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SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."},{"number":"873789","date":"2018-07-31","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"REPLACE TWO(2)MOTOR CONTROL CENTERS WITH PANELS AND INDIVIDUAL STARTERS**NO WORK TO THE EXERIOR**"},{"number":"901871","date":"2018-09-14","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Expired","completedDate":"2022-01-11","scope":"MODIFICATION TO AN EXISTING STANDPIPE SYSTEM AS PER APPROVED PLANS."},{"number":"898110","date":"2018-09-20","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"ADD INTERFACE FOR LIGHTING CONTROL WITH FIRE ALARM PROVIDE AND INSTALL NEW DIMMER CONTROL FOR AISLE AND SEAT LIGHTS MAKE CONNECTION TO NEW SEAT LIGHTS LED TV AND AISLE LIGHTS ALL ON PARQUAT LEVEL AND BALCONY LEVEL ALL 110V FROM EXISTING CIRCUITS"},{"number":"25902","date":"2018-10-15","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2018-10-15","scope":"PHILADELPHIA FIRE DEPARTMENT-FIRE CODE UNIT-INDOOR FIREWORKS APPROVAL-ACADEMY OF MUSIC- 10/02/18 - 10/07/18"},{"number":"970158","date":"2019-05-30","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-08-27","scope":"REPLACE LIGHT FIXTRUES WITH LED'S REPLACE OLD ELECTRIC PANELS WITH NEW PER 2014 NEC"},{"number":"995205","date":"2019-07-19","work":"Wall Covering Replacement","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2022-01-11","scope":"EZ EXTERIOR WALL COVERINGS - For the Applications of Exterior Wall Coverings as per attached standards. Deviations from these standards require submission of construction and site plans **Permit needed to obtain footway closure permit. All work per approvals from Philadelphia Historical Commission**"},{"number":"1011929","date":"2019-09-19","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-04-17","scope":"REPLACE SEAT AND AISLE LIGHTS WITH NEW LED AND DIMMER PER 2017 NEC(PERFORMING ART CENTER)"},{"number":"26749","date":"2020-03-12","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2020-03-12","scope":"PHILADELPHIA FIRE DEPARTMENT-FIRE CODE UNIT-INDOOR FIREWORKS APPROVAL-ACADEMY OF MUSIC 3/17/20 - 3/29/20"},{"number":"CP-2020-002664","date":"2020-09-11","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-05-22","scope":"FOR EXTERIOR AND INTERIOR ALTERATIONS TO AN EXISTING BUILDING TO INCLUDE REPAIRS TO THE ROOF AND CUPOLA. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN PROFESSIONAL PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."},{"number":"CP-2020-007287","date":"2021-05-05","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2026-02-09","scope":"FOR EXTERIOR AND INTERIOR ALTERATIONS TO AN EXISTING BUILDING TO INCLUDE REPAIRS TO STONE BALCONIES. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT THE DESIGN PROFESSIONAL PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK. *Asbestos abatement required prior to commencement of work* - PHC to review shop drawings of replacement brownstone elements - PHC to review cast stone sample for final approval - PHC to review Dutchman repair sample - PHC to review mineral stain sample - PHC to review mortar sample - PHC to review brick sample - PHC to review luminaire shop drawings and lighting color."},{"number":"EP-2021-004127","date":"2021-09-10","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2026-02-09","scope":"Install exterior facade lighting using existing wiring and controls. Reuse interior wiring to accommodate new lights being installed. rework interior wiring as need as per 2017 NEC."},{"number":"PP-2021-018975","date":"2021-10-15","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-10-18","scope":"Install curb trap and fresh air inlet Install main house drain"},{"number":"MP-2023-004675","date":"2023-11-15","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-02-07","scope":"FOR THE INSTALLATION OF HVAC APPLICANCES AND EQUIPMENT PER APPROVED PLAN."},{"number":"EP-2023-011358","date":"2023-11-30","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-06-09","scope":"Demo chilled water pump and chillers. Provide new circuit breakers and feeders to chilled water pumps and chillers. Mechanical Permit #MP-2023-004675. Contract Amount on Page 1, Scope of Work on Page 2."