{"asOf":"2026-07-24T20:08:15.033Z","block":"100-199 E ERIE AVE","blockUrl":"https://philadelphia.blockreport.homes/block/100-199-e-erie-ave","address":"101 E ERIE AVE","parcelNumber":"777705000","source":"https://property.phila.gov/?p=777705000","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":true,"institutional":false,"buildingCode":"JE0","buildingCodeNew":"612","buildingClass":"AMUSE PRIV CLUB MASONRY","buildingClassNew":"SCHOOL","useLabel":"Commercial","owner":"THE LIGHT HOUSE","coOwner":null,"marketValue":3982900,"landAssessment":3624439,"improvementAssessment":358461,"livableArea":34271,"yearBuilt":null,"lastSale":{"price":4,"date":"1943-01-01T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2025-038665","date":"2025-06-02","code":"A-301.1/1","title":"NEW 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W LEHIGH AVE, PHILADELPHIA PA, 19133","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":3427600,"taxable":0,"land":3116695,"improvement":310905,"taxableLand":0,"taxableImprovement":0,"exemptLand":3116695,"exemptImprovement":310905},{"y":2017,"v":3427600,"taxable":0,"land":3116695,"improvement":310905,"taxableLand":0,"taxableImprovement":0,"exemptLand":3116695,"exemptImprovement":310905},{"y":2018,"v":3654000,"taxable":0,"land":3325140,"improvement":328860,"taxableLand":0,"taxableImprovement":0,"exemptLand":3325140,"exemptImprovement":328860},{"y":2019,"v":3654000,"taxable":0,"land":3325140,"improvement":328860,"taxableLand":0,"taxableImprovement":0,"exemptLand":3325140,"exemptImprovement":328860},{"y":2020,"v":3654000,"taxable":0,"land":3325140,"improvement":328860,"taxableLand":0,"taxableImprovement":0,"exemptLand":3325140,"exemptImprovement":328860},{"y":2021,"v":3654000,"taxable":0,"land":3325140,"improvement":328860,"taxableLand":0,"taxableImprovement":0,"exemptLand":3325140,"exemptImprovement":328860},{"y":2022,"v":3654000,"taxable":0,"land":3325140,"improvement":328860,"taxableLand":0,"taxableImprovement":0,"exemptLand":3325140,"exemptImprovement":328860},{"y":2023,"v":3982900,"taxable":0,"land":3624439,"improvement":358461,"taxableLand":0,"taxableImprovement":0,"exemptLand":3624439,"exemptImprovement":358461},{"y":2024,"v":3982900,"taxable":0,"land":3624439,"improvement":358461,"taxableLand":0,"taxableImprovement":0,"exemptLand":3624439,"exemptImprovement":358461},{"y":2025,"v":3982900,"taxable":0,"land":3624439,"improvement":358461,"taxableLand":0,"taxableImprovement":0,"exemptLand":3624439,"exemptImprovement":358461},{"y":2026,"v":3982900,"taxable":0,"land":3624439,"improvement":358461,"taxableLand":0,"taxableImprovement":0,"exemptLand":3624439,"exemptImprovement":358461},{"y":2027,"v":3982900,"taxable":0,"land":3624439,"improvement":358461,"taxableLand":0,"taxableImprovement":0,"exemptLand":3624439,"exemptImprovement":358461}],"taxNow":0,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"389787","date":"2012-03-01","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2012-11-05","scope":"FOR CARNIVAL, S&S AMUSEMENTS: TEMPORARY SERVICE FROM APRIL 12, 2012 TO APRIL 22ND, 2012: CONNECT 75 KVA POWER GENERATOR TO RIDES, LIGHTS AND FOOD STANDS IN ACCORDANCE WITH 2008 NEC"},{"number":"388750","date":"2012-03-02","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2012-03-02","scope":"REPLACE FLAT ROOF WITH 5/12 PITCHED WOOD FRAMED SHINGLED ROOF, EXISTING ROOF HAS FAILED AND HAS NUMEROUS HOLES"},{"number":"391122","date":"2012-03-12","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2012-11-09","scope":"TO REPAIR/REPLACE THE ROOF ON A STRUCTURE THAT IS APPROX. 