{"asOf":"2026-07-28T13:22:53.570Z","block":"1100-1199 S FRONT ST","blockUrl":"https://philadelphia.blockreport.homes/block/1100-1199-s-front-st","address":"1120-24 S FRONT ST","parcelNumber":"871265200","source":"https://property.phila.gov/?p=871265200","ownerType":"investor","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"Y30","buildingCodeNew":"247","buildingClass":"STR/OFF+APT 2 STY MASONRY","buildingClassNew":"VETERINARY CLINIC","useLabel":"Apartment building","owner":"OTS2 LP","coOwner":null,"marketValue":1756100,"landAssessment":351200,"improvementAssessment":1404900,"livableArea":8960,"yearBuilt":2012,"lastSale":{"price":3100000,"date":"2016-07-06T04:00:00Z"},"openViolations":0,"violations":[{"number":"1803039","date":"2010-08-19","code":"A-301.1/56","title":"PERMP- INST SANITARY PIPE SYS","status":"COMPEXCP","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"249622","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DS","status":"CLOSED","createdDate":"2010-08-31","completedDate":"2010-10-05","violations":[{"number":"1803039","date":"2010-08-19","code":"A-301.1/56","title":"PERMP- INST SANITARY PIPE SYS","status":"COMPEXCP","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2010,"n":1,"worst":null}],"investigations":[{"caseNumber":"249622","date":"2010-08-31","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"249622","date":"2010-10-05","type":"BP_BLDG","status":"PASSED"}],"inspYears":[{"y":2010,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.93187632040969,"lng":-75.14637505229122,"geom":{"type":"Polygon","coordinates":[[[-75.14618439,39.931918062],[-75.146211886,39.931787373],[-75.146564568,39.931833697],[-75.146537335,39.931965746],[-75.14618439,39.931918062]]]},"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":4800,"zoning":"I2","grade":"B","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"301 VETERANS HIGHWAY, LEVITTOWN PA, 19056","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE RELOCATION OF LOT LINES TO CREATE ONE LOT FROM TWO LOTS EXISTING AS ONE BRT ACCOUNT NUMBER, FOR THE REMOVAL OF EXISTING ROOF, ERECTION OF A SECOND STORY (MAXIMUM HEIGHT NTE 26 FEET), FOR A TAKE OUT RESTAURANT WITH SEATING FOR","status":"CLOSED","outcome":"Granted","date":"2010-05-20","number":"5880","relatedPermit":"139848"},{"type":"Zoning board appeal","grounds":"SPECIAL EXCEPTION FOR VETERINARY HOSPITAL (BOARDING AND OTHER SERVICES) ON 1ST FLOOR IN THE SAME BUILDING WITH EXISTING TWO (2) FAMILY DWELLING ABOVE IN AN EXISTING STRUCTURE.","status":"OPEN","outcome":"Granted","date":"2016-01-13","number":"26406","relatedPermit":"648358"},{"type":"Building standards appeal","grounds":"ON 04/29/2016, THE DEPARTMENT OF LICENSES AND INSPECTIONS ISSUED A NOTICE OF REFUSAL FOR APPLICATION #688023.","status":"CLOSED","outcome":"APPROVED","date":"2016-06-13","number":"27914","relatedPermit":"685517"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":864000,"taxable":864000,"land":120000,"improvement":744000,"taxableLand":120000,"taxableImprovement":744000,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":864000,"taxable":864000,"land":120000,"improvement":744000,"taxableLand":120000,"taxableImprovement":744000,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":2635000,"taxable":2635000,"land":658750,"improvement":1976250,"taxableLand":658750,"taxableImprovement":1976250,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":2076400,"taxable":2076400,"land":415280,"improvement":1661120,"taxableLand":415280,"taxableImprovement":1661120,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":2097100,"taxable