{"asOf":"2026-07-25T01:59:08.854Z","block":"400-499 W GIRARD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/400-499-w-girard-ave","address":"433 W GIRARD AVE","parcelNumber":"871524570","source":"https://property.phila.gov/?p=871524570","ownerType":"owner-occupied","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"S50","buildingCodeNew":"822","buildingClass":"ROW W/OFF STR 3 STY MASON","buildingClassNew":"BSMTRETAIL MXD-COM/RES-BA RES","useLabel":"Mixed-use","owner":"LIPSON ERIK","coOwner":null,"marketValue":788000,"landAssessment":157600,"improvementAssessment":630400,"livableArea":3582,"yearBuilt":1915,"lastSale":{"price":390000,"date":"2017-07-18T04:00:00Z"},"openViolations":0,"violations":[{"number":"4095532","date":"2015-12-07","code":"A-501.1/3","title":"PERME- REQUIRED TO CORR VIOL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4250116","date":"2016-12-06","code":"E-1201.1/203","title":"GFCI RECEPTACLE REQ'D","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4250115","date":"2016-12-06","code":"E-1201.1/107","title":"CONDUCTOR-TAPE OR CAP","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4250109","date":"2016-12-06","code":"E-1201.1/1","title":"NOT CONFORM TO PRC/NEC","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"512921","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DE","status":"CLOSED","createdDate":"2015-12-07","completedDate":"2017-06-16","violations":[{"number":"4095532","date":"2015-12-07","code":"A-501.1/3","title":"PERME- REQUIRED TO CORR VIOL","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"565857","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DE","status":"CLOSED","createdDate":"2016-12-06","completedDate":"2017-04-03","violations":[{"number":"4250116","date":"2016-12-06","code":"E-1201.1/203","title":"GFCI RECEPTACLE REQ'D","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4250115","date":"2016-12-06","code":"E-1201.1/107","title":"CONDUCTOR-TAPE OR CAP","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4250109","date":"2016-12-06","code":"E-1201.1/1","title":"NOT CONFORM TO PRC/NEC","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2015,"n":1,"worst":null},{"y":2016,"n":3,"worst":null}],"investigations":[{"caseNumber":"72876","date":"2006-07-27","type":"BC INSP","status":"FAILED"},{"caseNumber":"72876","date":"2006-10-20","type":"BC INSP","status":"PASSED"},{"caseNumber":"86707","date":"2006-10-24","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"87117","date":"2006-10-26","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"87117","date":"2006-12-11","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"87117","date":"2006-12-29","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"87117","date":"2007-01-25","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"86707","date":"2007-01-31","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"87117","date":"2007-02-26","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"86707","date":"2007-02-26","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"87117","date":"2007-07-05","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"86707","date":"2007-07-05","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"87117","date":"2007-08-23","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"86707","date":"2007-08-23","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"87117","date":"2007-09-28","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"87117","date":"2009-02-01","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"87117","date":"2009-02-17","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"86707","date":"2009-02-17","type":"PRECOURT","status":"PASSED"},{"caseNumber":"512921","date":"2015-12-07","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"512921","date":"2016-01-25","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"512921","date":"2016-03-29","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"512921","date":"2016-05-06","type":"PRECOURT","status":"FAILED"},{"caseNumber":"512921","date":"2016-09-26","type":"PRECOURT","status":"FAILED"},{"caseNumber":"565857","date":"2016-12-06","type":"EP_ELEC","status":"FAILED"},{"caseNumber":"565857","date":"2017-01-30","type":"EP_ELEC","status":"FAILED"},{"caseNumber":"565857","date":"2017-03-16","type":"EP_ELEC","status":"CLOSED"},{"caseNumber":"512921","date":"2017-03-16","type":"PRECOURT","status":"PASSED"},{"caseNumber":"565857","date":"2017-03-21","type":"PRECOURT","status":"PASSED"}],"inspYears":[{"y":2006,"fails":4,"passes":1},{"y":2007,"fails":1,"passes":1},{"y":2009,"fails":0,"passes":1},{"y":2015,"fails":1,"passes":0},{"y":2016,"fails":4,"passes":0},{"y":2017,"fails":1,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97036183446447,"lng":-75.14443653656492,"geom":{"type":"Polygon","coordinates":[[[-75.144383087,39.970459873],[-75.144426588,39.970256033],[-75.14448996,39.970264039],[-75.144446561,39.9704674],[-75.144383087,39.970459873]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19123","beds":null,"baths":null,"stories":null,"lotArea":1355,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"433 