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All work to be completed plans. 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filed"},{"y":2026,"k":"insp","w":"L&I: 8 failed, 4 passed"},{"y":2026,"k":"appeal","w":"Appeal filed"}],"rented":false,"licenses":[{"number":"285060","type":"Motor Vehicle Repair / Fuel Dispensing","status":"Inactive","businessName":"ANTHONY H PRESTO (ACE AUTO BODY)","legalName":"ANTHONY H PRESTO","address":"8575 TORRESDALE AVE","revenueCode":"3311","rentalCategory":null,"units":null,"issuedDate":"1999-03-27","latestIssueDate":"1999-03-27","expirationDate":"2000-12-31","inactiveDate":null},{"number":"286271","type":"Hazardous Materials","status":"Inactive","businessName":"ANTHONY H PRESTO (ACE AUTO BODY)","legalName":"ANTHONY H PRESTO","address":"8575 TORRESDALE AVE","revenueCode":"3335","rentalCategory":null,"units":null,"issuedDate":"2000-07-25","latestIssueDate":"2000-07-25","expirationDate":"2009-06-30","inactiveDate":null},{"number":"284303","type":"Motor Vehicle Repair / Fuel Dispensing","status":"Inactive","businessName":"ROBERT P SMITH (T/A BOS AUTO REPAIR)","legalName":"ROBERT P SMITH","address":"8575 TORRESDALE AVE","revenueCode":"3311","rentalCategory":null,"units":null,"issuedDate":"2003-09-10","latestIssueDate":"2003-09-10","expirationDate":"2004-12-31","inactiveDate":null},{"number":"300003","type":"Outdoor Advertising Sign","status":"Closed","businessName":"CLEAR CHANNEL OUTDOOR (MATT BRADLEY)","legalName":"CLEAR CHANNEL OUTDOOR","address":"8575 TORRESDALE AVE","revenueCode":"3708","rentalCategory":null,"units":null,"issuedDate":"2004-01-22","latestIssueDate":"2005-04-20","expirationDate":"2007-03-31","inactiveDate":null},{"number":"314208","type":"Motor Vehicle Repair / Fuel Dispensing","status":"Inactive","businessName":"PHILA AUTO COLLISION & REPAIR INC","legalName":"PHILA AUTO COLLISION & REPAIR INC","address":"8575 TORRESDALE AVE","revenueCode":"3311","rentalCategory":null,"units":null,"issuedDate":"2005-04-19","latestIssueDate":"2005-04-19","expirationDate":"2005-12-31","inactiveDate":"2012-03-09"},{"number":"343613","type":"Motor Vehicle Repair / Fuel Dispensing","status":"Inactive","businessName":"EMIN BUZI (AUTO CENTER ENGINE WORKS)","legalName":"EMIN BUZI","address":"8575 TORRESDALE AVE","revenueCode":"3311","rentalCategory":null,"units":null,"issuedDate":"2005-11-02","latestIssueDate":"2005-11-02","expirationDate":"2006-12-31","inactiveDate":"2012-03-09"},{"number":"382192","type":"Motor Vehicle Repair / Fuel Dispensing","status":"Inactive","businessName":"FLAVIO M SILVA (COLLISION REPAIR)","legalName":"FLAVIO M SILVA","address":"8575 TORRESDALE AVE","revenueCode":"3311","rentalCategory":null,"units":null,"issuedDate":"2006-08-23","latestIssueDate":"2006-12-28","expirationDate":"2007-12-31","inactiveDate":"2009-11-18"},{"number":"420493","type":"Rental","status":"Inactive","businessName":"SMITH JOSEPH","legalName":"SMITH JOSEPH","address":"8575 TORRESDALE AVE","revenueCode":"3202","rentalCategory":null,"units":3,"issuedDate":"2007-08-15","latestIssueDate":"2021-02-05","expirationDate":"2022-02-28","inactiveDate":"2022-04-29"},{"number":"488145","type":"Motor Vehicle Repair / Fuel Dispensing","status":"Inactive","businessName":"JRW AUTO SHOP INC","legalName":"JRW AUTO SHOP INC","address":"8575 TORRESDALE AVE","revenueCode":"3311","rentalCategory":null,"units":null,"issuedDate":"2009-11-18","latestIssueDate":"2014-01-11","expirationDate":"2014-12-31","inactiveDate":"2015-03-01"},{"number":"488143","type":"Dumpster