{"asOf":"2026-07-27T05:00:43.690Z","block":"2800-2899 W GIRARD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/2800-2899-w-girard-ave","address":"2833 W GIRARD AVE","parcelNumber":"871400440","source":"https://property.phila.gov/?p=871400440","ownerType":"investor","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"Y50","buildingCodeNew":"820","buildingClass":"STR/OFF+APT 3 STY MASONRY","buildingClassNew":"ROW MIXED-COM/RES-BLT AS RES","useLabel":"Apartment building","owner":"RLAS PROPERTIES LP","coOwner":null,"marketValue":571700,"landAssessment":114300,"improvementAssessment":457400,"livableArea":3256,"yearBuilt":1915,"lastSale":{"price":212000,"date":"2015-08-18T04:00:00Z"},"openViolations":0,"violations":[{"number":"3676151","date":"2015-05-28","code":"PM-302.5/1","title":"EXT A-PATHWAYS CLEAR/MAINTAIN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3678263","date":"2015-08-15","code":"PM15-304.19V","title":"DOOR AND WINDOW VACANT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4048361","date":"2016-04-20","code":"A-301.1/26","title":"PERMB- REPL ROOF COVERING","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4048360","date":"2016-04-20","code":"9-1004","title":"CVN-UNLIC GENERAL CONTR","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"211942640","date":"2017-10-13","code":"A-901.13/3","title":"PENALTY- NO PLUMB PERM INFO","status":"CLOSED","resolutionDate":"2022-09-23","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"211942642","date":"2017-10-13","code":"9-1003.2/1","title":"CONTRACTOR NO PLUMBER LIC","status":"CLOSED","resolutionDate":"2022-09-23","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"211942644","date":"2017-10-13","code":"A-301.1/54","title":"PERMP- INST NEW PLUMBING","status":"CLOSED","resolutionDate":"2022-09-23","resolution":"CLOSED - ADMINISTRATIVELY"}],"violationCases":[{"number":"482670","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2015-05-28","completedDate":"2015-08-20","violations":[{"number":"3676151","date":"2015-05-28","code":"PM-302.5/1","title":"EXT A-PATHWAYS CLEAR/MAINTAIN","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"497634","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2015-08-15","completedDate":"2015-08-20","violations":[{"number":"3678263","date":"2015-08-15","code":"PM15-304.19V","title":"DOOR AND WINDOW VACANT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"528638","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DN","status":"CLOSED","createdDate":"2016-04-20","completedDate":"2017-05-12","violations":[{"number":"4048361","date":"2016-04-20","code":"A-301.1/26","title":"PERMB- REPL ROOF COVERING","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4048360","date":"2016-04-20","code":"9-1004","title":"CVN-UNLIC GENERAL CONTR","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"608109","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2017-10-13","completedDate":"2022-09-23","violations":[{"number":"211942640","date":"2017-10-13","code":"A-901.13/3","title":"PENALTY- NO PLUMB PERM INFO","status":"CLOSED","resolutionDate":"2022-09-23","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"211942642","date":"2017-10-13","code":"9-1003.2/1","title":"CONTRACTOR NO PLUMBER LIC","status":"CLOSED","resolutionDate":"2022-09-23","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"211942644","date":"2017-10-13","code":"A-301.1/54","title":"PERMP- INST NEW PLUMBING","status":"CLOSED","resolutionDate":"2022-09-23","resolution":"CLOSED - ADMINISTRATIVELY"}]}],"violYears":[{"y":2015,"n":2,"worst":null},{"y":2016,"n":2,"worst":null},{"y":2017,"n":3,"worst":null}],"investigations":[{"caseNumber":"482670","date":"2015-05-28","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"482670","date":"2015-08-13","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"497634","date":"2015-08-15","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"482670","date":"2015-08-19","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"497634","date":"2015-08-19","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"528638","date":"2016-04-20","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"528638","date":"2016-05-28","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"528638","date":"2016-06-30","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"528638","date":"2016-08-15","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"528638","date":"2017-05-11","type":"PRECOURT","status":"PASSED"},{"caseNumber":"608109","date":"2017-10-11","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"608109","date":"2022-09-23","type":null,"status":"PASSED"}],"inspYears":[{"y":2015,"fails":3,"passes":2},{"y":2016,"fails":3,"passes":0},{"y":2017,"fails":1,"passes":1},{"y":2022,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97476029110404,"lng":-75.1829504003411,"geom":{"type":"Polygon","coordinates":[[[-75.182916453,39.974899941],[-75.182887734,39.974895333],[-75.182949004,39.974616317],[-75.18301315,39.974624893],[-75.182951859,39.974903909],[-75.182916453,39.974899941]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19130","beds":null,"baths":null,"stories":null,"lotArea":1872,"zoning":"CMX2.5","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"5","intCond":"5","garage":null,"homestead":false,"mail":"2833 