":2097100,"land":419420,"improvement":1677680,"taxableLand":419420,"taxableImprovement":1677680,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":2097100,"taxable":2097100,"land":419420,"improvement":1677680,"taxableLand":419420,"taxableImprovement":1677680,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":2097100,"taxable":2097100,"land":419420,"improvement":1677680,"taxableLand":419420,"taxableImprovement":1677680,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":1467600,"taxable":1467600,"land":293520,"improvement":1174080,"taxableLand":293520,"taxableImprovement":1174080,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":1467600,"taxable":1467600,"land":293520,"improvement":1174080,"taxableLand":293520,"taxableImprovement":1174080,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":1560600,"taxable":1560600,"land":312120,"improvement":1248480,"taxableLand":312120,"taxableImprovement":1248480,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":1560600,"taxable":1560600,"land":312120,"improvement":1248480,"taxableLand":312120,"taxableImprovement":1248480,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":1756100,"taxable":1756100,"land":351200,"improvement":1404900,"taxableLand":351200,"taxableImprovement":1404900,"exemptLand":0,"exemptImprovement":0}],"taxNow":21845,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"139848","date":"2010-05-25","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2010-05-25","scope":"ERECTION OF A ONE STORY ADDITION TO AN EXISTING ONE STORY STRUCTURE FOR USE AS AN RESTAURANT EAT IN AND TKE OUT AND 4 APARTMENTS ON 2ND FLOOR"},{"number":"297184","date":"2010-09-09","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2010-10-05","scope":"CAST IRON CURB TRAP/PVC FRESH AIR INLET PA ONE CALL #2010-2300961 AND 2010-2300960"},{"number":"325519","date":"2011-02-17","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2011-04-08","scope":"INTERIOR DEMOLITION OF INTERIOR PARTITIONS OF EXISTING OFFICES & RESTROOM."},{"number":"327607","date":"2011-03-02","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2011-04-08","scope":"DEMO OF THE ROOF OF EXISTING ONE STORY BLDG"},{"number":"329104","date":"2011-03-10","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2012-05-18","scope":"INSTALL 11 WATER CLOSET,12 LAV,2 URINAL,7 FLOOR DRAINS,1 MOP SINK,1 DISH WASHER,1 3 COMP SINK,1 FOOD PREPARE SINK,3 BATH TOP,2 SHOWER,2 KITCHEN SINK,3 ROOFING DRAIN,2 GREASE TRAP,1 HOT WATER HEATER"},{"number":"332722","date":"2011-04-07","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2012-05-18","scope":"NEW HVAC."},{"number":"322878","date":"2011-04-07","work":"Addition","type":"BP_ADDITON","description":"ADDITION PERMIT","status":"COMPLETED","completedDate":"2012-05-18","scope":"ERECTION OF A 2ND STORY FOR USE AS A 2FD ABOVE THE NEW RESTAURANT."},{"number":"332721","date":"2011-04-07","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2012-05-18","scope":"ALTERATION THE 1ST FLOOR AS THE PLANS.SEE THE PLANS @ A/P#322878."},{"number":"375860","date":"2011-11-28","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2012-05-18","scope":"INSTALL 1 1/2 WATER SERVICE - PA1 CALL# 2011-3320981"},{"number":"383813","date":"2012-02-28","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2012-05-18","scope":"INSTALL A 26'0\" HOOD, DUCTWORK, FANS FOR A RESTAURANT ON THE FIRST FLOOR. SEPARATE PERMIT REQUIRED FOR KITCHEN FIRE SUPPRESSION."},{"number":"385099","date":"2012-02-28","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2012-05-18","scope":"INSTALL TWO (BFR-15 BUCKEYE) FIRE SUPPRESSION SYSTEMS FOR HOOD."