{"asOf":"2026-07-28T13:02:28.065Z","block":"1100-1199 S 9TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/1100-1199-s-9th-st","address":"1134 S 9TH ST","parcelNumber":"871503660","source":"https://property.phila.gov/?p=871503660","ownerType":"absentee","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"S50","buildingCodeNew":"820","buildingClass":"ROW W/OFF STR 3 STY MASON","buildingClassNew":"ROW MIXED-COM/RES-BLT AS RES","useLabel":"Mixed-use","owner":"TARTAGLIA JOSEPH","coOwner":null,"marketValue":337100,"landAssessment":67400,"improvementAssessment":269700,"livableArea":1738,"yearBuilt":1915,"lastSale":{"price":11500,"date":"1997-09-30T04:00:00Z"},"openViolations":0,"violations":[{"number":"1593728","date":"2009-12-17","code":"14-1704/10","title":"NON-REGULATED LACKS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4100575","date":"2016-07-21","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2026-003144","date":"2026-01-15","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2026-04-06","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2026-003145","date":"2026-01-15","code":"F-904.5.1","title":"WET CHEMICAL SYSTEM TEST\n","status":"COMPLIED","resolutionDate":"2026-04-06","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2026-003146","date":"2026-01-15","code":"F-1010.1.3","title":"DOOR OPENING FORCE\n","status":"COMPLIED","resolutionDate":"2026-04-06","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-003147","date":"2026-01-15","code":"F-1010.1.9.1","title":"DOOR HARDWARE\n","status":"COMPLIED","resolutionDate":"2026-04-06","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"223514","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2009-12-30","completedDate":"2010-04-08","violations":[{"number":"1593728","date":"2009-12-17","code":"14-1704/10","title":"NON-REGULATED LACKS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"545786","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2016-07-22","completedDate":"2016-10-27","violations":[{"number":"4100575","date":"2016-07-21","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2026-004880","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL BUSINESS COMPLIANCE INVESTIGATOR","status":"CLOSED","createdDate":"2026-01-15","completedDate":"2026-04-06","violations":[{"number":"VI-2026-003144","date":"2026-01-15","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2026-04-06","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2026-003145","date":"2026-01-15","code":"F-904.5.1","title":"WET CHEMICAL SYSTEM TEST\n","status":"COMPLIED","resolutionDate":"2026-04-06","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2026-003146","date":"2026-01-15","code":"F-1010.1.3","title":"DOOR OPENING FORCE\n","status":"COMPLIED","resolutionDate":"2026-04-06","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-003147","date":"2026-01-15","code":"F-1010.1.9.1","title":"DOOR HARDWARE\n","status":"COMPLIED","resolutionDate":"2026-04-06","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2009,"n":1,"worst":null},{"y":2016,"n":1,"worst":null},{"y":2026,"n":4,"worst":null}],"investigations":[{"caseNumber":"223514","date":"2009-12-17","type":"BC INSP","status":"FAILED"},{"caseNumber":"223514","date":"2010-02-18","type":"BC INSP","status":"FAILED"},{"caseNumber":"223514","date":"2010-04-07","type":"BC INSP","status":"PASSED"},{"caseNumber":"545786","date":"2016-07-21","type":"BC INSP","status":"FAILED"},{"caseNumber":"545786","date":"2016-09-19","type":"BC INSP","status":"FAILED"},{"caseNumber":"545786","date":"2016-10-26","type":"BC INSP","status":"PASSED"},{"caseNumber":"CF-2026-004880","date":"2026-01-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-004880","date":"2026-04-06","type":null,"status":"PASSED"}],"inspYears":[{"y":2009,"fails":1,"passes":0},{"y":2010,"fails":1,"passes":1},{"y":2016,"fails":2,"passes":1},{"y":2026,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.93550165320774,"lng":-75.15877897442037,"geom":{"type":"Polygon","coordinates":[[[-75.158692609,39.935498943],[-75.158702354,39.935453722],[-75.158868709,39.935505163],[-75.158850535,39.935549066],[-75.158692609,39.935498943]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2024-032415","type":"Fire Alarm Certification","inspectionDate":"2024-12-05","result":"Certified","expirationDate":"2025-12-05","buildingId":"1511195"},{"number":"BC-2025-027173","type":"Fire Alarm Certification","inspectionDate":"2025-10-15","result":"Certified","expirationDate":"2026-10-15","buildingId":"1511195"},{"number":"BC-2026-007816","type":"Special Hazards Certification","inspectionDate":"2026-02-06","result":"Certified","expirationDate":"2027-02-06","buildingId":"1511195"},{"number":"BC-2026-005260","type":"Fire Alarm Certification","inspectionDate":"2026-02-20","result":"Certified","expirationDate":"2027-02-20","buildingId":"1511195"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19147","beds":null,"baths":null,"stories":null,"lotArea":850,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"2602 S DARIEN ST, PHILADELPHIA PA, 19148","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR A TAKE-OUT RESTAURANT. FOOD SERVE IN DISPOSABLE WARE. NO SALE OF ALCOHOLIC BEVERAGES FOR TAKE-OUT, NO LIVE ENTERTAINMENT, NO DISPENSING WINDOW ON 1ST FLOOR WITH VACANT 2ND AND 3RD FLOORS IN AN EXISTING STRUCTURE.                 ","status":"CLOSED","outcome":"Granted","date":"2012-02-15","number":"17011","relatedPermit":"365152"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":199900,"taxable":199900,"land":21200,"improvement":178700,"taxableLand":21200,"taxableImprovement":178700,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":199900,"taxable":199900,"land":21200,"improvement":178700,"taxableLand":21200,"taxableImprovement":178700,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":228400,"taxable":228400,"land":45680,"improvement":182720,"taxableLand":45680,"taxableImprovement":182720,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":242000,"taxable":242000,"land":48400,"improvement":193600,"taxableLand":48400,"taxableImprovement":193600,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":244400,"taxable":244400,"land":48880,"improvement":195520,"taxableLand":48880,"taxableImprovement":195520,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":244400,"taxable":244400,"land":48880,"improvement":195520,"taxableLand":48880,"taxableImprovement":195520,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":244400,"taxable":244400,"land":48880,"improvement":195520,"taxableLand":48880,"taxableImprovement":195520,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":275900,"taxable":275900,"land":55180,"improvement":220720,"taxableLand":55180,"taxableImprovement":220720,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":275900,"taxable":275900,"land":55180,"improvement":220720,"taxableLand":55180,"taxableImprovement":220720,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":294600,"taxable":294600,"land":58920,"improvement":235680,"taxableLand":58920,"taxableImprovement":235680,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":294600,"taxable":294600,"land":58920,"improvement":235680,"taxableLand":58920,"taxableImprovement":235680,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":337100,"taxable":337100,"land":67400,"improvement":269700,"taxableLand":67400,"taxableImprovement":269700,"exemptLand":0,"exemptImprovement":0}],"taxNow":4124,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"263250","date":"2010-02-22","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2010-02-22","scope":"USE TO 1ST FLOOR COMMERCIAL, SHOE AND ACCESSORY STORE. 2ND AND 3RD FLOOR VACANT."},{"number":"365152","date":"2012-03-13","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2012-03-13","scope":"FOOD PREP AND FOOD SALES (NO SEATING AND NO SALE OF ALCOHOL FOR TAKE OUT) ON VACANT 1ST FLOOR WITH VACANT 2ND AND 3RD FLOORS. NO ADDITION. NO SIGN."},{"number":"535243","date":"2014-05-11","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2016-04-01","scope":"LEVEL 1 ALTERATION FOR THE CONSTRUCTION ONE FIVE HIGH WALL SEPARATING THE KITCHEN AREA FROM THE DINING AREA"},{"number":"548814","date":"2014-08-04","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"ABANDONED","completedDate":null,"scope":"WIRE EXHAUST FAN 110 VOLTS,3/4 HORSE POWER MOTOR,WIRE MAKE UP AIR UNIT 1/2 HORSE POWER,(2)30AMP CIRCUITS,(1)60AMP CIRCUIT,6 DUPLEX RECEPTACLES AND (4)8 FLUORESCENT FIXTURES PER 2008 NEC (RESTAURANT)"},{"number":"550313","date":"2014-08-18","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2016-04-01","scope":"FOR THE INSTALLATION OF COMMERCIAL KITCHEN EXHAUST SYSTEM IN AN EXISTING TAKE-OUT RESTAURANT. SEPARATE PERMIT REQUIRED FOR COMMERCIAL KITCHEN HOOD."},{"number":"561835","date":"2014-10-07","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-04-01","scope":"INTERIOR PLUMBING ALTERATIONS FOR A RESTAURANT FIT-OUT (CONNIES RIC RAC) - KITCHEN EQUIPMENT/FIXTURES MUST COMPLY WITH TABLE P-904.7 OF THE PLUMBING CODE - GREASE TRAP AT 3-COMPARTMENT UTENSIL SINK MUST BE AN AUTOMATIC TYPE, 20GAL/40LB MINIMUM PER THE INDUSTRIAL WASTE DIVISION OF THE PHILADELPHIA WATER DEPARTMENT"},{"number":"687463","date":"2016-04-29","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-07-05","scope":"INSTALL 4- 20A RECEPTACLES, 2- LIGHT FIXTURES, 1- EXHAUST FAN, WIRING FOR 8KW OVEN.... ALL WORK IN ACCORDANCE WITH 2008 NEC"},{"number":"711816","date":"2016-08-02","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2018-04-04","scope":"EZ STANDARD KITCHEN FIRE SUPPRESSION- FOR THE INSTALLATION OF NEW WET CHEMICAL KITCHEN HOOD FIRE SUPPRESSION SYSTEM AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS."},{"number":"843724","date":"2018-01-11","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2018-01-11","scope":"USE OF 1ST FLOOR SIT DOWN EAT IN RESTAURANT UP TO 50 PERSONS WITH VACANT SINGLE FAMILY HOUSEHOLD LIVING UNITS ON THE 2ND & 3RD FLOORS WITH ALL PREVIOUSLY APPROVED USES. NO SIGN PERMIT ON THIS APPLICATION."