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SEPARATE PERMIT IS REQUIRED FOR KITCHEN HOOD SYSTEM."},{"number":"544395","date":"2014-06-20","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2014-08-20","scope":"RELOCATE 8 SPRINKLERS ON THE 1ST FLOOR."},{"number":"544473","date":"2014-06-20","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2014-10-21","scope":"INSTALL TEMPORARY POWER & LIGHT FOR CONSTRUCTION."},{"number":"547678","date":"2014-07-15","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2014-07-15","scope":"FOR TAKE OUT RESTAURANT"},{"number":"541837","date":"2014-07-15","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2014-08-20","scope":"FOR LEVEL II INTERIOR ALTERATIONS TO INCLUDE DEMOLITION OF INTERIOR NON-LOAD BEARING PARTITIONS, CONSTRUCTION OF NEW PARTITIONS AND ALL OTHER ALTERATIONS AS PER APPROVED PLANS. NO CHANGE IN OCCUPANCY CLASSIFICATION."},{"number":"546454","date":"2014-08-01","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2014-10-21","scope":"1ST FLOOR RETAIL SPACE ELECTRICAL AND FIRE ALARM ALTERATIONS - INSTALL LIGHT FIXTURES, SWITCHES, RECEPACLES, AND EQUIPMENT BRANCH CIRCUITS AND DEVICES PER THE APPROVED PLAN - EXISTING BRANCE CIRCUITS TO BE REUSED - FIRE ALARM DEVICES WILL BE RELOCATED TO ACCOMODATE NEW FINISHES - LOW VOLTAGE CABLLING FOR TELE/DATA, SECURITY AND SPEAKER SYSTEM - PER THE 2008 NEC"},{"number":"546569","date":"2014-08-20","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2014-08-20","scope":"FURNISH AND INSTALL (5) FLOOR SINKS, (3)SINKS, (9)INDIRECT WASTE LINES AND MAKE FINAL CONNECTIONS TO STARBUCKS EQUIPMENT (RETAIL) - NOTE: ALL DOMESTIC WATER FED EQUIPMENT REQUIRES APPROPRIATE BACKFLOW PREVENTION ISOLATION PROTECTION"},{"number":"848068","date":"2018-03-06","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2018-03-06","scope":"APPLY 3 NEW SKINS TO THE EXISTING AWNING STRUCTURES"},{"number":"837943","date":"2018-05-07","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-06-13","scope":"LEVEL II INTERIOR ALTERATIONS (NO CHANGE OF OCCUPANCY) FOR RENOVATIONS TO EXISTING UNIVERISTY BOOK STORE ON THE FIRST FLOOR OF AN EXISTING BUILDING TO INCLUDE CREATION OF OPENING INTO ADJACENT COFFEE SHOP TENANT SPACE AS PER APPROVED PLANS. EXISTING BUILDING FULLY SPRINKLERED. **SEPARATE PERMITS REQUIRED FOR ANY MEP, FIRE SUPPRESSION OR SIGN WORK**"},{"number":"877289","date":"2018-05-16","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2018-06-13","scope":"RELOCATE (3) FIRE SPRINKLER HEADS."},{"number":"879859","date":"2018-06-22","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-06-27","scope":"INSTALL 1\" PVC IN TRENCH FOR SECURITY CHECK POINT SYSTEM, INSTALL 120V/20AMP DEDICATED CIRCUIT FOR MOTORIZED DOOR, INSTALL 120V/20AMP DEDICATED CIRCUIT FOR ONLINE PICK-UP STATION AND RELOCATE EXISTING WIRING FOR NEW DOOR OPENING AS PER 2008 NEC (WEST DISTRICT)"},{"number":"CP-2022-002639","date":"2022-06-03","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2023-05-16","scope":"FOR PARTIAL DEMOLITION TO INCLUDE THE DECORATIVE GRILLS ON THE EXTERIOR OF EXISTING PARKING GARAGE AS PER ENGINEERS REPORT. PROTECTION OF PEDESTRIANS, PUBLIC RIGHT-OF-WAY, AND ADJACENT PROPERTIES TO BE IN PLACE PRIOR TO START OF WORK. SEPARATE STREETS DEPARTMENT APPROVAL REQUIRED FOR RIGHT-OF-WAY ENCROACHMENT OR CLOSURE."},{"number":"CP-2023-006878","date":"2024-01-22","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2025-09-19","scope":"FOR THE INSTALLATION OF FRAMING SUPPORT ON FACADE OF EXISTING PARKING GARAGE TO REPLAVE ANTIQUATED FRAMING AS PER PLANS."},{"number":"ZP-2024-001708","date":"2024-06-12","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2025-04-07","scope":"FOR THE ERECTION OF SIX (6) ACCESSORY SIGNS (FLAT WALL, SINGLE-SIDED, 23’-0” W X 42’-6” H) ON WEST SIDE OF AN EXISTING PARKING GARAGE WITH ALL OTHER USES IN THE SAME STRUCTURE AS PREVIOUSLY APPROVED; SIZE AND LOCATION AS SHOWN ON THE APPLICATION / PLANS."},{"number":"OP-2024-000050","date":"2024-06-27","work":"Temporary Tents and Canopies","type":"Operations","description":"Operations Permit","status":"Expired","completedDate":"2025-07-25","scope":"50'x110' frame tent installed on a parking lot and secured by tying down to concrete weights. (1) 50' side with solid white sidewalls and remaining sides open with NO sidewalls."