{"asOf":"2026-07-27T22:58:00.100Z","block":"1600-1699 FRANKFORD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/1600-1699-frankford-ave","address":"1603 FRANKFORD AVE","parcelNumber":"871000217","source":"https://property.phila.gov/?p=871000217","ownerType":"investor","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"Y50","buildingCodeNew":"820","buildingClass":"STR/OFF+APT 3 STY MASONRY","buildingClassNew":"ROW MIXED-COM/RES-BLT AS RES","useLabel":"Apartment building","owner":"1603 FRANKFORD OWNER LLC","coOwner":null,"marketValue":796000,"landAssessment":159200,"improvementAssessment":636800,"livableArea":3185,"yearBuilt":2024,"lastSale":{"price":455000,"date":"2022-12-23T05:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2023-083556","date":"2023-10-25","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"COMPLIED","resolutionDate":"2023-11-29","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-037540","date":"2024-05-15","code":"PM15-302.3","title":"EXTERIOR AREA SIDEWALKS WITHIN THE PROPERTY LINE","status":"SVN ISSUED","resolutionDate":"2024-05-15","resolution":"SVN ISSUED"},{"number":"VI-2024-037564","date":"2024-05-15","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2024-05-15","resolution":"SVN ISSUED"}],"violationCases":[{"number":"CF-2023-108038","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"COMPLIED, BALANCE DUE","createdDate":"2023-10-17","completedDate":null,"violations":[{"number":"VI-2023-083556","date":"2023-10-25","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"COMPLIED","resolutionDate":"2023-11-29","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2024-046066","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2024-05-15","completedDate":"2024-05-15","violations":[{"number":"VI-2024-037540","date":"2024-05-15","code":"PM15-302.3","title":"EXTERIOR AREA SIDEWALKS WITHIN THE PROPERTY LINE","status":"SVN ISSUED","resolutionDate":"2024-05-15","resolution":"SVN ISSUED"}]},{"number":"CF-2024-046100","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2024-05-15","completedDate":"2025-08-11","violations":[{"number":"VI-2024-037564","date":"2024-05-15","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2024-05-15","resolution":"SVN ISSUED"}]}],"violYears":[{"y":2023,"n":1,"worst":null},{"y":2024,"n":2,"worst":null}],"investigations":[{"caseNumber":"CF-2023-108038","date":"2023-10-25","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-108038","date":"2023-11-29","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-046066","date":"2024-05-15","type":null,"status":null},{"caseNumber":"CF-2024-046100","date":"2024-05-15","type":null,"status":null}],"inspYears":[{"y":2023,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97410400396897,"lng":-75.13309694079696,"geom":{"type":"Polygon","coordinates":[[[-75.132965983,39.974085431],[-75.132968009,39.97403499],[-75.133239767,39.974127284],[-75.133214904,39.974169499],[-75.132965983,39.974085431]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19125","beds":null,"baths":null,"stories":3,"lotArea":1360,"zoning":"CMX2","grade":"1","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"222 W RITTENHOUSE SQ #2106, PHILADELPHIA PA, 19103","mailOut":false,"appeals":[{"type":"LIRB Violation Appeal","grounds":"See Attached","status":"Closed","outcome":"Complete","date":"2024-09-12","number":"HA-2024-000135","relatedPermit":null},{"type":"LIRB SVN Appeal","grounds":"See attached","status":"Closed","outcome":"Complete","date":"2025-08-13","number":"HA-2024-002307","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2025,"v":751000,"taxable":170227,"land":150200,"improvement":600800,"taxableLand":150200,"taxableImprovement":20027,"exemptLand":0,"exemptImprovement":580773},{"y":2026,"v":751000,"taxable":230307,"land":150200,"improvement":600800,"taxableLand":150200,"taxableImprovement":80107,"exemptLand":0,"exemptImprovement":520693},{"y":2027,"v":796000,"taxable":307787,"land":159200,"improvement":636800,"taxableLand":159200,"taxableImprovement":148587,"exemptLand":0,"exemptImprovement":488213}],"taxNow":3224,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"1047113","date":"2020-02-05","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2022-03-29","scope":"EZ INTERIOR DEMOLITION - For the interior demolition on non-bearing partition wall and ceilings as per attached standard. Deviations from these standards require submission of construction and site plans.( USE PERMIT MUST BE PROVIDED PRIOR ISSUANCE THE BUILDING PERMIT)"},{"number":"ZP-2020-001155","date":"2020-05-13","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF AN ADDITION ON AN EXISTING ATTACHED STRUCTURE TO INCLUDE NEW ROOF DECK INSTALLATIONS AND REMOVAL OF REAR PORCH STRUCTURE FOR THE USE OF TWO (2) HOUSEHOLD LIVING UNITS AND A VACANT GROUND FLR COMMERCIAL SPACE. **SIZE AND LOCATION AS PER APPROVED PLANS.