License - Private Property","status":"Inactive","businessName":"JRW AUTO SHOP INC","legalName":"JRW AUTO SHOP INC","address":"8575 TORRESDALE AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2009-11-18","latestIssueDate":"2012-01-23","expirationDate":"2011-07-31","inactiveDate":null},{"number":"488144","type":"Hazardous Materials","status":"Closed","businessName":"JRW AUTO SHOP INC","legalName":"JRW AUTO SHOP INC","address":"8575 TORRESDALE AVE","revenueCode":"3335","rentalCategory":null,"units":null,"issuedDate":"2010-03-05","latestIssueDate":"2014-01-11","expirationDate":"2014-12-31","inactiveDate":"2015-03-01"},{"number":"544386","type":"Hazardous Materials","status":"Inactive","businessName":"AHMAD WALI   OMAR NASHER (OIN LTD)","legalName":"AHMAD WALI   OMAR NASHER","address":"8575 TORRESDALE AVE","revenueCode":"3335","rentalCategory":null,"units":null,"issuedDate":"2011-12-06","latestIssueDate":"2014-03-11","expirationDate":"2014-12-31","inactiveDate":"2015-03-01"},{"number":"557344","type":"Motor Vehicle Repair / Fuel Dispensing","status":"Inactive","businessName":"AHMAD WALI   OMAR NASHER (OIN LTD)","legalName":"AHMAD WALI   OMAR NASHER","address":"8575 TORRESDALE AVE","revenueCode":"3311","rentalCategory":null,"units":null,"issuedDate":"2012-03-09","latestIssueDate":"2021-12-10","expirationDate":"2022-12-31","inactiveDate":"2023-03-01"},{"number":"584719","type":"Motor Vehicle Repair / Fuel Dispensing","status":"Closed","businessName":"LATIN AMERICAN BUSINESS & AUTO SERVICES INC","legalName":"LATIN AMERICAN BUSINESS & AUTO SERVICES INC","address":"8575 TORRESDALE AVE","revenueCode":"3311","rentalCategory":null,"units":null,"issuedDate":"2013-02-19","latestIssueDate":"2013-02-19","expirationDate":"2013-12-31","inactiveDate":"2013-09-24"},{"number":"675366","type":"Motor Vehicle Repair / Fuel Dispensing","status":"Inactive","businessName":"CHI AUTO REPAIR CORP","legalName":"CHI AUTO REPAIR CORP","address":"8575 TORRESDALE AVE","revenueCode":"3311","rentalCategory":null,"units":null,"issuedDate":"2015-08-25","latestIssueDate":"2019-09-10","expirationDate":"2020-08-31","inactiveDate":"2020-10-30"},{"number":"675367","type":"Dumpster License - Private Property","status":"Active","businessName":"CHI AUTO REPAIR CORP","legalName":"CHI AUTO REPAIR CORP","address":"8575 TORRESDALE AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2015-08-25","latestIssueDate":"2015-08-25","expirationDate":null,"inactiveDate":null},{"number":"676314","type":"Motor Vehicle Repair / Fuel Dispensing","status":"Inactive","businessName":"PRO FINISH COLLISION INC","legalName":"PRO FINISH COLLISION INC","address":"8575 TORRESDALE AVE","revenueCode":"3311","rentalCategory":null,"units":null,"issuedDate":"2015-09-02","latestIssueDate":"2022-09-30","expirationDate":"2023-09-30","inactiveDate":"2023-11-29"},{"number":"676315","type":"Hazardous Materials","status":"Inactive","businessName":"PRO FINISH COLLISION INC","legalName":"PRO FINISH COLLISION INC","address":"8575 TORRESDALE AVE","revenueCode":"3335","rentalCategory":null,"units":null,"issuedDate":"2016-03-09","latestIssueDate":"2020-12-01","expirationDate":"2021-12-01","inactiveDate":"2022-01-30"},{"number":"848788","type":"Motor Vehicle Repair / Fuel Dispensing","status":"Inactive","businessName":"Precise Collision Center","legalName":"Precise Collision Center","address":"8575 