{"asOf":"2026-08-01T09:40:08.880Z","block":"3500-3599 GERMANTOWN AVE","blockUrl":"https://philadelphia.blockreport.homes/block/3500-3599-germantown-ave","address":"3528 GERMANTOWN AVE","parcelNumber":"871567210","source":"https://property.phila.gov/?p=871567210","ownerType":"absentee","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"S30","buildingCodeNew":"820","buildingClass":"ROW W/OFF STR 2 STY MASON","buildingClassNew":"ROW MIXED-COM/RES-BLT AS RES","useLabel":"Mixed-use","owner":"HA ANH MY","coOwner":null,"marketValue":122600,"landAssessment":24500,"improvementAssessment":98100,"livableArea":2190,"yearBuilt":1925,"lastSale":{"price":1,"date":"2016-05-26T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2024-082399","date":"2024-09-30","code":"6-301(4)(A)(.2)","title":"FOOD - SMALL ESTABLISHMENT LICENSE","status":"COMPLIED","resolutionDate":"2024-11-05","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2024-12-11","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855508918&hash=4CC8142B74459BF506714DABE66D08A9A73BAD9C584876031763C758F5413888"},{"number":"VI-2024-082400","date":"2024-09-30","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2024-12-11","resolution":"COMPLIED - 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OWNER REPAIR","latestInvestigationDate":"2024-12-11","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855508918&hash=4CC8142B74459BF506714DABE66D08A9A73BAD9C584876031763C758F5413888"},{"number":"VI-2024-082404","date":"2024-09-30","code":"F-1031.3","title":"OBSTRUCTIONS\n","status":"COMPLIED","resolutionDate":"2024-12-11","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED","latestInvestigationDate":"2024-12-11","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855508918&hash=4CC8142B74459BF506714DABE66D08A9A73BAD9C584876031763C758F5413888"},{"number":"VI-2024-082405","date":"2024-09-30","code":"F-103.2","title":"FIRE PROTECTION SYSTEMS\n","status":"COMPLIED","resolutionDate":"2024-12-11","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED","latestInvestigationDate":"2024-12-11","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855508918&hash=4CC8142B74459BF506714DABE66D08A9A73BAD9C584876031763C758F5413888"},{"number":"VI-2024-082406","date":"2024-09-30","code":"F-315.3.3","title":"EQUIPMENT ROOMS\n","status":"COMPLIED","resolutionDate":"2024-11-05","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2024-12-11","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855508918&hash=4CC8142B74459BF506714DABE66D08A9A73BAD9C584876031763C758F5413888"}],"violationCases":[{"number":"CF-2024-107067","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUSINESS COMPLIANCE INVESTIGATOR","status":"CLOSED","createdDate":"2024-09-30","completedDate":"2024-12-11","noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855508918&hash=4CC8142B74459BF506714DABE66D08A9A73BAD9C584876031763C758F5413888","violations":[{"number":"VI-2024-082399","date":"2024-09-30","code":"6-301(4)(A)(.2)","title":"FOOD - SMALL ESTABLISHMENT LICENSE","status":"COMPLIED","resolutionDate":"2024-11-05","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2024-12-11","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855508918&hash=4CC8142B74459BF506714DABE66D08A9A73BAD9C584876031763C758F5413888"},{"number":"VI-2024-082400","date":"2024-09-30","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2024-12-11","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED","latestInvestigationDate":"2024-12-11","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855508918&hash=4CC8142B74459BF506714DABE66D08A9A73BAD9C584876031763C758F5413888"},{"number":"VI-2024-082401","date":"2024-09-30","code":"F-901.6.4.2","title":"SUBMISSION OF CERTIFICATIONS\n","status":"COMPLIED","resolutionDate":"2024-12-11","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED","latestInvestigationDate":"2024-12-11","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855508918&hash=4CC8142B74459BF506714DABE66D08A9A73BAD9C584876031763C758F5413888"},{"number":"VI-2024-082402","date":"2024-09-30","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"COMPLIED","resolutionDate":"2024-11-05","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2024-12-11","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855508918&hash=4CC8142B74459BF506714DABE66D08A9A73BAD9C584876031763C758F5413888"},{"number":"VI-2024-082403","date":"2024-09-30","code":"F-904.5.1","title":"WET CHEMICAL SYSTEM TEST\n","status":"COMPLIED","resolutionDate":"2024-11-05","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2024-12-11","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855508918&hash=4CC8142B74459BF506714DABE66D08A9A73BAD9C584876031763C758F5413888"},{"number":"VI-2024-082404","date":"2024-09-30","code":"F-1031.3","title":"OBSTRUCTIONS\n","status":"COMPLIED","resolutionDate":"2024-12-11","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED","latestInvestigationDate":"2024-12-11","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855508918&hash=4CC8142B74459BF506714DABE66D08A9A73BAD9C584876031763C758F5413888"},{"number":"VI-2024-082405","date":"2024-09-30","code":"F-103.2","title":"FIRE