},{"number":"OP-2024-000322","date":"2024-08-26","work":"Fireworks / Pyrotechnics Display","type":"Operations","description":"Operations Permit","status":"Expired","completedDate":"2025-07-25","scope":"Broadway show gun props. All effects shall adhere to the 2018 Philadelphia Fire Code and applicable NFPA standards including but not limited to NFPA 1126 and NFPA 160. The safe operation of all effects is the responsibility of the shooter."},{"number":"OP-2024-000377","date":"2024-09-20","work":"Fireworks / Pyrotechnics Display","type":"Operations","description":"Operations Permit","status":"Expired","completedDate":"2025-07-25","scope":"Two simulated gun fires with flash cotton in the rifle and 1/4 load in the handgun. Both guns are props and not capable of firing real bullets. All effects are to adhere to the 2018 Philadelphia Fire code and applicable referenced NFPA standards including but not limited to NFPA 1126. The safe operation of all effects is the responsibility of the pyrotechnician/shooter."},{"number":"OP-2024-000387","date":"2024-10-04","work":"Fireworks / Pyrotechnics Display","type":"Operations","description":"Operations Permit","status":"Expired","completedDate":"2025-07-25","scope":"All effect shall adhere to the 2018 Philadelphia Fire Code and applicable NFPA referenced standards. These shall include but not limited to NFPA 1126. The safe operation of all effects is the responsibility of the shooter."},{"number":"OP-2025-000045","date":"2025-03-19","work":"Fireworks / Pyrotechnics Display","type":"Operations","description":"Operations Permit","status":"Expired","completedDate":"2025-06-16","scope":"All effect shall adhere to the 2018 Philadelphia Fire Code and applicable NFPA referenced standards. These shall include but not limited to NFPA 1126 and NFPA 160. The safe operation of all effects is the responsibility of the shooter. Permit approval is subject to a demo to the assigned Fire Code official."},{"number":"CP-2025-000368","date":"2025-04-08","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR THE REPLACEMENT TO PARTIAL ROOF AND MASONRY PARAPET WALL, ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"OP-2026-000009","date":"2026-02-03","work":"Fireworks / Pyrotechnics Display","type":"Operations","description":"Operations Permit","status":"Completed","completedDate":"2026-04-17","scope":"1.4 g indoor pryo and flame effect. All effect shall adhere to the 2018 Philadelphia Fire Code and applicable NFPA referenced standards. These shall include but not limited to NFPA 1126,1123 and NFPA 160. The safe operation of all effects is the responsibility of the shooter. Permit approval is subject to a demo to the assigned Fire Code official."},{"number":"CP-2026-002521","date":"2026-05-21","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR LEVEL II INTERIOR ALTERATIONS TO AN EXISTING STRUCTURE. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN PROFESSIONAL PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"CP-2026-002534","date":"2026-05-21","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"INTERIOR ALTERATION TO CONVERT EXISTING CLOSET TO A ACCESSIBLE BATHROOM. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. **SEPARATE PERMITS REQUIRED FOR ELECTRICAL, MECHANICAL & PLUMBING WORK**"},{"number":"PP-2026-007083","date":"2026-06-26","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"To install one water closet and 1 lavatory to include new piping."},{"number":"MP-2026-003143","date":"2026-06-29","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS, AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."