{"asOf":"2026-07-23T16:25:29.185Z","block":"2100-2199 BRIGHTON ST","blockUrl":"https://philadelphia.blockreport.homes/block/2100-2199-brighton-st","address":"2101 BRIGHTON ST","parcelNumber":"542097300","source":"https://property.phila.gov/?p=542097300","ownerType":"investor","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"T30","buildingCodeNew":"822","buildingClass":"ROW B/OFF-STR 2 STY MASON","buildingClassNew":"BSMTRETAIL MXD-COM/RES-BA RES","useLabel":"Mixed-use","owner":"LZ & LZ REAL ESTATE INVESTMENT LLC","coOwner":null,"marketValue":413500,"landAssessment":82700,"improvementAssessment":330800,"livableArea":2223,"yearBuilt":1950,"lastSale":{"price":305000,"date":"2020-01-17T05:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2021-052929","date":"2021-08-03","code":"FC-13-915.1","title":"FIRE ALARM TESTED/CERTIFIED","status":"COMPLIED","resolutionDate":"2021-11-15","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-052930","date":"2021-08-03","code":"FC-13-907.1","title":"FIRE ALARM REQUIRED F-907","status":"COMPLIED","resolutionDate":"2021-11-15","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-052934","date":"2021-08-03","code":"FC-13-1007.1","title":"EXIT SIGNS REQUIRED","status":"COMPLIED","resolutionDate":"2021-11-15","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-052933","date":"2021-08-03","code":"FC-13-906.3","title":"SIZE & DISTRIBUTION","status":"COMPLIED","resolutionDate":"2021-11-15","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-061771","date":"2021-09-02","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2021-09-17","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-096396","date":"2023-12-14","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2024-01-21","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-003338","date":"2024-01-16","code":"9-3902 (1)","title":"RENTAL LICENSE- ONE & TWO FAMILY (R3)","status":"COMPLIED","resolutionDate":"2024-03-19","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-026830","date":"2024-04-18","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2024-08-12","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2026-000382","date":"2026-01-05","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2026-01-15","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-013056","date":"2026-03-06","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2026-04-13","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}],"violationCases":[{"number":"CF-2021-073049","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2021-08-04","completedDate":"2021-11-15","violations":[{"number":"VI-2021-052929","date":"2021-08-03","code":"FC-13-915.1","title":"FIRE ALARM TESTED/CERTIFIED","status":"COMPLIED","resolutionDate":"2021-11-15","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-052930","date":"2021-08-03","code":"FC-13-907.1","title":"FIRE ALARM REQUIRED F-907","status":"COMPLIED","resolutionDate":"2021-11-15","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2021-073057","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2021-08-04","completedDate":"2021-11-15","violations":[{"number":"VI-2021-052934","date":"2021-08-03","code":"FC-13-1007.1","title":"EXIT SIGNS REQUIRED","status":"COMPLIED","resolutionDate":"2021-11-15","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-052933","date":"2021-08-03","code":"FC-13-906.3","title":"SIZE & DISTRIBUTION","status":"COMPLIED","resolutionDate":"2021-11-15","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2021-085631","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2021-09-02","completedDate":"2021-09-17","violations":[{"number":"VI-2021-061771","date":"2021-09-02","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2021-09-17","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2023-126421","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2023-12-14","completedDate":"2024-01-22","violations":[{"number":"VI-2023-096396","date":"2023-12-14","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2024-01-21","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2024-003949","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2024-01-16","completedDate":"2024-03-19","violations":[{"number":"VI-2024-003338","date":"2024-01-16","code":"9-3902 (1)","title":"RENTAL LICENSE- ONE & TWO FAMILY (R3)","status":"COMPLIED","resolutionDate":"2024-03-19","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2024-032661","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2024-04-18","completedDate":"2024-08-13","violations":[{"number":"VI-2024-026830","date":"2024-04-18","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2024-08-12","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]},{"number":"CF-2026-000760","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2026-01-05","completedDate":"2026-01-15","violations":[{"number":"VI-2026-000382","date":"2026-01-05","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2026-01-15","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2026-020630","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2026-03-09","completedDate":"2026-04-13","violations":[{"number":"VI-2026-013056","date":"2026-03-06","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2026-04-13","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]}],"violYears":[{"y":2021,"n":5,"worst":null},{"y":2023,"n":1,"worst":null},{"y":2024,"n":2,"worst":null},{"y":2026,"n":2,"worst":null}],"investigations":[{"caseNumber":"CF-2021-073049","date":"2021-08-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-073057","date":"2021-08-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-085631","date":"2021-09-02","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-085631","date":"2021-09-17","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-073057","date":"2021-11-15","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-073049","date":"2021-11-15","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-126421","date":"2023-12-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-126421","date":"2024-01-05","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-003949","date":"2024-01-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-126421","date":"2024-01-22","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-003949","date":"2024-02-13","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-003949","date":"2024-03-19","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-032661","date":"2024-04-18","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-032661","date":"2024-05-23","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-032661","date":"2024-08-13","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-000760","date":"2026-01-05","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-000760","date":"2026-01-15","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-020630","date":"2026-03-09","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-020630","date":"2026-04-13","type":null,"status":"PASSED"}],"inspYears":[{"y":2021,"fails":3,"passes":3},{"y":2023,"fails":1,"passes":0},{"y":2024,"fails":5,"passes":3},{"y":2026,"fails":2,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.043569767889274,"lng":-75.06216121024447,"geom":{"type":"Polygon","coordinates":[[[-75.061998351,40.043668633],[-75.06222629,40.043423746],[-75.062325242,40.043478372],[-75.062085691,40.043717812],[-75.061998351,40.043668633]]]},"liDistrict":"EAST","certifications":[{"number":"BC-2021-003293","type":"Fire Alarm Certification","inspectionDate":"2021-08-19","result":"Certified","expirationDate":"2022-08-19","buildingId":"1253311"},{"number":"BC-2021-003295","type":"Emergency and Standby Power Systems Certification","inspectionDate":"2021-08-19","result":"Certified","expirationDate":"2022-08-19","buildingId":"1253311"},{"number":"BC-2024-022068","type":"Fire Alarm Certification","inspectionDate":"2024-07-17","result":"Certified","expirationDate":"2025-07-17","buildingId":"1253311"},{"number":"BC-2026-007557","type":"Fire Alarm Certification","inspectionDate":"2026-03-18","result":"Certified","expirationDate":"2027-03-18","buildingId":"1253311"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19149","beds":null,"baths":null,"stories":null,"lotArea":3611,"zoning":"CMX1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"71 SUNFLOWER WAY, HUNTINGDON VALLEY PA, 19006","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":279100,"taxable":279100,"land":51656,"improvement":227444,"taxableLand":51656,"taxableImprovement":227444,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":279100,"taxable":279100,"land":51656,"improvement":227444,"taxableLand":51656,"taxableImprovement":227444,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":279100,"taxable":279100,"land":51656,"improvement":227444,"taxableLand":51656,"taxableImprovement":227444,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":279100,"taxable":279100,"land":51656,"improvement":227444,"taxableLand":51656,"taxableImprovement":227444,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":290900,"taxable":290900,"land":53840,"improvement":237060,"taxableLand":53840,"taxableImprovement":237060,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":290900,"taxable":290900,"land":53840,"improvement":237060,"taxableLand":53840,"taxableImprovement":237060,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":290900,"taxable":290900,"land":53840,"improvement":237060,"taxableLand":53840,"taxableImprovement":237060,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":290900,"taxable":290900,"land":53840