{"asOf":"2026-07-24T02:42:08.434Z","block":"9700-9799 VERREE RD","blockUrl":"https://philadelphia.blockreport.homes/block/9700-9799-verree-rd","address":"9768 VERREE RD","parcelNumber":"778323000","source":"https://property.phila.gov/?p=778323000","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":true,"institutional":true,"buildingCode":"WB0","buildingCodeNew":"620","buildingClass":"HSE WORSHIP ALL 2 STY MAS","buildingClassNew":"RELIGIOUS","useLabel":"Place of worship","owner":"BLOCK CHURCH","coOwner":null,"marketValue":5866400,"landAssessment":762632,"improvementAssessment":5103768,"livableArea":52577,"yearBuilt":1975,"lastSale":{"price":5050000,"date":"2024-07-01T04:00:00Z"},"openViolations":0,"violations":[{"number":"1933405","date":"2010-11-05","code":"A-302.11/1","title":"PERMB- WK DONE W/O NOTIFY INSP","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2272337","date":"2011-10-17","code":"FC-1006.3/2","title":"EMERG LIGHTING DEFECTIVE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2272336","date":"2011-10-17","code":"FC-1004.3/1","title":"EGRESS-ASSEM OCC SIGNS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2272335","date":"2011-10-17","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2272338","date":"2011-10-17","code":"FC-404.2/1","title":"FIRE/EVAC PLN-REQ'D","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2272342","date":"2011-10-17","code":"FC-907.4/4","title":"FIRE-PULL STATION SIGNS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2272341","date":"2011-10-17","code":"FC-904.2/1","title":"AFES-COMM KITCH EXHAUST REQ","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2272340","date":"2011-10-17","code":"FC-805.1/3","title":"FIRE-CURTAINS/DRAPES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2272339","date":"2011-10-17","code":"FC-409.1/1","title":"SHELTER PLN-REQ¿D","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5202751","date":"2019-06-11","code":"14-1704/50","title":"NO ZONING/USE PERMIT-SIGN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2024-084463","date":"2024-10-05","code":"A-301.1/50","title":"NEW ELECTRICAL WIRING","status":"COMPLIED","resolutionDate":"2024-12-19","resolution":"COMPLIED - 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PERMIT OBTAINED"},{"number":"VI-2024-084464","date":"2024-10-05","code":"A-301.1/64","title":"ZONING REQUIRED FOR CONSTRUCTION","status":"COMPLIED","resolutionDate":"2024-11-11","resolution":"COMPLIED - PERMIT OBTAINED"}]}],"violYears":[{"y":2010,"n":1,"worst":null},{"y":2011,"n":8,"worst":null},{"y":2019,"n":1,"worst":null},{"y":2024,"n":2,"worst":null}],"investigations":[{"caseNumber":"257649","date":"2010-11-05","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"257649","date":"2010-12-28","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"257649","date":"2011-03-03","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"302218","date":"2011-10-17","type":"CI INSP","status":"FAILED"},{"caseNumber":"302218","date":"2011-11-10","type":"CI INSP","status":"PASSED"},{"caseNumber":"690206","date":"2019-06-11","type":"CI INSP","status":"FAILED"},{"caseNumber":"690206","date":"2019-07-26","type":"CI INSP","status":"FAILED"},{"caseNumber":"690206","date":"2019-09-12","type":"CI INSP","status":"CLOSED"},{"caseNumber":"690206","date":"2020-02-19","type":"PRECOURT","status":"PASSED"},{"caseNumber":"CF-2024-109545","date":"2024-10-05","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-109545","date":"2024-12-19","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-109545","date":"2025-02-04","type":null,"status":"PASSED"}],"inspYears":[{"y":2010,"fails":2,"passes":0},{"y":2011,"fails":1,"passes":2},{"y":2019,"fails":2,"passes":0},{"y":2020,"fails":0,"passes":1},{"y":2024,"fails":2,"passes":0},{"y":2025,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.099985899931994,"lng":-75.04547063602983,"geom":{"type":"Polygon","coordinates":[[[-75.045456247,40.099282943],[-75.046183227,40.100182272],[-75.046152852,40.100196753],[-75.046323882,40.100408296],[-75.045627702,40.100739094],[-75.045332516,40.100254764],[-75.04443567,40.099769477],[-75.045456247,40.099282943]]]},"liDistrict":"EAST","certifications":[{"number":"BC-2022-000759","type":"Sprinkler