{"asOf":"2026-07-27T20:48:41.805Z","block":"1400-1499 S 20TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/1400-1499-s-20th-st","address":"1439 S 20TH ST","parcelNumber":"871549250","source":"https://property.phila.gov/?p=871549250","ownerType":"investor","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"Y50","buildingCodeNew":"821","buildingClass":"STR/OFF+APT 3 STY MASONRY","buildingClassNew":"ROW MIXED-COM/RES-BLT AS COM","useLabel":"Apartment building","owner":"CITYSCAPE LLC","coOwner":null,"marketValue":535600,"landAssessment":107100,"improvementAssessment":428500,"livableArea":3720,"yearBuilt":1923,"lastSale":{"price":1,"date":"2007-07-23T04:00:00Z"},"openViolations":0,"violations":[{"number":"560996","date":"2007-05-01","code":"A-000.0/1","title":"VIOL NONE FOUND","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"111242","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2007-05-03","completedDate":"2018-05-02","violations":[{"number":"560996","date":"2007-05-01","code":"A-000.0/1","title":"VIOL NONE FOUND","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2007,"n":1,"worst":null}],"investigations":[{"caseNumber":"55357","date":"2006-02-06","type":"BC INSP","status":"PASSED"},{"caseNumber":"73154","date":"2006-07-27","type":"BC INSP","status":"PASSED"},{"caseNumber":"93342","date":"2006-12-07","type":"BC INSP","status":"PASSED"},{"caseNumber":"111242","date":"2007-05-01","type":"BC INSP","status":"PASSED"}],"inspYears":[{"y":2006,"fails":0,"passes":3},{"y":2007,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.93300627579157,"lng":-75.17741651959868,"geom":{"type":"Polygon","coordinates":[[[-75.177292572,39.933017408],[-75.177304556,39.932963594],[-75.177539699,39.93299471],[-75.177528423,39.933049215],[-75.177292572,39.933017408]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2024-017472","type":"Fire Alarm Certification","inspectionDate":"2024-06-11","result":"Certified","expirationDate":"2025-06-11","buildingId":"1511711"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":null,"baths":null,"stories":null,"lotArea":1423,"zoning":"CMX1","grade":"B+","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"6421 WOODCREST AVE, PHILADELPHIA PA, 19151","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"FOR A SIT DOWN RESTAURANT ON 1ST FLOOR WITH EXISTING THREE FAMILY DWELLING ABOVE IN AN EXISTING STRUCTURE. NO SIGN ON THIS APPLICATION.","status":"Completed","outcome":"Granted with conditions","date":"2020-12-07","number":"1053171","relatedPermit":"1053171"}],"taxYears":[{"year":2015,"total":472.29,"principal":305.41,"interest":32.07,"penalty":21.38},{"year":2016,"total":1980.84,"principal":1738.55,"interest":26.08,"penalty":17.39}],"taxNet":2453.13,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":260500,"taxable":108000,"land":15654,"improvement":244846,"taxableLand":15654,"taxableImprovement":92346,"exemptLand":0,"exemptImprovement":152500},{"y":2017,"v":260500,"taxable":108000,"land":15654,"improvement":244846,"taxableLand":15654,"taxableImprovement":92346,"exemptLand":0,"exemptImprovement":152500},{"y":2018,"v":321800,"taxable":321800,"land":64360,"improvement":257440,"taxableLand":64360,"taxableImprovement":257440,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":450000,"taxable":180000,"land":90000,"improvement":360000,"taxableLand":90000,"taxableImprovement":90000,"exemptLand":0,"exemptImprovement":270000},{"y":2020,"v":450000,"taxable":180000,"land":90000,"improvement":360000,"taxableLand":90000,"taxableImprovement":90000,"exemptLand":0,"exemptImprovement":270000},{"y":2021,"v":450000,"taxable":180000,"land":90000,"improvement":360000,"taxableLand":90000,"taxableImprovement":90000,"exemptLand":0,"exemptImprovement":270000},{"y":2022,"v":450000,"taxable":180000,"land":90000,"improvement":360000,"taxableLand":90000,"taxableImprovement":90000,"exemptLand":0,"exemptImprovement":270000},{"y":2023,"v":307400,"taxable":122960,"land":61480,"improvement":245920,"taxableLand":61480,"taxableImprovement":61480,"exemptLand":0,"exemptImprovement":184440},{"y":2024,"v":307400,"taxable":122960,"land":61480,"improvement":245920,"taxableLand":61480,"taxableImprovement":61480,"exemptLand":0,"exemptImprovement":184440},{"y":2025,"v":448700,"taxable":179480,"land":89740,"improvement":358960,"taxableLand":89740,"taxableImprovement":89740,"exemptLand":0,"exemptImprovement":269220},{"y":2026,"v":448700,"taxable":179480,"land":89740,"improvement":358960,"taxableLand":89740,"taxableImprovement":89740,"exemptLand":0,"exemptImprovement":269220},{"y":2027,"v":535600,"taxable":214225,"land":107100,"improvement":428500,"taxableLand":107100,"taxableImprovement":107125,"exemptLand":0,"exemptImprovement":321375}],"taxNow":2512,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"783955","date":"2017-08-11","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2017-08-11","scope":"REDUCE FROM 4 APARTMENT UNITS TO 3 APARTMENTS WITH VACANT COMMERCIAL STORE FRONT ON THE 1ST FLOOR."