{"asOf":"2026-07-29T19:49:49.071Z","block":"3200-3299 STOKLEY ST","blockUrl":"https://philadelphia.blockreport.homes/block/3200-3299-stokley-st","address":"3275 STOKLEY ST","parcelNumber":"775139150","source":"https://property.phila.gov/?p=775139150","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":true,"institutional":false,"buildingCode":"DE0","buildingCodeNew":"241","buildingClass":"OFF BLD N/COM W/PKG MASON","buildingClassNew":"OFFICE BLDNG - Low Rise","useLabel":"Commercial","owner":"HORIZON HOUSE INC","coOwner":null,"marketValue":1590000,"landAssessment":318000,"improvementAssessment":1272000,"livableArea":21556,"yearBuilt":1960,"lastSale":{"price":1325000,"date":"2006-11-08T05:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2022-093535","date":"2022-12-19","code":"F-1104.16.5.1.8","title":"FIRE ESCAPE REPORT REQUIRED\n","status":"CLOSED","resolutionDate":"2023-10-10","resolution":"CLOSED - 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Escape Report","inspectionDate":"2017-10-17","result":"Safe with Repair","expirationDate":"2022-10-17","buildingId":"1111605"},{"number":"BC-2025-023538","type":"Fire Escape Report","inspectionDate":"2020-06-30","result":"Safe","expirationDate":"2025-06-30","buildingId":"1111603"},{"number":"BC-2023-007177","type":"Sprinkler Certification","inspectionDate":"2022-11-22","result":"Certified","expirationDate":"2023-11-22","buildingId":"1111603"},{"number":"BC-2023-023490","type":"Sprinkler Certification","inspectionDate":"2023-08-21","result":"Certified","expirationDate":"2024-08-21","buildingId":"1111603"},{"number":"BC-2024-029831","type":"Sprinkler Certification","inspectionDate":"2024-05-30","result":"Certified","expirationDate":"2025-05-30","buildingId":"1111603"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19129","beds":null,"baths":null,"stories":null,"lotArea":93388,"zoning":"I2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"120 S 30TH ST, PHILADELPHIA PA, 19104","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":1914000,"taxable":0,"land":933900,"improvement":980100,"taxableLand":0,"taxableImprovement":0,"exemptLand":933900,"exemptImprovement":980100},{"y":2017,"v":1914000,"taxable":0,"land":933900,"improvement":980100,"taxableLand":0,"taxableImprovement":0,"exemptLand":933900,"exemptImprovement":980100},{"y":2018,"v":1486000,"taxable":0,"land":297200,"improvement":1188800,"taxableLand":0,"taxableImprovement":0,"exemptLand":297200,"exemptImprovement":1188800},{"y":2019,"v":1486000,"taxable":0,"land":297200,"improvement":1188800,"taxableLand":0,"taxableImprovement":0,"exemptLand":297200,"exemptImprovement":1188800},{"y":2020,"v":1486000,"taxable":0,"land":297200,"improvement":1188800,"taxableLand":0,"taxableImprovement":0,"exemptLand":297200,"exemptImprovement":1188800},{"y":2021,"v":1486000,"taxable":0,"land":297200,"improvement":1188800,"taxableLand":0,"taxableImprovement":0,"exemptLand":297200,"exemptImprovement":1188800},{"y":2022,"v":1486000,"taxable":0,"land":297200,"improvement":1188800,"taxableLand":0,"taxableImprovement":0,"exemptLand":297200,"exemptImprovement":1188800},{"y":2023,"v":1590000,"taxable":0,"land":318000,"improvement":1272000,"taxableLand":0,"taxableImprovement":0,"exemptLand":318000,"exemptImprovement":1272000},{"y":2024,"v":1590000,"taxable":0,"land":318000,"improvement":1272000,"taxableLand":0,"taxableImprovement":0,"exemptLand":318000,"exemptImprovement":1272000},{"y":2025,"v":1590000,"taxable":0,"land":318000,"improvement":1272000,"taxableLand":0,"taxableImprovement":0,"exemptLand":318000,"exemptImprovement":1272000},{"y":2026,"v":1590000,"taxable":0,"land":318000,"improvement":1272000,"taxableLand":0,"taxableImprovement":0,"exemptLand":318000,"exemptImprovement":1272000},{"y":2027,"v":1590000,"taxable":0,"land":318000,"improvement":1272000,"taxableLand":0,"taxableImprovement":0,"exemptLand":318000,"exemptImprovement":1272000}],"taxNow":0,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"202605","date":"2009-04-30","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2009-04-30","scope":"BEGIN USING EXISTING ROOFTOP BILLBOARD FOR HORIZON HOUSE. PREVIOUS OWNER UTILIZED BILLBOARD FOR OWN BUSINESS. HORIZON HOUSE INTENDS TO USE BILLBOARD TO RPROMOTE AND ADVERTISE HORIZON HOUSE SERVICES."