Certification","inspectionDate":"2021-11-30","result":"Certified","expirationDate":"2022-11-30","buildingId":"1314679"},{"number":"BC-2022-015918","type":"Sprinkler Certification","inspectionDate":"2022-10-24","result":"Certified","expirationDate":"2023-10-24","buildingId":"1314678"},{"number":"BC-2023-022459","type":"Sprinkler Certification","inspectionDate":"2023-10-03","result":"Certified","expirationDate":"2024-10-03","buildingId":"1314678"},{"number":"BC-2024-029150","type":"Fire Alarm Certification","inspectionDate":"2024-10-15","result":"Certified","expirationDate":"2025-10-15","buildingId":"1314678"},{"number":"BC-2024-028774","type":"Sprinkler Certification","inspectionDate":"2024-10-16","result":"Certified","expirationDate":"2025-10-16","buildingId":"1314679"},{"number":"BC-2025-029183","type":"Fire Alarm Certification","inspectionDate":"2025-09-09","result":"Certified","expirationDate":"2026-09-09","buildingId":"1314679"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19115","beds":null,"baths":null,"stories":null,"lotArea":115164,"zoning":"RSD1","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"PO BOX 18055, PHILADELPHIA PA, 19147","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF TWO (2) SINGLE FACED WALL SIGNS (3'X6' AND 23'-2\"X1'-3\"), ONE (1) NONILLUMINATED\nTWO FACED FREESTANDING SIGN (3'X2'), AND ONE (1) STATICALLY ILLUMINATED TWO FACED FREESTANDING SIGN (8'X8'-7\"). SIZE AND LOCATION AS","status":"OPEN","outcome":"Granted with conditions","date":"2020-01-29","number":"38824","relatedPermit":"999950"},{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR THE REMOVAL OF ONE (1) FREESTANDING SIGN AND ONE (1) DIRECTIONAL SIGN, THE INSTALLATION OF ONE (1) NON-ILLUMINATED FREESTANDING SIGN AND ONE (1) NON-ILLUMINATED DIRECTIONAL SIGN, AND THE REFACE OF ONE (1) NON-ILLUMINATED WALL SIG","status":"Completed","outcome":"Dismissed","date":"2026-02-27","number":"ZP-2024-011653","relatedPermit":"ZP-2024-011653"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":5503000,"taxable":0,"land":1727500,"improvement":3775500,"taxableLand":0,"taxableImprovement":0,"exemptLand":1727500,"exemptImprovement":3775500},{"y":2017,"v":5503000,"taxable":0,"land":1727500,"improvement":3775500,"taxableLand":0,"taxableImprovement":0,"exemptLand":1727500,"exemptImprovement":3775500},{"y":2018,"v":5866400,"taxable":0,"land":762632,"improvement":5103768,"taxableLand":0,"taxableImprovement":0,"exemptLand":762632,"exemptImprovement":5103768},{"y":2019,"v":5866400,"taxable":0,"land":762632,"improvement":5103768,"taxableLand":0,"taxableImprovement":0,"exemptLand":762632,"exemptImprovement":5103768},{"y":2020,"v":5866400,"taxable":0,"land":762632,"improvement":5103768,"taxableLand":0,"taxableImprovement":0,"exemptLand":762632,"exemptImprovement":5103768},{"y":2021,"v":5866400,"taxable":0,"land":762632,"improvement":5103768,"taxableLand":0,"taxableImprovement":0,"exemptLand":762632,"exemptImprovement":5103768},{"y":2022,"v":5866400,"taxable":0,"land":762632,"improvement":5103768,"taxableLand":0,"taxableImprovement":0,"exemptLand":762632,"exemptImprovement":5103768},{"y":2023,"v":5866400,"taxable":0,"land":762632,"improvement":5103768,"taxableLand":0,"taxableImprovement":0,"exemptLand":762632,"exemptImprovement":5103768},{"y":2024,"v":5866400,"taxable":0,"land":762632,"improvement":5103768,"taxableLand":0,"taxableImprovement":0,"exemptLand":762632,"exemptImprovement":5103768},{"y":2025,"v":5866400