{"asOf":"2026-07-29T16:26:09.097Z","block":"1100-1199 FRANKFORD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/1100-1199-frankford-ave","address":"1142 FRANKFORD AVE","parcelNumber":"871403285","source":"https://property.phila.gov/?p=871403285","ownerType":"investor","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"Y50","buildingCodeNew":"818","buildingClass":"STR/OFF+APT 3 STY MASONRY","buildingClassNew":"TWIN MIXED-COM/RES-BLT AS RES","useLabel":"Apartment building","owner":"1142 FRANKFORD DRIS LP","coOwner":null,"marketValue":1053000,"landAssessment":210600,"improvementAssessment":842400,"livableArea":6928,"yearBuilt":null,"lastSale":{"price":230000,"date":"2019-02-16T05:00:00Z"},"openViolations":0,"violations":[{"number":"2440302","date":"2012-05-28","code":"PM-306.0/2","title":"VACANT LOT STANDARD","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"2440301","date":"2012-05-28","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3031426","date":"2013-09-25","code":"PM-102.4/1","title":"LICENSE-VAC LOT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3031425","date":"2013-09-25","code":"19-2602.1/1","title":"CAL LO","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"327985","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2012-05-14","completedDate":null,"violations":[{"number":"2440302","date":"2012-05-28","code":"PM-306.0/2","title":"VACANT LOT STANDARD","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"2440301","date":"2012-05-28","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"404299","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2013-09-27","completedDate":"2018-03-08","violations":[{"number":"3031426","date":"2013-09-25","code":"PM-102.4/1","title":"LICENSE-VAC LOT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3031425","date":"2013-09-25","code":"19-2602.1/1","title":"CAL LO","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2012,"n":2,"worst":null},{"y":2013,"n":2,"worst":null}],"investigations":[{"caseNumber":"404299","date":"2013-09-25","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"404299","date":"2013-11-05","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"404299","date":"2013-12-10","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"404299","date":"2014-07-01","type":"PRECOURT","status":"PASSED"}],"inspYears":[{"y":2013,"fails":2,"passes":0},{"y":2014,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.96806335813802,"lng":-75.13480350941664,"geom":{"type":"Polygon","coordinates":[[[-75.134535219,39.96804073],[-75.135072412,39.968040658],[-75.135072693,39.968085607],[-75.134535442,39.968086128],[-75.134535219,39.96804073]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2022-000904","type":"Sprinkler Certification","inspectionDate":"2021-11-30","result":"Certified","expirationDate":"2022-11-30","buildingId":"1545586"},{"number":"BC-2022-018302","type":"Sprinkler Certification","inspectionDate":"2022-09-15","result":"Certified","expirationDate":"2023-09-15","buildingId":"1545586"},{"number":"BC-2023-017590","type":"Sprinkler Certification","inspectionDate":"2023-08-02","result":"Certified","expirationDate":"2024-08-02","buildingId":"1545586"},{"number":"BC-2024-009264","type":"Fire Alarm Certification","inspectionDate":"2024-04-02","result":"Certified","expirationDate":"2025-04-02","buildingId":"1545586"},{"number":"BC-2024-018621","type":"Sprinkler Certification","inspectionDate":"2024-06-17","result":"Certified","expirationDate":"2025-06-17","buildingId":"1545586"},{"number":"BC-2025-009649","type":"Fire Alarm Certification","inspectionDate":"2025-04-03","result":"Certified","expirationDate":"2026-04-03","buildingId":"1545586"},{"number":"BC-2025-017639","type":"Sprinkler Certification","inspectionDate":"2025-06-09","result":"Certified","expirationDate":"2026-06-09","buildingId":"1545586"},{"number":"BC-2026-009705","type":"Fire Alarm Certification","inspectionDate":"2026-04-08","result":"Certified","expirationDate":"2027-04-08","buildingId":"1545586"},{"number":"BC-2026-019575","type":"Sprinkler Certification","inspectionDate":"2026-06-18","result":"Certified","expirationDate":"2027-06-18","buildingId":"1545586"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19125","beds":null,"baths":null,"stories":null,"lotArea":2400,"zoning":"CMX2.5","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"1028 N 3RD ST, PHILADELPHIA PA, 