},{"number":"19827","date":"2009-08-24","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2009-08-26","scope":"9/17/09-ERECTION OF (1) 40X80 ASSEMBLY USE POLE TENT"},{"number":"20742","date":"2010-10-07","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2010-10-07","scope":"9/15/10-ERECTION OF (1)-ASSEMBLY USE TENT"},{"number":"21180","date":"2011-10-03","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2014-10-06","scope":"09/07/2011 ERECTION OF ONE (1) ASSEMBLY USE TENT FOR HORIZON HOUSE FEST"},{"number":"390569","date":"2012-03-15","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2012-07-31","scope":"INTERIOR DEMOLITION OF NON BEARING PARTITIONS WITH GENERAL CLEAN UP. INTERIOR ALTERATIONS OF GROUND FLOOR. INSTALL NEW ELEVATOR/SHAFT, NEW HANDICAP RAMP AS PER PLANS."},{"number":"392424","date":"2012-03-29","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2012-07-27","scope":"ROUGH IN PLUMBING FROM EXISTING WITHIN BLDG TO INSTALL 3 FD, 1 WATER COOLER,1 KS, 5 WC, 1 URINAL, 4 LAV SINKS(COMMERCIAL)"},{"number":"399931","date":"2012-04-18","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALL 40 VOICE AND DATA LINES, 8 AUDIO AMD VISUAL CAB LOCATIONAS AS PER 208 NEC(COMMERCIAL)(NORTH DIST)"},{"number":"396938","date":"2012-05-01","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2012-09-18","scope":"GROUND FLOOR OFFICE FIT OUT IN EXISTING BLD, FURNISH & INSTALL NEW SUB PANELS, HVAC WIRING RECEPTACLES, LIGHTING, EXIST AND EMERGENCY LIGHTS AS PER 2008 NEC (NORTH DISTRICT) COMMERCIAL"},{"number":"397731","date":"2012-05-16","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2012-07-31","scope":"INSTALLATION OF (7) SPLIT SYSTEM HVAC UNITS WITH DUCTWORK, GRILLS, AND DIFFUSERS AS PER SUBMITTED SEALED PLANS. PLUMBING , ELECTRICAL, AND FIRE SUPPRESSION WORK REQUIRES ADDITIONAL PERMITS. CALL THE INSPECTOR PRIOR TO STARTING WORK."},{"number":"399351","date":"2012-05-16","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2012-08-17","scope":"EXPANSION OF FA SYSTEM. REPLACE VISTA 32 WITH VISTA 128 CONTROL PANEL, 2 ANNUNICAIATOR KEYPADS, 1 POWER SUPPLY, 8 HORN/STROBES, 3 PULL STATION,15 SMOKES, 12 STROBES, 2 HEAT DET, 1-4024 ELEVATOR RELAY MODULE AMD 1 ZONE EXPANDER(COMMERCIAL)(NORTH DIST)"},{"number":"21841","date":"2012-09-10","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2014-10-06","scope":"ERECTION OF ONE 40' X 80' ASSEMBLY TENT"},{"number":"23131","date":"2014-09-08","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2014-09-08","scope":"09/18/2014 ERECT ASSEMBLY TENT (40'X100') HORIZON HOUSE"},{"number":"23723","date":"2015-09-09","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2015-09-09","scope":"09/17/2015 ERECT ASSEMBLY TENT (40'X 100') HORIZON HOUSE"},{"number":"23729","date":"2015-09-09","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2015-09-09","scope":"09/16/2015 ERECT ASSEMBLY TENT (1) (40' X 100') AT HORIZON HOUSE"},{"number":"23739","date":"2015-09-18","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2015-09-18","scope":"09/17/2015 ERECT ASSEMBLY TENT (40'X 100') HORIZON HOUSE"},{"number":"24389","date":"2016-08-09","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2016-08-09","scope":"8/10/16 ERECT ASSEMBLY TENT 20X40"},{"number":"24432","date":"2016-08-29","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2016-08-29","scope":"9/14/16 ERECT ASSEMBLY TENT 40X100"},{"number":"719953","date":"2016-09-09","work":"Zoning admin review","type":"ZP_ADMIN","description":"ZONING ADMIN REVIEW","status":"COMPLETED","completedDate":"2016-09-09","scope":"FOR THE EXTENSION OF PERMIT # 202605, PURSUANT TO PA ACT 87. THIS EXTENSION TO EXPIRE ON JULY 1, 2016 UNLESS EXTENDED BY OTHER PORTIONS OF THE PHILADELPHIA, CODE ."