{"asOf":"2026-07-28T10:04:34.423Z","block":"7600-7699 GERMANTOWN AVE","blockUrl":"https://philadelphia.blockreport.homes/block/7600-7699-germantown-ave","address":"7611 GERMANTOWN AVE","parcelNumber":"881000229","source":"https://property.phila.gov/?p=881000229","ownerType":"vacant","kind":"vacant land","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"RB","buildingCodeNew":null,"buildingClass":"NON PD PKG LOT COMMERCIAL","buildingClassNew":null,"useLabel":"Vacant lot","owner":"TROLLEY CAR DEVELOPMENT LP","coOwner":null,"marketValue":1474000,"landAssessment":147400,"improvementAssessment":1326600,"livableArea":null,"yearBuilt":null,"lastSale":{"price":1,"date":"2022-01-11T05:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2020-048399","date":"2020-11-17","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2021-01-19","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-048400","date":"2020-11-17","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2021-01-19","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-078482","date":"2022-10-17","code":"B-3304 (1)","title":"SAFEGUARDSB- VERTICAL/ LATER SUPPORT","status":"CLOSED","resolutionDate":"2022-11-21","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2022-078481","date":"2022-10-17","code":"A-302.10/2","title":"WORK NOT ACCORDING TO PLANS","status":"CLOSED","resolutionDate":"2022-11-21","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2024-068467","date":"2024-08-14","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2024-08-14","resolution":"SVN ISSUED"},{"number":"VI-2024-099798","date":"2024-12-20","code":"A-302.10/2","title":"WORK NOT ACCORDING TO PLANS","status":"COMPLIED","resolutionDate":"2025-03-20","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-099799","date":"2024-12-20","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2024-12-20","resolution":"SVN ISSUED"},{"number":"VI-2025-060812","date":"2025-08-12","code":"A-302.8","title":"POSTING OF PERMITS \n","status":"SVN ISSUED","resolutionDate":"2025-08-13","resolution":"SVN ISSUED"},{"number":"VI-2026-009530","date":"2026-02-19","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2026-02-19","resolution":"SVN ISSUED"},{"number":"VI-2026-038517","date":"2026-06-03","code":"F-3304.5.1","title":"FIRE WATCH DURING CONSTRUCTION","status":"COMPLIED","resolutionDate":"2026-07-08","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2026-038540","date":"2026-06-03","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2026-06-03","resolution":"SVN ISSUED"}],"violationCases":[{"number":"CF-2020-081098","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2020-11-17","completedDate":"2021-01-19","violations":[{"number":"VI-2020-048399","date":"2020-11-17","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2021-01-19","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-048400","date":"2020-11-17","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2021-01-19","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2022-106120","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2022-10-17","completedDate":"2022-11-21","violations":[{"number":"VI-2022-078482","date":"2022-10-17","code":"B-3304 (1)","title":"SAFEGUARDSB- VERTICAL/ LATER SUPPORT","status":"CLOSED","resolutionDate":"2022-11-21","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2022-078481","date":"2022-10-17","code":"A-302.10/2","title":"WORK NOT ACCORDING TO PLANS","status":"CLOSED","resolutionDate":"2022-11-21","resolution":"CLOSED - WRITTEN IN ERROR"}]},{"number":"CF-2024-088269","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2024-08-13","completedDate":null,"violations":[{"number":"VI-2024-068467","date":"2024-08-14","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2024-08-14","resolution":"SVN ISSUED"}]},{"number":"CF-2024-128687","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2024-12-20","completedDate":"2025-04-25","violations":[{"number":"VI-2024-099798","date":"2024-12-20","code":"A-302.10/2","title":"WORK NOT ACCORDING TO PLANS","status":"COMPLIED","resolutionDate":"2025-03-20","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2024-128741","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2024-12-20","completedDate":null,"violations":[{"number":"VI-2024-099799","date":"2024-12-20","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2024-12-20","resolution":"SVN ISSUED"}]},{"number":"CF-2025-085356","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2025-08-12","completedDate":null,"violations":[{"number":"VI-2025-060812","date":"2025-08-12","code":"A-302.8","title":"POSTING OF PERMITS \n","status":"SVN