},{"number":"GP-2024-006285","date":"2024-08-29","work":"Sign","type":"General","description":"General Permit","status":"Completed","completedDate":"2025-04-07","scope":"FOR THE INSTALLATION OF SIX (6) ACCESSORY WALL SIGNS (FLAT WALL, SINGLE-SIDED, 23’-0” W X 42’-6” H) ON WEST SIDE OF AN EXISTING PARKING GARAGE."},{"number":"EP-2025-006966","date":"2025-08-11","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-08-13","scope":"INSTALL WIRING, LIGHTING, LIGHTING CONTROLS, RECEPTACLE OUTLETS AND DEDICATED BRANCH CIRCUITS FOR KITCHEN EQUIPMENT. INSTALL TELECOMMUNICATION WIRING. ALL WORK TO BE DONE ACCORDING TO THE 2017 NEC AND PER PLANS."},{"number":"ZP-2025-008513","date":"2025-09-05","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2026-05-20","scope":"FOR THE ERECTION OF TWO (2) STATICALLY ILLUMINATED ACCESSORY WALL SIGNS. SIZE AND LOCATION AS SHOWN IN PLANS."},{"number":"GP-2025-008457","date":"2025-09-15","work":"Sign","type":"General","description":"General Permit","status":"Completed","completedDate":"2026-05-11","scope":"FOR THE ERECTION OF TWO (2) STATIC INTERNALLY ILLUMINATED ACCESSORY WALL SIGNS AS PER APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR ELECTRICAL WORK. SEE ZP-2025-008513 FOR ZONING APPROVAL. [AMENDMENT 10/27/2025 TO ANCHOR WALL SIGNS VIA RACEWAYS AS PER APPROVED AMENDED PLANS.]"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2023,"k":"insp","w":"L&I: 6 failed, 1 passed"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2024,"k":"permit","w":"Temporary Tents and Canopies"},{"y":2024,"k":"viol","w":"L&I violation"},{"y":2024,"k":"appeal","w":"Appeal granted"},{"y":2024,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2024,"k":"permit","w":"Sign"},{"y":2025,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2025,"k":"permit","w":"Sign"}],"rented":false,"licenses":[{"number":"282251","type":"Dumpster License - Private Property","status":"Inactive","businessName":"DOLLARLAND STORES INC","legalName":"DOLLARLAND STORES INC","address":"2461-83 N 54TH ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2001-02-08","latestIssueDate":"2001-02-08","expirationDate":"2010-07-31","inactiveDate":null},{"number":"199413","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"DOLLARLAND INC","legalName":"DOLLARLAND INC","address":"2461-83 N 54TH ST","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2001-06-03","latestIssueDate":"2001-06-03","expirationDate":"2002-04-30","inactiveDate":null},{"number":"285087","type":"Hazardous Materials","status":"Inactive","businessName":"DOLLARLAND STORES INC","legalName":"DOLLARLAND STORES INC","address":"2461-83 N 54TH ST","revenueCode":"3335","rentalCategory":null,"units":null,"issuedDate":"2001-11-08","latestIssueDate":"2001-11-08","expirationDate":"2009-06-30","inactiveDate":null},{"number":"204445","type":"Food Preparing and Serving","status":"Inactive","businessName":"MOHAMMAD B BANAEE (T/A WINGS PLUS)","legalName":"MOHAMMAD B BANAEE","address":"2461-83 N 54TH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2002-06-27","latestIssueDate":"2002-06-27","expirationDate":"2003-04-30","inactiveDate":null},{"number":"203668","type":"Food Preparing and Serving","status":"Inactive","businessName":"YUE YUN GUAN (NEW EMPIRE SZECHUAN GARDEN)","legalName":"YUE YUN GUAN","address":"2461-83 N 54TH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2004-09-02","latestIssueDate":"2004-09-02","expirationDate":"2005-04-30","inactiveDate":"2012-12-22"},{"number":"468719","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"FOLLETT HIGHER EDUCATION GROUP (ST JOSEPHS UNIV BOOKSTORE)","legalName":"FOLLETT HIGHER EDUCATION GROUP","address":"2461-83 N 54TH ST","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2009-03-18","latestIssueDate":"2018-05-30","expirationDate":"2019-04-30","inactiveDate":"2019-06-29"},{"number":"571096","type":"Food Preparing and Serving (30+ SEATS)","status":"Inactive","businessName":"LANDMARK 4 LLC (LANDMARK AMERICANA)","legalName":"LANDMARK 