FOR RESIDENTIAL USE ONLY) WITH ROOF ACCESS STRUCTURE.  SIZE AND LOCATION ","status":"Completed","outcome":"Granted with conditions","date":"2022-03-23","number":"ZP-2021-005394","relatedPermit":"ZP-2021-005394"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":861000,"taxable":861000,"land":340000,"improvement":521000,"taxableLand":340000,"taxableImprovement":521000,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":861000,"taxable":861000,"land":340000,"improvement":521000,"taxableLand":340000,"taxableImprovement":521000,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":1062900,"taxable":1062900,"land":425160,"improvement":637740,"taxableLand":425160,"taxableImprovement":637740,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":1100800,"taxable":1100800,"land":688788,"improvement":412012,"taxableLand":688788,"taxableImprovement":412012,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":1107900,"taxable":1107900,"land":693231,"improvement":414669,"taxableLand":693231,"taxableImprovement":414669,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":1107900,"taxable":1107900,"land":693231,"improvement":414669,"taxableLand":693231,"taxableImprovement":414669,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":1107900,"taxable":1107900,"land":693231,"improvement":414669,"taxableLand":693231,"taxableImprovement":414669,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":2064000,"taxable":2064000,"land":412800,"improvement":1651200,"taxableLand":412800,"taxableImprovement":1651200,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":2064000,"taxable":2064000,"land":412800,"improvement":1651200,"taxableLand":412800,"taxableImprovement":1651200,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":2236000,"taxable":2236000,"land":670800,"improvement":1565200,"taxableLand":670800,"taxableImprovement":1565200,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":2236000,"taxable":2236000,"land":670800,"improvement":1565200,"taxableLand":670800,"taxableImprovement":1565200,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":2752000,"taxable":2752000,"land":550400,"improvement":2201600,"taxableLand":550400,"taxableImprovement":2201600,"exemptLand":0,"exemptImprovement":0}],"taxNow":31300,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"247697","date":"2009-11-17","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2009-11-17","scope":"SUB-DIVIDE (1) LOT INTO (2) LOTS IN ORDER TO CREATE A LOT FROM EXISTING PLAN"},{"number":"297462","date":"2010-08-20","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2011-04-05","scope":"COMPLETE DEMO"},{"number":"321190","date":"2011-03-24","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2011-12-07","scope":"CONSTRUCTION OF ATTACHED FOUR STORY SINGLE FAMILY DWELLING PLUS A PILOT HOUSE AND ROOF DECK WITH COMMON DRIVEWAY (EASEMENT) PER PLANS."},{"number":"321204","date":"2011-03-30","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2011-12-07","scope":"NEW CONSTRUCTION OF SFD ATTACHED DWELLING WITH COMMON DRIVEWAY (EASEMENT)"},{"number":"321200","date":"2011-03-30","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2011-11-15","scope":"NEW CONSTRUCTION OF ATTACHED SFD WITH COMMON DRIVEWAY (EASEMENT)"},{"number":"321206","date":"2011-03-30","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2011-12-07","scope":"NEW CONSTRUCTION OF ATTACHED SFD WITH COMMON DRIVEWAY (EASEMENT)"},{"number":"370463","date":"2011-10-25","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2014-02-03","scope":"INSTALL 1 NEW WATER SERVICE AND 1-5\" LATERALS AND 1 CURB TRAP"},{"number":"370462","date":"2011-10-25","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2014-02-03","scope":"INSTALL 1 NEW WATER SERVICE AND 1-5\" LATERALS AND 1 CURB TRAP"},{"number":"370461","date":"2011-10-25","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2014-02-03","scope":"INSTALL 