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2012,"k":"permit","w":"Use"},{"y":2014,"k":"permit","w":"Alteration"},{"y":2014,"k":"permit","w":"Electrical"},{"y":2014,"k":"permit","w":"Mechanical"},{"y":2014,"k":"permit","w":"Plumbing"},{"y":2016,"k":"permit","w":"Electrical"},{"y":2016,"k":"viol","w":"L&I violation"},{"y":2016,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2016,"k":"permit","w":"Suppression"},{"y":2018,"k":"permit","w":"Use"},{"y":2026,"k":"viol","w":"4 L&I violations"},{"y":2026,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":false,"licenses":[{"number":"792552","type":"Food Preparing and Serving","status":"Inactive","businessName":"OLA MESA LLC","legalName":"OLA MESA LLC ","address":"1134 S 9TH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2018-10-23","latestIssueDate":"2018-10-23","expirationDate":"2019-10-22","inactiveDate":"2019-12-21"},{"number":"834104","type":"Food Preparing and Serving","status":"Inactive","businessName":"DIONICIO JIMENEZ","legalName":"DIONICIO JIMENEZ ","address":"1134 S 9TH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2020-01-15","latestIssueDate":"2020-01-15","expirationDate":"2021-01-14","inactiveDate":"2021-03-15"},{"number":"852723","type":"Sidewalk Cafe (Temporary)","status":"Inactive","businessName":"DIONICIO JIMENEZ","legalName":"DIONICIO JIMENEZ ","address":"1134 S 9TH ST","revenueCode":"3123","rentalCategory":null,"units":null,"issuedDate":"2020-10-02","latestIssueDate":"2021-12-21","expirationDate":"2022-12-31","inactiveDate":"2023-03-01"},{"number":"867313","type":"Food Preparing and Serving (30+ SEATS)","status":"Active","businessName":"Cristina Martinez (casa Mexico)","legalName":"Cristina Martinez","address":"1134 S 9TH ST","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2021-04-30","latestIssueDate":"2026-03-24","expirationDate":"2027-04-29","inactiveDate":null},{"number":"873475","type":"Sidewalk Cafe (Temporary)","status":"Inactive","businessName":"Cristina Martinez (casa Mexico)","legalName":"Cristina Martinez","address":"1134 S 9TH ST","revenueCode":"3123","rentalCategory":null,"units":null,"issuedDate":"2021-07-20","latestIssueDate":"2021-12-22","expirationDate":"2022-12-31","inactiveDate":"2023-03-01"}],"licenseActivity":[{"number":"873475","type":"Sidewalk Cafe (Temporary)","businessName":"Cristina Martinez (casa Mexico)","legalName":"Cristina Martinez","issuedDate":"2021-07-20","latestIssueDate":"2021-12-22","closureDate":"2023-03-01","expirationDate":"2022-12-31","inactiveDate":"2023-03-01","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"867313","type":"Food Preparing and Serving (30+ SEATS)","businessName":"Cristina Martinez (casa Mexico)","legalName":"Cristina Martinez","issuedDate":"2021-04-30","latestIssueDate":"2026-03-24","closureDate":null,"expirationDate":"2027-04-29","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"852723","type":"Sidewalk Cafe (Temporary)","businessName":"DIONICIO JIMENEZ","legalName":"DIONICIO JIMENEZ ","issuedDate":"2020-10-02","latestIssueDate":"2021-12-21","closureDate":"2023-03-01","expirationDate":"2022-12-31","inactiveDate":"2023-03-01","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"834104","type":"Food Preparing and Serving","businessName":"DIONICIO JIMENEZ","legalName":"DIONICIO JIMENEZ ","issuedDate":"2020-01-15","latestIssueDate":"2020-01-15","closureDate":"2021-03-15","expirationDate":"2021-01-14","inactiveDate":"2021-03-15","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"792552","type":"Food Preparing and Serving","businessName":"OLA MESA LLC","legalName":"OLA MESA LLC ","issuedDate":"2018-10-23","latestIssueDate":"2018-10-23","closureDate":"2019-12-21","expirationDate":"2019-10-22","inactiveDate":"2019-12-21","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-27","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #263250: 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":"1 permit not marked completed: 548814 (ABANDONED).","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":"5 failed, 3 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Apr 6, 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Preparing and Serving #792552: Inactive since Dec 21, 2019; Food Preparing and Serving #834104: Inactive since Mar 15, 2021; Sidewalk Cafe (Temporary) #852723: Inactive since Mar 1, 2023; Sidewalk Cafe (Temporary) #873475: Inactive since Mar 1, 2023","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 6 historical violations across 3 cases.","why":"A closed case is materially better than an open one, but it does not by itself prove that every altered use, unit, or concealed condition matches today’s approvals.","action":"Use the closed cases to target the inspection and occupancy-file review.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Feb 20, 2027; Special Hazards Certification: Certified through Feb 6, 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/"}]}