{"asOf":"2026-07-23T21:14:16.447Z","block":"700-799 S 9TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/700-799-s-9th-st","address":"764 S 9TH ST","parcelNumber":"871504540","source":"https://property.phila.gov/?p=871504540","ownerType":"absentee","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":"SABELLI PAUL J","coOwner":null,"marketValue":609900,"landAssessment":121900,"improvementAssessment":488000,"livableArea":3297,"yearBuilt":1920,"lastSale":{"price":1,"date":"2007-10-16T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2021-025712","date":"2021-04-29","code":"A-301.6/1","title":"PLANS REQUIRED TO COMPLY","status":"COMPLIED","resolutionDate":"2023-12-22","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"CF-2021-033848","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2021-04-29","completedDate":"2023-12-22","violations":[{"number":"VI-2021-025712","date":"2021-04-29","code":"A-301.6/1","title":"PLANS REQUIRED TO COMPLY","status":"COMPLIED","resolutionDate":"2023-12-22","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2021,"n":1,"worst":null}],"investigations":[{"caseNumber":"CF-2021-033848","date":"2021-04-29","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-033848","date":"2021-06-02","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-033848","date":"2021-06-24","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-033848","date":"2021-07-29","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-033848","date":"2022-07-21","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-033848","date":"2023-12-22","type":null,"status":"PASSED"}],"inspYears":[{"y":2021,"fails":4,"passes":0},{"y":2022,"fails":1,"passes":0},{"y":2023,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.93997592704371,"lng":-75.15787339429517,"geom":{"type":"Polygon","coordinates":[[[-75.157710763,39.939979377],[-75.157721226,39.939930158],[-75.158035545,39.939972257],[-75.158025931,39.940021722],[-75.157710763,39.939979377]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":false,"permits":true,"licenses":true},"zip":"19147","beds":null,"baths":null,"stories":null,"lotArea":1587,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"2523 S LAMBERT ST, PHILADELPHIA PA, 19145","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":369000,"taxable":369000,"land":31006,"improvement":337994,"taxableLand":31006,"taxableImprovement":337994,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":369000,"taxable":369000,"land":31006,"improvement":337994,"taxableLand":31006,"taxableImprovement":337994,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":433400,"taxable":433400,"land":86680,"improvement":346720,"taxableLand":86680,"taxableImprovement":346720,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":458300,"taxable":458300,"land":91660,"improvement":366640,"taxableLand":91660,"taxableImprovement":366640,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":462800,"taxable":462800,"land":92560,"improvement":370240,"taxableLand":92560,"taxableImprovement":370240,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":462800,"taxable":462800,"land":92560,"improvement":370240,"taxableLand":92560,"taxableImprovement":370240,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":462800,"taxable":462800,"land":92560,"improvement":370240,"taxableLand":92560,"taxableImprovement":370240,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":404400,"taxable":404400,"land":80880,"improvement":323520,"taxableLand":80880,"taxableImprovement":323520,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":404400,"taxable":404400,"land":80880,"improvement":323520,"taxableLand":80880,"taxableImprovement":323520,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":532300,"taxable":532300,"land":106460,"improvement":425840,"taxableLand":106460,"taxableImprovement":425840,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":532300,"taxable":532300,"land":106460,"improvement":425840,"taxableLand":106460,"taxableImprovement":425840,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":609900,"taxable":609900,"land":121900,"improvement":488000,"taxableLand":121900,"taxableImprovement":488000,"exemptLand":0,"exemptImprovement":0}],"taxNow":7451,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"666494","date":"2016-01-28","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"EXPIRED","completedDate":"2016-10-04","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":"665580","date":"2016-03-22","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2016-03-22","scope":"FOR USE AS A VACANT COMMERCIAL SPACE ON THE 1ST FLOOR (USE REGISTRATION PERMIT REQUIRED PRIOR TO OCCUPANCY) AND A MULTI-FAMILY (THREE (3) DWELLING UNITS) HOUSEHOLD LIVING ON THE 2ND AND 3RD FLOOR LEVEL."},{"number":"665581","date":"2016-04-13","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2017-04-03","scope":"INTERIOR ALTERATIONS TO CREATE THREE (3) DWELLING UNITS FROM THE 2ND - 3RD FLOOR LEVEL. WORK TO INCLUDE NEW NON LOAD BEARING PARTITIONS, ONE (1) HOUR FIRE RESISTANCE RATED EXIT ENCLOSURE, FIRE RATED DOORS, UPGRADES TO FINISHES, AND MINOR FRAMING WORK AS PER APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING, AND FIRE SUPPRESSION WORK."