},{"number":"25143","date":"2017-09-14","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2017-09-14","scope":"9/13/17 ERECT ASSEMBLY TENT 40X100"},{"number":"25799","date":"2018-09-04","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2018-09-04","scope":"09/19/18 ERECT TENT 40X100"},{"number":"26554","date":"2019-09-18","work":"Temporary Tents and Canopies","type":"Operations","description":"Operations Permit","status":"Completed","completedDate":"2019-09-18","scope":null},{"number":"OP-2023-000406","date":"2023-09-15","work":"Temporary Tents and Canopies","type":"Operations","description":"Operations Permit","status":"Expired","completedDate":"2023-11-28","scope":"Tent for company event"},{"number":"OP-2025-000358","date":"2025-09-16","work":"Temporary Tents and Canopies","type":"Operations","description":"Operations Permit","status":"Expired","completedDate":"2025-11-21","scope":"ASSEMBLY USE TENT - LAWFUL OCCUPANCY SHALL BE AS POSTED - REMOVAL DATE ELECTRICAL PERMIT REQUIRED, UNLESS POWER IS PROVIDED THROUGH EXISTING EXTERIOR GROUND FAULT PROTECTED RECEPTACLES AND POWER CORDS ARE RATED EXTRA HEAVY DUTY WITH U. L. LABEL STATING SUCH RATING. NO COOKING OR HEATING PERMITTED WITH THIS APPROVAL. IF TENT IS NOT READY FOR INSPECTION TO INCLUDE ELECTRICAL COMPONENTS, AN ADDITIONAL WILL BE APPLIED FOR ANY AFTER HOURS INSPECTION WITH POSSIBLE ISSUANCE OF CODE VIOLATION NOTICES. ELECTRICAL PERMIT NUMBER MUST BE PROVIDED 24-HRS PRIOR TO EVENT. Streets Department permit is required for street closure prior to the start work if applicable."},{"number":"ZP-2026-000535","date":"2026-01-22","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Artist Studios and Artisan Industrial."},{"number":"CP-2025-006443","date":"2026-03-02","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR LEVEL III ALTERATIONS AND CHANGE OF OCCUPANCY PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED PER NFPA 13. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION WORK."},{"number":"MP-2026-001182","date":"2026-03-02","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 THE 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."},{"number":"MP-2026-001489","date":"2026-04-14","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Amendment Application Incomplete","completedDate":null,"scope":"FOR THE INSTALLATION OF SIX (6) TYPE 1 KITCHEN HOODS WITH ASSOCIATED DUCTWORK. **ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. **"},{"number":"EP-2026-001805","date":"2026-04-24","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"Install panels, Generator, ATS, interior lighting and lighting controls, power devices, feeds and connections for mechanical and refrigeration equipment . ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC. **NO FIRE ALARM ON THIS PERMIT**"},{"number":"PP-2026-002451","date":"2026-05-21","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"ALTERATIONS TO COMMERCIAL KITCHEN AND CAFE. INTERIOR INSTALLATION OF DRAINAGE, WASTE, VENT, AND WATER SUPPLY FOR LISTED FIXTURES. ALL MATERIALS SHALL BE METALLIC TO ROOF EXTENSION. VENTING TO BE DESIGNED AND INSTALLED IN ACCORDANCE WITH SECTION 919 PHILADELPHIA SINGLE STACK VENT SYSTEM. ALL WORK TO BE INSTALLED IN STRICT COMPLIANCE WITH 2018 PPC AND APPROVED PLANS"},{"number":"FP-2026-001262","date":"2026-07-01","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"EZ KITCHEN FIRE SUPPRESSION- For the installation of New Wet Chemical Kitchen Fire Suppression System as per attached standard. Deviations from these standards require submission of construction and site plans. Installation of (4) ANSUL R-102 pre-engineered, wet chemical kitchen fire suppression systems into kitchen hoods at Home Appetite."