W GIRARD AVE, PHILADELPHIA PA, 19130","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":179100,"taxable":179100,"land":45000,"improvement":134100,"taxableLand":45000,"taxableImprovement":134100,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":179100,"taxable":179100,"land":45000,"improvement":134100,"taxableLand":45000,"taxableImprovement":134100,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":412100,"taxable":179100,"land":45000,"improvement":367100,"taxableLand":45000,"taxableImprovement":134100,"exemptLand":0,"exemptImprovement":233000},{"y":2019,"v":424400,"taxable":424400,"land":46343,"improvement":378057,"taxableLand":46343,"taxableImprovement":378057,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":428600,"taxable":428600,"land":46802,"improvement":381798,"taxableLand":46802,"taxableImprovement":381798,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":428600,"taxable":428600,"land":46802,"improvement":381798,"taxableLand":46802,"taxableImprovement":381798,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":428600,"taxable":428600,"land":46802,"improvement":381798,"taxableLand":46802,"taxableImprovement":381798,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":386400,"taxable":386400,"land":77280,"improvement":309120,"taxableLand":77280,"taxableImprovement":309120,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":386400,"taxable":386400,"land":77280,"improvement":309120,"taxableLand":77280,"taxableImprovement":309120,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":501000,"taxable":501000,"land":100200,"improvement":400800,"taxableLand":100200,"taxableImprovement":400800,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":501000,"taxable":501000,"land":100200,"improvement":400800,"taxableLand":100200,"taxableImprovement":400800,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":571700,"taxable":571700,"land":114300,"improvement":457400,"taxableLand":114300,"taxableImprovement":457400,"exemptLand":0,"exemptImprovement":0}],"taxNow":7013,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"63921","date":"2007-03-22","work":"Fast form building","type":"L_FFORM","description":"FAST FORM BUILDING PERMIT","status":"COMPLETED","completedDate":"2015-10-19","scope":null},{"number":"80041","date":"2007-06-01","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"EXPIRED","completedDate":null,"scope":"WATER SERVICE"},{"number":"82825","date":"2007-06-13","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2007-06-13","scope":"2ND & 3RD FLOOR 1 APT."},{"number":"88646","date":"2007-08-17","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"INTERIOR RENOVATIONS AS PER PLANS"},{"number":"301688","date":"2010-09-17","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"REPLACE EXISTING 200 AMPS TO 4 GAMG METERS, HOUSEE METER 60 AMPS 1ST FLOOR 100 AMPS,2ND AND 3RD FLOOR 60AMPS, ADDITION 35 OUTLETS AND 15 LIGHT FIXTURES"},{"number":"662300","date":"2016-01-07","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2016-08-10","scope":"EZ INTERIOR DEMOLITION- FOR THE INTERIOR DEMOLITION OF NON LOAD-BEARING PARTITION WALLS AND CEILINGS AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS."},{"number":"694182","date":"2016-06-06","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2016-06-06","scope":"CONVERT SFD TO A TWO FAMILY ABOVE A VACANT COMMERCIAL FIRST FLOOR."},{"number":"662297","date":"2016-06-06","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2022-09-23","scope":"INTERIOR ALTERATIONS, RENOVATIONS 2ND AND 3RD FLOORS TO 2 DWELLING UNITS RESIDENTIAL LIVING. INSTALL KITCHEN CABINETS AND COUNTERS IN BOTH UNITS; INSTALL 2 BATHROOMS IN BOTH UNITS. INSTALL NEW NON STRUCTURAL FRAMING AND DRYWALL THROUGHOUT BOTH UNITS; INSTALL NEW FLOORING THROUGHOUT BOTH UNITS. INSTALL WINDOWS AND DOORS FOR BOTH UNITS. SEPARATE M, E, P PERMITS REQUIRED."},{"number":"713354","date":"2016-08-08","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"EXPIRED","completedDate":"2019-07-31","scope":"REPLACE WATER AND DRAIN LINES TO FIXTURES 2 KS,4 WC,4 LAV SINKS,2 TUBS AND 2 SHOWERS (MIXED USE)THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"781617","date":"2017-05-10","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2017-05-11","scope":"EZ PERMIT RE-ROOFING- FOR THE INSTALLATION OF NEW ROOF COVERINGS ON EXITING ROOFS AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS."},{"number":"793525","date":"2017-06-20","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-11-29","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES- For the installation of new ductwork, registers/grilles/diffusers, and warm-air appliances as per attached standard. Deviations from this standard will result in permit revocation and require submission of construction plans.