{"asOf":"2026-07-27T10:30:15.744Z","block":"1000-1099 W GIRARD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/1000-1099-w-girard-ave","address":"1030 W GIRARD AVE","parcelNumber":"881000086","source":"https://property.phila.gov/?p=881000086","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"JM1","buildingCodeNew":"830","buildingClass":"AMUSE REC COMPLEX MAS+OTH","buildingClassNew":"APARTMENTS - MID RISE","useLabel":"Apartments","owner":"ZAIN DEVELOPMENT LLC","coOwner":null,"marketValue":25367900,"landAssessment":2536700,"improvementAssessment":22831200,"livableArea":115014,"yearBuilt":2023,"lastSale":{"price":1,"date":"2020-02-25T05:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2024-071340","date":"2024-08-22","code":"A-301.1/27","title":"INSTALL FIRE SUPPRESSION SYSTEM","status":"COMPLIED","resolutionDate":"2024-08-29","resolution":"COMPLIED - PERMIT OBTAINED"}],"violationCases":[{"number":"CF-2024-092827","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"AUDITS AND INVESTIGATIONS INVESTIGATOR","status":"CLOSED","createdDate":"2024-08-22","completedDate":"2024-09-26","violations":[{"number":"VI-2024-071340","date":"2024-08-22","code":"A-301.1/27","title":"INSTALL FIRE SUPPRESSION SYSTEM","status":"COMPLIED","resolutionDate":"2024-08-29","resolution":"COMPLIED - PERMIT OBTAINED"}]}],"violYears":[{"y":2024,"n":1,"worst":null}],"investigations":[{"caseNumber":"CF-2024-092827","date":"2024-08-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-092827","date":"2024-09-26","type":null,"status":"PASSED"}],"inspYears":[{"y":2024,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97039378189327,"lng":-75.1537922549547,"geom":{"type":"Polygon","coordinates":[[[-75.153412166,39.970512013],[-75.153482566,39.970187082],[-75.154172341,39.970275549],[-75.154101947,39.970600481],[-75.153412166,39.970512013]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2023-020671","type":"Sprinkler Certification","inspectionDate":"2023-07-28","result":"Certified","expirationDate":"2024-07-28","buildingId":"1067959"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19123","beds":null,"baths":null,"stories":6,"lotArea":23520,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"117 SPRING GARDEN ST SUITE C, PHILADELPHIA PA, 19123","mailOut":false,"appeals":[{"type":"LIRB Violation Appeal","grounds":"See attached","status":"Closed","outcome":"Complete","date":"2025-03-14","number":"HA-2024-003872","relatedPermit":null},{"type":"LIRB Violation Appeal","grounds":"LATE APPEAL\n\nsee attached","status":"Closed","outcome":"Complete","date":"2025-07-09","number":"HA-2024-003983","relatedPermit":null},{"type":"LIRB Violation Appeal","grounds":"See Attached","status":"Closed","outcome":"Complete","date":"2025-05-23","number":"HA-2024-004011","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2021,"v":440500,"taxable":440500,"land":440500,"improvement":0,"taxableLand":440500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":440500,"taxable":440500,"land":440500,"improvement":0,"taxableLand":440500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":440500,"taxable":440500,"land":440500,"improvement":0,"taxableLand":440500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":440500,"taxable":440500,"land":440500,"improvement":0,"taxableLand":440500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":15997100,"taxable":15997100,"land":2688590,"improvement":13308510,"taxableLand":2688590,"taxableImprovement":13308510,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":26885900,"taxable":6721475,"land":2688590,"improvement":24197310,"taxableLand":2688590,"taxableImprovement":4032885,"exemptLand":0,"exemptImprovement":20164425},{"y":2027,"v":25367900,"taxable":2536700,"land":2536700,"improvement":22831200,"taxableLand":2536700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":22831200}],"taxNow":94087,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"EP-2020-009138","date":"2020-10-22","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2022-05-26","scope":"Install 200a 3ph sub panel off existing main service for jobsite power. Supply & Install temporary job site gfci throughout. Install temporary lighting throughout as per 2017 nec"},{"number":"EP-2020-011352","date":"2020-12-09","work":"Rough-In","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-02-22","scope":"Rough-In Permit for EP-2020-011349 Install 2000a, 480v main service. Install all new wiring throughout 112 apartments, vanilla box commercial spaces, fire pump, & common areas. Install addressable fire alarm system throughout as per NFPA72. Install cable tv wiring as per 2017 NEC"},{"number":"FP-2020-002058","date":"2020-12-28","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2022-11-02","scope":"For the installation of an automatic wet sprinkler system in accordance with NFPA 13 (using a new 6\" fire service line coming off of Harper Street, a new 6\" backflow within the basement, one (1) fire pump installed in accordance with NFPA 20, and three (3) 4\" Class I Manual Wet Standpipes installed within the exit stairways in accordance with NFPA 14), throughout a new, six (6) story attached structure to be used as accessory parking garage, vacant commercial space, and residential, with dry pipes/heads installed within unconditioned areas, as per plans; see CP-2020-000232 for new construction permit."