1 NEW WATER SERVICE AND 1-5\" LATERALS AND 1 CURB TRAP"},{"number":"370453","date":"2011-10-25","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2014-02-03","scope":"INSTALL 1 NEW WATER SERVICE AND 1-5\" LATERALS AND 1 CURB TRAP"},{"number":"414034","date":"2012-07-02","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2012-08-07","scope":"INSTALL 200 AMP SERVICE (REPLACING EXISTING 40 YEAR OLD SERVICE) IN ACCORDANCE WITH 2008 NEC FOR A ONE FAMILY BUILDING"},{"number":"420871","date":"2012-08-08","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2012-08-08","scope":"EXISTING WAREHOUSE BUILDING TO BE DIVIDED INTO 3 SEPERATE STORAGE WAREHOUSE SPACES. WAREHOUSE SPACE #1 TO BE STORAGE FOR TROLLEY CARS. WAREHOUSE SPACE #2 TO BE STORAGE FOR BUILDING MATERIALS.WAREHOUSE #3 TO BE STORAGE FOR MANUFACTURING OF FLOWERS."},{"number":"420875","date":"2012-08-30","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2013-08-01","scope":"ERECTION OF NEW DEMISING PARTITIONS FOR THE CREATION OF THREE(3) TENANT SPACES FROM ONE(1). CONSTRUCT NEW BATHROOMS IN WAREHOUSE SPACE #1. ALL WITHIN THE EXISTING ONE STORY STRUCTURE. SEPARATE PERMIT IS REQUIRED FOR CERTIFICATE OF OCCUPANCY."},{"number":"443199","date":"2013-01-11","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2013-12-20","scope":"FOR THE INSTALLATION OF HVAC AND DUCTWORK, WITH ROOF-TOP UNITS."},{"number":"481417","date":"2013-07-03","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2013-07-03","scope":"LOT K VACANT WAREHOUSE"},{"number":"320563","date":"2013-07-03","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2013-07-03","scope":"ABANDONED APPLICATION."},{"number":"315342","date":"2015-02-25","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2015-02-25","scope":"SUBDIVISION OF LOT TO CREATE (11) LOTS FROM (1) LOT FOR THE NEW CONSTRUCTION OF 8 SFD'S."},{"number":"959075","date":"2019-03-20","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2021-12-13","scope":"REPLACE CURB TRAP FAI"},{"number":"ZP-2021-005394","date":"2022-02-16","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Expired","completedDate":"2026-02-27","scope":"FOR THE ERECTION OF ADDITIONS ABOVE THE EXISTING FIRST FLOOR AS PART OF AN ATTACHED STRUCTURE AND INTERIOR PARKING GARAGE AND ERECTION OF ACCESSORY ROOF DECK (FOR RESIDENTIAL USE ONLY) WITH ROOF ACCESS STRUCTURE. SIZE AND LOCATION AS SHOWN IN THE APPLICATION / PLAN. *(Art Commission approval of marquees will be required for building permit, see Section 11-603(3)(b)(.2) of the Streets Code)*"},{"number":"PP-2024-001606","date":"2024-05-21","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2025-06-10","scope":"Install backflow"}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2012,"k":"permit","w":"Major alteration"},{"y":2013,"k":"permit","w":"Mechanical"},{"y":2013,"k":"permit","w":"Use"},{"y":2013,"k":"permit","w":"Use"},{"y":2013,"k":"insp","w":"Inspection failed ×2"},{"y":2013,"k":"appeal","w":"Appeal withdrawn"},{"y":2015,"k":"permit","w":"Zoning"},{"y":2016,"k":"insp","w":"Inspection passed"},{"y":2019,"k":"permit","w":"Alterations"},{"y":2022,"k":"permit","w":"New construction, addition, GFA change"},{"y":2022,"k":"appeal","w":"Appeal granted with conditions"},{"y":2024,"k":"permit","w":"Alterations"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-25","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #20924: OPEN · Withdrawn; related permit 474355. Use permit #420871: 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: 959075 (Expired), ZP-2021-005394 (Expired), PP-2024-001606 (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":"4 failed, 2 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Mar 3, 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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 16 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/"}]}