{"asOf":"2026-07-26T03:19:22.140Z","block":"2400-2499 FRANKFORD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/2400-2499-frankford-ave","address":"2401 FRANKFORD AVE","parcelNumber":"881000111","source":"https://property.phila.gov/?p=881000111","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"SC","buildingCodeNew":"804","buildingClass":"VACANT LAND COMMER < ACRE","buildingClassNew":"APARTMENTS - LOW RISE","useLabel":"Apartments","owner":"FISHTOWN FLATIRON OZ LLC","coOwner":null,"marketValue":2815500,"landAssessment":281500,"improvementAssessment":2534000,"livableArea":14585,"yearBuilt":2021,"lastSale":{"price":1,"date":"2021-08-25T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2020-046673","date":"2020-11-05","code":"A-302.10/2","title":"WORK NOT ACCORDING TO PLANS","status":"COMPLIED","resolutionDate":"2020-12-02","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2020-046672","date":"2020-11-05","code":"A-302.11/1","title":"FAILURE TO NOTIFY PRIOR TO START","status":"COMPLIED","resolutionDate":"2020-12-02","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2020-046671","date":"2020-11-05","code":"A-302.8/30","title":"PERMIT MUST POST","status":"COMPLIED","resolutionDate":"2020-12-02","resolution":"COMPLIED - PERMIT OBTAINED"}],"violationCases":[{"number":"CF-2020-078496","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CSU INVESTIGATOR","status":"COMPLIED, BALANCE DUE","createdDate":"2020-11-05","completedDate":null,"violations":[{"number":"VI-2020-046673","date":"2020-11-05","code":"A-302.10/2","title":"WORK NOT ACCORDING TO PLANS","status":"COMPLIED","resolutionDate":"2020-12-02","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2020-046672","date":"2020-11-05","code":"A-302.11/1","title":"FAILURE TO NOTIFY PRIOR TO START","status":"COMPLIED","resolutionDate":"2020-12-02","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2020-046671","date":"2020-11-05","code":"A-302.8/30","title":"PERMIT MUST POST","status":"COMPLIED","resolutionDate":"2020-12-02","resolution":"COMPLIED - PERMIT OBTAINED"}]}],"violYears":[{"y":2020,"n":3,"worst":null}],"investigations":[{"caseNumber":"CF-2020-078496","date":"2020-11-05","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-078496","date":"2020-12-02","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-015464","date":"2022-02-25","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-015464","date":"2022-03-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-015464","date":"2022-03-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-015464","date":"2023-05-10","type":null,"status":"PASSED"}],"inspYears":[{"y":2020,"fails":1,"passes":1},{"y":2022,"fails":3,"passes":0},{"y":2023,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.9817100103279,"lng":-75.12713957286496,"geom":{"type":"Polygon","coordinates":[[[-75.12740037,39.98153865],[-75.127089829,39.981855888],[-75.127003156,39.981804435],[-75.126946479,39.981723474],[-75.12740037,39.98153865]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19125","beds":null,"baths":null,"stories":4,"lotArea":null,"zoning":"CMX2","grade":"A","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"1199 LUDLOW ST UNIT 1412, PHILADELPHIA PA, 19107","mailOut":false,"appeals":[{"type":"LIRB Violation Appeal","grounds":"See Attached","status":"Closed","outcome":"Complete","date":"2023-05-10","number":"HA-2022-001443","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2022,"v":1020300,"taxable":302897,"land":255070,"improvement":765230,"taxableLand":255070,"taxableImprovement":47827,"exemptLand":0,"exemptImprovement":717403},{"y":2023,"v":2550700,"taxable":398547,"land":255070,"improvement":2295630,"taxableLand":255070,"taxableImprovement":143477,"exemptLand":0,"exemptImprovement":2152153},{"y":2024,"v":2550700,"taxable":255070,"land":255070,"improvement":2295630,"taxableLand":255070,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":2295630},{"y":2025,"v":2550700,"taxable":255070,"land":255070,"improvement":2295630,"taxableLand":255070,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":2295630},{"y":2026,"v":2550700,"taxable":255070,"land":255070,"improvement":2295630,"taxableLand":255070,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":2295630},{"y":2027,"v":2815500,"taxable":281500,"land":281500,"improvement":2534000,"taxableLand":281500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":2534000}],"taxNow":3570,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"ZP-2020-006456","date":"2020-09-28","work":"Full Demolition","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE COMPLETE DEMOLISHION OF ALL STRUCTURES ON THE LOT."