PROTECTION SYSTEMS\n","status":"COMPLIED","resolutionDate":"2024-12-11","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED","latestInvestigationDate":"2024-12-11","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855508918&hash=4CC8142B74459BF506714DABE66D08A9A73BAD9C584876031763C758F5413888"},{"number":"VI-2024-082406","date":"2024-09-30","code":"F-315.3.3","title":"EQUIPMENT ROOMS\n","status":"COMPLIED","resolutionDate":"2024-11-05","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2024-12-11","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855508918&hash=4CC8142B74459BF506714DABE66D08A9A73BAD9C584876031763C758F5413888"}]}],"violYears":[{"y":2024,"n":8,"worst":null}],"investigations":[{"caseNumber":"CF-2024-107067","date":"2024-09-30","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-107067","date":"2024-11-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-107067","date":"2024-12-11","type":null,"status":"PASSED"}],"inspYears":[{"y":2024,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.006791752937495,"lng":-75.15034974412644,"geom":{"type":"Polygon","coordinates":[[[-75.150521234,40.00678995],[-75.150186232,40.006852486],[-75.150168475,40.006795583],[-75.150524707,40.006729901],[-75.150521234,40.00678995]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2024-031876","type":"Fire Alarm Certification","inspectionDate":"2024-10-16","result":"Certified","expirationDate":"2025-10-16","buildingId":"1168791"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19140","beds":null,"baths":null,"stories":null,"lotArea":2431,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"3839 J ST, PHILADELPHIA PA, 19124","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":118800,"taxable":118800,"land":11383,"improvement":107417,"taxableLand":11383,"taxableImprovement":107417,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":118800,"taxable":118800,"land":11383,"improvement":107417,"taxableLand":11383,"taxableImprovement":107417,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":99400,"taxable":99400,"land":19880,"improvement":79520,"taxableLand":19880,"taxableImprovement":79520,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":102300,"taxable":102300,"land":20460,"improvement":81840,"taxableLand":20460,"taxableImprovement":81840,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":103300,"taxable":103300,"land":20660,"improvement":82640,"taxableLand":20660,"taxableImprovement":82640,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":103300,"taxable":103300,"land":20660,"improvement":82640,"taxableLand":20660,"taxableImprovement":82640,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":103300,"taxable":103300,"land":20660,"improvement":82640,"taxableLand":20660,"taxableImprovement":82640,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":115100,"taxable":115100,"land":23020,"improvement":92080,"taxableLand":23020,"taxableImprovement":92080,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":115100,"taxable":115100,"land":23020,"improvement":92080,"taxableLand":23020,"taxableImprovement":92080,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":87300,"taxable":87300,"land":17460,"improvement":69840,"taxableLand":17460,"taxableImprovement":69840,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":87300,"taxable":87300,"land":17460,"improvement":69840,"taxableLand":17460,"taxableImprovement":69840,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":122600,"taxable":122600,"land":24500,"improvement":98100,"taxableLand":24500,"taxableImprovement":98100,"exemptLand":0,"exemptImprovement":0}],"taxNow":1222,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"417535","date":"2012-07-20","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2012-07-23","scope":"WATER SERVICE CURB IN AND BACKFLOW PREVENTOR(RETAIL SALE OF MEATS)"},{"number":"696180","date":"2016-05-31","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2016-05-31","scope":"USE TO SIT-DOWN RESTAURANT ON 1ST FLOOR WITH VACANT APARTMENT ON 2ND FLOOR (NO SIGNS ON THIS APPLICATION)"},{"number":"706644","date":"2016-08-24","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2016-08-24","scope":"FOR THE ERECTION OF AN ADDITION TO THE REAR FIRST FLOOR OF AN EXISTING SEMI-DETACHED STRUCTURE, SIZE AND LOCATION AS SHOWN ON PLANS/APPLICATION. FOR USE AS EXISTING SIT-DOWN RESTAURANT ON FIRST FLOOR WITH SINGLE-FAMILY HOUSEHOLD LIVING ABOVE. NO SIGN ON THIS PERMIT."},{"number":"706659","date":"2016-08-24","work":"Addition","type":"BP_ADDITON","description":"ADDITION PERMIT","status":"COMPLETED","completedDate":"2017-12-14","scope":"**CO/LO FOR FIRST FLOOR TENANT ONLY** FOR THE ERECTION OF AN ADDITION TO THE REAR FIRST FLOOR, AND FOR LEVEL II ALTERATIONS FOR TENANT FIT-OUT OF A SIT-DOWN RESTAURANT ON THE FIRST FLOOR AS PER PLANS. SEPARATE PERMITS REQUIRED FOR ALL MECHANICAL, ELECTRICAL, PLUMBING, AND FIRE SUPPRESSION WORK. NO WORK ON SECOND FLOOR."