**"},{"number":"ZP-2022-009103","date":"2022-08-22","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2024-08-02","scope":"For the erection of an attached structure, size and location as shown on plan/application."},{"number":"ZP-2022-014332","date":"2023-01-02","work":"Full Demolition","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE COMPLETE DEMOLITION OF THE EXISTING STRUCTURE."},{"number":"ZP-2023-001647","date":"2023-03-23","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Eating and Drinking Establishments - Sit-Down Restaurant"},{"number":"CP-2022-004983","date":"2023-04-20","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-08-02","scope":"FOR THE ERECTION OF AN ATTACHED, THREE-STORY STRUCTURE OF TYPE VB CONSTRUCTION AS PER PLANS. FOR A VACANT COMMERCIAL SPACE ON THE GROUND FLOOR AND TWO DWELLING UNITS ABOVE. AMENDMENT (7/3/2023) TO CHANGE THE BASEMENT AND FOUNDATION AS PERVISED PLANS. AMENDMENT (10/10/2023) TO ADD SHARED TUNNEL ALLEY FOR REAR ACCESS AS PER REVISED PLANS. NO OPENING INTO ALLEY AMENDMENT (6/24/2024) TO CHANGE LAYOUT AS PER REVISED PLANS AND ADD ENGINEER LETTER. AMENDMENT (7/23/2024) FOR MINOR CHANGES AS PER REVISED PLANS."},{"number":"FP-2023-002712","date":"2023-12-13","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2024-08-02","scope":"FOR THE INSTALLATION OF A NEW FIRE SUPPRESSION SYSTEM DESIGNED PER NFPA 13 STANDARD WITH A 2 INCH FIRE SERVICE LINE AND SPRINKLER LAYOUT AS PER PLANS."},{"number":"MP-2023-004287","date":"2023-12-14","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-08-02","scope":"FOR INSTALLATION OF HVAC SYSTEM TO SERVE THE DWELLING UNITS ABOVE 1ST FLOOR AS PER APPROVED PLANS."},{"number":"PP-2024-000500","date":"2024-01-29","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-04-02","scope":"INSTALL MD, CT, FAI & 1\" WDP"},{"number":"PP-2023-016802","date":"2024-02-07","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-08-02","scope":"Install vents, drains, water lines, 5 toilets, 5 lavs, 4 showers, 2 kitchen sinks, 2 hot water heaters, 2 washer boxes, 6 floor drains, 2 hose bibs, 1 backflow preventer, 1 storm drain, 1 sump pump"},{"number":"EP-2024-002168","date":"2024-03-11","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-07-30","scope":"INSTALL A 400 AMP SERVICE, (4) GANG METER BANK, (1) 200 AMP PANEL & FEEDER, (2) 125 AMP PANELS & FEEDERS, (1) 60 AMP PANEL & FEEDER. INSTALL WIRING THROUGHOUT THE COMMON AREAS, COMMERCIAL SHELL SPACE, & TWO DWELLING UNITS. INSTALL LIGHTS NORMAL & EMERGENCY, SWITCHES, SENSORS, RECEPTACLES, & SMOKE ALARMS. PROVIDE POWER FOR THE MECHANICAL & HVAC EQUIPMENT. INSTALL A NEW FIRE ALARM SYSTEM THROUGHOUT. ALL WORK IN ACCORDANCE WITH THE 2017 NEC,2016 NFPA-72,2018 PHILA FIRE CODE. ** SEPARATE EL.PERMIT REQ'D FOR COMMERCIAL FITOUT**"},{"number":"CP-2024-003847","date":"2024-08-02","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-10-18","scope":"FOR A TENANT FIT-OUT TO INCLUDE A CHANGE IN OCCUPANCY. FOR THE CREATION OF A SIT-DOWN RESTAURANT.ALTERATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS, PROVIDE FINISHES/FURNISHINGS, AND ACCESSIBILITY IMPROVEMENTS THROUGHOUT. BUILDING TO BE FULLY SPRINKLERED PER NFPA 13. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN PROFESSIONAL PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. **AMENDED AS O3/29/2025 FOR A LAVATORY LAYOUT MODIFICATION AS PER PLANS**"},{"number":"MP-2024-004609","date":"2024-11-04","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-10-18","scope":"FOR THE INSTALLATION OF ONE (1) TYPE I COMMERCIAL KITCHEN HOOD (10'-0\") AND ASSOCIATED DUCTWORK AND EXHAUST FANS AS PER APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR FIRE SUPPRESSION WORK."},{"number":"PP-2024-016898","date":"2024-12-17","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-12-31","scope":"To supply and install material and equipment for domestic water lines, waste and ventilation, accordingly to approved plans To install fixtures and appliances: - Install (3) hand-sinks (other) - Install (1) prep-sink (other) - Install (1) dishwasher (other) - Install (1) mop-sink (other) - Install (1) 3-comp sink (other) - Install (1) grease trap interceptor (other)"},{"number":"EP-2025-000516","date":"2025-01-27","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-09-18","scope":"Lighting F&I: ? 15-2x4 Light Fixtures ? 9- Recessed lights ? 1- Wall Sconce Light ? 8- LD-01 lights ? 1-Wire Bathroom Exhaust Fan ? 3- Exit Signs ? 1- Double Remote Head ? 5- EM units ? 1- SD switch ? 1 Wall Mount OS switch ? 3- SP switches ? 2- S3 switches Power F&I: ? 14- 20A GFI receptacles on dedicated circuits ? 