{"asOf":"2026-07-28T03:04:36.207Z","block":"0-99 S 60TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/0-99-s-60th-st","address":"31-33 S 60TH ST","parcelNumber":"871048900","source":"https://property.phila.gov/?p=871048900","ownerType":"absentee","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"S50","buildingCodeNew":"821","buildingClass":"ROW W/OFF STR 3 STY MASON","buildingClassNew":"ROW MIXED-COM/RES-BLT AS COM","useLabel":"Mixed-use","owner":"DAVIS MIA","coOwner":null,"marketValue":162200,"landAssessment":32400,"improvementAssessment":129800,"livableArea":2535,"yearBuilt":1925,"lastSale":{"price":70000,"date":"2003-12-11T05:00:00Z"},"openViolations":0,"violations":[{"number":"3226279","date":"2014-06-21","code":"FC-906.2/1","title":"FIRE EXTING-INSTALL R2","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3226280","date":"2014-06-21","code":"PM-102.8/1","title":"LICENSE RES CAL REQUIRED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3371166","date":"2014-06-21","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3331259","date":"2014-06-21","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2024-096412","date":"2024-12-02","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2025-10-01","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2024-096410","date":"2024-12-02","code":"F-315.3.1","title":"CEILING CLEARANCE\n","status":"COMPLIED","resolutionDate":"2025-10-01","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-096038","date":"2024-12-02","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"COMPLIED","resolutionDate":"2025-10-01","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-096032","date":"2024-12-02","code":"F-906.7","title":"FIRE EXTINGUISHER HANGERS & BRACKETS\n","status":"COMPLIED","resolutionDate":"2025-10-01","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-096029","date":"2024-12-02","code":"F-604.4","title":"MULTIPLUG ADAPTORS\n","status":"COMPLIED","resolutionDate":"2025-10-01","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-096028","date":"2024-12-02","code":"F-604.5 ","title":"EXTENSION CORDS\n","status":"COMPLIED","resolutionDate":"2025-10-01","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-096027","date":"2024-12-02","code":"F-604.5.1","title":"EXTENSION CORD POWER SUPPLY\n","status":"COMPLIED","resolutionDate":"2025-10-01","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-096026","date":"2024-12-02","code":"A-701.1/3","title":"NEW USE OCCUPIED PRIOR TO CO","status":"COMPLIED","resolutionDate":"2025-10-01","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2024-096025","date":"2024-12-02","code":"A-301.1.5","title":"ZONING AND USE REGISTRATION PERMITS","status":"COMPLIED","resolutionDate":"2025-10-01","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-096411","date":"2024-12-02","code":"PM15-603.1","title":"MECHANICAL- MECHANICAL EQUIPMENT","status":"COMPLIED","resolutionDate":"2025-10-01","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"438411","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2014-06-21","completedDate":"2014-08-05","violations":[{"number":"3226279","date":"2014-06-21","code":"FC-906.2/1","title":"FIRE EXTING-INSTALL R2","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3226280","date":"2014-06-21","code":"PM-102.8/1","title":"LICENSE RES CAL REQUIRED","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"438423","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2014-06-21","completedDate":null,"violations":[{"number":"3371166","date":"2014-06-21","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"438430","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2014-06-21","completedDate":"2015-02-06","violations":[{"number":"3331259","date":"2014-06-21","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2024-124388","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QUALITY OF LIFE COURTS","status":"CLOSED","createdDate":"2024-12-03","completedDate":"2025-10-01","violations":[{"number":"VI-2024-096412","date":"2024-12-02","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2025-10-01","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2024-096410","date":"2024-12-02","code":"F-315.3.1","title":"CEILING CLEARANCE\n","status":"COMPLIED","resolutionDate":"2025-10-01","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-096038","date":"2024-12-02","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"COMPLIED","resolutionDate":"2025-10-01","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-096032","date":"2024-12-02","code":"F-906.7","title":"FIRE EXTINGUISHER HANGERS & BRACKETS\n","status":"COMPLIED","resolutionDate":"2025-10-01","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-096029","date":"2024-12-02","code":"F-604.4","title":"MULTIPLUG