},{"number":"ZP-2021-000500","date":"2021-06-16","work":"Combined Lot Line Relocation and New Dev…","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE RELOCATION OF LOT LINES TO CREATE ONE (1) LOT (PREMISES E) FROM EXISTING FOUR LOTS (2401-05 FRANKFORD AVE., 2407 FRANKFORD AVE., 2409 FRANKFORD AVE. AND 2411 FRANKFORD AVE.) (SIZE AND LOCATION AS SHOWN ON PLANS)"},{"number":"ZP-2021-007589","date":"2021-07-01","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2023-06-05","scope":"FOR THE ERECTION OF A DETACHED BUILDING WITH A GREEN ROOF (COVERING ATLEAST 60% OF THE ROOFTOP) AND DECKS AT SECOND, THIRD AND FOURTH FLOOR (SIZE AND LOCATION AS SHOWN ON PLANS)."},{"number":"CP-2021-003066","date":"2021-08-18","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-06-05","scope":"FOR THE ERECTION OF A DETACHED BUILDING WITH A GREEN ROOF (COVERING ATLEAST 60% OF THE ROOFTOP) AND DECKS AT SECOND, THIRD AND FOURTH FLOOR. FOR THE USE AS VACANT NON-RESIDENTIAL USE ALONG 100% OF THE GROUND FLOOR FRONTAGE OF THE PRIMARY STREET AND MULTI-FAMILY (15 UNITS) HOUSEHOLD LIVING (UTILIZING GREEN ROOF BONUS AND MIXED INCOME HOUSING BONUS), AND TO INCLUDE FIVE (5) CLASS 1A ACCESSORY BICYCLE SPACES. BUILDING TO BE FULLY SPRINKLERED. SEPARATE PERMITS REQUIRED FOR M.E.P.S WORK. Amendment for the inclusion of a concrete knee wall exterior wall foundation detail and to show two separate slab elevations at the ground floor as per approved revised plans. 2022/8/31 AMENDMENT: FOR THE RELOCATION TO THE INCLUSION OF HOLD DOWN AS PER APPROVED PLAN. Amendment for the removal of the ground floor PECIO Vault (to become vacant commercial space)"},{"number":"FP-2021-003026","date":"2021-11-10","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2023-06-05","scope":"FOR THE INSTALLATION OF A NEW FIRE SUPPRESSION SYSTEM DESIGNED PER NFPA 13 STANDARD WITH A 4 INCH FIRE SERVICE LINE WITH STANDPIPES AND SPRINKLER LAYOUT AS PER PLANS. AMENDMENT (3/7/2022) CHANGING BACKFLOW PREVENTER FROM 2 1/2\" TO 4\" WILKINS 350AST"},{"number":"PP-2021-018158","date":"2021-12-02","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-02-13","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."},{"number":"MP-2021-008267","date":"2021-12-15","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-06-05","scope":"FOR THE INSTALLATION OF A NEW HVAC SYSTEM THROUGHOUT A FOUR (4) STORY MIXED-USE BUILDING TO INCLUDE APPLIANCES, REGISTERS / DIFFUSERS / GRILLES, AND ASSOCIATED DUCTWORK. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IMC. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. IF SITE CONDITIONS VARY, CONTACT DESIGN ENGINEER PRIOR TO START OF WORK. SEE CP-2021-003066 FOR ASSOCIATED BUILDING PERMIT."},{"number":"PP-2021-024489","date":"2021-12-22","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-06-05","scope":"INSTALL 2 HOSE BIBBS, 11 HOT WATER HEATERS, 15 KITCHEN SINKS, 19 LAVATORIES, 15 SHOWER/TUBS, 1 EJECTOR SUMP PUMP, 15 WATER CLOSET AND 14 WASHING MACHINE BOXES ACCORDING TO THE 2018 PPC."},{"number":"EP-2022-001253","date":"2022-05-16","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-04-13","scope":"INSTALL A 800 AMP SERVICE, (17) GANG METER BANK, (2) 200 AMP PANELS & FEEDERS, (15) 125 AMP PANELS & FEEDERS. INSTALL WIRING THROUGHOUT THE SHELL COMMERCIAL SPACE, (15) DWELLING UNITS AND THE COMMON AREAS. INSTALL LIGHTS NORMAL AND EMERGENCY, SWITCHES, SENSORS AND RECEPTACLES. PROVIDE POWER FOR THE MECHANICAL AND HVAC EQUIPMENT. INSTALL AN ADDRESSABLE FIRE ALARM SYSTEM THROUGHOUT. ALL WORK IN ACCORDANCE WITH THE 2017 NEC & 2016 NFPA-72."},{"number":"ZP-2022-012564","date":"2022-11-28","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Multi-Family"},{"number":"ZP-2022-013333","date":"2022-12-09","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Eating and Drinking Establishments - Prepared Food Shop"},{"number":"CP-2023-000743","date":"2023-02-14","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-01-09","scope":"AMENDMENT: FOR THE AMENDMENT OF PREVIOUSLY APPROVED PERMIT #CP-2023-000743 TO DOCUMENT CHANGE IN LAYOUT OF EXISTING TENANT SPACE. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN PROFESSIONAL PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. ORIGINAL: FOR THE INITIAL FITOUT OF A TENANT SPACE FOR USE AS A PREPARED FOOD SHOP (BUSINESS OCCUPANCY), ALTERATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS, PROVIDE FINISHES/FURNISHINGS, AND ACCESSIBILITY IMPROVEMENTS THROUGHOUT. BUILDING IS FULLY SPRINKLERED. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PROFESSIONAL PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"PP-2023-002600","date":"2023-03-20","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-01-09","scope":"Ejector pump in ground Service pipe and fittings for lav and toilet Copper water supply for lav and toilet 1 HWH"},{"number":"PP-2023-013647","date":"2023-11-06","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-01-09","scope":"Setting fixtures only."