(NO PENETRATION OF RATED ASSEMBLIES)"},{"number":"793518","date":"2017-07-11","work":"Amend for conversion","type":"Administrative","description":"Administrative Permit","status":"Expired","completedDate":"2022-09-23","scope":"AMEND PERMIT #662297 TO PROVIDE A 2 HOUR FIRE RATING BETWEEN VACANT COMMERCIAL SPACE AND RESIDENTIAL SPACE WITH 90 MINUTE FIRE DOORS AS PER PLANS."},{"number":"781472","date":"2017-07-11","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Expired","completedDate":"2022-09-23","scope":"INSTALLATION OF A NEW AUTOMATIC WET SPRINKLER SYSTEM THROUGHOUT PER NFPA 13 AND 13R WITH A 2\" BACKFLOW AND 2\" FIRE SERVICE LINE AS PER PLAN."}],"storyTag":"New construction","storyDelta":2.03,"timeline":[{"y":2016,"k":"permit","w":"Use"},{"y":2016,"k":"permit","w":"Addition and/or Alteration"},{"y":2016,"k":"viol","w":"2 L&I violations"},{"y":2016,"k":"insp","w":"Inspection failed ×3"},{"y":2016,"k":"permit","w":"Plumbing"},{"y":2017,"k":"permit","w":"Alteration"},{"y":2017,"k":"permit","w":"New Construction"},{"y":2017,"k":"viol","w":"3 L&I violations"},{"y":2017,"k":"permit","w":"Amend for conversion"},{"y":2017,"k":"permit","w":"New Construction"},{"y":2017,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2022,"k":"insp","w":"Inspection passed"}],"rented":false,"licenses":[{"number":"202989","type":"Food Preparing and Serving","status":"Inactive","businessName":"DUK JONG LEE (JOY DELI MART)","legalName":"DUK JONG LEE","address":"2833 W GIRARD AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"1998-06-25","latestIssueDate":"1998-06-25","expirationDate":"1999-04-30","inactiveDate":null},{"number":"204470","type":"Food Preparing and Serving","status":"Inactive","businessName":"HUE WON LEE (JOY DELI MART)","legalName":"HUE WON LEE","address":"2833 W GIRARD AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2003-05-25","latestIssueDate":"2003-05-25","expirationDate":"2004-04-30","inactiveDate":null},{"number":"207841","type":"Food Preparing and Serving","status":"Inactive","businessName":"MI SUK CHUNG (JOY DELI MARKET)","legalName":"MI SUK CHUNG","address":"2833 W GIRARD AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2004-06-21","latestIssueDate":"2008-04-29","expirationDate":"2009-04-30","inactiveDate":"2012-12-22"},{"number":"475740","type":"Food Preparing and Serving","status":"Inactive","businessName":"BONG JIN CHUN (JOY DELI)","legalName":"BONG JIN CHUN","address":"2833 W GIRARD AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2009-06-04","latestIssueDate":"2013-05-11","expirationDate":"2014-04-30","inactiveDate":"2014-04-09"}],"licenseActivity":[{"number":"475740","type":"Food Preparing and Serving","businessName":"BONG JIN CHUN (JOY DELI)","legalName":"BONG JIN CHUN","issuedDate":"2009-06-04","latestIssueDate":"2013-05-11","closureDate":"2014-04-09","expirationDate":"2014-04-30","inactiveDate":"2014-04-09","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"207841","type":"Food Preparing and Serving","businessName":"MI SUK CHUNG (JOY DELI MARKET)","legalName":"MI SUK CHUNG","issuedDate":"2004-06-21","latestIssueDate":"2008-04-29","closureDate":"2012-12-22","expirationDate":"2009-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"204470","type":"Food Preparing and Serving","businessName":"HUE WON LEE (JOY DELI MART)","legalName":"HUE WON LEE","issuedDate":"2003-05-25","latestIssueDate":"2003-05-25","closureDate":"2004-04-30","expirationDate":"2004-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"202989","type":"Food Preparing and Serving","businessName":"DUK JONG LEE (JOY DELI MART)","legalName":"DUK JONG LEE","issuedDate":"1998-06-25","latestIssueDate":"1998-06-25","closureDate":null,"expirationDate":"1999-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 30% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $386,400 to $501,000","no permit shown in 2024-2026"],"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":"Use permit #82825: 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":"6 permits not marked completed: 80041 (EXPIRED), 88646 (EXPIRED), 662297 (Expired), 713354 (EXPIRED), 793518 (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":"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, 4 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Sep 23, 2022.","why":"A PASSED or FAILED value applies to that inspection visit. CLOSED is a separate source status; none of the three alone proves the parent permit or violation case closed—or describes today’s condition.","action":"Open the parent case/permit for each material failure and confirm its later disposition.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"2 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 #202989: Inactive; Food Preparing and Serving #204470: Inactive; Food Preparing and Serving #207841: Inactive since Dec 22, 2012; Food Preparing and Serving #475740: Inactive since Apr 9, 2014","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 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/"}],"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/"}]}