31'X70'"},{"number":"395777","date":"2012-03-29","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2012-07-30","scope":"REPLACEMENT OF 100 AMP SERVICE WITH MAST... IN ACCORDANCE WITH 2008 NEC"},{"number":"21529","date":"2012-04-13","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2012-04-13","scope":"04/13/2012 ERECT 0NE (1) ASSEMBLY USE TENT"},{"number":"426269","date":"2012-09-11","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALL OUTSIDE SECURITY LIGHTS FOR NEW PLAYGROUND ON TIME CLOCK AND ADD PHOTO EYE(FIELD HOUSE AND PLAYGROUND)(EAST DIST)"},{"number":"455390","date":"2013-02-26","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2013-04-20","scope":"TEMPORARY SERVICE: CONNECT POWER GENERATOR (15KVA) TO RIDES, LIGHTS AND FOOD STANDS, FROM MARCH 28TH, 2013 THRU APRIL 7TH, 2013 SPONSORED BY \"THE LIGHTHOUSE, INC.\""},{"number":"511107","date":"2013-12-13","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2014-12-30","scope":"CONCRETE RETAINING WALL,NOT TO EXCEED 4'-0\" IN HEIGHT, WITH A GUARD RAIL ON TOP"},{"number":"528405","date":"2014-04-03","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2014-05-01","scope":"TEMPORARY SERVICE: CONNECT RIDES, LIGHTING AND FOOD STANDS TO 150 KVA GENERATOR FOR \"THE LIGHTHOUSE\". IN ACCORDANCE WITH 2008 NEC. APRIL 10, 2014 TO APRIL 20, 2014"},{"number":"639527","date":"2015-09-18","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2015-10-27","scope":"CONNECT POWER GENERATOR (150 KVA), TO RIDES, LIGHTS, FOOD STANDS.. OCT 1ST - OCT. 11TH, 2015 FOR S&S AMUSEMENTS... IN ACCORDANCE WITH 2008 NEC"},{"number":"679908","date":"2016-03-29","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2016-04-27","scope":"CONNECT POWER GENERATOR (150 KVA) TO RIDE, LIGHTS, FOOD STANDS- APRIL 14TH - APRIL 24TH, 2016 SPONSOR: LIGHTHOUSE FIELD.. IN ACCORDANCE WITH 2008 NEC"},{"number":"720180","date":"2016-09-08","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2016-10-19","scope":"CONNECT POWER GENERATOR (150 KVA) TO RIDES, LIGHTS, AND FOOD STANDS, SEPT. 29TH, 2016 TO OCT. 10TH, 2016.... IN ACCORDANCE WITH 2008 NEC (S&S AMUSEMENTS)"},{"number":"24722","date":"2017-03-24","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2017-03-24","scope":"3/25/17 ERECT ASSEMBLY TENT 60X130"},{"number":"770129","date":"2017-03-28","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-06-23","scope":"TEMPORARY POWER: CONNECT POWER GENERATOR (100 KVA), TO RIDES, LIGHTS FOOD STANDS, APRIL 6TH THROUGH APRIL 16TH, 2017- S&S AMUSEMENTS- FOR LIGHTHOUSE FOUNDATION... IN ACCORDANCE WITH 2008 NEC (VACANT LOT)"},{"number":"24861","date":"2017-05-16","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2017-05-16","scope":"5/12/17 ERECT ASSEMBLY TENT 60X130"},{"number":"25032","date":"2017-07-27","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2017-07-27","scope":"8/3/17 ERECT ASSEMBLY TENT 40X140, 40X100, 30X50, 20X50"},{"number":"25201","date":"2017-10-16","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2017-10-16","scope":"10/20/17 ERECT ASSEMBLY TENT 30X50"},{"number":"858208","date":"2018-03-12","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-04-23","scope":"CONNECT POWER GENERATOR (150 KVA) TO RIDES, LIGHTS, AND FOOD STANDS, MARCH 29TH, 2018 TO APRIL 6TH, 2018.... IN ACCORDANCE WITH 2008 NEC SWIKAS AMUSEMENTS FOR LIGHTHOUSE FOUNDATION"},{"number":"950765","date":"2019-03-01","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-04-15","scope":"CONNECT POWER GENERATOR (100 KVA) TO RIDES, LIGHTS, FOOD STANDS. APRIL 11TH - APRIL 21ST 2019 SPONSORED BY LIGHTHOUSE FOUNDATION. ALL WORK AS PER 2008 NEC"},{"number":"26441","date":"2019-07-31","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2019-07-31","scope":"ERECT ASSEMBLY TENT 40X140, 40X100, 30X80, 20X20"},{"number":"1005043","date":"2019-08-23","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-09-09","scope":"CONNECT POWER GENERATOR (150KVA) TO RIDES LIGHTS FOOD STANDS 09/05/19 TO 09/15/19 AS PER 2017 NEC"},{"number":"CP-2022-001159","date":"2022-06-21","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-07-05","scope":"For Level II Alterations without a change of occupancy to an existing Group A-3 occupancy (field house for athletic field complex), within an existing single-story detached structure, including structural work, and new windows, as per plans; separate permits required for all MEP work; building is currently not sprinklered; no signs on this permit."