ADAPTORS\n","status":"COMPLIED","resolutionDate":"2025-10-01","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-096028","date":"2024-12-02","code":"F-604.5 ","title":"EXTENSION CORDS\n","status":"COMPLIED","resolutionDate":"2025-10-01","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-096027","date":"2024-12-02","code":"F-604.5.1","title":"EXTENSION CORD POWER SUPPLY\n","status":"COMPLIED","resolutionDate":"2025-10-01","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-096026","date":"2024-12-02","code":"A-701.1/3","title":"NEW USE OCCUPIED PRIOR TO CO","status":"COMPLIED","resolutionDate":"2025-10-01","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2024-096025","date":"2024-12-02","code":"A-301.1.5","title":"ZONING AND USE REGISTRATION PERMITS","status":"COMPLIED","resolutionDate":"2025-10-01","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-096411","date":"2024-12-02","code":"PM15-603.1","title":"MECHANICAL- MECHANICAL EQUIPMENT","status":"COMPLIED","resolutionDate":"2025-10-01","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2014,"n":4,"worst":null},{"y":2024,"n":10,"worst":null}],"investigations":[{"caseNumber":"48824","date":"2005-11-21","type":"BC INSP","status":"FAILED"},{"caseNumber":"48824","date":"2006-05-01","type":"BC INSP","status":"PASSED"},{"caseNumber":"438423","date":"2014-06-21","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"438430","date":"2014-06-21","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"438411","date":"2014-06-21","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"438411","date":"2014-08-04","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"438430","date":"2014-09-17","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"438423","date":"2014-09-17","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"438423","date":"2014-10-23","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"438430","date":"2014-10-23","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"CF-2024-124388","date":"2024-12-05","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-124388","date":"2025-10-01","type":null,"status":"PASSED"}],"inspYears":[{"y":2005,"fails":1,"passes":0},{"y":2006,"fails":0,"passes":1},{"y":2014,"fails":5,"passes":1},{"y":2024,"fails":1,"passes":0},{"y":2025,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.96093156151855,"lng":-75.24069642622476,"geom":{"type":"Polygon","coordinates":[[[-75.240517649,39.960910083],[-75.240526652,39.960865387],[-75.240884284,39.960909752],[-75.240865636,39.960997791],[-75.240508512,39.960953277],[-75.240517649,39.960910083]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2024-032523","type":"Fire Alarm Certification","inspectionDate":"2024-12-06","result":"Certified","expirationDate":"2025-12-06","buildingId":"1471090"},{"number":"BC-2026-002280","type":"Fire Alarm Certification","inspectionDate":"2026-01-24","result":"Certified","expirationDate":"2027-01-24","buildingId":"1471090"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19139","beds":null,"baths":null,"stories":null,"lotArea":3200,"zoning":"CMX3","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"6","intCond":"6","garage":null,"homestead":false,"mail":"2022 MACLARIE LN, BROOMALL PA, 19008","mailOut":true,"appeals":[{"type":"LIRB Violation Appeal","grounds":"See Attached","status":"Closed","outcome":"Withdrawn","date":"2025-09-26","number":"HA-2024-005221","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":63400,"taxable":63400,"land":48000,"improvement":15400,"taxableLand":48000,"taxableImprovement":15400,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":63400,"taxable":63400,"land":48000,"improvement":15400,"taxableLand":48000,"taxableImprovement":15400,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":81600,"taxable":81600,"land":16320,"improvement":65280,"taxableLand":16320,"taxableImprovement":65280,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":84000,"taxable":84000,"land":16471,"improvement":67529,"taxableLand":16471,"taxableImprovement":67529,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":84800,"taxable":84800,"land":16628,"improvement":68172,"taxableLand":16628,"taxableImprovement":68172,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":84800,"taxable":84800,"land":16628,"improvement":68172,"taxableLand":16628,"taxableImprovement":68172,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":84800,"taxable":84800,"land":16628,"improvement":68172,"taxableLand":16628,"taxableImprovement":68172,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":71300,"taxable":71300,"land":14200,"improvement":57100,"taxableLand":14200,"taxableImprovement":57100,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":71300,"taxable":71300,"land":14200,"improvement":57100,"taxableLand":14200,"taxableImprovement":57100,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":131400,"taxable":131400,"land":26280,"improvement":105120,"taxableLand":26280,"taxableImprovement":105120,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":131400,"taxable":131400,"land":26280,"improvement":105120,"taxableLand":26280,"taxableImprovement":105120,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":162200,"taxable":162200,"land":32400,"improvement":129800,"taxableLand":32400,"taxableImprovement":129800,"exemptLand":0,"exemptImprovement":0}],"taxNow":1839,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"582742","date":"2015-02-19","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"FOR