{"asOf":"2026-07-28T08:19:12.713Z","block":"800-899 S 9TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/800-899-s-9th-st","address":"800 S 9TH ST","parcelNumber":"871043950","source":"https://property.phila.gov/?p=871043950","ownerType":"absentee","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"Y50","buildingCodeNew":"821","buildingClass":"STR/OFF+APT 3 STY MASONRY","buildingClassNew":"ROW MIXED-COM/RES-BLT AS COM","useLabel":"Apartment building","owner":"ZHENG XIANG MIAO","coOwner":"LIU ZHENZHU","marketValue":460900,"landAssessment":92100,"improvementAssessment":368800,"livableArea":2376,"yearBuilt":1915,"lastSale":{"price":570000,"date":"2016-11-02T04:00:00Z"},"openViolations":0,"violations":[{"number":"1717285","date":"2009-01-21","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4103081","date":"2016-10-03","code":"FC-13-907.3","title":"FIRE ALARM AUDIBILITY","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4103082","date":"2016-10-03","code":"FC-13-915","title":"CERTIFICATION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4361525","date":"2017-05-10","code":"9-3902 (1)","title":"ONE AND TWO FAMILY (R3)","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4361526","date":"2017-05-10","code":"FC-13-915","title":"CERTIFICATION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2021-000402","date":"2021-01-05","code":"PM15-304.15","title":"EXTERIOR STRUCTURE DOORS","status":"COMPLIED","resolutionDate":"2021-02-11","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-018555","date":"2021-04-05","code":"FC-13-915.1","title":"FIRE ALARM TESTED/CERTIFIED","status":"COMPLIED","resolutionDate":"2022-03-16","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}],"violationCases":[{"number":"190217","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2009-01-24","completedDate":"2016-04-07","violations":[{"number":"1717285","date":"2009-01-21","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"558158","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2016-10-04","completedDate":"2017-01-09","violations":[{"number":"4103081","date":"2016-10-03","code":"FC-13-907.3","title":"FIRE ALARM AUDIBILITY","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4103082","date":"2016-10-03","code":"FC-13-915","title":"CERTIFICATION","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"583343","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2017-05-11","completedDate":"2017-08-22","violations":[{"number":"4361525","date":"2017-05-10","code":"9-3902 (1)","title":"ONE AND TWO FAMILY (R3)","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4361526","date":"2017-05-10","code":"FC-13-915","title":"CERTIFICATION","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2021-000677","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2021-01-05","completedDate":"2021-02-12","violations":[{"number":"VI-2021-000402","date":"2021-01-05","code":"PM15-304.15","title":"EXTERIOR STRUCTURE DOORS","status":"COMPLIED","resolutionDate":"2021-02-11","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2021-024476","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2021-04-05","completedDate":"2022-03-16","violations":[{"number":"VI-2021-018555","date":"2021-04-05","code":"FC-13-915.1","title":"FIRE ALARM TESTED/CERTIFIED","status":"COMPLIED","resolutionDate":"2022-03-16","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]}],"violYears":[{"y":2009,"n":1,"worst":null},{"y":2016,"n":2,"worst":null},{"y":2017,"n":2,"worst":null},{"y":2021,"n":2,"worst":null}],"investigations":[{"caseNumber":"190217","date":"2009-01-21","type":"BC INSP","status":"FAILED"},{"caseNumber":"190217","date":"2010-05-13","type":"BC INSP","status":"FAILED"},{"caseNumber":"190217","date":"2010-06-14","type":"BC INSP","status":"FAILED"},{"caseNumber":"190217","date":"2010-06-14","type":"BC INSP","status":"CLOSED"},{"caseNumber":"190217","date":"2010-11-22","type":"PRECOURT","status":"PASSED"},{"caseNumber":"558158","date":"2016-10-03","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"558158","date":"2016-11-01","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"583343","date":"2017-05-10","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"583343","date":"2017-06-23","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"583343","date":"2017-08-21","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"CF-2021-000677","date":"2021-01-05","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-000677","date":"2021-02-12","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-024476","date":"2021-04-05","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-024476","date":"2022-02-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-024476","date":"2022-03-16","type":null,"status":"PASSED"}],"inspYears":[{"y":2009,"fails":1,"passes":0},{"y":2010,"fails":2,"passes":1},{"y":2016,"fails":1,"passes":1},{"y":2017,"fails":2,"passes":1},{"y":2021,"fails":2,"passes":1},{"y":2022,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.93967674190807,"lng":-75.15788575483356,"geom":{"type":"Polygon","coordinates":[[[-75.157812463,39.939643265],[-75.157969894,39.939663764],[-75.157959064,39.939710525],[-75.157800847,39.939689218],[-75.157812463,39.939643265]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19147","beds":null,"baths":null,"stories":null,"lotArea":801,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"652 