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EXTINGUISHERS\n","status":"CLOSED","resolutionDate":"2024-07-05","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2023-049221","date":"2023-07-07","code":"F-1031.4","title":"EXIT SIGNS\n","status":"CLOSED","resolutionDate":"2024-07-05","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2023-049222","date":"2023-07-07","code":"F-1031.3","title":"OBSTRUCTIONS\n","status":"CLOSED","resolutionDate":"2024-07-05","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2023-049223","date":"2023-07-07","code":"F-901.6.4.2","title":"SUBMISSION OF CERTIFICATIONS\n","status":"CLOSED","resolutionDate":"2024-07-05","resolution":"CLOSED - REISSUED/REWRITTEN"}]},{"number":"CF-2024-070130","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2024-07-02","completedDate":"2025-06-03","violations":[{"number":"VI-2024-054892","date":"2024-07-02","code":"F-1004.9","title":"POSTING OF OCCUPANT LOAD\n","status":"CLOSED","resolutionDate":"2025-06-02","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2024-054893","date":"2024-07-02","code":"F-906.1","title":"FIRE EXTINGUISHERS REQUIRED\n","status":"CLOSED","resolutionDate":"2025-06-02","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2024-054894","date":"2024-07-02","code":"F-1013.6.2","title":"EXIT SIGN ILLUMINATION\n","status":"CLOSED","resolutionDate":"2025-06-02","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2024-054895","date":"2024-07-02","code":"F-403.5","title":"GROUP E OCCUPANCIES\n","status":"CLOSED","resolutionDate":"2025-06-02","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2024-054896","date":"2024-07-02","code":"F-404.2.3.1","title":"LOCKDOWN PLAN CONTENTS\n","status":"CLOSED","resolutionDate":"2025-06-02","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2024-054897","date":"2024-07-02","code":"F-405.5","title":"RECORD KEEPING\n","status":"CLOSED","resolutionDate":"2025-06-02","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2024-054898","date":"2024-07-02","code":"F-1203.4.3","title":"RECORDS\n","status":"CLOSED","resolutionDate":"2025-06-02","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2024-054899","date":"2024-07-02","code":"F-901.6.4.2","title":"SUBMISSION OF CERTIFICATIONS\n","status":"CLOSED","resolutionDate":"2025-06-02","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2024-054900","date":"2024-07-02","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"CLOSED","resolutionDate":"2025-06-02","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2024-054901","date":"2024-07-02","code":"F-906.7","title":"FIRE EXTINGUISHER HANGERS & BRACKETS\n","status":"CLOSED","resolutionDate":"2025-06-02","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2024-054902","date":"2024-07-02","code":"F-604.5 ","title":"EXTENSION CORDS\n","status":"CLOSED","resolutionDate":"2025-06-02","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2024-054903","date":"2024-07-02","code":"F-313.1","title":"FUELED EQUIPMENT\n","status":"CLOSED","resolutionDate":"2025-06-02","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2024-054904","date":"2024-07-02","code":"F-315.3","title":"STORAGE IN BUILDINGS\n","status":"CLOSED","resolutionDate":"2025-06-02","resolution":"CLOSED - REISSUED/REWRITTEN"}]},{"number":"CF-2025-051608","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"IN VIOLATION","createdDate":"2025-06-02","completedDate":null,"violations":[{"number":"VI-2025-038770","date":"2025-06-02","code":"F-315.3","title":"STORAGE IN BUILDINGS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-038769","date":"2025-06-02","code":"F-305.1","title":"CLEARANCE FROM IGNITION SOURCES\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-038768","date":"2025-06-02","code":"F-313.1","title":"FUELED EQUIPMENT\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-038767","date":"2025-06-02","code":"F-1004.9","title":"POSTING OF OCCUPANT LOAD\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-038765","date":"2025-06-02","code":"F-604.5 ","title":"EXTENSION CORDS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-038764","date":"2025-06-02","code":"F-1013.6.2","title":"EXIT SIGN ILLUMINATION\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-038762","date":"2025-06-02","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-038763","date":"2025-06-02","code":"F-906.7","title":"FIRE EXTINGUISHER HANGERS & BRACKETS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-038760","date":"2025-06-02","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-038772","date":"2025-06-02","code":"F-604.3.1","title":"LABELING\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-038771","date":"2025-06-02","code":"F-1104.27","title":"STAIRWAYS IN THE MEANS OF EGRESS\n","status":"OPEN","resolutionDate":null,"resolution":null}]},{"number":"CF-2026-055555","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL PROGRAM INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-05-20","completedDate":null,"violations":[{"number":"VI-2026-033982","date":"2026-05-19","code":"F-1104.27","title":"STAIRWAYS IN THE MEANS OF