},{"number":"CP-2022-005563","date":"2022-10-24","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR LEVEL II ALTERATIONS TO INCLUDE NEW PARTITIONS, FIXTURES, FURNISHINGS, FINISHES AS PER APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR ANY MEP WORK."},{"number":"PP-2022-013153","date":"2022-11-14","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"Renewal of existing plumbing for 1 bath INSTALL 1WC, 1 LAV"},{"number":"OP-2023-000327","date":"2023-07-26","work":"Temporary Tents and Canopies","type":"Operations","description":"Operations Permit","status":"Expired","completedDate":"2025-06-23","scope":"For St. Christopher's Backpack give away within the parking lot. NO TENTS IN THE STREET OR RIGHT-AWAY."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2017,"k":"permit","w":"Operations"},{"y":2018,"k":"permit","w":"Electrical"},{"y":2019,"k":"permit","w":"Electrical"},{"y":2019,"k":"permit","w":"Operations"},{"y":2019,"k":"permit","w":"Electrical"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Alterations"},{"y":2023,"k":"permit","w":"Temporary Tents and Canopies"},{"y":2025,"k":"viol","w":"3 L&I violations"},{"y":2025,"k":"insp","w":"Inspection failed ×4"},{"y":2026,"k":"insp","w":"Inspection failed ×2"}],"rented":false,"licenses":[{"number":"281456","type":"Dumpster License - Private Property","status":"Inactive","businessName":"BILL H KONAWEL INC","legalName":"BILL H KONAWEL INC","address":"101 E ERIE AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2003-04-15","latestIssueDate":"2003-04-15","expirationDate":"2010-07-31","inactiveDate":null},{"number":"583921","type":"Carnival","status":"Inactive","businessName":"THE LIGHTHOUSE","legalName":"THE LIGHTHOUSE","address":"101 E ERIE AVE","revenueCode":"3028","rentalCategory":null,"units":null,"issuedDate":"2013-02-07","latestIssueDate":"2013-02-07","expirationDate":"2013-02-28","inactiveDate":null},{"number":"616680","type":"Carnival","status":"Inactive","businessName":"THE LIGHTHOUSE INC","legalName":"THE LIGHTHOUSE INC","address":"101 E ERIE AVE","revenueCode":"3028","rentalCategory":null,"units":null,"issuedDate":"2014-04-10","latestIssueDate":"2014-04-10","expirationDate":"2014-04-30","inactiveDate":null},{"number":"678963","type":"Carnival","status":"Inactive","businessName":"THE LIGHTHOUSE (JOHN LAVEREY)","legalName":"THE LIGHTHOUSE","address":"101 E ERIE AVE","revenueCode":"3028","rentalCategory":null,"units":null,"issuedDate":"2015-10-01","latestIssueDate":"2015-10-01","expirationDate":"2015-10-31","inactiveDate":null},{"number":"699321","type":"Food Estab, Retail Non-Permanent Location (Annual)","status":"Inactive","businessName":"S&S AMUSEMENTS INC","legalName":"S&S AMUSEMENTS INC","address":"101 E ERIE AVE","revenueCode":"3112","rentalCategory":null,"units":null,"issuedDate":"2016-04-14","latestIssueDate":"2016-04-14","expirationDate":"2017-04-13","inactiveDate":"2017-06-12"},{"number":"808754","type":"Carnival","status":"Inactive","businessName":"THE LIGHTHOUSE INC*","legalName":"THE LIGHTHOUSE INC*","address":"101 E ERIE AVE","revenueCode":"3028","rentalCategory":null,"units":null,"issuedDate":"2019-04-09","latestIssueDate":"2019-04-09","expirationDate":"2019-04-21","inactiveDate":null},{"number":"809194","type":"Food Estab, Retail Non-Permanent Location (Event)","status":"Inactive","businessName":"SWIKAS AMUSEMENTS, LLC","legalName":"SWIKAS AMUSEMENTS, LLC","address":"101 E ERIE AVE","revenueCode":"3112","rentalCategory":null,"units":null,"issuedDate":"2019-04-12","latestIssueDate":"2019-04-12","expirationDate":"2019-04-21","inactiveDate":null},{"number":"809198","type":"Food Estab, Retail Non-Permanent Location (Event)","status":"Inactive","businessName":"SWIKAS AMUSEMENTS, LLC","legalName":"SWIKAS AMUSEMENTS, LLC","address":"101 E ERIE AVE","revenueCode":"3112","rentalCategory":null,"units":null,"issuedDate":"2019-04-12","latestIssueDate":"2019-04-12","expirationDate":"2019-04-21","inactiveDate":null},{"number":"822993","type":"Carnival","status":"Inactive","businessName":"LIGHTHOUSE INC","legalName":"LIGHTHOUSE INC","address":"101 E ERIE AVE","revenueCode":"3028","rentalCategory":null,"units":null,"issuedDate":"2019-09-06","latestIssueDate":"2019-09-06","expirationDate":"2019-09-16","inactiveDate":null}],"licenseActivity":[{"number":"822993","type":"Carnival","businessName":"LIGHTHOUSE INC","legalName":"LIGHTHOUSE INC","issuedDate":"2019-09-06","latestIssueDate":"2019-09-06","closureDate":"2019-09-16","expirationDate":"2019-09-16","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"809194","type":"Food Estab, Retail Non-Permanent Location (Event)","businessName":"SWIKAS AMUSEMENTS, LLC","legalName":"SWIKAS AMUSEMENTS, LLC","issuedDate":"2019-04-12","latestIssueDate":"2019-04-12","closureDate":"2019-04-21","expirationDate":"2019-04-21","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"699321","type":"Food Estab, Retail Non-Permanent Location (Annual)","businessName":"S&S AMUSEMENTS INC","legalName":"S&S AMUSEMENTS INC","issuedDate":"2016-04-14","latestIssueDate":"2016-04-14","closureDate":"2017-06-12","expirationDate":"2017-04-13","inactiveDate":"2017-06-12","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"678963","type":"Carnival","businessName":"THE LIGHTHOUSE (JOHN LAVEREY)","legalName":"THE LIGHTHOUSE","issuedDate":"2015-10-01","latestIssueDate":"2015-10-01","closureDate":"2015-10-31","expirationDate":"2015-10-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"808754","type":"Carnival","businessName":"THE LIGHTHOUSE INC*","legalName":"THE LIGHTHOUSE INC*","issuedDate":"2014-04-10","latestIssueDate":"2019-04-09","closureDate":"2019-04-21","expirationDate":"2019-04-21","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"583921","type":"Carnival","businessName":"THE LIGHTHOUSE","legalName":"THE LIGHTHOUSE","issuedDate":"2013-02-07","latestIssueDate":"2013-02-07","closureDate":"2013-02-28","expirationDate":"2013-02-28","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"281456","type":"Dumpster License - Private Property","businessName":"BILL H KONAWEL INC","legalName":"BILL H KONAWEL INC","issuedDate":"2003-04-15","latestIssueDate":"2003-04-15","closureDate":"2010-07-31","expirationDate":"2010-07-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #388750: 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-2022-005563 (Issued), PP-2022-013153 (Issued), OP-2023-000327 (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":"6 failed, 0 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jun 24, 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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"1 fire/suppression-related permit matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Dumpster License - Private Property #281456: Inactive; Carnival #583921: Inactive; Carnival #616680: Inactive; Carnival #678963: 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":"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 3 historical violations across 1 case.","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/"}]}