4 LLC","address":"2461-83 N 54TH ST","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2012-08-13","latestIssueDate":"2024-04-30","expirationDate":"2025-04-30","inactiveDate":"2025-06-29"},{"number":"670676","type":"Food Preparing and Serving","status":"Active","businessName":"ARAMARK CORPORATION","legalName":"ARAMARK CORPORATION","address":"2461-83 N 54TH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2015-07-09","latestIssueDate":"2026-05-14","expirationDate":"2027-04-30","inactiveDate":null},{"number":"848775","type":"Sidewalk Cafe (Temporary)","status":"Inactive","businessName":"LANDMARK 4 LLC (LANDMARK AMERICANA)","legalName":"LANDMARK 4 LLC","address":"2461-83 N 54TH ST","revenueCode":"3123","rentalCategory":null,"units":null,"issuedDate":"2020-08-14","latestIssueDate":"2021-12-20","expirationDate":"2022-12-31","inactiveDate":"2023-03-01"},{"number":"871679","type":"Sidewalk Cafe","status":"Active","businessName":"Saint Joseph's Univeristy","legalName":"Saint Joseph's Univeristy","address":"2461-83 N 54TH ST","revenueCode":"3123","rentalCategory":null,"units":null,"issuedDate":"2021-06-25","latestIssueDate":"2026-06-24","expirationDate":"2027-06-24","inactiveDate":null},{"number":"0986260","type":"Food Preparing and Serving (30+ SEATS)","status":"Active","businessName":"TEB of 54th Street LLC (Tony Roni's/Hawk & Barrel)","legalName":"TEB of 54th Street LLC","address":"2461-83 N 54TH ST","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2025-08-14","latestIssueDate":"2026-07-15","expirationDate":"2027-08-13","inactiveDate":null}],"licenseActivity":[{"number":"0986260","type":"Food Preparing and Serving (30+ SEATS)","businessName":"TEB of 54th Street LLC (Tony Roni's/Hawk & Barrel)","legalName":"TEB of 54th Street LLC","issuedDate":"2025-08-14","latestIssueDate":"2026-07-15","closureDate":null,"expirationDate":"2027-08-13","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"871679","type":"Sidewalk Cafe","businessName":"Saint Joseph's Univeristy","legalName":"Saint Joseph's Univeristy","issuedDate":"2021-06-25","latestIssueDate":"2026-06-24","closureDate":null,"expirationDate":"2027-06-24","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"848775","type":"Sidewalk Cafe (Temporary)","businessName":"LANDMARK 4 LLC (LANDMARK AMERICANA)","legalName":"LANDMARK 4 LLC","issuedDate":"2020-08-14","latestIssueDate":"2021-12-20","closureDate":"2023-03-01","expirationDate":"2022-12-31","inactiveDate":"2023-03-01","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"670676","type":"Food Preparing and Serving","businessName":"ARAMARK CORPORATION","legalName":"ARAMARK CORPORATION","issuedDate":"2015-07-09","latestIssueDate":"2026-05-14","closureDate":null,"expirationDate":"2027-04-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"571096","type":"Food Preparing and Serving (30+ SEATS)","businessName":"LANDMARK 4 LLC (LANDMARK AMERICANA)","legalName":"LANDMARK 4 LLC","issuedDate":"2012-08-13","latestIssueDate":"2024-04-30","closureDate":"2025-06-29","expirationDate":"2025-04-30","inactiveDate":"2025-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"468719","type":"Food Establishment, Retail Permanent Location","businessName":"FOLLETT HIGHER EDUCATION GROUP (ST JOSEPHS UNIV BOOKSTORE)","legalName":"FOLLETT HIGHER EDUCATION GROUP","issuedDate":"2009-03-18","latestIssueDate":"2018-05-30","closureDate":"2019-06-29","expirationDate":"2019-04-30","inactiveDate":"2019-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"203668","type":"Food Preparing and Serving","businessName":"YUE YUN GUAN (NEW EMPIRE SZECHUAN GARDEN)","legalName":"YUE YUN GUAN","issuedDate":"2004-09-02","latestIssueDate":"2004-09-02","closureDate":"2012-12-22","expirationDate":"2005-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"204445","type":"Food Preparing and Serving","businessName":"MOHAMMAD B BANAEE (T/A WINGS PLUS)","legalName":"MOHAMMAD B BANAEE","issuedDate":"2002-06-27","latestIssueDate":"2002-06-27","closureDate":"2003-04-30","expirationDate":"2003-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"285087","type":"Hazardous Materials","businessName":"DOLLARLAND STORES INC","legalName":"DOLLARLAND