},{"number":"FP-2026-001363","date":"2026-07-08","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"EZ PERMIT SPRINKLER RELOCATION (NFPA 13)- For the relocation of sprinkler heads as per attached standards. Deviations from these standards require submission of construction and site plans. RELOCATE 3 SPRINKLER HEADS TO ENSURE THE SAFETY OF THE BUILDING, PER NFPA 13"},{"number":"EP-2026-005261","date":"2026-07-16","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"INSTALLATION OF NEW LIGHT FIXTURES, CONTROLS, DEVICES AND FIRE ALARM PER PLANS. ALL WORK PER APPROVED PLANS NEC 2017 NFPA2016"},{"number":"EP-2026-005490","date":"2026-07-20","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"INSTALLATION OF NEW LIGHT FIXTURES, CONTROLS, DEVICES & FIRE ALARM AS SHOWN ON DRAWINGS. ALL WORK PERFORMED PER NEC 2017 NFPA 2016"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2024,"k":"permit","w":"Fireworks / Pyrotechnics Display"},{"y":2024,"k":"permit","w":"Fireworks / Pyrotechnics Display"},{"y":2025,"k":"permit","w":"Fireworks / Pyrotechnics Display"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"Fireworks / Pyrotechnics Display"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"Alterations"},{"y":2026,"k":"permit","w":"Addition and/or Alterations"},{"y":2026,"k":"permit","w":"Addition and/or Alterations"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"}],"rented":false,"licenses":[{"number":"210013","type":"Food Preparing and Serving (30+ SEATS)","status":"Inactive","businessName":"RESTAURANT ASSOCIATES","legalName":"RESTAURANT ASSOCIATES","address":"240 S BROAD ST","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2004-06-24","latestIssueDate":"2012-04-25","expirationDate":"2013-04-30","inactiveDate":null},{"number":"281529","type":"Dumpster License - Private Property","status":"Inactive","businessName":"KIMMEL CENTER INC (DAVID THIELE)","legalName":"KIMMEL CENTER INC","address":"240 S BROAD ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2005-01-28","latestIssueDate":"2005-01-28","expirationDate":"2009-06-30","inactiveDate":null},{"number":"281703","type":"Dumpster License - Private Property","status":"Inactive","businessName":"REGIONAL PERFORMING ARTS CTR","legalName":"REGIONAL PERFORMING ARTS CTR","address":"240 S BROAD ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2005-01-28","latestIssueDate":"2005-01-28","expirationDate":null,"inactiveDate":null},{"number":"512161","type":"Dumpster License - Private Property","status":"Active","businessName":"REGIONAL PERFORMING ARTS CENTER (KIMMEL CENTER)","legalName":"REGIONAL PERFORMING ARTS CENTER","address":"240 S BROAD ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2010-08-19","latestIssueDate":"2013-08-28","expirationDate":null,"inactiveDate":null},{"number":"567228","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"GARCES CATERING 300","legalName":"GARCES CATERING 300","address":"240 S BROAD ST","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2012-06-19","latestIssueDate":"2018-04-25","expirationDate":"2019-04-30","inactiveDate":"2019-06-29"},{"number":"807816","type":"Food Preparing and Serving (30+ SEATS)","status":"Inactive","businessName":"3BM1 Catering LLC","legalName":"3BM1 Catering LLC ","address":"240 S BROAD ST","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2019-04-02","latestIssueDate":"2024-02-22","expirationDate":"2025-04-01","inactiveDate":"2025-05-31"},{"number":"0965958","type":"Food Preparing and Serving (30+ SEATS)","status":"Inactive","businessName":"Ovation Food Services LP (Academy of Music)","legalName":"Ovation Food Services LP","address":"240 S BROAD ST","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2024-11-19","latestIssueDate":"2024-11-19","expirationDate":"2025-11-18","inactiveDate":"2026-01-17"},{"number":"1011370","type":"Food Preparing and Serving (30+ SEATS)","status":"Active","businessName":"OVG HOLDINGS LLC (Academy of Music)","legalName":"OVG HOLDINGS LLC","address":"240 S BROAD ST","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2026-06-26","latestIssueDate":"2026-06-26","expirationDate":"2027-06-25","inactiveDate":null}],"licenseActivity":[{"number":"1011370","type":"Food Preparing and Serving (30+ SEATS)","businessName":"OVG HOLDINGS LLC (Academy of Music)","legalName":"OVG HOLDINGS LLC","issuedDate":"2026-06-26","latestIssueDate":"2026-06-26","closureDate":null,"expirationDate":"2027-06-25","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"0965958","type":"Food Preparing and Serving (30+ SEATS)","businessName":"Ovation Food Services LP (Academy of Music)","legalName":"Ovation Food Services LP","issuedDate":"2024-11-19","latestIssueDate":"2024-11-19","closureDate":"2026-01-17","expirationDate":"2025-11-18","inactiveDate":"2026-01-17","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"807816","type":"Food Preparing and Serving (30+ SEATS)","businessName":"3BM1 Catering LLC","legalName":"3BM1 Catering LLC ","issuedDate":"2019-04-02","latestIssueDate":"2024-02-22","closureDate":"2025-05-31","expirationDate":"2025-04-01","inactiveDate":"2025-05-31","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"567228","type":"Food Establishment, Retail Permanent Location","businessName":"GARCES CATERING 300","legalName":"GARCES CATERING 300","issuedDate":"2012-06-19","latestIssueDate":"2018-04-25","closureDate":"2019-06-29","expirationDate":"2019-04-30","inactiveDate":"2019-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"512161","type":"Dumpster License - Private Property","businessName":"REGIONAL PERFORMING ARTS CENTER (KIMMEL CENTER)","legalName":"REGIONAL PERFORMING ARTS CENTER","issuedDate":"2010-08-19","latestIssueDate":"2013-08-28","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"281529","type":"Dumpster License - Private Property","businessName":"KIMMEL CENTER INC (DAVID THIELE)","legalName":"KIMMEL CENTER INC","issuedDate":"2005-01-28","latestIssueDate":"2005-01-28","closureDate":"2009-06-30","expirationDate":"2009-06-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"281703","type":"Dumpster License - Private Property","businessName":"REGIONAL PERFORMING ARTS CTR","legalName":"REGIONAL PERFORMING ARTS CTR","issuedDate":"2005-01-28","latestIssueDate":"2005-01-28","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"210013","type":"Food Preparing and Serving (30+ SEATS)","businessName":"RESTAURANT ASSOCIATES","legalName":"RESTAURANT ASSOCIATES","issuedDate":"2004-06-24","latestIssueDate":"2012-04-25","closureDate":"2013-04-30","expirationDate":"2013-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"transition-activity","level":"watch","title":"Recent transition activity","summary":"The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.","evidence":["12 permit events 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":"18 permits not marked completed: 705355 (Issued), 878580 (Expired), 901871 (Expired), 995205 (Expired), CP-2020-007287 (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":"Facade Report: Safe with Repair through Jul 1, 2031; Sprinkler Certification: Certified through Nov 11, 2025; Fire Alarm Certification: Certified through Jun 10, 2026; Fire Escape Report: Safe through Jul 15, 2027; Emergency and Standby Power Systems Certification: Certified through Feb 13, 2026","why":"Fire-protection certifications apply to the named system and inspection period only; they are not a whole-building safety certificate. Philadelphia generally requires annual sprinkler, standpipe, fire-alarm, special-hazard, and emergency-power inspections where those systems exist.","action":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"1 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Mar 25, 2010.","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 Preparing and Serving (30+ SEATS) #210013: Inactive; Dumpster License - Private Property #281529: Inactive; Dumpster License - Private Property #281703: Inactive; Food Establishment, Retail Permanent Location #567228: Inactive since Jun 29, 2019","why":"A license record proves the licensed activity existed at that time. An inactive or expired license does not establish that the business still operates—or that it may legally reopen under the same use.","action":"If business income matters, verify the current tenant, use registration, and active license in eCLIPSE.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/licenses/business-licenses/"},{"id":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as commercial. 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 2 historical violations across 2 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/"}]}