},{"number":"ZP-2024-002479","date":"2024-03-13","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2026-03-04","scope":"Retail Sales - Consumer Goods"},{"number":"CP-2024-001476","date":"2024-04-03","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-08-16","scope":"FOR LEVEL 2 ALTERATIONS FOR FIT OUT OF TENANT SPACE AS PER PLANS."},{"number":"EP-2024-004757","date":"2024-06-03","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-08-14","scope":"Full rewire, 30 Spases Electric panel. Install chandelier, Install 13 USB outlets. Install 4 wall scan. ALL WORK IN ACCORDANCE WITH THE 2017 NEC & 2016 NFPA-72."},{"number":"MP-2024-002599","date":"2024-06-07","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-08-16","scope":"Installing (1) 3 1/2 ton outdoor condenser (Mini Split) and (4) indoor coils 9000 BTU installation per EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES- For the installation if New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require the submission of construction and site plans"},{"number":"PP-2024-007112","date":"2024-07-21","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-08-16","scope":"new work being done - ejector pump, drain for lav, water fountain & water supply for lav toilet and water fountain. We will be installing the finish also the toilet, sink & water fountain"},{"number":"ZP-2024-008153","date":"2024-10-30","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"EZ PERMIT STANDARD ZONING SIGN INSTALLATION-For installation of signs on existing buildings (Two flat wall signs as per EZ Standard)"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2022,"k":"permit","w":"Change of Use"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2023,"k":"appeal","w":"Appeal complete"},{"y":2023,"k":"insp","w":"Inspection passed"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2024,"k":"permit","w":"Change of Use"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2024,"k":"permit","w":"Signs (Accessory / Non-Accessory)"}],"rented":true,"licenses":[{"number":"940111","type":"Food Preparing and Serving","status":"Inactive","businessName":"Vessel Coffee Collective LLC","legalName":"Vessel Coffee Collective LLC","address":"2401 FRANKFORD AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2023-12-15","latestIssueDate":"2024-11-25","expirationDate":"2025-12-14","inactiveDate":"2026-02-12"},{"number":"941213","type":"Rental","status":"Active","businessName":"Fishtown Flatiron OZ","legalName":"Fishtown Flatiron OZ","address":"2401 FRANKFORD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":15,"issuedDate":"2024-01-05","latestIssueDate":"2025-11-24","expirationDate":"2027-01-04","inactiveDate":null},{"number":"0988551","type":"Food Preparing and Serving","status":"Active","businessName":"Vessel Coffee Collective LLC","legalName":"Vessel Coffee Collective LLC","address":"2401 FRANKFORD AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2025-09-11","latestIssueDate":"2025-09-11","expirationDate":"2026-09-10","inactiveDate":null}],"licenseActivity":[{"number":"941213","type":"Rental","businessName":"Fishtown Flatiron OZ","legalName":"Fishtown Flatiron OZ","issuedDate":"2024-01-05","latestIssueDate":"2025-11-24","closureDate":null,"expirationDate":"2027-01-04","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"0988551","type":"Food Preparing and Serving","businessName":"Vessel Coffee Collective LLC","legalName":"Vessel Coffee Collective LLC","issuedDate":"2023-12-15","latestIssueDate":"2025-09-11","closureDate":null,"expirationDate":"2026-09-10","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-25","units":15,"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","1 zoning/board appeal 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":"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":"4 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on May 10, 2023.","why":"A PASSED or FAILED value applies to that inspection visit. CLOSED is a separate source status; none of the three alone proves the parent permit or violation case closed—or describes today’s condition.","action":"Open the parent case/permit for each material failure and confirm its later disposition.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"4 fire/suppression-related permits matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Preparing and Serving #940111: Inactive since Feb 12, 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":"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 3 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/"}]}