},{"number":"829148","date":"2017-11-02","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2018-01-29","scope":"EZ INTERIOR DEMOLITION- FOR THE INTERIOR DEMOLITION ON NON-BEARING PARTITION WALL AND CEILINGS AS PER ATTACHED STANDARD. DEVIATIONS FROM THESE STANDARDS REQUIRE SUBMISSION OF CONSTRUCTION AND SITE PLANS."},{"number":"840832","date":"2018-01-29","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-10-18","scope":"PRESCRIPTIVE ALTERATIONS THROUGHOUT EXIST. THREE (3) STORY ABOVE GRADE PLANE, W. BASEMENT, MIXED-USE BUILDING FOR THE RENOVATIONS OF THREE (3) DWELLING UNITS & ALL ASSOCIATED FINISH WORK PER APPROVED PLANS; BUILDING IS NOT FULLY SPRINKLERED. SEPARATE PERMIT REQ'D FOR ANY MECH., ELEC., & PLUMB. WORK."},{"number":"854002","date":"2018-04-06","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-10-05","scope":"INSTALL 400AMP SERVICE AND TOTAL REWIRE OF MIXED USE BUILDING TO INCLUDE RECEPTS,SWITCHES,LIGHTS,FIXTURES,INTERCOM AND CABLE AS PER 2008 NEC (SOUTH DISTRICT) INSTALL A NEW FIRE ALARM SYSTEM COMPLETE WITH SMOKES,HORNS,STROBES,LIGHTS AND PULLS AS PER NFPA72"},{"number":"875221","date":"2018-05-09","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-10-05","scope":"SEALING 5\"LATERAL-PA1#2018-1221688-SEAL 5\"LATERAL AT THE CURB LINE BY REMOVING THE HOUSE TRAP AND HERMETICALLY SEALING THE LATERAL BY A CAP OR PLUG PER SECTION P-606.1 OF THE PHILADELPHIA PLUMBING CODE 2004-\"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\"-\"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"861978","date":"2018-05-31","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-10-05","scope":"ALTERATIONS: INTERIOR/EXTERIOR PLUMBING; MIXED-USE; 3 STORY STRUCTURE; VACANT COMMERCIAL SPACE; 3 DWELLING UNITS; HOUSE DRAIN, CT, FAI & 1 ½\" DWS; SELF CERTIFICATION NO LONGER ACCEPTED ALL TRENCHES IN EXCESS OF 5 FT MUST HAVE APPROVED SHORING AT THE TIME OF INSPECTION.INSTALL SOIL WASTE & VENT PIPEWITH HOT & COLD WATER LINES FOR 3 WC, 3 LAVATORIES, 3BT, 3KS, 3-DW, 3WH & 3 GD; NO WORK IN THE VACANT COMMERCIAL SPACE -THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"859558","date":"2018-07-06","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2018-10-05","scope":"FOR THE INSTALLATION OF A MECHANICAL SYSTEM TO FOR THE COMMERCIAL AND RESIDENTIAL SPACE AS PER APPROVED PLANS. WORK TO INCLUDE ROOF TOP UNITS, SUPPLY/EXHAUST DUCTWORK, REGISTERS/DIFFUSERS, AND ALL OTHER WORK AS PER APPROVED PLANS."},{"number":"1053171","date":"2020-12-01","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Eating and Drinking Establishments - Sit-Down Restaurant"},{"number":"CP-2021-001250","date":"2022-05-23","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR LEVEL II ALTERATIONS AND EXTERIOR LIFT, TO AN EXISTING FIRST FLOOR (OF A MIXED-USE BUILDING) FOR USE AS A BUSINESS OCCUPANCY, ALTERATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS, PROVIDE FINISHES/FURNISHINGS AND ACCESSIBILITY IMPROVEMENTS THROUGHOUT. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. ALL UNDER ZBA PROVISOS: 1. Hours of operation: 7 AM - 11 PM. 2. Commercial trash pick-up 3. Trash to be stored on 20th street side of the property 4. Ventilation thru the roof AMENDMENT: Amend permit to remove the previously proposed wheelchair lift. *A full ADA-compliant bathroom upgrade *Installation of a push button at the front door to allow staff to assist as needed, along with a removable ramp that trained staff can set up for individuals requiring access to included documentation demonstrating that the cost of the lift exceeds 20% of the total project cost."},{"number":"ZP-2021-014722","date":"2022-07-13","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF TWO (2) NON-ILLUMINATED WALL SIGNS AND ONE (1) STATICALLY ILLUMINATED PROJECTING SIGN. SIZE AND LOCATION AS SHOWN IN APPLICATION/PLANS."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2017,"k":"permit","w":"Use"},{"y":2017,"k":"permit","w":"Demolition"},{"y":2017,"k":"sale","p":260000},{"y":2018,"k":"permit","w":"Major alteration"},{"y":2018,"k":"permit","w":"Electrical"},{"y":2018,"k":"permit","w":"Plumbing"},{"y":2018,"k":"permit","w":"Plumbing"},{"y":2018,"k":"permit","w":"Mechanical"},{"y":2020,"k":"permit","w":"Change of Use"},{"y":2020,"k":"appeal","w":"Appeal granted with conditions"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Signs (Accessory / Non-Accessory)"}],"rented":true,"licenses":[{"number":"204284","type":"Food Preparing and Serving","status":"Inactive","businessName":"GERALDINE MAHONER (T/A  GERALDINE MAHONERS DELI)","legalName":"GERALDINE