,"taxable":0,"land":762632,"improvement":5103768,"taxableLand":0,"taxableImprovement":0,"exemptLand":762632,"exemptImprovement":5103768},{"y":2026,"v":5866400,"taxable":0,"land":762632,"improvement":5103768,"taxableLand":0,"taxableImprovement":0,"exemptLand":762632,"exemptImprovement":5103768},{"y":2027,"v":5866400,"taxable":0,"land":762632,"improvement":5103768,"taxableLand":0,"taxableImprovement":0,"exemptLand":762632,"exemptImprovement":5103768}],"taxNow":0,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"159664","date":"2008-06-20","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2008-06-20","scope":"ADDING THE USE OF PREP AND SERVE FOOD"},{"number":"222888","date":"2009-11-09","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2009-11-09","scope":"CONSOLIDATE LOT LINES FOR PREMISES 'A','B'&'C' AS PER PLANS FOR AN EXISTING SYNAGOGUE & ERECT ONE STORY ADDITION FOR ACC. STORAGE."},{"number":"251583","date":"2009-12-04","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2009-12-04","scope":"ERECT ONE STORY ADDITION FOR ACC. STORAGE."},{"number":"269092","date":"2010-04-21","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2011-03-08","scope":"INSTALLATION OF AN AUTOMATIC SPRINKLER SYSTEM"},{"number":"370701","date":"2011-11-18","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2011-11-18","scope":"CERTIFICATE OF OCCUPANCY FOR EXISTING SYNAGOGUE AND RELIGIOUS SCHOOL. NO NEW WORK APPROVED IN THIS PERMIT. ANY NEW WORK OR RECENT UN-PERMITTED WORK MUST BE APPROVED UNDER A SEPARATE BUILDING PERMIT. CERTIFICATE OF OCCUPANCY ISSUED AS A MATTER OF RECORD. NO CHANGE IN OCCUPANCY OCCURING"},{"number":"424287","date":"2012-10-17","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2012-10-31","scope":"FOR A BREECH OF WALL BETWEEN EXISTING CLASSROOM #10 AND #11 AS PER PLANS"},{"number":"999950","date":"2020-02-12","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2020-02-12","scope":"FOR THE ERECTION OF TWO (2) SINGLE FACED WALL SIGNS (3'X6' AND 23'-2\"X1'-3\"), ONE (1) NONILLUMINATED TWO FACED FREESTANDING SIGN (3'X2'), AND ONE (1) STATICALLY ILLUMINATED TWO FACED FREESTANDING SIGN (8'X8'-7\"). SIZE AND LOCATION AS SHOWN IN PLANS/ APPLICATION. SIGNS ACCESSORY TO ANEXISTING SYNAGOGUE AND SCHOOL FOR RELIGIOUS EDUCATION WITH SERVING OF FOOD."},{"number":"ZP-2023-003780","date":"2023-05-31","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF AN ACCESSORY AGRICULTURAL STRUCTURE (GREENHOUSE). SIZE AND LOCATION AS SHOWN ON APPLICATION/PLAN. *AMENDMENT TO REDUCE SIZE OF THE PROPOSED STRUCTURE*"},{"number":"ZP-2023-010754","date":"2023-10-17","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF AN ACCESSORY DETACHED STRUCTURE. SIZE AND LOCATION AS SHOWN IN PLAN."},{"number":"EP-2024-010917","date":"2024-11-25","work":"Rough-In","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2025-06-11","scope":"Rough-In Permit for EP-2024-010915 A/V AND ELECTRICAL WORK"},{"number":"ZP-2024-011653","date":null,"work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Refused","completedDate":"2026-03-02","scope":"FOR THE REMOVAL OF ONE (1) FREESTANDING SIGN AND ONE (1) DIRECTIONAL SIGN, THE INSTALLATION OF ONE (1) STATICALLY-ILLUMINATED FREESTANDING SIGN AND ONE (1) NON-ILLUMINATED DIRECTIONAL SIGN, AND THE REFACE OF ONE (1) NON-ILLUMINATED WALL SIGN. SIZE AND LOCATION AS SHOWN IN THE APPLICATION / PLANS."