5- 20A duplex receptacles on 3 dedicated circuits ? Provide power(20A-208V) for Walk in Cooler + Disconnect ? Provide power (20A-208V) for MUA + Disconnect ? Provide power(50A-208V) for ICEF+ Disconnect ? Provide power (40A-208V) for Dishwasher +60A Disconnect ? Provide (30A-208V) for Mixer + Disconnect ? Provide power(20A-208V) for hood control ? Provide power(20A-120V) ansul system ? Provide power(40-208V) for CU-1 ? Provide power(20A-120V) AHU-1 + Disconnect ? Provide power(20A–120V) Ice Maker ? Provide power(20-120V) for GWH+ switch ? Provide power(3)(20-120V) for basement receptacle ? Provide power(20A-120V)+ Disconnect for evaporator"},{"number":"MP-2025-001410","date":"2025-03-21","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-10-18","scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS, AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH THE MANUFACTURER’S SPECIFICATIONS. FOR USE AS PREVIOUSLY APPROVED. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"FP-2025-000705","date":"2025-04-04","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-10-18","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 (15) sprinkler heads to ensure the safety of the building, per NFPA 13."},{"number":"ZP-2025-004604","date":"2025-06-05","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2025-07-17","scope":"FOR THE ERECTION OF ONE (1) ACCESSORY STATICALLY ILLUMINATED FLATWALL SIGN. SIZE AND LOCATION AS SHOWN IN THE PLAN. SIGN ACCESSORY TO PREVIOUSLY APRPOVED SIT-DOWN RESTAURANT"},{"number":"GP-2025-004397","date":"2025-06-09","work":"Sign","type":"General","description":"General Permit","status":"Completed","completedDate":"2025-07-17","scope":"FOR THE ERECTION OF ONE (1) ACCESSORY STATICALLY ILLUMINATED FLATWALL SIGN. SIZE AND LOCATION AS SHOWN IN THE PLAN. SIGN ACCESSORY TO PREVIOUSLY APRPOVED SIT-DOWN RESTAURANT. SEPARATE PERMIT REQUIRED FOR ELECTRIC."},{"number":"FP-2025-001500","date":"2025-07-25","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-10-18","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. To install a wet chemical fire suppression system for a 10'-0\" hood system."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2024,"k":"viol","w":"2 L&I violations"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"appeal","w":"Appeal complete"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"permit","w":"New Construction or Additions"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2025,"k":"permit","w":"Sign"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"appeal","w":"Appeal complete"}],"rented":false,"licenses":[{"number":"0993079","type":"Food Preparing and Serving","status":"Active","businessName":"Hudaverse (HudaBurger)","legalName":"Hudaverse","address":"1603 FRANKFORD AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2025-11-07","latestIssueDate":"2025-11-07","expirationDate":"2026-11-06","inactiveDate":null}],"licenseActivity":[{"number":"0993079","type":"Food Preparing and Serving","businessName":"Hudaverse (HudaBurger)","legalName":"Hudaverse","issuedDate":"2025-11-07","latestIssueDate":"2025-11-07","closureDate":null,"expirationDate":"2026-11-06","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-25","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":["9 permit events since 2023","2 zoning/board appeals 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":"The record identifies more than one dwelling/use.","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":"1 permit not marked completed: 1047113 (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":"mixed-use","level":"verify","title":"Residential and business space run on separate compliance tracks","finding":"OPA classifies this parcel as mixed-use.","why":"The zoning/use and occupancy file must cover the actual residential and commercial spaces. Dwelling units can require Rental Licenses and lead compliance; the operator can separately need an Activity License and sector license; installed fire systems can require annual certification.","action":"Match every dwelling and business use to the zoning permit, CO, current operator licenses, and life-safety filings.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"rental-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as mixed-use; no active Rental License row matched.","why":"A multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.","action":"Confirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"1 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was unlabeled on May 15, 2024.","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":"6 fire/suppression-related permits 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":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as mixed-use. 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 3 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/"}]}