},{"number":"399632","date":"2012-04-17","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2012-04-17","scope":"FOR THE ERECTION OF AN INTERNALLY ILLUMINATED CHANNEL LETTER SIGN."},{"number":"360028","date":"2012-04-24","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2012-07-27","scope":"NEW FIRE ALARM AS PER NFPA 72 - 1 NEW 600 AMP SERVICE AND ELCTRICAL FIT OUT OF 2 APARTMENTS AND 1 COMMERCIAL SPACE AS PER 2008 NEC"},{"number":"402478","date":"2012-05-03","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2012-05-18","scope":"ERECT A FLAT WALL SIGN AS PER PLANS."},{"number":"402150","date":"2012-05-09","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2012-05-18","scope":"APPLICATION FOR LAWFUL OCCUPANCY SIGN FOR 90 PERSONS IN RESTAURANT. CERTIFICATE OF OCCUPANCY IS REQUIRED PRIOR TO OCCUPANCY."},{"number":"369334","date":"2012-05-11","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2012-05-18","scope":"INSTALLATION OF FIRE SPRINKLER SYSTEMS THROUGHOUT TWO STORY BLDG."},{"number":"648358","date":"2016-01-26","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2016-01-26","scope":"FOR BOARDING AND OTHER SERVICES ON 1ST FLOOR IN THE SAME BUILDING WITH EXISTING TWO (2) FAMILY DWELLING ABOVE IN AN EXISTING STRUCTURE. NO SIGN ON THIS PERMIT."},{"number":"685517","date":"2016-06-30","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2017-03-22","scope":"FOR LEVEL II ALTERATIONS TO EXISTING STRUCTURE TO INCLUDE DEMO AND CONSTRUCTION OF INTERIOR PARTITIONS, INCLUDING A BREACH IN PARTY WALL BETWEEN 1114-18 AND 1120 S. FRONT STREET TO EXPAND VETERINARY CLINIC, AS PER APPROVED PLANS."},{"number":"708316","date":"2016-07-19","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2017-03-20","scope":"EZ PERMIT SPRINKLER RELOCATION (NFPA 13) - FOR THE RELOCATION OF SPRINKLER HEADS AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS."},{"number":"715674","date":"2016-08-23","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-03-20","scope":"INSTALL PLUMBING FIXTURES, CONNECT TO EXISTIGN SOIL, WASTE VECNT AND WATER PIPING.THE INSTALLATION WILL COMPLY WITH THE PHILADEPHIA PLUMBING CODE 2004"},{"number":"715669","date":"2016-09-23","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2017-03-20","scope":"HVAC INSTALLATION INCLUDES 2 NEW ROOF TOP A/C/ UNITS WITH DUCTING AND ONE SPLIT SYSTEMS."},{"number":"717318","date":"2016-09-29","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-03-21","scope":"RENOVATION OF BUILDING FOR VETERINARY USE. EXISTING SERVICE TO BE REUSED AND EXTENDED TO NEW PANELS. NEW LIGHTING, RECEPTACLES AND PLUGMOLD. POWER PROVIDED TO CT EQUIPMENT AS PER 2008 NEC (SOUTH DISTRICT) NO FIRE ALARM ON THIS PERMIT"},{"number":"752736","date":"2017-01-19","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2017-02-07","scope":"FOR OCCUPATION OF THE SOUTH SIDE OF THE BUILDING WHILE CONSTRUCTION IS COMPLETED ON THE NORTH SIDE OF THE BUILDING."},{"number":"751606","date":"2017-01-24","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-03-21","scope":"RENOVATIONS OF BUILDING FOR VETINARY USE. REPLACE EXISTING FIRE ALARM PANEL WITH UPDATED PANEL IN NEW LOCATION. CONNECT EXISTING DEVICES BEING REUSED TO NEW PANEL. INSTALL NEW SMOKE DETECTORS, NOTIFICATION DEVICES AND CONTROL MODULES ON FIRST FLOOR AS PER 2008 NEC (SOUTH DISTRICT)"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2012,"k":"permit","w":"Suppression"},{"y":2016,"k":"appeal","w":"Appeal granted"},{"y":2016,"k":"permit","w":"Use"},{"y":2016,"k":"appeal","w":"Appeal approved"},{"y":2016,"k":"permit","w":"Major