19123","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":74500,"taxable":74500,"land":74500,"improvement":0,"taxableLand":74500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":74500,"taxable":74500,"land":74500,"improvement":0,"taxableLand":74500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":74500,"taxable":74500,"land":74500,"improvement":0,"taxableLand":74500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":1385000,"taxable":277000,"land":277000,"improvement":1108000,"taxableLand":277000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1108000},{"y":2022,"v":1385000,"taxable":277000,"land":277000,"improvement":1108000,"taxableLand":277000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1108000},{"y":2023,"v":1454200,"taxable":290800,"land":290800,"improvement":1163400,"taxableLand":290800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1163400},{"y":2024,"v":1454200,"taxable":290800,"land":290800,"improvement":1163400,"taxableLand":290800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1163400},{"y":2025,"v":1125300,"taxable":225060,"land":225060,"improvement":900240,"taxableLand":225060,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":900240},{"y":2026,"v":1125300,"taxable":225060,"land":225060,"improvement":900240,"taxableLand":225060,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":900240},{"y":2027,"v":1053000,"taxable":210600,"land":210600,"improvement":842400,"taxableLand":210600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":842400}],"taxNow":3150,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"685898","date":"2016-05-18","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2016-05-18","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE ( NTE 55FT HIGH); DECK AT SECOND AND THIRD FLOOR FRONT; DECK AT SECOND AND THIRD FLOOR ( AT THE COURT AREA) ; ROOF DECK WITH 42\" HIGH PARAPET ON ALL SIDES; DECK AT SECOND AND THIRD FLOOR AT REAR ( ALL DECKS AND ROOF DECKS ONLY FOR THE RESIDENTIAL USE) WITH EXTERIOR COVERED STAIRS ( FROM GROUND TO SECOND FLOOR ) AND EXTERIOR COVERED WALKWAY AT FIRST FLOOR FOR A VACANT COMMERCIAL USE AT FIRST FLOOR ( USE REGISTRATION PERMIT REQUIRED PRIOR TO OCCUPANCY) IN THE SAME BUILDING WITH MULTI-FAMILY HOUSEHOLD LIVING (FOUR(4) DWELLING UNITS) FROM SECOND FLOOR THROUGH THIRD FLOOR.SIZE AND LOCATION AS SHOWN IN THE APPLICATION."},{"number":"701061","date":"2016-07-07","work":"Zoning admin review","type":"ZP_ADMIN","description":"ZONING ADMIN REVIEW","status":"COMPLETED","completedDate":"2016-07-07","scope":"FOR THE REMOVAL OF MECHANICAL PENTHOUSE OF PREVIOUSLY APPROVED PLAN ( ORIGINAL APPLICATION # 685898) ON THE SAME BUILDING VACANT COMMERCIAL USE AT FIRST FLOOR ( USE REGISTRATION PERMIT REQUIRED PRIOR TO OCCUPANCY) AND MULTI-FAMILY HOUSEHOLD LIVING ( FOUR(4) DWELLING UNITS) FROM SECOND FLOOR THROUGH THIRD FLOOR AS PREVIOUSLY APPROVED. SIZE AND LOCATION AS SHOWN IN THE APPLICATION."},{"number":"699737","date":"2016-07-26","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2018-03-20","scope":"FOR THE ERECTION OF A THREE STORY STRUCTURE WITH A ROOF DECKS. STRUCTURE FOR USE AS A BI LEVEL VACANT COMMERCIAL SPACE ON PARTIAL BASEMENT/FIRST FLOOR LEVEL (SEPARATE USE PERMIT AND CERTIFICATE OF OCCUPANCY PERMIT REQUIRED PRIOR TO OCCUAPNCY) WITH ONE BI-LEVEL UNIT (FIRST FLOOR-ACCESSIBLE) AND THREE DWELLING UNITS ABOVE, FOR A TOTAL OF FOUR UNITS THROUGHOUT THE BUILDING. BUILDING TO BE SPRINKLERED IN ACCORDANCE WITH NFPA 13. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION WORK."},{"number":"740064","date":"2017-01-06","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-03-08","scope":"NEW CONSTRUCTION: INTERIOR PLUMBING OF A 3-STORY BUILDING WITH VACANT COMMERCIAL IN PARTIAL BASEMENT & 1ST FLOOR AND (4) DWELLING UNITS (MIXED USE).THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE, 2004. ADDITIONAL PERMITS ARE REQUIRED FOR THE FIT-OUT OF THE VACANT COMMERCIAL SPACE (TOILET ROOM SHOWN ON THE PLANS IS INCLUDED IN THIS PERMIT), 6\" SEWER LATERAL AND THE (2) 1\" DOMESTIC WATER DISTRIBUTION SERVICES TO THE STREET MAINS, AS WELL AS THE (1) 1\" BACKFLOW PREVENTION CONTAINMENT ASSEMBLY."},{"number":"753194","date":"2017-01-20","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2018-03-08","scope":"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."},{"number":"767087","date":"2017-05-18","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2018-03-08","scope":"FOR THE INSTALLATION OF A 13 FIRE SUPRESSION SYSTEM FOR A MULTI-FAMILY DWELLING SECOND THROUGH THIRD FLOOR LEVEL WITH COMMERCIAL ON THE FIRST FLOOR SERVICED BY A 2 INCH FIRE SERVICE LINE WITH A BACK FLOW PREVENTER ASSEMBLY. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. FIRE SUPPRESSION SYSTEM TO BE INSTALLED IN ACCORDANCE WITH NFPA 13."},{"number":"787279","date":"2017-05-26","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-06-16","scope":"INSTALL 6\" LATERAL,CURB TRAP,MAIN DRAIN AND (2)1\" WATER SERVICE PA20171441690 (MIXED USE)SELF CERTIFICATION'S ARE NO LONGER PERMITTED\",\"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FT IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"796136","date":"2017-06-29","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2017-06-29","scope":"CHANGE USE OF THE FIRST FLOOR TO BUSINESS AND PROFESSIONAL OFFICES WITH EXITING FOUR FAMILY DWELLING ABOVE."