},{"number":"688574","date":"2016-06-03","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2017-03-30","scope":"INSTALLATION OF AUTOMATIC SPRINKLER SYSTEM WITH TWO INCH (2\") FIRE SERVICE LINE, BACKFLOW PREVENTION DEVICE AND FIRE DEPARTMENT CONNECTION IN ACCORDANCE WITH NFPA 13 IN THE BASEMENT AND FIRST FLOOR AND IN ACCORDANCE WITH NFPA 13-R IN THE SECOND AND THIRD FLOOR OF AN EXISTING BUILDING. SEPARATE PERMITS REQUIRED FOR ALL ELECTRICAL AND PLUMBING WORK."},{"number":"706450","date":"2016-07-12","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2017-03-18","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."},{"number":"710094","date":"2016-07-26","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2016-07-26","scope":"FOR SIT DOWN RESTAURANT ON THE FIRST FLOOR, WITH OTHER USES IN THE SAME BUILDING AS PREVIOUSLY APPROVED, NO SIGN ON THIS PERMIT,"},{"number":"698379","date":"2016-08-30","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-03-30","scope":"ALTERATION: INTERIOR & EXTERIOR PLUMBING OF A 3-STORY BLDG. WITH A RESTAURANT ON THE 1ST FLOOR AND (3) DWELLING UNITS ON THE 2ND & 3RD FLOORS.THE WORK INCLUDES A 6\" SEWER LATERAL AND A 2\" DOMESTIC WATER DISTRIBUTION SERVICE TO THE STREET MAINS. THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE, 2004.PVC PIPE MATERIALS ARE NOT PERMITED ON THIS PROJECT PER CODE SECTIONS P-902.5 & P-1102.3.FUEL GAS PIPING & MATERIALS ARE NOT PART OF THIS PERMIT. A MECHANICAL PERMIT IS REQUIRED FOR THIS WORK.A BACKFLOW PROVENTION CONTAINMENT ASSEMBLY IS REQUIRED PER CODE SECTION P-806.2."},{"number":"699237","date":"2016-09-19","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-04-03","scope":"5 GANG METER BOX 350 AMP SERVICE AND REWIRE THROUGHOUT. OUTLETS, LIGHTS, SWITCHES.BELL, COAX TELEPHONE LINE/ETHERNET. AS PER 2008 NEC. INTERCONNECTED SMOKES, FIRE ALARM. AS PER NFPA 72 (SOUTH DISTRICT)"},{"number":"710138","date":"2017-01-11","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2017-03-30","scope":"FOR A PARTIAL CHANGE OF OCCUPANCY CLASSIFICATION TO CREATE RESTAURANT SPACE AT 1ST FLOOR OR EXIST. MULTI-FAMILY DWELLING & LEVEL 2 ALTERATIONS TO INCLUDE ERECTION OF PARTITION WALLS FOR TOILET ROOM AND DINING SPACES & ALL ASSOCIATED FINISH WORK; BUILDING IS FULLY SPRINKLERED. SEPARATE PERMIT REQ'D FOR ANY MECH., ELEC., PLUMB. & FIRESUPP WORK."},{"number":"752796","date":"2017-02-22","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2017-03-30","scope":"FOR THE INSTALLATION OF ONE 10' KITCHEN HOOD, ONE EXHAUST FAN, 1 SUPPLY AIR FAN AND RELATED DUCTWORK AND CURBS AS PER PLAN (ALL WITHIN PROPERTY LINES). SEPARATE PERMIT REQUIRED FOR KITCHEN HOOD FIRE SUPPRESSION SYSTEM."},{"number":"761218","date":"2017-02-22","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2017-03-30","scope":"INSTALL (1) PYRO-CHEM KNIGHT II 4.6 GALLON WET CHEMICAL COMMERCIAL KITCHEN FIRE SUPPRESION SYSTEM"},{"number":"795262","date":"2017-06-27","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2017-06-27","scope":"USE; TO ADD TO EXISTING USE AS SIT DOWN RESTURANT, COMMISSARIES AND CATERING SERVICES ON THE FIRST FLOOR, WITH OTHER USES IN THE SAME BUILDING AS PREVIOUSLY APPROVED, NO CHANGE IN HEIGHT OR SQUARE FOOTAGE. NO SIGN ON THIS PERMIT."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2016,"k":"permit","w":"Mechanical"},{"y":2016,"k":"permit","w":"Use"},{"y":2016,"k":"permit","w":"Plumbing"},{"y":2016,"k":"permit","w":"Electrical"},{"y":2017,"k":"permit","w":"Major alteration"},{"y":2017,"k":"permit","w":"Suppression"},{"y":2017,"k":"permit","w":"Suppression"},{"y":2017,"k":"permit","w":"Use"},{"y":2021,"k":"viol","w":"L&I violation"},{"y":2021,"k":"insp","w":"Inspection failed ×4"},{"y":2022,"k":"insp","w":"Inspection failed"},{"y":2023,"k":"insp","w":"Inspection passed"}],"rented":true,"licenses":[{"number":"472307","type":"Rental","status":"Active","businessName":"PAUL SABELLI","legalName":"PAUL SABELLI","address":"764 S 9TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2009-04-29","latestIssueDate":"2026-01-20","expirationDate":"2027-02-28","inactiveDate":null},{"number":"781237","type":"Food Preparing and Serving","status":"Inactive","businessName":"764 S. 9th Street Associates","legalName":"764 S. 9th Street Associates","address":"764 S 9TH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2018-06-25","latestIssueDate":"2018-06-25","expirationDate":"2019-06-24","inactiveDate":"2019-08-23"},{"number":"808380","type":"Food Preparing and Serving (30+ SEATS)","status":"Inactive","businessName":"KALAYA (CHUTATIP SUNTARANON)","legalName":"KALAYA (CHUTATIP SUNTARANON) ","address":"764 S 9TH ST","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2019-04-05","latestIssueDate":"2022-04-20","expirationDate":"2023-04-04","inactiveDate":"2023-06-03"},{"number":"847434","type":"Sidewalk Cafe (Temporary)","status":"Inactive","businessName":"KALAYA (CHUTATIP SUNTARANON)","legalName":"KALAYA (CHUTATIP SUNTARANON) ","address":"764 S 9TH ST","revenueCode":"3123","rentalCategory":null,"units":null,"issuedDate":"2020-07-30","latestIssueDate":"2021-12-18","expirationDate":"2022-12-31","inactiveDate":"2023-02-28"},{"number":"0953082","type":"Food