TORRESDALE AVE","revenueCode":"3311","rentalCategory":null,"units":null,"issuedDate":"2020-08-14","latestIssueDate":"2020-08-14","expirationDate":"2021-08-13","inactiveDate":"2021-10-12"},{"number":"930604","type":"Motor Vehicle Repair / Fuel Dispensing","status":"Closed","businessName":"My Auto Shop LLC","legalName":"My Auto Shop LLC","address":"8575 TORRESDALE AVE","revenueCode":"3311","rentalCategory":null,"units":null,"issuedDate":"2023-08-10","latestIssueDate":"2023-08-10","expirationDate":"2024-08-09","inactiveDate":null},{"number":"940964","type":"Motor Vehicle Repair / Fuel Dispensing","status":"Active","businessName":"MG Auto Shop LLC","legalName":"MG Auto Shop LLC","address":"8575 TORRESDALE AVE","revenueCode":"3311","rentalCategory":null,"units":null,"issuedDate":"2024-01-02","latestIssueDate":"2026-01-15","expirationDate":"2027-01-01","inactiveDate":null},{"number":"941012","type":"Motor Vehicle Repair / Fuel Dispensing","status":"Active","businessName":"Master Collision Inc","legalName":"Master Collision Inc","address":"8575 TORRESDALE AVE","revenueCode":"3311","rentalCategory":null,"units":null,"issuedDate":"2024-01-03","latestIssueDate":"2025-12-30","expirationDate":"2027-01-02","inactiveDate":null},{"number":"0997841","type":"Motor Vehicle Repair / Fuel Dispensing","status":"Active","businessName":"J&A AUTO SERVICES INC","legalName":"J&A AUTO SERVICES INC","address":"8575 TORRESDALE AVE","revenueCode":"3311","rentalCategory":null,"units":null,"issuedDate":"2026-01-21","latestIssueDate":"2026-01-21","expirationDate":"2027-01-20","inactiveDate":null}],"licenseActivity":[{"number":"0997841","type":"Motor Vehicle Repair / Fuel Dispensing","businessName":"J&A AUTO SERVICES INC","legalName":"J&A AUTO SERVICES INC","issuedDate":"2026-01-21","latestIssueDate":"2026-01-21","closureDate":null,"expirationDate":"2027-01-20","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"941012","type":"Motor Vehicle Repair / Fuel Dispensing","businessName":"Master Collision Inc","legalName":"Master Collision Inc","issuedDate":"2024-01-03","latestIssueDate":"2025-12-30","closureDate":null,"expirationDate":"2027-01-02","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"940964","type":"Motor Vehicle Repair / Fuel Dispensing","businessName":"MG Auto Shop LLC","legalName":"MG Auto Shop LLC","issuedDate":"2024-01-02","latestIssueDate":"2026-01-15","closureDate":null,"expirationDate":"2027-01-01","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"930604","type":"Motor Vehicle Repair / Fuel Dispensing","businessName":"My Auto Shop LLC","legalName":"My Auto Shop LLC","issuedDate":"2023-08-10","latestIssueDate":"2023-08-10","closureDate":"2024-08-09","expirationDate":"2024-08-09","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false},{"number":"848788","type":"Motor Vehicle Repair / Fuel Dispensing","businessName":"Precise Collision Center","legalName":"Precise Collision Center","issuedDate":"2020-08-14","latestIssueDate":"2020-08-14","closureDate":"2021-10-12","expirationDate":"2021-08-13","inactiveDate":"2021-10-12","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"676315","type":"Hazardous Materials","businessName":"PRO FINISH COLLISION INC","legalName":"PRO FINISH COLLISION INC","issuedDate":"2016-03-09","latestIssueDate":"2020-12-01","closureDate":"2022-01-30","expirationDate":"2021-12-01","inactiveDate":"2022-01-30","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"676314","type":"Motor