},{"number":"PP-2021-001197","date":"2021-02-10","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-11-02","scope":"EXTERIOR AND INTERIOR INSTALLATION OF 1 FULL WATER SERVICE, 13 AREA DRAINS, STORM AND SANITARY (1EA): HOUSE DRAINS, CURB TRAPS, FRESH AIR INLETS. INTERIOR INSTALLATION OF SANITARY WASTE AND DOMESTIC HOT AND COLD WATER LINES TO 150 WATER CLOSETS, 150 LAVATORY SINKS, 142 SHOWERS, 115 LAUNDRY BOXES, 112 KITCHEN SINKS, 29 FLOOR DRAINS, 24 ROOF DRAINS, 6 SUMP PUMPS, 4 HOSE BIBS, 1 BACKFLOW PREVENTION VALVE, 1 DUPLEX BOOSTER WATER SUPPLY PUMP SYSTEM, AND 112 HOT WATER HEATERS THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2018"},{"number":"EP-2020-011349","date":"2021-02-23","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-08-03","scope":"Install 2000 amp, 480v main service. Install all new wiring throughout 112 apartments, vanilla box commercial spaces, fire pump, & common areas. Install cable tv wiring as per 2017 NEC. Install addressable fire alarm system throughout as per 2016 NFPA 72."},{"number":"MP-2021-000869","date":"2021-03-08","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-11-02","scope":"For installation of HVAC system for the new multi-family new contruction as per approved plans."},{"number":"CP-2021-002827","date":"2021-12-10","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2026-02-05","scope":"FOR THE ERECTION OF A SEMI-DETACHED STRUCTUR WITH ROOF DECK. FOR FIVE(5) VACANT RETAIL/COMMERCIAL SPACES ON FIRST FLOOR (SEPARATE USE REGISTRATION AND FIT-OUT ARE REQUIRED PRIOR TO OCCUPANCY) AND A HUNDRED AND FIFTEEN(115) DWELLING UNITS. BUILDING TO BE FULLY SPRINKLERED. SEPARATE PERMITS REQUIRED FOR M.E.P.S WORK. SEPARATE APPROVAL REQUIRED FROM PA L&I FOR ELEVATOR INSTALLATION. Amendment to combine (5) Five vacant retail/commercial spaces into one (1) vacant retail/commercial space as per approved revised plans. AMENDMENT#1 TO ADD SHORING AS PER APPROVED PLANS. AMENDMENT#2 TO CHANGE ASSEMBLIES' DETAILS. THE SOUND INSULATION OF FLOOR/CELING ASSEMBLIES TO BE FILED TESTED FOR MIN. REQUIREMENTS AS PER APPROVED AMEDNED PLANS."},{"number":"PP-2022-001464","date":"2022-02-01","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-10-05","scope":"Seal lateral"},{"number":"ZP-2022-004666","date":"2022-05-18","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Vacant"},{"number":"DP-2022-000598","date":"2022-07-20","work":"Major Demolition","type":"Demolition","description":"Demolition Permit","status":"Completed","completedDate":"2022-11-08","scope":"FOR THE COMPLETE DEMOLITION OF EXISTING STRUCTURE. STRUCTURE TO BE DEMOLISHED BY HAND AND HAND-HELD EQUIPMENT ONLY. PEDESTRIAN PROTECTION TO BE IN PLACE PRIOR TO START OF WORK AND TO BE MAINTAINED DURING ALL DEMOLITION ACTIVITIES. * A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED IN ACCORDANCE WITH SECTION 3306 OF THE IBC. SEPARATE BUILDING AND/OR STREETS DEPARTMENT PERMITS ARE REQUIRED. * 21 DAY POSTING AND NOTICE REQUIRED PER A-303.2 * NEWLY EXPOSED WALLS TO BE TREATED"},{"number":"MP-2024-001173","date":"2024-05-03","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2026-01-30","scope":"FOR THE INSTALLATION OF A NEW HVAC SYSTEM INCLUDING AIR HANDLER UNITS, HEATERS, REGISTERS AND DIFFUSERS WITH ASSOCIATED DUCTWORK AND ACCESSORIES AS PER PLANS."},{"number":"EP-2024-005119","date":"2024-06-24","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-10-27","scope":"Install secondary feeders from existing switch gear. Install all wiring throughout 115 apartments and common hallways. Install cable TV wiring. Install all panelboards, transformers, & sub panels as per 2017 NEC. Install addressable fire alarm system throughout as per 2016 NFPA 72."},{"number":"PP-2024-008931","date":"2024-08-22","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2026-01-30","scope":"INSTALL 36 ROOF DRAINS, 115 KITCHEN SINKS, 154 SHOWER/TUBS, 154 LAVATORIES, 154 WATER CLOSETS, 125 FLOOR DRAINS, 1 CATCH BASIN, 115 WASHING MACHINE BOXES, 2 SAND INTERCEPTORS, 2 SUMP PUMPS, 4 ELEVATOR SUMP PUMPS, 1 DOMESTIC WATER DUPLEX BOOSTER PUMP, 1 BACKFLOW PREVENTER AND 115 HOT WATER HEATERS ACCORDING TO THE 2018 PPC AND PER PLANS."},{"number":"EP-2024-008372","date":"2024-08-28","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-11-01","scope":"INSTALL TEMPORARY WIRING FOR LIGHTING AND GFCI RECEPTACLES FOR CONSTRUCTION USE ACCORDING TO THE 2017 NEC."