W GIRARD AVE, PHILADELPHIA PA, 19123","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Special Exception","grounds":"SPECIAL EXCEPTION for the proposed use of an ice-cream parlor (eating and drinking establishment) on first floor with single family household living above in an existing structure.","status":"Completed","outcome":"Granted","date":"2021-06-01","number":"ZP-2021-001111","relatedPermit":"ZP-2021-001111"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":191000,"taxable":168500,"land":12174,"improvement":178826,"taxableLand":12174,"taxableImprovement":156326,"exemptLand":0,"exemptImprovement":22500},{"y":2017,"v":191000,"taxable":168500,"land":12174,"improvement":178826,"taxableLand":12174,"taxableImprovement":156326,"exemptLand":0,"exemptImprovement":22500},{"y":2018,"v":464800,"taxable":464800,"land":92960,"improvement":371840,"taxableLand":92960,"taxableImprovement":371840,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":478700,"taxable":478700,"land":95740,"improvement":382960,"taxableLand":95740,"taxableImprovement":382960,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":483400,"taxable":438400,"land":96680,"improvement":386720,"taxableLand":96680,"taxableImprovement":341720,"exemptLand":0,"exemptImprovement":45000},{"y":2021,"v":483400,"taxable":438400,"land":96680,"improvement":386720,"taxableLand":96680,"taxableImprovement":341720,"exemptLand":0,"exemptImprovement":45000},{"y":2022,"v":483400,"taxable":438400,"land":96680,"improvement":386720,"taxableLand":96680,"taxableImprovement":341720,"exemptLand":0,"exemptImprovement":45000},{"y":2023,"v":593700,"taxable":513700,"land":118740,"improvement":474960,"taxableLand":118740,"taxableImprovement":394960,"exemptLand":0,"exemptImprovement":80000},{"y":2024,"v":593700,"taxable":513700,"land":118740,"improvement":474960,"taxableLand":118740,"taxableImprovement":394960,"exemptLand":0,"exemptImprovement":80000},{"y":2025,"v":646400,"taxable":546400,"land":129280,"improvement":517120,"taxableLand":129280,"taxableImprovement":417120,"exemptLand":0,"exemptImprovement":100000},{"y":2026,"v":646400,"taxable":646400,"land":129280,"improvement":517120,"taxableLand":129280,"taxableImprovement":517120,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":788000,"taxable":788000,"land":157600,"improvement":630400,"taxableLand":157600,"taxableImprovement":630400,"exemptLand":0,"exemptImprovement":0}],"taxNow":9048,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"102498","date":"2007-09-12","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2007-09-19","scope":"REPLACE 5\" CURB TRAP AND LATERAL"},{"number":"631027","date":"2015-08-10","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2015-08-10","scope":"CHANGE USE OF EXISTING BUILDING FROM LAW OFFICE AN D2 FAMILY TO \"ART GALLERY/STUDIO AND 1 FAMILY"},{"number":"622384","date":"2015-08-24","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2017-06-14","scope":"INTERIOR/EXTERIOR ALTERATIONS AND TO CORRECT/COMPLY WITH PRIOR ISSUED VIOLATION #87117. INTERIOR FIT OUT FOR ART GALLERY 1ST FLR AND 1 FAMILY ABOVE, CHANGE IN USES BUT NO CHANGE IN OCCUPANCY CLASSIFICATION. ADD'L PERMITS REQ: ELECTRICAL, PLUMIBNG, HVAC, SIGNS"},{"number":"646342","date":"2015-10-20","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-06-14","scope":"INSTALLATION OF 200AMP PANEL SERIVCES PER 2008 NEC (MIXED USE)CC DISTRICT"},{"number":"647495","date":"2015-10-23","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-11-07","scope":"REPAIR MAIN DRAIN IN BASEMENT"},{"number":"656589","date":"2015-12-08","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-06-14","scope":"REWIRE PRE-EXISTING 3 TON AIR HANDLER WITH HEAT PUMP AND ELECTRIC HOT WATER HEATER AS PER 2008 NEC (CC DISTRICT) PLANS ARE REQUIRED FOR INTERIOR WIRING OF NEW USE PROPERTY"},{"number":"673730","date":"2016-06-15","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2016-06-15","scope":"FOR THE LEGALIZATION OF A ROOF DECK ABOVE THE REAR ONE (1) STORY PORTION OF AN EXISTING ATTACHED STRUCUTRE. SIZE AND LOCATION AS SHOWN APPLICATION /PLANS. FOR CONTINUED USE AS RTIST STUDIO, LIBRARIES AND CULTURAL EXIBITS ON THE FIRST FLOOR FOR A USE REDUCTION ONE DWELLING UNIT ON THE SECOND/THIRD FLOORS OF AN EXISTING THREE STORY STRUCTURE."