{"asOf":"2026-07-28T12:08:54.490Z","block":"700-799 W GIRARD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/700-799-w-girard-ave","address":"713 W GIRARD AVE","parcelNumber":"871086500","source":"https://property.phila.gov/?p=871086500","ownerType":"investor","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"S30","buildingCodeNew":"820","buildingClass":"ROW W/OFF STR 2 STY MASON","buildingClassNew":"ROW MIXED-COM/RES-BLT AS RES","useLabel":"Mixed-use","owner":"ELLE & RAVEN GROUP LLC","coOwner":null,"marketValue":379400,"landAssessment":75800,"improvementAssessment":303600,"livableArea":2710,"yearBuilt":1910,"lastSale":{"price":426000,"date":"2016-12-01T05:00:00Z"},"openViolations":0,"violations":[{"number":"2931021","date":"2013-07-12","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2931024","date":"2013-07-12","code":"A-901.13/1","title":"PENALTY- NO BLDG PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2931023","date":"2013-07-12","code":"A-301.1/70","title":"PERMB- APPL EXT STUCCO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2931022","date":"2013-07-12","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3176422","date":"2014-05-05","code":"A-302.8/31","title":"LIC MUST BE AVAIL FOR INSP","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3176423","date":"2014-05-13","code":"A-302.8/30","title":"PERM - MUST POST","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3176433","date":"2014-05-13","code":"A-302.8/30","title":"PERM - MUST POST","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"391224","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DN","status":"CLOSED","createdDate":"2013-07-12","completedDate":"2016-03-04","violations":[{"number":"2931021","date":"2013-07-12","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2931024","date":"2013-07-12","code":"A-901.13/1","title":"PENALTY- NO BLDG PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2931023","date":"2013-07-12","code":"A-301.1/70","title":"PERMB- APPL EXT STUCCO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2931022","date":"2013-07-12","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"505594","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"3176422","date":"2014-05-05","code":"A-302.8/31","title":"LIC MUST BE AVAIL FOR INSP","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3176423","date":"2014-05-13","code":"A-302.8/30","title":"PERM - MUST POST","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"527898","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"3176433","date":"2014-05-13","code":"A-302.8/30","title":"PERM - MUST POST","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2013,"n":4,"worst":null},{"y":2014,"n":3,"worst":null}],"investigations":[{"caseNumber":"391224","date":"2013-07-12","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"391224","date":"2013-09-12","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"391224","date":"2016-03-04","type":"BP_BLDG","status":"PASSED"}],"inspYears":[{"y":2013,"fails":2,"passes":0},{"y":2016,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97074487896212,"lng":-75.14866204765403,"geom":{"type":"Polygon","coordinates":[[[-75.148618777,39.970870105],[-75.148632404,39.970613268],[-75.148704904,39.97061575],[-75.148691489,39.970879652],[-75.148618777,39.970870105]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19123","beds":null,"baths":null,"stories":null,"lotArea":1900,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"34 KOSTER BLVDAPT 2A, EDISON NJ, 08837","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"SPECIAL EXCEPTION FOR TAKE OUT RESTAURANT ON 1ST FLOOR IN SAME BUILDING WITH EXISTING SINGLE FAMILY DWELLING.","status":"OPEN","outcome":"Granted","date":"2017-04-12","number":"30063","relatedPermit":"757598"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":35000,"taxable":35000,"land":28500,"improvement":6500,"taxableLand":28500,"taxableImprovement":6500,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":35000,"taxable":35000,"land":28500,"improvement":6500,"taxableLand":28500,"taxableImprovement":6500,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":233300,"taxable":233300,"land":46660,"improvement":186640,"taxableLand":46660,"taxableImprovement":186640,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":251200,"taxable":251200,"land":50240,"improvement":200960,"taxableLand":50240,"taxableImprovement":200960,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":253700,"taxable":253700,"land":50740,"improvement":202960,"taxableLand":50740,"taxableImprovement":202960,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":253700,"taxable":253700,"land":50740,"improvement":202960,"taxableLand":50740,"taxableImprovement":202960,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":253700