MAHONER","address":"1439 S 20TH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2001-06-14","latestIssueDate":"2001-06-14","expirationDate":"2002-04-30","inactiveDate":null},{"number":"205823","type":"Food Preparing and Serving","status":"Inactive","businessName":"ALLAN SMITH KAREN SMITH","legalName":"ALLAN SMITH KAREN SMITH","address":"1439 S 20TH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2004-05-17","latestIssueDate":"2006-05-15","expirationDate":"2007-04-30","inactiveDate":"2012-12-22"},{"number":"327347","type":"Dumpster License - Public ROW","status":"Inactive","businessName":"K & A SANDWICHES & GROCERY","legalName":"K & A SANDWICHES & GROCERY","address":"1439 S 20TH ST","revenueCode":"3417","rentalCategory":null,"units":null,"issuedDate":"2005-07-23","latestIssueDate":"2014-08-22","expirationDate":"2015-03-31","inactiveDate":"2015-05-30"},{"number":"418292","type":"Food Preparing and Serving","status":"Inactive","businessName":"K&A SANDWICHES & GROCERY LLC","legalName":"K&A SANDWICHES & GROCERY LLC","address":"1439 S 20TH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2007-07-25","latestIssueDate":"2014-05-17","expirationDate":"2015-04-30","inactiveDate":"2015-06-29"},{"number":"665716","type":"Food Preparing and Serving","status":"Inactive","businessName":"BLACK EXCELLENCE SANDWICHES & GROCER","legalName":"BLACK EXCELLENCE SANDWICHES & GROCER","address":"1439 S 20TH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2015-05-22","latestIssueDate":"2015-05-22","expirationDate":"2016-04-30","inactiveDate":"2016-06-29"},{"number":"799239","type":"Rental","status":"Active","businessName":"CITYSCAPE LLC","legalName":"CITYSCAPE LLC ","address":"1439 S 20TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2019-01-10","latestIssueDate":"2026-04-11","expirationDate":"2027-01-09","inactiveDate":null}],"licenseActivity":[{"number":"799239","type":"Rental","businessName":"CITYSCAPE LLC","legalName":"CITYSCAPE LLC ","issuedDate":"2019-01-10","latestIssueDate":"2026-04-11","closureDate":null,"expirationDate":"2027-01-09","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"665716","type":"Food Preparing and Serving","businessName":"BLACK EXCELLENCE SANDWICHES & GROCER","legalName":"BLACK EXCELLENCE SANDWICHES & GROCER","issuedDate":"2015-05-22","latestIssueDate":"2015-05-22","closureDate":"2016-06-29","expirationDate":"2016-04-30","inactiveDate":"2016-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"418292","type":"Food Preparing and Serving","businessName":"K&A SANDWICHES & GROCERY LLC","legalName":"K&A SANDWICHES & GROCERY LLC","issuedDate":"2007-07-25","latestIssueDate":"2014-05-17","closureDate":"2015-06-29","expirationDate":"2015-04-30","inactiveDate":"2015-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"327347","type":"Dumpster License - Public ROW","businessName":"K & A SANDWICHES & GROCERY","legalName":"K & A SANDWICHES & GROCERY","issuedDate":"2005-07-23","latestIssueDate":"2014-08-22","closureDate":"2015-05-30","expirationDate":"2015-03-31","inactiveDate":"2015-05-30","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"205823","type":"Food Preparing and Serving","businessName":"ALLAN SMITH KAREN SMITH","legalName":"ALLAN SMITH KAREN SMITH","issuedDate":"2004-05-17","latestIssueDate":"2006-05-15","closureDate":"2012-12-22","expirationDate":"2007-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"204284","type":"Food Preparing and Serving","businessName":"GERALDINE MAHONER (T/A  GERALDINE MAHONERS DELI)","legalName":"GERALDINE MAHONER","issuedDate":"2001-06-14","latestIssueDate":"2001-06-14","closureDate":"2002-04-30","expirationDate":"2002-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","units":3,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 46% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $307,400 to $448,700","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":"Appeal #1053171: Completed · Granted with conditions; related permit 1053171. Use permit #783955: 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: CP-2021-001250 (Issued).","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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Jun 11, 2025","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":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"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 1923 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Preparing and Serving #204284: Inactive; Food Preparing and Serving #205823: Inactive since Dec 22, 2012; Dumpster License - Public ROW #327347: Inactive since May 30, 2015; Food Preparing and Serving #418292: Inactive since Jun 29, 2015","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 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/"}]}