{"asOf":"2026-07-28T21:09:20.489Z","block":"200-299 S 20TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/200-299-s-20th-st","address":"260 S 20TH ST","parcelNumber":"871073700","source":"https://property.phila.gov/?p=871073700","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":"JIANG SU BIN","coOwner":"LIN BO MENG","marketValue":887500,"landAssessment":177500,"improvementAssessment":710000,"livableArea":2910,"yearBuilt":1800,"lastSale":{"price":1180000,"date":"2015-05-29T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2021-008862","date":"2021-02-19","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"CLOSED","resolutionDate":"2021-02-19","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2021-008863","date":"2021-02-19","code":"A-302.10/3","title":"WORK OUTSIDE OF SCOPE","status":"CLOSED","resolutionDate":"2021-02-19","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2021-008952","date":"2021-02-19","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2022-04-07","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}],"violationCases":[{"number":"CF-2021-011610","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2021-02-19","completedDate":"2021-02-19","violations":[{"number":"VI-2021-008862","date":"2021-02-19","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"CLOSED","resolutionDate":"2021-02-19","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2021-008863","date":"2021-02-19","code":"A-302.10/3","title":"WORK OUTSIDE OF SCOPE","status":"CLOSED","resolutionDate":"2021-02-19","resolution":"CLOSED - WRITTEN IN ERROR"}]},{"number":"CF-2021-011761","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2021-02-19","completedDate":"2022-04-07","violations":[{"number":"VI-2021-008952","date":"2021-02-19","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2022-04-07","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]}],"violYears":[{"y":2021,"n":3,"worst":null}],"investigations":[{"caseNumber":"CF-2021-011610","date":"2021-02-19","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-011610","date":"2021-02-19","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-011761","date":"2021-02-19","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-011761","date":"2021-04-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-011761","date":"2021-08-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-011761","date":"2022-04-07","type":null,"status":"PASSED"}],"inspYears":[{"y":2021,"fails":4,"passes":1},{"y":2022,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.94864168074172,"lng":-75.17443841789276,"geom":{"type":"Polygon","coordinates":[[[-75.174313889,39.948650955],[-75.174323589,39.948604989],[-75.174563819,39.948633176],[-75.174554732,39.948677851],[-75.174313889,39.948650955]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2022-008156","type":"Fire Alarm Certification","inspectionDate":"2022-06-10","result":"Certified","expirationDate":"2023-06-10","buildingId":"1451601"},{"number":"BC-2023-015919","type":"Fire Alarm Certification","inspectionDate":"2023-06-07","result":"Certified","expirationDate":"2024-06-07","buildingId":"1451601"},{"number":"BC-2024-019183","type":"Fire Alarm Certification","inspectionDate":"2024-06-17","result":"Certified","expirationDate":"2025-06-17","buildingId":"1451601"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19103","beds":null,"baths":null,"stories":3,"lotArea":1119,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"2524 S HANCOCK ST, PHILADELPHIA PA, 19148","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE DEMOLITION OF A ONE STORY PORTION FOR THE ERCTION OF A ONE STORY ADDITION TO AN EXISTING THREE STORY STRUCTURE FOR PROPOSED PERSONEL SERVICES ON THE FIRST FLOOR OF  AN EXISTING STRUCTURE, WITH TWO PREVIOUSLY APPROVED DWELLING","status":"OPEN","outcome":"Granted","date":"2017-11-01","number":"30706","relatedPermit":"780369"},{"type":"Zoning board appeal","grounds":"PERMIT FOR THE DEMOLITION OF A REAR AND SIDE PORTION OF AN EXISTING ATTACHED STRUCTURE AND FOR THE ERECTION OF ADDITIONS WITH A ROOF DECK (AT THE REAR SECOND FLOOR LEVEL) AND A BALCONY (AT THE REAR THRID FLOOR LEVEL). SIZE AND LOCATIONS AS ","status":"OPEN","outcome":"Granted","date":"2019-03-13","number":"35738","relatedPermit":"919260"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":611100,"taxable":611100,"land":223800,"improvement":387300,"taxableLand":223800,"taxableImprovement":387300,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":611100,"taxable":611100,"land":223800,"improvement":387300,"taxableLand":223800,"taxableImprovement":387300,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":708100,"taxable":708100,"land":141620,"improvement":566480,"taxableLand":141620,"taxableImprovement":566480,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":729300,"taxable":729300,"land":145860,"improvement":583440,"taxableLand":145860,"taxableImprovement":583440,