S 59TH ST, PHILADELPHIA PA, 19143","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"CERTIFICATE FOR APPLICATION IS FOR PREPARATION AND SERVING OF HOT AND COLD FOOD FOR TAKE-OUT TO INCLUDE SMOOTHIE (TAKE OUT RESTAURANT) AS PART OF AN EXISTING RETAIL CONVENIENCE STORE. NO SALE OF ALCOHOLIC BEVERAGES FOR TAKE-OUT. NO LIVE ENT","status":"CLOSED","outcome":"Granted","date":"2009-09-08","number":"9713","relatedPermit":"226240"},{"type":"ZBA Permit Denial - Special Exception","grounds":"Special Exception for a take-out restaurant on the first floor with an existing two-family dwelling above with existing accessory interior off-street parking spaces in an existing structure as previously approved.","status":"Completed","outcome":"Granted","date":"2024-05-03","number":"ZP-2023-010481","relatedPermit":"ZP-2023-010481"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":288000,"taxable":288000,"land":20000,"improvement":268000,"taxableLand":20000,"taxableImprovement":268000,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":288000,"taxable":288000,"land":20000,"improvement":268000,"taxableLand":20000,"taxableImprovement":268000,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":253700,"taxable":253700,"land":50740,"improvement":202960,"taxableLand":50740,"taxableImprovement":202960,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":236900,"taxable":236900,"land":47380,"improvement":189520,"taxableLand":47380,"taxableImprovement":189520,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":551900,"taxable":551900,"land":110380,"improvement":441520,"taxableLand":110380,"taxableImprovement":441520,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":551900,"taxable":551900,"land":110380,"improvement":441520,"taxableLand":110380,"taxableImprovement":441520,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":551900,"taxable":551900,"land":110380,"improvement":441520,"taxableLand":110380,"taxableImprovement":441520,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":394300,"taxable":394300,"land":78860,"improvement":315440,"taxableLand":78860,"taxableImprovement":315440,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":394300,"taxable":394300,"land":78860,"improvement":315440,"taxableLand":78860,"taxableImprovement":315440,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":402800,"taxable":402800,"land":80560,"improvement":322240,"taxableLand":80560,"taxableImprovement":322240,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":402800,"taxable":402800,"land":80560,"improvement":322240,"taxableLand":80560,"taxableImprovement":322240,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":460900,"taxable":460900,"land":92100,"improvement":368800,"taxableLand":92100,"taxableImprovement":368800,"exemptLand":0,"exemptImprovement":0}],"taxNow":5638,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"226216","date":"2009-07-13","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2009-07-13","scope":"LEGALIZE USE AS A CONVIENCE STORE, RETAIL STORE OF PRE-PACKAGED FOODS NO PREP AND SERVE OF FOOD. NO SIGN"},{"number":"226240","date":"2009-09-08","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2009-09-08","scope":"LEGALIZE USE AS A CONVIENCE STORE, RETAIL STORE OF PRE-PACKAGED FOODS AND COFFEE"},{"number":"ZP-2023-007771","date":"2023-07-31","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Commissaries and Catering Services"},{"number":"CP-2023-004328","date":"2024-01-05","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-07-09","scope":"FOR LEVEL II ALTERATIONS TO AN EXISTING BUILDING FOR THE USE OF COMMISSARIES AND CATERING SERVICES. TENANT SPACE IS NOT SPRINKLERED. ALTERATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS, PROVIDE FINISES/FURNISHINGS, AND ACCESSIBILITY IMPROVEMENTS THROUGHOUT. 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 MECHANICAL, ELECTRICAL, AND PLUMBING WORK."},{"number":"ZP-2023-010481","date":"2024-03-20","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Eating and Drinking Establishments - Take-Out Restaurant"},{"number":"PP-2024-000754","date":"2024-04-22","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-05-23","scope":"install 3 compartments and one washer sink"},{"number":"EP-2024-002437","date":"2024-05-09","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-05-16","scope":"INSTALL TWO NEW CIRCUITS AND RELOCATE EXISTING CIRCUITS. INSTALL RECEPTACLES OUTLETS FOR EQUIPMENT ACCORDING TO THE 2017 NEC."