Vehicle Repair / Fuel Dispensing","businessName":"PRO FINISH COLLISION INC","legalName":"PRO FINISH COLLISION INC","issuedDate":"2015-09-02","latestIssueDate":"2022-09-30","closureDate":"2023-11-29","expirationDate":"2023-09-30","inactiveDate":"2023-11-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"675367","type":"Dumpster License - Private Property","businessName":"CHI AUTO REPAIR CORP","legalName":"CHI AUTO REPAIR CORP","issuedDate":"2015-08-25","latestIssueDate":"2015-08-25","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"675366","type":"Motor Vehicle Repair / Fuel Dispensing","businessName":"CHI AUTO REPAIR CORP","legalName":"CHI AUTO REPAIR CORP","issuedDate":"2015-08-25","latestIssueDate":"2019-09-10","closureDate":"2020-10-30","expirationDate":"2020-08-31","inactiveDate":"2020-10-30","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"584719","type":"Motor Vehicle Repair / Fuel Dispensing","businessName":"LATIN AMERICAN BUSINESS & AUTO SERVICES INC","legalName":"LATIN AMERICAN BUSINESS & AUTO SERVICES INC","issuedDate":"2013-02-19","latestIssueDate":"2013-02-19","closureDate":"2013-09-24","expirationDate":"2013-12-31","inactiveDate":"2013-09-24","status":"Closed","statusLabel":"Inactive","active":false},{"number":"557344","type":"Motor Vehicle Repair / Fuel Dispensing","businessName":"AHMAD WALI   OMAR NASHER (OIN LTD)","legalName":"AHMAD WALI   OMAR NASHER","issuedDate":"2012-03-09","latestIssueDate":"2021-12-10","closureDate":"2023-03-01","expirationDate":"2022-12-31","inactiveDate":"2023-03-01","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"544386","type":"Hazardous Materials","businessName":"AHMAD WALI   OMAR NASHER (OIN LTD)","legalName":"AHMAD WALI   OMAR NASHER","issuedDate":"2011-12-06","latestIssueDate":"2014-03-11","closureDate":"2015-03-01","expirationDate":"2014-12-31","inactiveDate":"2015-03-01","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"488144","type":"Hazardous Materials","businessName":"JRW AUTO SHOP INC","legalName":"JRW AUTO SHOP INC","issuedDate":"2010-03-05","latestIssueDate":"2014-01-11","closureDate":"2015-03-01","expirationDate":"2014-12-31","inactiveDate":"2015-03-01","status":"Closed","statusLabel":"Inactive","active":false},{"number":"488143","type":"Dumpster License - Private Property","businessName":"JRW AUTO SHOP INC","legalName":"JRW AUTO SHOP INC","issuedDate":"2009-11-18","latestIssueDate":"2012-01-23","closureDate":"2011-07-31","expirationDate":"2011-07-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"488145","type":"Motor Vehicle Repair / Fuel Dispensing","businessName":"JRW AUTO SHOP INC","legalName":"JRW AUTO SHOP INC","issuedDate":"2009-11-18","latestIssueDate":"2014-01-11","closureDate":"2015-03-01","expirationDate":"2014-12-31","inactiveDate":"2015-03-01","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"420493","type":"Rental","businessName":"SMITH JOSEPH","legalName":"SMITH JOSEPH","issuedDate":"2007-08-15","latestIssueDate":"2021-02-05","closureDate":"2022-04-29","expirationDate":"2022-02-28","inactiveDate":"2022-04-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"382192","type":"Motor Vehicle Repair / Fuel Dispensing","businessName":"FLAVIO M SILVA (COLLISION REPAIR)","legalName":"FLAVIO M SILVA","issuedDate":"2006-08-23","latestIssueDate":"2006-12-28","closureDate":"2009-11-18","expirationDate":"2007-12-31","inactiveDate":"2009-11-18","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"343613","type":"Motor