alteration"},{"y":2016,"k":"sale","p":3100000},{"y":2016,"k":"permit","w":"Suppression"},{"y":2016,"k":"permit","w":"Plumbing"},{"y":2016,"k":"permit","w":"Mechanical"},{"y":2016,"k":"permit","w":"Electrical"},{"y":2017,"k":"permit","w":"Administrative"},{"y":2017,"k":"permit","w":"Electrical"}],"rented":false,"licenses":[{"number":"557336","type":"Dumpster License - Private Property","status":"Active","businessName":"MEKONG RIVER RESTAURANT LLC","legalName":"MEKONG RIVER RESTAURANT LLC","address":"1120-24 S FRONT ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2012-03-09","latestIssueDate":"2013-08-01","expirationDate":null,"inactiveDate":null},{"number":"564836","type":"Food Preparing and Serving (30+ SEATS)","status":"Inactive","businessName":"MEKONG RIVER RESTAURANT LLC","legalName":"MEKONG RIVER RESTAURANT LLC","address":"1120-24 S FRONT ST","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2012-05-21","latestIssueDate":"2015-04-21","expirationDate":"2016-04-30","inactiveDate":"2016-06-29"},{"number":"606461","type":"Sidewalk Cafe","status":"Inactive","businessName":"MEKONG RIVER RESTAURANT LLC","legalName":"MEKONG RIVER RESTAURANT LLC","address":"1120-24 S FRONT ST","revenueCode":"3123","rentalCategory":null,"units":null,"issuedDate":"2013-10-01","latestIssueDate":"2015-06-25","expirationDate":"2016-06-30","inactiveDate":"2016-08-29"},{"number":"684184","type":"Rental","status":"Inactive","businessName":"GIANG & SONS REAL ESTATE HOLDING LLC","legalName":"GIANG & SONS REAL ESTATE HOLDING LLC","address":"1120-24 S FRONT ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2015-11-17","latestIssueDate":"2015-11-17","expirationDate":"2016-11-30","inactiveDate":"2017-01-29"}],"licenseActivity":[{"number":"684184","type":"Rental","businessName":"GIANG & SONS REAL ESTATE HOLDING LLC","legalName":"GIANG & SONS REAL ESTATE HOLDING LLC","issuedDate":"2015-11-17","latestIssueDate":"2015-11-17","closureDate":"2017-01-29","expirationDate":"2016-11-30","inactiveDate":"2017-01-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"606461","type":"Sidewalk Cafe","businessName":"MEKONG RIVER RESTAURANT LLC","legalName":"MEKONG RIVER RESTAURANT LLC","issuedDate":"2013-10-01","latestIssueDate":"2015-06-25","closureDate":"2016-08-29","expirationDate":"2016-06-30","inactiveDate":"2016-08-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"564836","type":"Food Preparing and Serving (30+ SEATS)","businessName":"MEKONG RIVER RESTAURANT LLC","legalName":"MEKONG RIVER RESTAURANT LLC","issuedDate":"2012-05-21","latestIssueDate":"2015-04-21","closureDate":"2016-06-29","expirationDate":"2016-04-30","inactiveDate":"2016-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"557336","type":"Dumpster License - Private Property","businessName":"MEKONG RIVER RESTAURANT LLC","legalName":"MEKONG RIVER RESTAURANT LLC","issuedDate":"2012-03-09","latestIssueDate":"2013-08-01","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-27","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #26406: OPEN · Granted; related permit 648358. Use permit #139848: 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":"1 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Oct 5, 2010.","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":"7 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":"Food Preparing and Serving (30+ SEATS) #564836: Inactive since Jun 29, 2016; Sidewalk Cafe #606461: Inactive since Aug 29, 2016","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 1 historical violation across 1 case.","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/"}]}