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":736500,"taxable":736500,"land":147300,"improvement":589200,"taxableLand":147300,"taxableImprovement":589200,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":736500,"taxable":736500,"land":147300,"improvement":589200,"taxableLand":147300,"taxableImprovement":589200,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":736500,"taxable":736500,"land":147300,"improvement":589200,"taxableLand":147300,"taxableImprovement":589200,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":969000,"taxable":969000,"land":193800,"improvement":775200,"taxableLand":193800,"taxableImprovement":775200,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":969000,"taxable":969000,"land":193800,"improvement":775200,"taxableLand":193800,"taxableImprovement":775200,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":928800,"taxable":928800,"land":185760,"improvement":743040,"taxableLand":185760,"taxableImprovement":743040,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":928800,"taxable":928800,"land":185760,"improvement":743040,"taxableLand":185760,"taxableImprovement":743040,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":887500,"taxable":887500,"land":177500,"improvement":710000,"taxableLand":177500,"taxableImprovement":710000,"exemptLand":0,"exemptImprovement":0}],"taxNow":13001,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"780369","date":"2017-12-28","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2017-12-28","scope":"NEW 1 ONE STORY ADDITION ON THE SIDE OF THE PROPERTY AND CHANGE OF USE OF THE 1ST FLOOR TO NAIL SALON."},{"number":"847611","date":"2018-05-02","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2022-08-12","scope":"LEVEL II ALTERATIONS TO INCLUDE REAR-SIDE ADDITION AT THE FIRST FLOOR LEVEL TO CREATE A SHELL COMMERCIAL SPACE (FIT-OUT PERMIT REQUIRED PRIOR TO OCCUPANCY) ON THE FIRST FLOOR OF AN EXISTING BUILDING WITH EXISTING TWO-FAMILY DWELLING ABOVE (NO WORK) AS PER APPROVED PLANS. BUILDING NOT REQUIRED TO BE SPRINKLERED. **SEPARATE PERMITS REQUIRED FOR MEP WORK**"},{"number":"919260","date":"2019-04-09","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2019-04-09","scope":"FOR THE DEMOLITION OF A REAR AND SIDE PORTION OF AN EXISTING ATTACHED STRUCTURE AND FOR THE ERECTION OF AN ADDITION WITH A ROOF DECK AT THE REAR SECOND FLOOR LEVEL AND A BALCONY AT THE REAR THIRD FLOOR LEVEL.SIZE AND LOCATION AS SHOWN IN APPLICATION/PLAN. FOR USE AS PERSONAL SERVICES AT THE GROUND LEVEL AND TWO-FAMILY HOUSEHOLD LIVING ABOVE."},{"number":"CP-2020-001459","date":"2020-08-14","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-10-03","scope":"DEMOLITION OF REAR AND SIDE PORTION OF EXISTING ATTACHED STRUCTURE AND ERECTION OF THREE STORY REAR AND SIDE ADDITION WITH ROOF DECK AND BALCOY ON THE THIRD FLOOR AS PER APPROVED PLAN AND phc APPROVAL. FOR USE AS PERSONAL SERVICES ON THE FIRST FLOOR AND TWO FAMILY HOUSEHOLD LIVING ON THE SECOND AND THIRD FLOOR. AMEND ORIGINAL PERMIT as 9/7/2021 TO REVISE THE STRUCTURAL MOMENT FRAME AND FILE CONDITION DETAIL AS PER APPROVED PLAN"},{"number":"PP-2020-009590","date":"2020-10-01","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-08-18","scope":"5 WATER CLOSETS, 5 LAVATORY, 4 SHOWER, HOSE BIBB, 2 KITCHEN, 2 HWH, 2 LAUNDRY AND ROOF DRAIN"},{"number":"MP-2020-004291","date":"2020-10-08","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-08-15","scope":"FOR THE INSTALLATION OF A NEW HVAC SYSTEMS, ASSOCIATED DUCT WORK, OUTDOOR UNITS, AND TWENTY THREE (23) REGISTERS/DIFFUSERS AS PER APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR ELECTRICAL, PLUMBING, FIRE SUPPRESSION"},{"number":"EP-2020-008053","date":"2020-11-20","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-07-13","scope":"TOTAL REWIRE TO INCLUDE RECEPTACLE OUTLETS, SWITCHES, LIGHTNINGS, GFCIS, APPLIANCES AND DISCONNECTS CONNECTING TO (2) 100 AMP PANEL, (1) 200 AMP PANEL AND (1) 60 AMP PANEL CONNECTING TO NEW 400 AMP 120/240 VOLTS SINGLE PHASE INCOMING SERVICES AND ALL NECESSARY BONDING AND GROUNDING AS PER 2017 NEC NEW FIRE ALARM INSTALLATION TO INCLUDE HORN, STROBE, SMOKE AND PULL STATION CONNECTING TO NEW FIRE ALARM PANEL AS PER NFPA72"},{"number":"ZP-2021-004718","date":"2021-05-07","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Personal Services"},{"number":"ZP-2021-006681","date":"2021-06-23","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Personal Services"},{"number":"CP-2021-003592","date":"2021-07-21","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-10-03","scope":"FOR LEVEL II ALTERATION TO CREATE A PERSONAL SERVICE (NAIL SALON) ON THE FIRST FLOOR AND BASEMENT WITHIN THE EXISTING STRUCTURE. BUILDING IS FULLY SPRINKLERED. SEPARATE PERMITS REQUIRED FOR M.E.P.S WORK. AMENDMENT TO CHANGE FLOOR LAYOUT AS PER APPROVED PLANS."