{"asOf":"2026-07-26T13:34:25.229Z","block":"700-799 S 15TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/700-799-s-15th-st","address":"717 S 15TH ST","parcelNumber":"301267600","source":"https://property.phila.gov/?p=301267600","ownerType":"vacant","kind":"vacant land","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"O50","buildingCodeNew":null,"buildingClass":"ROW 3 STY MASONRY","buildingClassNew":null,"useLabel":"Vacant lot","owner":"GIORDANO MINA","coOwner":"GIORDANO ANTONIO","marketValue":256200,"landAssessment":256200,"improvementAssessment":0,"livableArea":null,"yearBuilt":null,"lastSale":{"price":375000,"date":"2009-07-02T04:00:00Z"},"openViolations":2,"violations":[{"number":"VI-2022-077633","date":"2022-10-13","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2023-01-19","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2022-077634","date":"2022-10-13","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2023-01-19","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2022-077635","date":"2022-10-13","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2023-01-19","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2022-078185","date":"2022-10-14","code":"A-302.10/3","title":"WORK OUTSIDE OF SCOPE","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2022-078186","date":"2022-10-14","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2022-078210","date":"2022-10-14","code":"A-302.10/2","title":"WORK NOT ACCORDING TO PLANS","status":"SVN ISSUED","resolutionDate":"2022-10-14","resolution":"SVN ISSUED"},{"number":"VI-2022-078219","date":"2022-10-14","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"SVN ISSUED","resolutionDate":"2022-10-14","resolution":"SVN ISSUED"},{"number":"VI-2023-012873","date":"2023-03-02","code":"A-104.1/5","title":"DEBRIS REMOVE- CONSTRUCTION","status":"SVN ISSUED","resolutionDate":"2023-03-02","resolution":"SVN ISSUED"},{"number":"VI-2023-060875","date":"2023-08-16","code":"B-3304","title":"SAFEGUARDSB- EXCAVATION/ FOUNDATIONS","status":"SVN ISSUED","resolutionDate":"2023-08-16","resolution":"SVN ISSUED"},{"number":"VI-2024-005515","date":"2024-01-29","code":"B-3302.5.2","title":"OPEN EXCAVATION\n","status":"COMPLIED","resolutionDate":"2024-05-24","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-033034","date":"2024-05-04","code":"A-301.1/77","title":"EARTH DISTURBANCE OVER 5000SQFT","status":"COMPLIED","resolutionDate":"2024-06-13","resolution":"COMPLIED - PERMIT OBTAINED"}],"violationCases":[{"number":"CF-2022-105215","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2022-10-13","completedDate":"2023-01-19","violations":[{"number":"VI-2022-077633","date":"2022-10-13","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2023-01-19","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2022-077634","date":"2022-10-13","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2023-01-19","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2022-077635","date":"2022-10-13","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2023-01-19","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]},{"number":"CF-2022-105781","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING COURTS","status":"IN VIOLATION","createdDate":"2022-10-14","completedDate":null,"violations":[{"number":"VI-2022-078185","date":"2022-10-14","code":"A-302.10/3","title":"WORK OUTSIDE OF SCOPE","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2022-078186","date":"2022-10-14","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"OPEN","resolutionDate":null,"resolution":null}]},{"number":"CF-2022-105809","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2022-10-14","completedDate":null,"violations":[{"number":"VI-2022-078210","date":"2022-10-14","code":"A-302.10/2","title":"WORK NOT ACCORDING TO PLANS","status":"SVN ISSUED","resolutionDate":"2022-10-14","resolution":"SVN ISSUED"}]},{"number":"CF-2022-105818","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2022-10-14","completedDate":null,"violations":[{"number":"VI-2022-078219","date":"2022-10-14","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"SVN ISSUED","resolutionDate":"2022-10-14","resolution":"SVN ISSUED"}]},{"number":"CF-2023-015874","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2023-02-28","completedDate":null,"violations":[{"number":"VI-2023-012873","date":"2023-03-02","code":"A-104.1/5","title":"DEBRIS REMOVE- CONSTRUCTION","status":"SVN ISSUED","resolutionDate":"2023-03-02","resolution":"SVN ISSUED"}]},{"number":"CF-2023-082456","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2023-08-16","completedDate":null,"violations":[{"number":"VI-2023-060875","date":"2023-08-16","code":"B-3304","title":"SAFEGUARDSB- EXCAVATION/ FOUNDATIONS","status":"SVN ISSUED","resolutionDate":"2023-08-16","resolution":"SVN ISSUED"}]},{"number":"CF-2024-006646","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"COMPLIED, BALANCE DUE","createdDate":"2024-01-29","completedDate":null,"violations":[{"number":"VI-2024-005515","date":"2024-01-29","code":"B-3302.5.2","title":"OPEN EXCAVATION\n","status":"COMPLIED","resolutionDate":"2024-05-24","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2024-040544","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2024-05-04","completedDate":"2024-06-13","violations":[{"number":"VI-2024-033034","date":"2024-05-04","code":"A-301.1/77","title":"EARTH