EGRESS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-033978","date":"2026-05-19","code":"F-404.4","title":"AVAILABILITY\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-033977","date":"2026-05-19","code":"F-604.3.1","title":"LABELING\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-033975","date":"2026-05-19","code":"F-1013.6.2","title":"EXIT SIGN ILLUMINATION\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-033974","date":"2026-05-19","code":"F-1104.30","title":"OCCUPANT LOAD SIGN\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-033973","date":"2026-05-19","code":"F-906.3","title":"FIRE EXTINGUISHER SIZE & DISTRIBUTION\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-033981","date":"2026-05-19","code":"F-604.3","title":"WORKING SPACE & CLEARANCE\n","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2020,"n":10,"worst":null},{"y":2021,"n":13,"worst":null},{"y":2022,"n":7,"worst":null},{"y":2023,"n":8,"worst":null},{"y":2024,"n":13,"worst":null},{"y":2025,"n":11,"worst":null},{"y":2026,"n":7,"worst":null}],"investigations":[{"caseNumber":"63765","date":"2006-05-12","type":"CI INSP","status":"FAILED"},{"caseNumber":"63765","date":"2006-12-14","type":"CI INSP","status":"FAILED"},{"caseNumber":"63765","date":"2008-07-25","type":"CI INSP","status":"FAILED"},{"caseNumber":"63765","date":"2009-07-01","type":"CI INSP","status":"PASSED"},{"caseNumber":"CF-2020-037521","date":"2020-07-13","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-068628","date":"2021-07-23","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-068620","date":"2022-07-13","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-063882","date":"2023-07-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-068620","date":"2023-07-26","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-068628","date":"2023-07-26","type":null,"status":"PASSED"},{"caseNumber":"CF-2020-037521","date":"2023-07-26","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-070130","date":"2024-07-02","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-063882","date":"2024-07-05","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-051608","date":"2025-06-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-070130","date":"2025-06-03","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-055555","date":"2026-05-20","type":null,"status":"FAILED"}],"inspYears":[{"y":2006,"fails":2,"passes":0},{"y":2008,"fails":1,"passes":0},{"y":2009,"fails":0,"passes":1},{"y":2020,"fails":1,"passes":0},{"y":2021,"fails":1,"passes":0},{"y":2022,"fails":1,"passes":0},{"y":2023,"fails":1,"passes":3},{"y":2024,"fails":1,"passes":1},{"y":2025,"fails":1,"passes":1},{"y":2026,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.030526572736484,"lng":-75.15220320232788,"geom":{"type":"Polygon","coordinates":[[[-75.151474216,40.031187383],[-75.151765131,40.029833164],[-75.153070916,40.029998922],[-75.152952573,40.030358869],[-75.152830815,40.030588172],[-75.152676483,40.03080558],[-75.152244541,40.031285168],[-75.151474216,40.031187383]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2024-004655","type":"Fire Alarm Certification","inspectionDate":"2024-02-12","result":"Certified","expirationDate":"2025-02-12","buildingId":"1119996"},{"number":"BC-2025-007395","type":"Fire Alarm Certification","inspectionDate":"2025-02-03","result":"Certified","expirationDate":"2026-02-03","buildingId":"1119996"},{"number":"BC-2026-014610","type":"Fire Alarm Certification","inspectionDate":"2026-02-04","result":"Certified","expirationDate":"2027-02-04","buildingId":"1119996"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19141","beds":null,"baths":null,"stories":null,"lotArea":79900,"zoning":"RSA2","grade":"B","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"440 N BROAD ST, PHILADELPHIA PA, 19130","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"CERTIFICATE FOR ERECTION OF 4' HIGH FENCES ANROUND THE PARKING AREA, A 4' FENCE AROUND THE PLAY YARD AND 4' FENCE AROUND THE LOT; FOR FORTY-TWO (42) ACCESSORY OFF-STREET PARKING SPACES INCLUDING TWO (2) ACCESSIBLE SPACES; FOR THE ERECTION O","status":"CLOSED","outcome":"Granted","date":"2012-10-31","number":"19027","relatedPermit":"422055"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":5150300,"taxable":0,"land":799000,"improvement":4351300,"taxableLand":0,"taxableImprovement":0,"exemptLand":799000,"exemptImprovement":4351300},{"y":2017,"v":5150300,"taxable":0,"land":799000,"improvement":4351300,"taxableLand":0,"taxableImprovement":0,"exemptLand":799000,"exemptImprovement":4351300},{"y":2018,"v":5490500,"taxable":0,"land":713765,"improvement":4776735,"taxableLand":0,"taxableImprovement":0,"exemptLand":713765,"exemptImprovement":4776735},{"y":2019,"v":5490500,"taxable":0,"land":713765,"improvement":4776735,"taxableLand":0,"taxableImprovement":0,"exemptLand":713765,"exemptImprovement":4776735},{"y":2020,"v":5490500,"taxable":0,"land":713765,"improvement":4776735,"taxableLand":0,"taxableImprovement":0,"exemptLand":713765,"exemptImprovement":4776735},{"y":2021,"v":5490500,"taxable":0,"land":713765,"improvement":4776735,"taxableLand":0,"taxableImprovement":0,"exemptLand":713765,"exemptImprovement":4776735},{"y":2022,"v":5490500,"taxable":0,"land":713765,"improvement":4776735,"taxableLand":0,"taxableImprovement":0,"exemptLand":713765,"exemptImprovement":4776735},{"y":2023,"v":5490500,"taxable":0,"land":713765,"improvement":4776735,"taxableLand":0,"taxableImprovement":0,"exemptLand":713765,"exemptImprovement":4776735},{"y":2024,"v":5490500,"taxable":0,"land":713765,"improvement":4776735,"taxableLand":0,"taxableImprovement":0,"exemptLand":713765,"exemptImprovement":4776735},{"y":2025,"v":5490500,"taxable":0,"land":713765,"improvement":4776735,"taxableLand":0,"taxableImprovement":0,"exemptLand":713765,"exemptImprovement":4776735},{"y":2026,"v":5490500,"taxable":0,"land":713765,"improvement":4776735,"taxableLand":0,"taxableImprovement":0,"exemptLand":713765,"exemptImprovement":4776735},{"y":2027,"v":5490500,"taxable":0,"land":713765,"improvement":4776735,"taxableLand":0,"taxableImprovement":0,"exemptLand":713765,"exemptImprovement":4776735}],"taxNow":0,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"223274","date":"2009-06-25","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-10-02","scope":"TO PULL TRAP AND SEAL LATERAL"},{"number":"301898","date":"2010-10-20","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2011-06-10","scope":"REPLACE DOORS PER PLAN."},{"number":"422055","date":"2012-12-03","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2012-12-03","scope":"FOR THE ERECTION OF A TWO (2) STORY STRUCTURE (MAXIMUM HEIGHT NOT TO EXCEED 35') WITH THE ERECTION OF A FOUR (4) FT HIGH FENCE AROUND THE PARKING AREA, A FOUR (4) FT HIGH FENCE AROUND THE PLAY YARD AREA AND FOR THE ERECTION OF A FOUR (4) FT HIGH FENCE AROUND THE ENTIRE LOT.STRUCTURE FOR THE USE OF A CLASSROOM AS PART OF AN EXISTING SCHOOL WITH FORTY-TWO (42) ACCESSORY OFF STREET PARKING SPACES INCLUDING TWO (2) ACCESSIBLE SPACES. SIZE AND LOCATION AS SHOWN IN APPLICATION/PLAN."},{"number":"CP-2021-008066","date":"2022-03-09","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2025-02-08","scope":"**Amendment dated 2/15/2024 - to change Special Inspection Agency, add additional structural rehab work.** For prescriptive alterations to an existing Group E occupancy (James Logan Elementary School) within an existing three (3) story detached structure, including renovations to the bathrooms at the basement through third floors, as per plans; see sub-permits for MEP work; building is sprinklered throughout in accordance with NFPA 13; no structural work on this permit."},{"number":"PP-2022-003591","date":"2022-03-18","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2025-02-08","scope":"Plumbing Permit (Exterior Building Drainage) for combo CP-2021-008066"},{"number":"EP-2022-002372","date":"2022-03-30","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2025-02-08","scope":"Electrical Permit for combo CP-2021-008066"},{"number":"MP-2022-001400","date":"2022-04-21","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Expired","completedDate":"2025-02-08","scope":"Mechanical / Fuel Gas Permit for combo CP-2021-008066"},{"number":"PP-2022-000273","date":"2022-06-10","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2025-02-08","scope":"Installation of all interior supply and Drain/Waste/Vent pipe to the listed fixtures per the 2018 Philadelphia Plumbing Code. Sizes and locations per plans."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2022,"k":"permit","w":"Alterations"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Addition and/or Alterations"},{"y":2022,"k":"permit","w":"Alterations"},{"y":2023,"k":"viol","w":"8 L&I violations"},{"y":2023,"k":"insp","w":"L&I: 1 failed, 3 passed"},{"y":2024,"k":"viol","w":"13 L&I violations"},{"y":2024,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2025,"k":"viol","w":"11 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2026,"k":"viol","w":"7 L&I violations"},{"y":2026,"k":"insp","w":"Inspection failed"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-28","signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["18 open L&I violations","failed L&I inspection activity in 2021, 2022, 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #422055: 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":"5 permits not marked completed: CP-2021-008066 (Expired), PP-2022-003591 (Expired), EP-2022-002372 (Expired), MP-2022-001400 (Expired), PP-2022-000273 (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":"violations","level":"attention","title":"18 open L&I violations","finding":"69 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"10 failed, 6 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on May 20, 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":"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":"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":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Feb 4, 2027","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 certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"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/"}]}