},{"number":"FP-2021-001645","date":"2021-09-21","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2022-08-15","scope":"FOR THE INSTALLATION OF A FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 2016, STANDARD 13 TO INCLUDE A 2-INCH DIAMETER SERVICE LINE AND 2.5-INCH DIAMETER BACKFLOW PREVENTION ASSEMBLY."},{"number":"PP-2021-020049","date":"2021-10-27","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-11-19","scope":"Replace sewer line from 5 inch curb trap to foundation wall"},{"number":"EP-2021-013532","date":"2021-12-17","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-09-20","scope":"WIRING TO INCLUDE SWITCHES, LIGHTING, RECEPTACLES, EMERGENCY, EXIT LIGHTING AND GFCI CONNECTING TO 200 AMP, 3 PHASE, 120/240 VOLTS PANEL AS PER ENGINEER PLANS. ALL NECESSARY BONDING AND GROUNDING AS PER APPROVED DRAWINGS-2017 NEC. **NO FIRE ALARM IS ON THIS PERMIT**"},{"number":"PP-2021-021716","date":"2021-12-17","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-09-30","scope":"2 wc, hwh, 3 lav, 1 sink and 9 ped sinks"},{"number":"MP-2021-007692","date":"2021-12-17","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-09-30","scope":"FOR THE INSTALLATION OF NEW HVAC SYSTEMS TO INCLUDE APPLIANCES, REGISTERS / DIFFUSERS / GRILLES, AND MANICURE / PEDICURE STATION SOURCE CAPTURE SYSTEMS SERVING A NEW PERSONAL SERVICES (NAIL SALON) OCCUPANCY. ALL WORK TO BE DONE PER PLANS AND IN ACCORDANCE WITH 2018 IMC. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. IF SITE CONDITIONS VARY, CONTACT DESIGN ENGINEER PRIOR TO START OF WORK. SEE CP-2021-003592 FOR ASSOCIATED TENANT FIT-OUT BUILDING PERMIT."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Change of Use"},{"y":2021,"k":"permit","w":"Change of Use"},{"y":2021,"k":"viol","w":"3 L&I violations"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"insp","w":"L&I: 4 failed, 1 passed"},{"y":2021,"k":"permit","w":"Addition and/or Alterations"},{"y":2021,"k":"permit","w":"Alterations"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Alterations"},{"y":2021,"k":"permit","w":"Addition and/or Alterations"},{"y":2022,"k":"insp","w":"Inspection passed"}],"rented":true,"licenses":[{"number":"199529","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"WEINER REBA C","legalName":"WEINER REBA C","address":"260 S 20TH ST","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2004-04-19","latestIssueDate":"2004-04-19","expirationDate":"2005-04-30","inactiveDate":"2005-12-23"},{"number":"913613","type":"Rental","status":"Active","businessName":"Bo Meng Lin and Su Bin Jiang","legalName":"Bo Meng Lin and Su Bin Jiang","address":"260 S 20TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2023-01-03","latestIssueDate":"2025-12-03","expirationDate":"2027-01-02","inactiveDate":null}],"licenseActivity":[{"number":"913613","type":"Rental","businessName":"Bo Meng Lin and Su Bin Jiang","legalName":"Bo Meng Lin and Su Bin Jiang","issuedDate":"2023-01-03","latestIssueDate":"2025-12-03","closureDate":null,"expirationDate":"2027-01-02","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"199529","type":"Food Establishment, Retail Permanent Location","businessName":"WEINER REBA C","legalName":"WEINER REBA C","issuedDate":"2004-04-19","latestIssueDate":"2004-04-19","closureDate":"2005-12-23","expirationDate":"2005-04-30","inactiveDate":"2005-12-23","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-27","units":2,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #30706: OPEN · Granted; related permit 780369. Use permit #780369: 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":"1 permit not marked completed: 847611 (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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Jun 17, 2025","why":"Fire-protection certifications apply to the named system and inspection period only; they are not a whole-building safety certificate. Philadelphia generally requires annual sprinkler, standpipe, fire-alarm, special-hazard, and emergency-power inspections where those systems exist.","action":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"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-license","level":"verify","title":"A rental license does not transfer with the deed","finding":"1 active Rental License record matched.","why":"If dwelling space is rented, the buyer must obtain a new annual Rental License; the seller’s license is not transferable. New applications require proof of ownership and legal occupancy, tax compliance, no open L&I violations, and lead compliance where applicable.","action":"Plan the buyer’s replacement license before settlement.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1800 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"4 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Apr 7, 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Establishment, Retail Permanent Location #199529: Inactive since Dec 23, 2005","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 3 historical violations across 2 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/"}]}