DISTURBANCE OVER 5000SQFT","status":"COMPLIED","resolutionDate":"2024-06-13","resolution":"COMPLIED - PERMIT OBTAINED"}]}],"violYears":[{"y":2022,"n":7,"worst":"UNSAFE STRUCTURE"},{"y":2023,"n":2,"worst":null},{"y":2024,"n":2,"worst":null}],"investigations":[{"caseNumber":"CF-2022-105215","date":"2022-10-13","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-105781","date":"2022-10-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-105809","date":"2022-10-14","type":null,"status":null},{"caseNumber":"CF-2022-105818","date":"2022-10-14","type":null,"status":null},{"caseNumber":"CF-2022-105781","date":"2022-12-29","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-105215","date":"2023-01-19","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-105781","date":"2023-02-13","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-015874","date":"2023-03-02","type":null,"status":null},{"caseNumber":"CF-2023-082456","date":"2023-08-16","type":null,"status":null},{"caseNumber":"CF-2024-006646","date":"2024-01-29","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-006646","date":"2024-03-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-040544","date":"2024-05-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-006646","date":"2024-05-24","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-040544","date":"2024-06-13","type":null,"status":"PASSED"}],"inspYears":[{"y":2022,"fails":3,"passes":0},{"y":2023,"fails":1,"passes":1},{"y":2024,"fails":3,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.94242368237127,"lng":-75.16732625709024,"geom":{"type":"Polygon","coordinates":[[[-75.167240887,39.942435197],[-75.167244965,39.94240118],[-75.167265785,39.942393363],[-75.167410952,39.942411107],[-75.167401517,39.942454934],[-75.167240887,39.942435197]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":null,"baths":null,"stories":null,"lotArea":747,"zoning":"RM1","grade":null,"basement":null,"heater":null,"centralAir":null,"extCond":null,"intCond":null,"garage":null,"homestead":false,"mail":"1230 GULPH CREEK DR, WAYNE PA, 19087","mailOut":true,"appeals":[{"type":"BBS Unsafe","grounds":"See Attached:","status":"Closed","outcome":"Complete","date":"2025-07-18","number":"HA-2024-000450","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":360000,"taxable":360000,"land":30310,"improvement":329690,"taxableLand":30310,"taxableImprovement":329690,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":360000,"taxable":360000,"land":99180,"improvement":260820,"taxableLand":99180,"taxableImprovement":260820,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":360000,"taxable":360000,"land":99180,"improvement":260820,"taxableLand":99180,"taxableImprovement":260820,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":500600,"taxable":500600,"land":137915,"improvement":362685,"taxableLand":137915,"taxableImprovement":362685,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":489200,"taxable":489200,"land":141868,"improvement":347332,"taxableLand":141868,"taxableImprovement":347332,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":489200,"taxable":489200,"land":141868,"improvement":347332,"taxableLand":141868,"taxableImprovement":347332,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":489200,"taxable":489200,"land":141868,"improvement":347332,"taxableLand":141868,"taxableImprovement":347332,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":520600,"taxable":520600,"land":104120,"improvement":416480,"taxableLand":104120,"taxableImprovement":416480,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":205400,"taxable":205400,"land":205400,"improvement":0,"taxableLand":205400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":214400,"taxable":214400,"land":214400,"improvement":0,"taxableLand":214400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":214400,"taxable":214400,"land":214400,"improvement":0,"taxableLand":214400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":256200,"taxable":256200,"land":256200,"improvement":0,"taxableLand":256200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0}],"taxNow":3001,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2022-000304","date":"2022-02-09","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Expired","completedDate":"2025-05-15","scope":"FOR THE ERECTION OF AN ADDITION WITH ROOF DECK AND ROOF DECK ACCESS STRUCTURE ABOVE THE EXISTING ATTACHED STRUCTURE. SIZE AND LOCATION AS SHOWN IN APPLICATION/PLANS."},{"number":"GM-2022-005571","date":"2022-06-28","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2022-09-01","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":"RP-2022-004980","date":"2022-07-07","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Cancelled","completedDate":"2023-02-08","scope":"Existing three-story, single-family row house converted into a four-story duplex with a roof deck and pilot house access. Size and location as shown on plans.