Preparing and Serving","status":"Active","businessName":"Mawn","legalName":"Mawn","address":"764 S 9TH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2024-06-03","latestIssueDate":"2026-06-03","expirationDate":"2027-06-02","inactiveDate":null}],"licenseActivity":[{"number":"0953082","type":"Food Preparing and Serving","businessName":"Mawn","legalName":"Mawn","issuedDate":"2024-06-03","latestIssueDate":"2026-06-03","closureDate":null,"expirationDate":"2027-06-02","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"847434","type":"Sidewalk Cafe (Temporary)","businessName":"KALAYA (CHUTATIP SUNTARANON)","legalName":"KALAYA (CHUTATIP SUNTARANON) ","issuedDate":"2020-07-30","latestIssueDate":"2021-12-18","closureDate":"2023-02-28","expirationDate":"2022-12-31","inactiveDate":"2023-02-28","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"808380","type":"Food Preparing and Serving (30+ SEATS)","businessName":"KALAYA (CHUTATIP SUNTARANON)","legalName":"KALAYA (CHUTATIP SUNTARANON) ","issuedDate":"2019-04-05","latestIssueDate":"2022-04-20","closureDate":"2023-06-03","expirationDate":"2023-04-04","inactiveDate":"2023-06-03","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"781237","type":"Food Preparing and Serving","businessName":"764 S. 9th Street Associates","legalName":"764 S. 9th Street Associates","issuedDate":"2018-06-25","latestIssueDate":"2018-06-25","closureDate":"2019-08-23","expirationDate":"2019-06-24","inactiveDate":"2019-08-23","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"472307","type":"Rental","businessName":"PAUL SABELLI","legalName":"PAUL SABELLI","issuedDate":"2009-04-29","latestIssueDate":"2026-01-20","closureDate":null,"expirationDate":"2027-02-28","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-23","units":3,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 32% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $404,400 to $532,300","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 #665580: 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: 666494 (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-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":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1920 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"5 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Dec 22, 2023.","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":"6 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 #781237: Inactive since Aug 23, 2019; Food Preparing and Serving (30+ SEATS) #808380: Inactive since Jun 3, 2023; Sidewalk Cafe (Temporary) #847434: Inactive since Feb 28, 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":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as mixed-use. BlockReport does not receive a current Commercial Trash account balance.","why":"Philadelphia charges qualifying small commercial, mixed-use, and multi-unit properties that use City collection; exemptions and private collection can change applicability. A use category alone does not prove a fee is due.","action":"Check the Commercial Trash account inside the date-effective Property Payoff.","url":"https://www.phila.gov/2026-06-09-pay-your-trash-fee-bill-by-june-30/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 1 historical violation across 1 case.","why":"A closed case is materially better than an open one, but it does not by itself prove that every altered use, unit, or concealed condition matches today’s approvals.","action":"Use the closed cases to target the inspection and occupancy-file review.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"}],"closingChecks":[{"title":"Property Sales Certification","body":"The seller must obtain Philadelphia’s certificate showing the base zoning, last use in the zoning record, and open violations. The City warns that it does not prove Building Code occupancy or show zoning overlays.","action":"Obtain the fresh certificate and compare it with the CO, permits, and Atlas overlays.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-property-sales-certification/"},{"title":"Date-effective City Property Payoff","body":"The Tax Center Property Payoff covers Real Estate Tax, Commercial Trash, and L&I abatement-work invoices. Philadelphia says it does not include business-tax debts or liens, water and sewer charges, or fines for code violations.","action":"Request the City statement effective through settlement; read every period and invoice.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"title":"Professional title and water-lien searches","body":"OPA ownership, deed summaries, and a zero tax balance are not clear title. Mortgages, judgments, municipal claims, water liens, easements, heirs, and other encumbrances require separate searches.","action":"Use a Pennsylvania lawyer/title company and obtain owner’s title insurance; order the separate water search/payoff.","url":"https://www.phila.gov/2026-04-07-why-title-insurance-is-your-best-friend-when-buying-a-home-in-philadelphia/","secondaryUrl":"https://www.phila.gov/services/water-gas-utilities/pay-or-dispute-a-water-bill/resolve-water-liens-judgments/"}]}