},{"number":"673741","date":"2016-06-15","work":"Addition","type":"BP_ADDITON","description":"ADDITION PERMIT","status":"COMPLETED","completedDate":"2017-06-14","scope":"FOR THE LEGALIZATION OF A ROOF DECK AS PER APPROVED PLANS. NO OTHER WORK COVERED ON THIS PERMIT. THIS PERMIT TO COMPLY WITH ROOF DECK PORTION OF VIOLATION CASE NO. 512921"},{"number":"701032","date":"2016-06-20","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-06-14","scope":"FIXTURE REPLACEMENT ONLY, 4 WC, 4 LAVS, 1 LAUNDRY, 1 SHOWER STALL, 1 KITCHEN SINK (MIXED USE)THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"692811","date":"2016-06-28","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2016-08-23","scope":"TO MOVE 2- PANELS OUT OF CLOSETS, CHANGE 10- OUTLETS, 10- SWITCHES, 5- GFIS. INSTALL EXIT AND EMERGENCY LIGHTS AND 1- EXTERIOR EMERGENCY LIGHT... IN ACCORDANCE WITH 2008 NEC"},{"number":"704883","date":"2016-07-05","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2017-06-14","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":"712566","date":"2016-08-04","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-06-14","scope":"WATER AND DRAINS IN EXISTING 1ST FLOOR BATHROOM AND BASEMENT AND VENTING (CORRECT VIOLATIONS CASE#512921)THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004 (MIXED USE)"},{"number":"716369","date":"2016-11-01","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-03-22","scope":"INSTALL 20-OUTLETS, 10-SWITCHES, 8-LIGHTS, 3-GFI, 2-SMOKES & 1-CARBON IN APTS, INSTALL 20-OUTLETS, 10-SWITCHES, 6-LIGHTS IN COMM PART AS PER NEC 2008 & INSTALL FIRE ALARM SYSTEM AS PER NFPA 72"},{"number":"ZP-2021-001111","date":"2021-05-19","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Eating and Drinking Establishments - Sit-Down Restaurant; Residential - Household Living - Single-Family"},{"number":"AP-2021-005534","date":"2021-06-23","work":"Certificate of Occupancy (CO) (may inclu…","type":"Administrative","description":"Administrative Permit","status":"Completed","completedDate":"2021-06-30","scope":"No change in use and occupancy classification. No work on this permit. Change from artist studio to sit down restaurant."}],"storyTag":"Renovated & sold on","storyDelta":0.95,"timeline":[{"y":2016,"k":"permit","w":"Plumbing"},{"y":2016,"k":"permit","w":"Electrical"},{"y":2016,"k":"viol","w":"3 L&I violations"},{"y":2016,"k":"permit","w":"Mechanical"},{"y":2016,"k":"insp","w":"Inspection failed ×4"},{"y":2016,"k":"permit","w":"Plumbing"},{"y":2016,"k":"permit","w":"Electrical"},{"y":2017,"k":"sale","p":390000},{"y":2017,"k":"insp","w":"L&I: 1 failed, 2 passed"},{"y":2021,"k":"permit","w":"Change of Use"},{"y":2021,"k":"appeal","w":"Appeal granted"},{"y":2021,"k":"permit","w":"Certificate of Occupancy (CO) (may inclu…"}],"rented":true,"licenses":[{"number":"346804","type":"Rental","status":"Inactive","businessName":"SANCHEZ TOMAS JR","legalName":"SANCHEZ TOMAS JR","address":"433 W GIRARD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2005-11-28","latestIssueDate":"2005-11-28","expirationDate":"2006-02-28","inactiveDate":"2005-11-28"},{"number":"872462","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"JERIAH ASKEW","legalName":"JERIAH ASKEW","address":"433 W GIRARD AVE","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2021-07-07","latestIssueDate":"2021-07-07","expirationDate":"2022-07-06","inactiveDate":"2022-09-04"},{"number":"1001719","type":"Rental","status":"Active","businessName":"Erik Lipson","legalName":"Erik Lipson","address":"433 W GIRARD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2026-03-11","latestIssueDate":"2026-03-11","expirationDate":"2027-03-10","inactiveDate":null}],"licenseActivity":[{"number":"1001719","type":"Rental","businessName":"Erik Lipson","legalName":"Erik Lipson","issuedDate":"2026-03-11","latestIssueDate":"2026-03-11","closureDate":null,"expirationDate":"2027-03-10","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"872462","type":"Food Establishment, Retail Permanent Location","businessName":"JERIAH ASKEW","legalName":"JERIAH ASKEW","issuedDate":"2021-07-07","latestIssueDate":"2021-07-07","closureDate":"2022-09-04","expirationDate":"2022-07-06","inactiveDate":"2022-09-04","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"346804","type":"Rental","businessName":"SANCHEZ TOMAS JR","legalName":"SANCHEZ TOMAS JR","issuedDate":"2005-11-28","latestIssueDate":"2005-11-28","closureDate":"2005-11-28","expirationDate":"2006-02-28","inactiveDate":"2005-11-28","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","units":2,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #ZP-2021-001111: Completed · Granted; related permit ZP-2021-001111. Use permit #631027: 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":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1915 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":"11 failed, 5 passed, and 12 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Mar 21, 2017.","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":"1 fire/suppression-related permit 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 Establishment, Retail Permanent Location #872462: Inactive since Sep 4, 2022","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 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/"}],"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/"}]}