},{"number":"FP-2026-001386","date":"2026-07-06","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 208 existing sprinkler heads"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2023,"k":"permit","w":"Temporary Tents and Canopies"},{"y":2024,"k":"insp","w":"Inspection failed ×2"},{"y":2025,"k":"insp","w":"Inspection failed ×2"},{"y":2025,"k":"permit","w":"Temporary Tents and Canopies"},{"y":2026,"k":"permit","w":"Change of Use"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"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":"Alterations"},{"y":2026,"k":"permit","w":"Addition and/or Alterations"},{"y":2026,"k":"permit","w":"Addition and/or Alterations"}],"rented":false,"licenses":[{"number":"209683","type":"Food Caterer","status":"Inactive","businessName":"TAMMYS GLORIOUS (T/A NORM THE CATERER INC)","legalName":"TAMMYS GLORIOUS","address":"3275 STOKLEY ST","revenueCode":"3122","rentalCategory":null,"units":null,"issuedDate":"1994-10-24","latestIssueDate":"1994-10-24","expirationDate":"1995-04-30","inactiveDate":"2012-12-22"},{"number":"530971","type":"Dumpster License - Private Property","status":"Active","businessName":"HORIZON HOUSE INC","legalName":"HORIZON HOUSE INC","address":"3275 STOKLEY ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2011-04-20","latestIssueDate":"2013-08-03","expirationDate":null,"inactiveDate":null}],"licenseActivity":[{"number":"530971","type":"Dumpster License - Private Property","businessName":"HORIZON HOUSE INC","legalName":"HORIZON HOUSE INC","issuedDate":"2011-04-20","latestIssueDate":"2013-08-03","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"209683","type":"Food Caterer","businessName":"TAMMYS GLORIOUS (T/A NORM THE CATERER INC)","legalName":"TAMMYS GLORIOUS","issuedDate":"1994-10-24","latestIssueDate":"1994-10-24","closureDate":"2012-12-22","expirationDate":"1995-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-28","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":["10 permit events 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":"Use permit #202605: 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":"9 permits not marked completed: OP-2023-000406 (Expired), OP-2025-000358 (Expired), CP-2025-006443 (Issued), MP-2026-001182 (Issued), MP-2026-001489 (Amendment Application Incomplete). 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 Escape Report: Safe through Jun 30, 2025; Sprinkler Certification: Certified through May 30, 2025","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":"9 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on May 30, 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Caterer #209683: Inactive since Dec 22, 2012","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":"full-tax-exemption","level":"verify","title":"OPA shows a full exemption; its legal basis is unverified","finding":"OPA currently marks the land and building assessment fully tax-exempt; BlockReport does not receive the exemption determination or basis.","why":"Full OPA exemptions can have different legal bases, including government, religious, charitable/institutional, veteran, or other treatment. The current owner/use record is not a buyer’s tax forecast.","action":"Confirm the exact exemption basis, buyer eligibility, and next tax-year treatment directly with OPA.","url":"https://www.phila.gov/departments/office-of-property-assessment/tax-exemptions-and-abatements/"},{"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/"}]}