STORES INC","issuedDate":"2001-11-08","latestIssueDate":"2001-11-08","closureDate":"2009-06-30","expirationDate":"2009-06-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"199413","type":"Food Establishment, Retail Permanent Location","businessName":"DOLLARLAND INC","legalName":"DOLLARLAND INC","issuedDate":"2001-06-03","latestIssueDate":"2001-06-03","closureDate":"2002-04-30","expirationDate":"2002-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"282251","type":"Dumpster License - Private Property","businessName":"DOLLARLAND STORES INC","legalName":"DOLLARLAND STORES INC","issuedDate":"2001-02-08","latestIssueDate":"2001-02-08","closureDate":"2010-07-31","expirationDate":"2010-07-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-27","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":["7 permit events since 2023","1 zoning/board appeal since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #ZP-2024-001708: Completed · Granted; related permit ZP-2024-001708. Use permit #84741: 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: CP-2022-002639 (Expired), CP-2023-006878 (Expired), OP-2024-000050 (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":"11 failed, 4 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Mar 12, 2025.","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 filed system certification needs status or date verification","finding":"Special Hazards Certification: Certified through Aug 6, 2026; Sprinkler Certification: Certified through Apr 27, 2027; Facade Report: Safe with Repair through Jun 12, 2029; Emergency and Standby Power Systems Certification: Certified through Dec 22, 2026; Fire Alarm Certification: Certified through Dec 30, 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":"Confirm the result, expiration, and L&I acceptance before treating the filing as current.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Dumpster License - Private Property #282251: Inactive; Food Establishment, Retail Permanent Location #199413: Inactive; Hazardous Materials #285087: Inactive; Food Preparing and Serving #204445: Inactive","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":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"id":"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 5 historical violations across 4 cases.","why":"A closed case is materially better than an open one, but it does not by itself prove that every altered use, unit, or concealed condition matches today’s approvals.","action":"Use the closed cases to target the inspection and occupancy-file review.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"}],"closingChecks":[{"title":"Property Sales Certification","body":"The seller must obtain Philadelphia’s certificate showing the base zoning, last use in the zoning record, and open violations. The City warns that it does not prove Building Code occupancy or show zoning overlays.","action":"Obtain the fresh certificate and compare it with the CO, permits, and Atlas overlays.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-property-sales-certification/"},{"title":"Date-effective City Property Payoff","body":"The Tax Center Property Payoff covers Real Estate Tax, Commercial Trash, and L&I abatement-work invoices. Philadelphia says it does not include business-tax debts or liens, water and sewer charges, or fines for code violations.","action":"Request the City statement effective through settlement; read every period and invoice.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"title":"Professional title and water-lien searches","body":"OPA ownership, deed summaries, and a zero tax balance are not clear title. Mortgages, judgments, municipal claims, water liens, easements, heirs, and other encumbrances require separate searches.","action":"Use a Pennsylvania lawyer/title company and obtain owner’s title insurance; order the separate water search/payoff.","url":"https://www.phila.gov/2026-04-07-why-title-insurance-is-your-best-friend-when-buying-a-home-in-philadelphia/","secondaryUrl":"https://www.phila.gov/services/water-gas-utilities/pay-or-dispute-a-water-bill/resolve-water-liens-judgments/"}]}