PRESCRIPTIVE ALTERATIONS WITHIN EXIST. THREE (3) STORY ABOVE GRADE PLANE MERCANTILE BUILDING (W. VACANT UPPER FLOORS) TO INCLUDE ERECTION OF PARTITION WALLS TO CREATE TENANT SPACES & INSTALLATION OF NEW STAIRWAY; BUILDING IS NOT FULLY SPRINKLERED. SEPARATE PERMIT REQUIRED FOR CERTIFICATE OF OCCUPANCY (CO) FOR PROPOSED TENANT SPACES, MECHANICAL, ELECTRICAL, & PLUMBING WORK."},{"number":"608943","date":"2015-05-08","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-12-16","scope":"INSTALL 2-TOILET, 2-MOP SINK, 2-LAVS, & 2-15 GAL WATER HEATERS THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004 (RETAIL SALES)"},{"number":"607011","date":"2015-06-02","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALL ONE THREE-ZONE FIRE ALARM SYSTEM WITH BATTERY BACKUP. 10 HORN SROBES, 10 SMOKE DETE3CTORS, 2 PULL STATIONS. INSTALL ONE100 AMP SUB PANEL AND 20 ADDITIONAL LIGHTING FIXTURES AND 2 3-WAY SWITCHING CIRCUITS AS PER 2008 NEC AND NFPA 70 (WEST DISTRICT)"},{"number":"749933","date":"2017-01-13","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2017-01-13","scope":"OFFICE FOR OUT PATIENT SUBSTANCE ABUSE COUNSELING PROGRAM DRUG FREE."},{"number":"764379","date":"2017-08-23","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2018-03-14","scope":"FOR ISSUANCE OF CERTIFICATE OF OCCUPANCY FOR GROUND FLOOR. NO WORK ON THIS PERMIT."},{"number":"ZP-2024-012715","date":"2024-12-18","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Retail Sales - Consumer Goods; Public, Civic, and Institutional - Religious Assembly"},{"number":"ZP-2024-012755","date":"2024-12-19","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Office - Business and Professional"},{"number":"AP-2025-000136","date":"2025-04-04","work":"Certificate of Occupancy (CO) (may inclu…","type":"Administrative","description":"Administrative Permit","status":"Completed","completedDate":"2025-05-30","scope":"FOR A CERTIFICATE OF OCCUPANCY FOR THE FIRST FLOOR OF AN EXISTING BUILDING WITH TWO (2) TENANT SPACES AS FOLLOWS: 31 S 60TH STREET - B OCCUPANCY (SMALL RELIGIOUS ASSEMBLY SPACE) 33 S 60TH STREET - M OCCUPANCY (RETAIL SALES) NO ALTERATIONS WORK UNDER THIS PERMIT."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2015,"k":"permit","w":"Major alteration"},{"y":2015,"k":"permit","w":"Plumbing"},{"y":2015,"k":"permit","w":"Electrical"},{"y":2017,"k":"permit","w":"Use"},{"y":2017,"k":"permit","w":"Administrative"},{"y":2024,"k":"viol","w":"10 L&I violations"},{"y":2024,"k":"insp","w":"Inspection failed"},{"y":2024,"k":"permit","w":"Change of Use"},{"y":2024,"k":"permit","w":"Change of Use"},{"y":2025,"k":"permit","w":"Certificate of Occupancy (CO) (may inclu…"},{"y":2025,"k":"insp","w":"Inspection passed"},{"y":2025,"k":"appeal","w":"Appeal withdrawn"}],"rented":false,"licenses":[{"number":"349569","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"MIA C DAVIS (T/A DBA THRIFT ONE)","legalName":"MIA C DAVIS","address":"31-33 S 60TH ST","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2006-01-23","latestIssueDate":"2011-05-10","expirationDate":"2012-04-30","inactiveDate":"2012-12-22"}],"licenseActivity":[{"number":"349569","type":"Food Establishment, Retail Permanent Location","businessName":"MIA C DAVIS (T/A DBA THRIFT ONE)","legalName":"MIA C DAVIS","issuedDate":"2006-01-23","latestIssueDate":"2011-05-10","closureDate":"2012-12-22","expirationDate":"2012-04-30","inactiveDate":"2012-12-22","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":["3 permit events since 2023","1 zoning/board appeal 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":"Use permit #749933: COMPLETED. The history also contains “NEW USE OCCUPIED PRIOR TO CO.”","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: 582742 (EXPIRED).","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":"7 failed, 3 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Oct 1, 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 Establishment, Retail Permanent Location #349569: Inactive since Dec 22, 2012","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 14 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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Jan 24, 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/"}]}