}],"storyTag":"Renovated & sold on","storyDelta":1.38,"timeline":[{"y":2016,"k":"sale","p":570000},{"y":2017,"k":"viol","w":"2 L&I violations"},{"y":2017,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2021,"k":"viol","w":"2 L&I violations"},{"y":2021,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2022,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2023,"k":"permit","w":"Change of Use"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Change of Use"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2024,"k":"appeal","w":"Appeal granted"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"}],"rented":false,"licenses":[{"number":"205624","type":"Food Preparing and Serving","status":"Inactive","businessName":"JOE'S JOE","legalName":"JOE'S JOE","address":"800 S 9TH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2001-11-13","latestIssueDate":"2001-11-13","expirationDate":"2002-04-30","inactiveDate":null},{"number":"404834","type":"Rental","status":"Inactive","businessName":"ANTHONY & RECECCA CLEMENTO","legalName":"ANTHONY & RECECCA CLEMENTO","address":"800 S 9TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2007-03-29","latestIssueDate":"2015-03-05","expirationDate":"2016-02-29","inactiveDate":"2016-04-29"},{"number":"508081","type":"Food Preparing and Serving","status":"Inactive","businessName":"LLC DASANI (PANJAK & DAVIKHA DASANI)","legalName":"LLC DASANI","address":"800 S 9TH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2010-07-21","latestIssueDate":"2017-06-22","expirationDate":"2018-04-30","inactiveDate":"2018-06-29"},{"number":"804390","type":"Food Preparing and Serving","status":"Inactive","businessName":"MANSOUR A MIKY MIKY","legalName":"MANSOUR A MIKY MIKY ","address":"800 S 9TH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2019-03-04","latestIssueDate":"2019-03-04","expirationDate":"2020-03-03","inactiveDate":"2020-05-02"},{"number":"901375","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"9th Street Coffee LLC (9th Street Cafe )","legalName":"9th Street Coffee LLC","address":"800 S 9TH ST","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2022-07-24","latestIssueDate":"2022-07-24","expirationDate":"2023-07-23","inactiveDate":"2023-09-21"},{"number":"0953996","type":"Food Preparing and Serving","status":"Expired","businessName":"Percy Street Properties LLC (Pop's Bun Shop)","legalName":"Percy Street Properties LLC","address":"800 S 9TH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2024-06-13","latestIssueDate":"2025-05-21","expirationDate":"2026-06-12","inactiveDate":null}],"licenseActivity":[{"number":"0953996","type":"Food Preparing and Serving","businessName":"Percy Street Properties LLC (Pop's Bun Shop)","legalName":"Percy Street Properties LLC","issuedDate":"2024-06-13","latestIssueDate":"2025-05-21","closureDate":"2026-06-12","expirationDate":"2026-06-12","inactiveDate":null,"status":"Expired","statusLabel":"Expired","active":false},{"number":"901375","type":"Food Establishment, Retail Permanent Location","businessName":"9th Street Coffee LLC (9th Street Cafe )","legalName":"9th Street Coffee LLC","issuedDate":"2022-07-24","latestIssueDate":"2022-07-24","closureDate":"2023-09-21","expirationDate":"2023-07-23","inactiveDate":"2023-09-21","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"804390","type":"Food Preparing and Serving","businessName":"MANSOUR A MIKY MIKY","legalName":"MANSOUR A MIKY MIKY ","issuedDate":"2019-03-04","latestIssueDate":"2019-03-04","closureDate":"2020-05-02","expirationDate":"2020-03-03","inactiveDate":"2020-05-02","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"508081","type":"Food Preparing and Serving","businessName":"LLC DASANI (PANJAK & DAVIKHA DASANI)","legalName":"LLC DASANI","issuedDate":"2010-07-21","latestIssueDate":"2017-06-22","closureDate":"2018-06-29","expirationDate":"2018-04-30","inactiveDate":"2018-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"404834","type":"Rental","businessName":"ANTHONY & RECECCA CLEMENTO","legalName":"ANTHONY & RECECCA CLEMENTO","issuedDate":"2007-03-29","latestIssueDate":"2015-03-05","closureDate":"2016-04-29","expirationDate":"2016-02-29","inactiveDate":"2016-04-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"205624","type":"Food Preparing and Serving","businessName":"JOE'S JOE","legalName":"JOE'S JOE","issuedDate":"2001-11-13","latestIssueDate":"2001-11-13","closureDate":"2002-04-30","expirationDate":"2002-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-27","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":["5 permit events since 2023","1 zoning/board appeal since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 133% in 2020, but no matching permit appears in the property timeline.","evidence":["assessment moved from $236,900 to $551,900","no permit shown in 2019-2021"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #ZP-2023-010481: Completed · Granted; related permit ZP-2023-010481. Use permit #226216: 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":"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":"9 failed, 5 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Mar 16, 2022.","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":"Food Preparing and Serving #205624: Inactive; Food Preparing and Serving #508081: Inactive since Jun 29, 2018; Food Preparing and Serving #804390: Inactive since May 2, 2020; Food Establishment, Retail Permanent Location #901375: Inactive since Sep 21, 2023","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":"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 7 historical violations across 5 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/"}]}