,"improvement":237060,"taxableLand":53840,"taxableImprovement":237060,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":290900,"taxable":290900,"land":53840,"improvement":237060,"taxableLand":53840,"taxableImprovement":237060,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":290900,"taxable":290900,"land":53840,"improvement":237060,"taxableLand":53840,"taxableImprovement":237060,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":290900,"taxable":290900,"land":53840,"improvement":237060,"taxableLand":53840,"taxableImprovement":237060,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":413500,"taxable":413500,"land":82700,"improvement":330800,"taxableLand":82700,"taxableImprovement":330800,"exemptLand":0,"exemptImprovement":0}],"taxNow":4072,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"471740","date":"2013-05-16","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2013-05-21","scope":"5X4 CAST IRON CURB TRAP,FAI AND PR VENT BOX PA20131013466"},{"number":"ZP-2021-006600","date":"2021-06-10","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Retail Sales - Food, Beverages, and Groceries"},{"number":"EP-2021-008552","date":"2021-08-10","work":"Rough-In","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2021-09-07","scope":"Rough-In Permit for EP-2021-008550 Install fire alarm system throughout the building as per NFPA 72"},{"number":"EP-2021-008550","date":"2021-09-01","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-09-21","scope":"INSTALL A NEW FIRE ALARM SYSTEM THROUGHOUT THREE FLOORS GROCERY STORE & DWELLING UNIT. ALL WORK IN ACCORDANCE WITH THE 2017 NEC & 2016 NFPA-72."},{"number":"ZP-2024-011895","date":"2024-11-21","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Personal Services"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2021,"k":"permit","w":"Change of Use"},{"y":2021,"k":"viol","w":"5 L&I violations"},{"y":2021,"k":"insp","w":"L&I: 3 failed, 3 passed"},{"y":2021,"k":"permit","w":"Rough-In"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"viol","w":"L&I violation"},{"y":2023,"k":"insp","w":"Inspection failed"},{"y":2024,"k":"viol","w":"2 L&I violations"},{"y":2024,"k":"insp","w":"L&I: 5 failed, 3 passed"},{"y":2024,"k":"permit","w":"Change of Use"},{"y":2026,"k":"viol","w":"2 L&I violations"},{"y":2026,"k":"insp","w":"L&I: 2 failed, 2 passed"}],"rented":true,"licenses":[{"number":"873208","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"Xin Hui Inc","legalName":"Xin Hui Inc","address":"2101 BRIGHTON ST","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2021-07-16","latestIssueDate":"2022-08-12","expirationDate":"2023-07-15","inactiveDate":"2023-09-13"},{"number":"945997","type":"Rental","status":"Active","businessName":"LZ & LZ Real Estate Investment LLC","legalName":"LZ & LZ Real Estate Investment LLC","address":"2101 BRIGHTON ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2024-03-06","latestIssueDate":"2026-02-22","expirationDate":"2027-03-05","inactiveDate":null}],"licenseActivity":[{"number":"945997","type":"Rental","businessName":"LZ & LZ Real Estate Investment LLC","legalName":"LZ & LZ Real Estate Investment LLC","issuedDate":"2024-03-06","latestIssueDate":"2026-02-22","closureDate":null,"expirationDate":"2027-03-05","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"873208","type":"Food Establishment, Retail Permanent Location","businessName":"Xin Hui Inc","legalName":"Xin Hui Inc","issuedDate":"2021-07-16","latestIssueDate":"2022-08-12","closureDate":"2023-09-13","expirationDate":"2023-07-15","inactiveDate":"2023-09-13","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 42% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $290,900 to $413,500","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":"The record identifies more than one dwelling/use.","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: EP-2021-008552 (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 Mar 18, 2027; Emergency and Standby Power Systems Certification: Certified through Aug 19, 2022","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":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (71 SUNFLOWER WAY, HUNTINGDON VALLEY PA, 19006).","why":"A tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.","action":"Verify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1950 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"11 failed, 8 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Apr 13, 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":"Food Establishment, Retail Permanent Location #873208: Inactive since Sep 13, 2023","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":"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 10 historical violations across 8 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/"}]}