},{"number":"FP-2024-001271","date":"2024-08-28","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2026-02-04","scope":"FOR THE INSTALLATION OF AN AUTOMATIC FIRE SUPPRESSION SPRINKLER SYSTEM AND STANDPIPES IN TIED INTO EXISTING SYSTEM AT 1000 W GIRARD AVE IN ACCORDANCE WITH NFPA 13 & 14. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/HYDRAULIC CALCULATIONS. *FIRE SERVICE LINE, FIRE PUMP, & BACKFLOW INSTALLED UNDER PHASE 1 UNDER APPLICATION FP-2020-002058 (CONNECTED BY EASEMENT)*"},{"number":"CP-2025-001503","date":"2025-05-13","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2026-02-02","scope":"EXPANSION OF PREVIOUSLY APPROVED MEZZANINE SPACE (SEE CP-2021-002827 FOR NEW CONSTRUCTION PERMIT) FOR ADDITIONAL AMENITY SPACE AND FIT-OUT OF GROUND FLOOR SPACE FOR OFFICE AS PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED PER NFPA 13. *2018 IBC REVIEW* **SEPARATE PERMITS REQUIRED FOR MEP & FIRE SUPPRESSION WORK** AMENDMENT APPROVED 1/27/26 AMEND ALT/ADD PERMIT CP-2025-001503 FOR CHANGES TO AMENITY LAYOUT AND DOOR SYSTEM AS PER APPROVED PLANS."},{"number":"MP-2025-003634","date":"2025-07-09","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2026-02-02","scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH THE MANUFACTURER’S SPECIFICATIONS. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."},{"number":"FP-2025-001458","date":"2025-07-15","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2026-02-02","scope":"EZ PERMIT SPRINKLER RELOCATION (NFPA 13)- For the relocation of sprinkler heads as per attached standards. Deviations from these standards require submission of construction and site plans. Relocate 70 sprinkler heads to ensure the safety of the building per NFPA 13"},{"number":"EP-2025-006624","date":"2025-08-13","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-11-01","scope":"Install new panels and transformers are per plans. Install all new wiring for offices, meeting rooms, kitchen & bathrooms. Supply all new led lighting and emergency lighting. All wiring to be mc cable type. Installation shall comply with 2017 NEC. Install new addressable fire alarm devices as per plans as per 2016 NFPA 72. Tie into existing fire alarm control panel."},{"number":"PP-2025-009101","date":"2025-08-26","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2026-02-02","scope":"INTERIOR PLUMBING FIT OUT FOR GROUND GLOOR AND EXPANDED MEZZANINE AS SPECIFIED UNDER BUILDING PERMIT. INSTALLATION OF DRAINAGE, WASTE, VENT AND WATER SUPPLY FOR LISTED FIXTURESCONNECTING TO METALLIC PIPING AS DEPICTED IN APPROVED PLANS. ALL WORK TO BE PERFORMED IN STRICT COMPLIANCE WITH 2018 PPC AND APPROVED PLANS."},{"number":"PP-2026-000098","date":"2026-01-06","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2026-01-08","scope":"Install a 10\"storm and three 8\"sanitary curb trap complete with fresh air and main house drains."}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2024,"k":"permit","w":"New Construction or Additions"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2025,"k":"appeal","w":"Appeal complete"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"appeal","w":"Appeal complete"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"appeal","w":"Appeal complete"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"New Construction or Additions"},{"y":2026,"k":"permit","w":"New Construction or Additions"}],"rented":true,"licenses":[{"number":"1001287","type":"Rental","status":"Active","businessName":"Zain Development LLC","legalName":"Zain Development LLC","address":"1030 W GIRARD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":115,"issuedDate":"2026-03-06","latestIssueDate":"2026-03-06","expirationDate":"2027-03-05","inactiveDate":null}],"licenseActivity":[{"number":"1001287","type":"Rental","businessName":"Zain Development LLC","legalName":"Zain Development LLC","issuedDate":"2026-03-06","latestIssueDate":"2026-03-06","closureDate":null,"expirationDate":"2027-03-05","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-25","units":115,"signals":[{"kind":"transition-activity","level":"watch","title":"Recent transition activity","summary":"The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.","evidence":["9 permit events since 2023","3 zoning/board appeals since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"The record identifies more than one dwelling/use.","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: EP-2020-009138 (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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Sprinkler Certification: Certified through Jul 28, 2024","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":"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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"1 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Sep 26, 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":"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":"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 apartments. 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/"}]}