},{"number":"743909","date":"2016-12-20","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2017-12-14","scope":"FOR THE INSTALLATION OF ONE (1) TYPE 1 COMMERCIAL KITCHEN HOOD , SUPPLY/EXHAUST DUCTWORK, MAKE UP AIR FAN, AND EXHAUST FAN AS PER APPROVED PLANS. EXHAUST FAN LOCATION SHALL COMPLY WITH SECTION 506.3.12 OF THE 2009 IMC."},{"number":"752417","date":"2017-01-18","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2017-12-14","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":"756761","date":"2017-04-17","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-01-02","scope":"REHAB AND UPGRADE ALL NEW 40 SWITCHERS 50 OUTLETS,(1) 200AMP 120/240VOLT SINGLE PHASE PANEL, 3 GANG METER SOCKET, (2) 100 SUB PANELS AS PER 2008 NEC (NORTH DISTRICT) ALTERATIONS TO EXISITNG FIRE ALARM SYSTEM AS PER NFPA72. 400 AMP. SERVICE IS EXISTING."},{"number":"759735","date":"2017-05-09","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-12-14","scope":"ALTERATIONS:FIRST FLOOR; TENANT FIT-OUT OF A SIT-DOWN RESTAURANT -THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"PP-2023-014869","date":"2023-10-31","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-07-15","scope":"REPLACE 3/4\" BACKFLOW DEVICE."}],"storyTag":"Improved","storyDelta":-0.71,"timeline":[{"y":2013,"k":"sale","p":35000},{"y":2014,"k":"sale","p":10000},{"y":2016,"k":"permit","w":"Use"},{"y":2016,"k":"permit","w":"Zoning/use"},{"y":2016,"k":"permit","w":"Addition"},{"y":2016,"k":"permit","w":"Mechanical"},{"y":2017,"k":"permit","w":"Suppression"},{"y":2017,"k":"permit","w":"Electrical"},{"y":2017,"k":"permit","w":"Plumbing"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2024,"k":"viol","w":"8 L&I violations"},{"y":2024,"k":"insp","w":"L&I: 2 failed, 1 passed"}],"rented":false,"licenses":[{"number":"665954","type":"Vacant Residential Property / Lot","status":"Closed","businessName":"ANH MY HA","legalName":"ANH MY HA","address":"3528 GERMANTOWN AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2015-05-26","latestIssueDate":"2017-05-22","expirationDate":"2018-05-31","inactiveDate":"2018-07-30"},{"number":"760418","type":"Food Preparing and Serving","status":"Closed","businessName":"ANH MY HA","legalName":"ANH MY HA","address":"3528 GERMANTOWN AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2017-12-20","latestIssueDate":"2020-02-03","expirationDate":"2020-12-19","inactiveDate":"2021-02-17"},{"number":"892573","type":"Food Preparing and Serving","status":"Inactive","businessName":"DONG GIANG HA  (PHO DON)","legalName":"DONG GIANG HA ","address":"3528 GERMANTOWN AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2022-04-21","latestIssueDate":"2025-04-04","expirationDate":"2026-04-20","inactiveDate":"2026-06-19"}],"licenseActivity":[{"number":"892573","type":"Food Preparing and Serving","businessName":"DONG GIANG HA  (PHO DON)","legalName":"DONG GIANG HA ","issuedDate":"2022-04-21","latestIssueDate":"2025-04-04","closureDate":"2026-06-19","expirationDate":"2026-04-20","inactiveDate":"2026-06-19","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"760418","type":"Food Preparing and Serving","businessName":"ANH MY HA","legalName":"ANH MY HA","issuedDate":"2017-12-20","latestIssueDate":"2020-02-03","closureDate":"2021-02-17","expirationDate":"2020-12-19","inactiveDate":"2021-02-17","status":"Closed","statusLabel":"Inactive","active":false},{"number":"665954","type":"Vacant Residential Property / Lot","businessName":"ANH MY HA","legalName":"ANH MY HA","issuedDate":"2015-05-26","latestIssueDate":"2017-05-22","closureDate":"2018-07-30","expirationDate":"2018-05-31","inactiveDate":"2018-07-30","status":"Closed","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-31","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #696180: 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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Oct 16, 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-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":"2 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Dec 11, 2024.","why":"A PASSED or FAILED value applies to that inspection visit. CLOSED is a separate source status; none of the three alone proves the parent permit or violation case closed—or describes today’s condition.","action":"Open the parent case/permit for each material failure and confirm its later disposition.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #665954: Closed since Jul 30, 2018; Food Preparing and Serving #760418: Closed since Feb 17, 2021; Food Preparing and Serving #892573: Inactive since Jun 19, 2026","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 8 historical violations 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/"}]}