(No work the would decrease or increase basement ceiling height)"},{"number":"PP-2023-004245","date":"2023-03-31","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-04-05","scope":"Seal lateral"},{"number":"GM-2023-001956","date":"2023-04-05","work":"Party Wall Protection","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2024-10-30","scope":"Obtain permits for the application of exterior wall sidings for the purpose of finishing walls exposed during demolition (including party walls and independent bearing walls abutting party walls) without submitting plans by meeting the Conditions and Design Limitations below. Any deviations from this permit standard will result in permit revocation. Final inspection of an associated demolition permit shall not be passed until the wall covering is installed and passed L&I inspection. Stucco Party wall, After Demolition and before New construction. Building half demolished already. Need the stucco permit to submit full demolition permit. DP-2023-000430"},{"number":"DP-2023-000430","date":"2023-05-04","work":"Minor Demolition","type":"Demolition","description":"Demolition Permit","status":"Completed","completedDate":"2024-10-15","scope":"FOR THE COMPLETE DEMOLITION OF AN EXISTING ATTACHED THREE (3) STORY MASONRY STRUCTURE.STRUCTURE TO BE DEMOLISHED BY HAND ONLY. PEDESTRIAN PROTECTION TO BE IN PLACE PRIOR TO THE START OF WORK AND TO BE MAINTAINED DURING ALL DEMOLITION ACTIVITIES. SEPARATE STREETS DEPARTMENT APPROVAL REQUIRED FOR SIDEWALK CLOSURE"},{"number":"ZP-2023-011333","date":"2024-01-24","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2025-05-15","scope":"APPLICATION IS FOR A NEW CONSTRUCTION OF AN ATTACHED BUILDING WITH A ROOF DECK AND A ROOF ACCESS STRUCTURE (SIZE AND LOCATION AS SHOWN ON PLANS/APPLICATION)"},{"number":"RP-2023-004179","date":"2024-02-02","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2025-05-15","scope":"FOR THE ERECTION OF A FOUR (4) STORY STRUCTURE OF TYPE V-A CONSTRUCTION WITH BASEMENT, ROOF DECK, AND ROOF DECK ACCESS STRUCTURE FOR USE AS A TWO (2) FAMILY DWELLING (GROUP R-3). BUILDING TO BE FULLY SPRINKLERED WITH A MINIMUM OF A NFPA 13R AUTOMATIC SPRINKLER SYSTEM. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IBC. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING, FIRE SUPPRESSION, AND EXCAVATION WORK. ENERGY CODE COMPLIANCE IN ACCORDANCE WITH 2018 IECC. PRIOR TO ISSUANCE OF C.O., SUBMITTAL OF AIR BARRIER CHECKLIST AND ENVELOPE TESTING CERTIFICATE IS REQUIRED. BOTH TO BE COMPLETED BY AN APPROVED PARTY. IF SITE CONDITIONS VARY, CONTACT DESIGN PROFESSIONAL PRIOR TO START OF WORK. **INCLUDES UNDERPINNING**"},{"number":"SP-2024-000100","date":"2024-05-07","work":"Excavation","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Completed","completedDate":"2025-04-24","scope":"Site / Utility Excavation Permit for RP-2023-004179"},{"number":"MP-2024-000416","date":"2024-06-18","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-04-24","scope":"Mechanical / Fuel Gas Permit for combo RP-2023-004179"},{"number":"PP-2024-001209","date":"2024-07-01","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-04-24","scope":"Plumbing Permit (Interior) for combo RP-2023-004179"},{"number":"FP-2024-001308","date":"2024-07-10","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-04-24","scope":"FOR THE INSTALLATION OF A FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 13R THROUGHOUT THE ENTIRE BUILDING WITH 2” FIRE SERVICE AND 2\" BACKFLOW PREVENTION ASSEMBLY. ALL WORK SHALL COMPLY WITH THE APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"EP-2024-000850","date":"2024-07-31","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-04-24","scope":"Electrical Permit for combo RP-2023-004179"},{"number":"PP-2024-001208","date":"2024-11-12","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-12-31","scope":"Plumbing Permit (Exterior Building Drainage) for combo RP-2023-004179"},{"number":"PP-2024-001207","date":"2024-11-12","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-12-31","scope":"Plumbing Permit (Water Distribution) for combo RP-2023-004179"}],"storyTag":"Torn down & rebuilt","storyDelta":4,"timeline":[{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"Excavation"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"New Construction or Additions"},{"y":2024,"k":"viol","w":"2 L&I violations"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"insp","w":"L&I: 3 failed, 2 passed"},{"y":2024,"k":"demo"},{"y":2024,"k":"permit","w":"New Construction or Additions"},{"y":2024,"k":"permit","w":"New Construction or Additions"},{"y":2025,"k":"appeal","w":"Appeal complete"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["2 open L&I violations","failed L&I inspection activity in 2022, 2024"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"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","1 zoning/board appeal since 2023","demolition activity since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"2 permits not marked completed: ZP-2022-000304 (Expired), RP-2022-004980 (Cancelled). 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":"violations","level":"attention","title":"2 open L&I violations","finding":"11 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"7 failed, 3 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jun 13, 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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"2 fire/suppression-related permits matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","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/"}]}