,"taxable":253700,"land":50740,"improvement":202960,"taxableLand":50740,"taxableImprovement":202960,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":439300,"taxable":439300,"land":87860,"improvement":351440,"taxableLand":87860,"taxableImprovement":351440,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":439300,"taxable":439300,"land":87860,"improvement":351440,"taxableLand":87860,"taxableImprovement":351440,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":486400,"taxable":486400,"land":97280,"improvement":389120,"taxableLand":97280,"taxableImprovement":389120,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":486400,"taxable":486400,"land":97280,"improvement":389120,"taxableLand":97280,"taxableImprovement":389120,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":379400,"taxable":379400,"land":75800,"improvement":303600,"taxableLand":75800,"taxableImprovement":303600,"exemptLand":0,"exemptImprovement":0}],"taxNow":6809,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"483519","date":"2013-07-16","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2014-01-15","scope":"APPLY CENENT STUCCO TO THE REAR WALL"},{"number":"488423","date":"2013-08-19","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2013-08-19","scope":"FIRST FLOOR USE TO VACANT COMMERCIAL. SECOND FLOOR USE TO ONE FAMILY DWELLING"},{"number":"492145","date":"2013-10-31","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2014-10-28","scope":"INTERIOR RENOVATIONS OF EXISTING BUILDING TO CORRECT VIOLATION #391224. ADDITIONAL USE REGISTRATION PERMIT AND CERTIFICATE OF OCCUPANCY PERMIT REQUIRED FOR COMMERCIAL SPACE. ADDITIONAL PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION."},{"number":"505594","date":"2013-11-12","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2014-10-28","scope":"INSTALL ONE VENT TO ROOF WITH DRAIN BRANCHES TO FIXTURES 3 WC,3 LAV,1 WATER HEATER,1 KITCHEN SINK,1 DISHWASHER,1 BATH TUB,1 WASHER AND GARBAGE DISPOSAL (MIXED USE)"},{"number":"527898","date":"2014-04-25","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALL 19 SWITCHES,4 EXIT FIXTURES,3 EGRESS FIXTURES,38 RECEPTACLES,5 LIGHT FIXTURES,14 RECESSED LIGHT FIXTURES,1 BATHROOM EXHAUST FAN AND 10 SMOKE DETECTORS. INSTALLATION SHALL COMPLY WITH ARTICLES 210.8, 210.12, 210.52 & 406.11 OF THE 2008 NEC."},{"number":"515748","date":"2014-07-02","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2014-11-04","scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS, AND MECHANICAL EQUIPMENT WITH ASSOCIATED DUCTWORK THROUGHOUT THE BUILDING. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITION VARY CONTACT ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ELECTRICAL WORK."},{"number":"540093","date":"2014-10-23","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2014-12-11","scope":"INSTALL FIRE ALARM IN VACANT COMMERCIAL AND APT ON 2ND FLOOR.INSTALL FIRE ALARM CONTROL PANEL AND 6 SMOKE DETECTORS AND 4 PULL STATIONS PER 2008 NEC & NFPA 72 (MIXED USE)"},{"number":"757598","date":"2017-04-24","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2017-04-24","scope":"FOR A TAKE OUT RESTAURANT ON 1ST FLOOR IN THE SAME BUILDING WITH EXISTING SINGLE FAMILY DWELLING ABOVE IN AN EXISTING STRUCTURE. NO SIGN ON THIS PERMIT."},{"number":"749051","date":"2017-05-12","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2017-07-18","scope":"FOR LEVEL II ALTERATIONS TO AN EXISTING TENANT SPACE ON THE FIRST FLOOR LEVEL FOR THE USE OF A MERCANTILE OCCUPANCY. ***NO CHANGE IN MEANS OF EGRESS HAZARD CATEGORY.*** ALTERATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS, PROVIDE FINISHES AND FURNISHINGS 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 REQUIRED FOR ALL OTHER WORK."},{"number":"759973","date":"2017-05-16","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2017-05-16","scope":"INSTALLING ONE ILLUMINATED WALL SIGN \"PIZZA PAPA JOHNS\" 48\"X 120 (40 SQ FT) SIZES AND LOCATIONS AS PER ATTACHED PLANS."},{"number":"759985","date":"2017-05-16","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2017-07-13","scope":"INSTALLING ONE ILLUMINATED WALL SIGN \"PIZZA PAPA JOHNS\" 48X 120\" (40 SQ FT) SIZES AND LOCATIONS AS PER ATTACHED PLANS."},{"number":"784554","date":"2017-06-13","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-07-18","scope":"ALTERATIONS: INTERIOR PLUMBING;FIXTURE REPLACEMENT; FIRST FLOOR; PIZZA TAKE OUT - THE INSTALLATION WILL COMPLY WITH THE PHILADEPHIA PLUBMING CODE 2004"},{"number":"786849","date":"2017-06-26","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-07-21","scope":"INSTALL 10-TAMPER GUARD RECEPTACLES, CAPTIVE FIRE HOOD SYSTEM, 24-2X4 LED LIGHTS, 100AMP SUB PANEL AND LOW VOLTAGE EXIT EMERGENCY LIGHTING AS PER 2008 NEC (CC DISTRICT)"},{"number":"786661","date":"2017-07-06","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2017-07-18","scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS, AND MECHANICAL EQUIPMENT WITH ASSOCIATED DUCTWORK THROUGHOUT THE BUILDING. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. *** PERMIT TO ALSO INCLUDE THE INSTALLATION OF ONE 9'-0\" COMMERCIAL KITCHEN EXHAUST HOOD, ONE (1) EXHAUST FAN, ONE (1)MAKE UP AIR FAN WITH ALL ASSOCIATED SUPPLY/EXHAUST DUCT WORK FOR KITCHEN.*** ALL WORK TO BE DONE PER APPROVED PLANS AND MANUFACTURER'S SPECIFICATION. IF FIELD CONDITION VARY CONTACT ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ELECTRICAL WORK."},{"number":"799438","date":"2017-07-13","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2017-07-20","scope":"INSTALL ONE ANSUL R-102 4.5 GALLON WET CHEMICAL COMMERCIAL KITCHEN FIRE SUPPRESSION SYSTEM"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2014,"k":"permit","w":"Electrical"},{"y":2016,"k":"insp","w":"Inspection passed"},{"y":2016,"k":"sale","p":426000},{"y":2017,"k":"appeal","w":"Appeal granted"},{"y":2017,"k":"permit","w":"Use"},{"y":2017,"k":"permit","w":"Major alteration"},{"y":2017,"k":"permit","w":"Zoning/use"},{"y":2017,"k":"permit","w":"Sign"},{"y":2017,"k":"permit","w":"Plumbing"},{"y":2017,"k":"permit","w":"Electrical"},{"y":2017,"k":"permit","w":"Mechanical"},{"y":2017,"k":"permit","w":"Suppression"}],"rented":false,"licenses":[{"number":"277492","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"GUS STAVRAKIS","legalName":"GUS STAVRAKIS","address":"713 W GIRARD AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2004-05-20","latestIssueDate":"2004-05-20","expirationDate":"2005-02-28","inactiveDate":"2012-12-22"},{"number":"750911","type":"Food Preparing and Serving","status":"Inactive","businessName":"713 W Girard Pizza LLC","legalName":"713 W Girard Pizza LLC","address":"713 W GIRARD AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2017-09-07","latestIssueDate":"2017-09-07","expirationDate":"2018-09-06","inactiveDate":"2018-11-05"},{"number":"796867","type":"Handbill Distribution","status":"Inactive","businessName":"T AND D FOOD SERVICES INC","legalName":"T AND D FOOD SERVICES INC","address":"713 W GIRARD AVE","revenueCode":"3418","rentalCategory":null,"units":null,"issuedDate":"2018-12-12","latestIssueDate":"2024-12-04","expirationDate":"2025-12-11","inactiveDate":"2026-02-09"},{"number":"800173","type":"Food Preparing and Serving","status":"Active","businessName":"T AND D FOOD SERVICES INC","legalName":"T AND D FOOD SERVICES INC","address":"713 W GIRARD AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2019-01-22","latestIssueDate":"2026-02-12","expirationDate":"2027-01-21","inactiveDate":null}],"licenseActivity":[{"number":"800173","type":"Food Preparing and Serving","businessName":"T AND D FOOD SERVICES INC","legalName":"T AND D FOOD SERVICES INC","issuedDate":"2019-01-22","latestIssueDate":"2026-02-12","closureDate":null,"expirationDate":"2027-01-21","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"796867","type":"Handbill Distribution","businessName":"T AND D FOOD SERVICES INC","legalName":"T AND D FOOD SERVICES INC","issuedDate":"2018-12-12","latestIssueDate":"2024-12-04","closureDate":"2026-02-09","expirationDate":"2025-12-11","inactiveDate":"2026-02-09","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"750911","type":"Food Preparing and Serving","businessName":"713 W Girard Pizza LLC","legalName":"713 W Girard Pizza LLC","issuedDate":"2017-09-07","latestIssueDate":"2017-09-07","closureDate":"2018-11-05","expirationDate":"2018-09-06","inactiveDate":"2018-11-05","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"277492","type":"Vacant Residential Property / Lot","businessName":"GUS STAVRAKIS","legalName":"GUS STAVRAKIS","issuedDate":"2004-05-20","latestIssueDate":"2004-05-20","closureDate":"2012-12-22","expirationDate":"2005-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-27","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 73% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $253,700 to $439,300","no permit shown in 2022-2024"],"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 #30063: OPEN · Granted; related permit 757598. Use permit #488423: COMPLETED. The history also contains “PERM Z- NEW 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":"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":"2 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Mar 4, 2016.","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":"4 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #277492: Inactive since Dec 22, 2012; Food Preparing and Serving #750911: Inactive since Nov 5, 2018; Handbill Distribution #796867: Inactive since Feb 9, 2026","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 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/"}]}