Vehicle Repair / Fuel Dispensing","businessName":"EMIN BUZI (AUTO CENTER ENGINE WORKS)","legalName":"EMIN BUZI","issuedDate":"2005-11-02","latestIssueDate":"2005-11-02","closureDate":"2012-03-09","expirationDate":"2006-12-31","inactiveDate":"2012-03-09","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"314208","type":"Motor Vehicle Repair / Fuel Dispensing","businessName":"PHILA AUTO COLLISION & REPAIR INC","legalName":"PHILA AUTO COLLISION & REPAIR INC","issuedDate":"2005-04-19","latestIssueDate":"2005-04-19","closureDate":"2012-03-09","expirationDate":"2005-12-31","inactiveDate":"2012-03-09","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"300003","type":"Outdoor Advertising Sign","businessName":"CLEAR CHANNEL OUTDOOR (MATT BRADLEY)","legalName":"CLEAR CHANNEL OUTDOOR","issuedDate":"2004-01-22","latestIssueDate":"2005-04-20","closureDate":"2007-03-31","expirationDate":"2007-03-31","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false},{"number":"284303","type":"Motor Vehicle Repair / Fuel Dispensing","businessName":"ROBERT P SMITH (T/A BOS AUTO REPAIR)","legalName":"ROBERT P SMITH","issuedDate":"2003-09-10","latestIssueDate":"2003-09-10","closureDate":"2004-12-31","expirationDate":"2004-12-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"286271","type":"Hazardous Materials","businessName":"ANTHONY H PRESTO (ACE AUTO BODY)","legalName":"ANTHONY H PRESTO","issuedDate":"2000-07-25","latestIssueDate":"2000-07-25","closureDate":"2009-06-30","expirationDate":"2009-06-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"285060","type":"Motor Vehicle Repair / Fuel Dispensing","businessName":"ANTHONY H PRESTO (ACE AUTO BODY)","legalName":"ANTHONY H PRESTO","issuedDate":"1999-03-27","latestIssueDate":"1999-03-27","closureDate":"2000-12-31","expirationDate":"2000-12-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","signals":[{"kind":"transition-activity","level":"watch","title":"Recent transition activity","summary":"The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.","evidence":["3 permit events since 2023","4 zoning/board appeals since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #7671: CLOSED · Granted with conditions; related permit 175504. Use permit #175504: COMPLETED. The history also contains “CO- NEW USE OCCUPIED PRE-CO.”","why":"Philadelphia says a zoning approval or Property Sales Certification can identify a use without proving that it was established under the Building Code. A change of use, unit count, exits, or fire rating can require a Building Permit and Certificate of Occupancy.","action":"Verify the lawful use, unit count, associated construction permits, and Certificate of Occupancy with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"4 permits not marked completed: FP-2022-001088 (Expired), CP-2025-001390 (Issued), ZP-2022-000114 (Denied), ZP-2023-011239 (Denied). 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":"122 failed, 55 passed, and 25 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on May 5, 2026.","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":"Motor Vehicle Repair / Fuel Dispensing #285060: Inactive; Hazardous Materials #286271: Inactive; Motor Vehicle Repair / Fuel Dispensing #284303: Inactive; Outdoor Advertising Sign #300003: Closed","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 184 historical violations across 57 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/"}]}