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2019,"k":"insp","w":"Inspection failed ×2"},{"y":2020,"k":"appeal","w":"Appeal granted with conditions"},{"y":2020,"k":"permit","w":"Zoning/use"},{"y":2020,"k":"insp","w":"Inspection passed"},{"y":2023,"k":"permit","w":"New construction, addition, GFA change"},{"y":2023,"k":"permit","w":"New construction, addition, GFA change"},{"y":2024,"k":"viol","w":"2 L&I violations"},{"y":2024,"k":"sale","p":5050000},{"y":2024,"k":"insp","w":"Inspection failed ×2"},{"y":2024,"k":"permit","w":"Rough-In"},{"y":2025,"k":"insp","w":"Inspection passed"},{"y":2026,"k":"appeal","w":"Appeal dismissed"}],"rented":false,"licenses":[{"number":"449402","type":"Food Preparing and Serving (30+ SEATS)","status":"Inactive","businessName":"CONG SHAARE SHAMAYIM BETH JUDAH","legalName":"CONG SHAARE SHAMAYIM BETH JUDAH","address":"9768 VERREE RD","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2008-06-20","latestIssueDate":"2024-04-01","expirationDate":"2025-04-30","inactiveDate":"2025-06-29"},{"number":"518631","type":"Dumpster License - Private Property","status":"Active","businessName":"CONG SHAARE SHAMAYIM BETH JUDAH","legalName":"CONG SHAARE SHAMAYIM BETH JUDAH","address":"9768 VERREE RD","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2010-11-03","latestIssueDate":"2013-07-27","expirationDate":null,"inactiveDate":null},{"number":"725473","type":"Annual Small Games Of Chance","status":"Closed","businessName":"CONG SHAARE SHAMAYIM BETH JUDAH","legalName":"CONG SHAARE SHAMAYIM BETH JUDAH","address":"9768 VERREE RD","revenueCode":"3843","rentalCategory":null,"units":null,"issuedDate":"2017-01-12","latestIssueDate":"2025-01-02","expirationDate":"2026-01-11","inactiveDate":null},{"number":"0964383","type":"Food Preparing and Serving (30+ SEATS)","status":"Active","businessName":"The Block Cares (The Block Academy)","legalName":"The Block Cares","address":"9768 VERREE RD","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2024-10-29","latestIssueDate":"2025-09-16","expirationDate":"2026-10-28","inactiveDate":null}],"licenseActivity":[{"number":"0964383","type":"Food Preparing and Serving (30+ SEATS)","businessName":"The Block Cares (The Block Academy)","legalName":"The Block Cares","issuedDate":"2024-10-29","latestIssueDate":"2025-09-16","closureDate":null,"expirationDate":"2026-10-28","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"725473","type":"Annual Small Games Of Chance","businessName":"CONG SHAARE SHAMAYIM BETH JUDAH","legalName":"CONG SHAARE SHAMAYIM BETH JUDAH","issuedDate":"2017-01-12","latestIssueDate":"2025-01-02","closureDate":"2026-01-11","expirationDate":"2026-01-11","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false},{"number":"518631","type":"Dumpster License - Private Property","businessName":"CONG SHAARE SHAMAYIM BETH JUDAH","legalName":"CONG SHAARE SHAMAYIM BETH JUDAH","issuedDate":"2010-11-03","latestIssueDate":"2013-07-27","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"449402","type":"Food Preparing and Serving (30+ SEATS)","businessName":"CONG SHAARE SHAMAYIM BETH JUDAH","legalName":"CONG SHAARE SHAMAYIM BETH JUDAH","issuedDate":"2008-06-20","latestIssueDate":"2024-04-01","closureDate":"2025-06-29","expirationDate":"2025-04-30","inactiveDate":"2025-06-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"post-purchase-work","level":"watch","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 1 permit event matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2024","permit activity in 2024"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #159664: 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":"2 permits not marked completed: EP-2024-010917 (Expired), ZP-2024-011653 (Refused). 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":"Sprinkler Certification: Certified through Oct 16, 2025; Fire Alarm Certification: Certified through Sep 9, 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":"7 failed, 4 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Feb 4, 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 Preparing and Serving (30+ SEATS) #449402: Inactive since Jun 29, 2025; Annual Small Games Of Chance #725473: Closed","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 12 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/"}]}