},{"number":"776306","date":"2017-08-31","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-12-15","scope":"INSTALL A 600AMP SERVICE WITH A 6 GANG METER SOCKET, INSTALL 175 OUTLETS, 100 LIGHT FIXTURES, 25 120V SMOKES AND CARBONS AND INSTALL EMERGENCY LIGHTING AS PER 2008 NEC (EAST DISTRICT) INSTALL A COMPLETE FIRE ALARM SYSTEM WITH PULLSTATIONS,HORNS,STROBES AND LIGHTS AS PER NFPA72"},{"number":"841827","date":"2018-02-06","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-03-19","scope":"600AMP 120-240 SINGLE PHASE, OUTLETS, SWITCHES, SMOKES, GFI'S, 4-100AMP SUB PANEL (APT) 1-100AMP SUB PANEL HOUSE AS PER NEC 2008 EAST DISTRICT AND FIRE ALARM SMOKES,PULL STATION & CONTROL PANEL AS PER NFPA 72"},{"number":"864131","date":"2018-04-24","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2018-05-02","scope":"NEW CONSTRUCTION FIT-OUT OF A SHELL FIRST FLOOR AND BASEMENT COMMERCIAL SPACE (SEE NEW CONSTRUCTION PERMIT NO. 699737) FOR A BUSINESS AND PROFESSIONAL OFFICE AS PER APPROVED PLANS. BUILDING FULLY SPRINKLERED. **SEPARATE PERMITS REQUIRED FOR ANY MEP OR FIRE SUPPRESSION WORK**"},{"number":"ZP-2022-005154","date":"2022-05-21","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Personal Services - Body Art Service"}],"storyTag":"New construction","storyDelta":0.15,"timeline":[{"y":2016,"k":"permit","w":"Zoning/use"},{"y":2016,"k":"permit","w":"Zoning admin review"},{"y":2016,"k":"permit","w":"New construction"},{"y":2017,"k":"permit","w":"Plumbing"},{"y":2017,"k":"permit","w":"Mechanical"},{"y":2017,"k":"permit","w":"Suppression"},{"y":2017,"k":"permit","w":"Plumbing"},{"y":2017,"k":"permit","w":"Use"},{"y":2017,"k":"permit","w":"Electrical"},{"y":2018,"k":"permit","w":"Electrical"},{"y":2018,"k":"permit","w":"New construction"},{"y":2022,"k":"permit","w":"Change of Use"}],"rented":true,"licenses":[{"number":"612785","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"DRISCOLL CONSTRUCTION CO INC","legalName":"DRISCOLL CONSTRUCTION CO INC","address":"1142 FRANKFORD AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2013-12-18","latestIssueDate":"2015-02-23","expirationDate":"2016-02-29","inactiveDate":"2016-04-29"},{"number":"781100","type":"Rental","status":"Active","businessName":"1142 Frankford Dris LP","legalName":"1142 Frankford Dris LP","address":"1142 FRANKFORD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":4,"issuedDate":"2018-06-22","latestIssueDate":"2026-05-12","expirationDate":"2027-06-21","inactiveDate":null}],"licenseActivity":[{"number":"781100","type":"Rental","businessName":"1142 Frankford Dris LP","legalName":"1142 Frankford Dris LP","issuedDate":"2018-06-22","latestIssueDate":"2026-05-12","closureDate":null,"expirationDate":"2027-06-21","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"612785","type":"Vacant Residential Property / Lot","businessName":"DRISCOLL CONSTRUCTION CO INC","legalName":"DRISCOLL CONSTRUCTION CO INC","issuedDate":"2013-12-18","latestIssueDate":"2015-02-23","closureDate":"2016-04-29","expirationDate":"2016-02-29","inactiveDate":"2016-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-28","units":4,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #685898: 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-license","level":"verify","title":"A rental license does not transfer with the deed","finding":"1 active Rental License record matched.","why":"If dwelling space is rented, the buyer must obtain a new annual Rental License; the seller’s license is not transferable. New applications require proof of ownership and legal occupancy, tax compliance, no open L&I violations, and lead compliance where applicable.","action":"Plan the buyer’s replacement license before settlement.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"2 failed, 1 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Jul 1, 2014.","why":"A PASSED or FAILED value applies to that inspection visit. CLOSED is a separate source status; none of the three alone proves the parent permit or violation case closed—or describes today’s condition.","action":"Open the parent case/permit for each material failure and confirm its later disposition.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #612785: Inactive since Apr 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":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"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 4 historical violations across 2 cases.","why":"A closed case is materially better than an open one, but it does not by itself prove that every altered use, unit, or concealed condition matches today’s approvals.","action":"Use the closed cases to target the inspection and occupancy-file review.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Sprinkler Certification: Certified through Jun 18, 2027; Fire Alarm Certification: Certified through Apr 8, 2027","why":"Fire-protection certifications apply to the named system and inspection period only; they are not a whole-building safety certificate. Philadelphia generally requires annual sprinkler, standpipe, fire-alarm, special-hazard, and emergency-power inspections where those systems exist.","action":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"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/"}]}