ISSUED","resolutionDate":"2025-08-13","resolution":"SVN ISSUED"}]},{"number":"CF-2026-014866","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2026-02-19","completedDate":null,"violations":[{"number":"VI-2026-009530","date":"2026-02-19","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2026-02-19","resolution":"SVN ISSUED"}]},{"number":"CF-2026-062783","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2026-06-02","completedDate":"2026-07-08","violations":[{"number":"VI-2026-038517","date":"2026-06-03","code":"F-3304.5.1","title":"FIRE WATCH DURING CONSTRUCTION","status":"COMPLIED","resolutionDate":"2026-07-08","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]},{"number":"CF-2026-063157","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2026-06-03","completedDate":null,"violations":[{"number":"VI-2026-038540","date":"2026-06-03","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2026-06-03","resolution":"SVN ISSUED"}]}],"violYears":[{"y":2020,"n":2,"worst":null},{"y":2022,"n":2,"worst":null},{"y":2024,"n":3,"worst":null},{"y":2025,"n":1,"worst":null},{"y":2026,"n":3,"worst":null}],"investigations":[{"caseNumber":"CF-2020-081098","date":"2020-11-17","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-081098","date":"2020-12-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-081098","date":"2021-01-19","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-106120","date":"2022-10-17","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-106120","date":"2022-11-21","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-088269","date":"2024-08-13","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-088269","date":"2024-08-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-128687","date":"2024-12-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-128741","date":"2024-12-20","type":null,"status":null},{"caseNumber":"CF-2024-128687","date":"2025-01-24","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-128687","date":"2025-03-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-128687","date":"2025-03-20","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-085356","date":"2025-08-13","type":null,"status":null},{"caseNumber":"CF-2026-014866","date":"2026-02-19","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-062783","date":"2026-06-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-063157","date":"2026-06-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-062783","date":"2026-07-08","type":null,"status":"PASSED"}],"inspYears":[{"y":2020,"fails":2,"passes":0},{"y":2021,"fails":0,"passes":1},{"y":2022,"fails":1,"passes":1},{"y":2024,"fails":3,"passes":0},{"y":2025,"fails":2,"passes":1},{"y":2026,"fails":3,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.0655621728915,"lng":-75.1955203452722,"geom":{"type":"Polygon","coordinates":[[[-75.195235538,40.065339348],[-75.195414933,40.065168388],[-75.195726459,40.065350642],[-75.195846744,40.065460446],[-75.195984193,40.065647759],[-75.195659737,40.065959543],[-75.195004558,40.065559464],[-75.195235538,40.065339348]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19119","beds":null,"baths":null,"stories":null,"lotArea":41522,"zoning":"CMX2","grade":null,"basement":null,"heater":null,"centralAir":null,"extCond":null,"intCond":null,"garage":null,"homestead":false,"mail":"1300 BETHLEHEM PIKE STE 21, FLOURTOWN PA, 19031","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2023,"v":1474000,"taxable":1474000,"land":1474000,"improvement":0,"taxableLand":1474000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":1474000,"taxable":1474000,"land":1474000,"improvement":0,"taxableLand":1474000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":1474000,"taxable":1474000,"land":1474000,"improvement":0,"taxableLand":1474000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":1474000,"taxable":1474000,"land":1474000,"improvement":0,"taxableLand":1474000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":1474000,"taxable":1474000,"land":147400,"improvement":1326600,"taxableLand":147400,"taxableImprovement":1326600,"exemptLand":0,"exemptImprovement":0}],"taxNow":20633,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"ZP-2021-007451","date":"2021-12-16","work":"Combined Lot Line Relocation and New Dev…","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE LOT ADJUSTMENT TO CREATE ONE(1) PARCEL FROM TWO(2) OPA ACCOUNTS ( 7619-25 GERMANTOWN AVE AND 7611-17 GERMANTOWN AVE). SIZE AND LOCATION AS SHOWN IN THE APPLICATION."},{"number":"ZP-2021-016334","date":"2021-12-21","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF ONE(1) DETACHED STRUCTURE (45' HIGH); ROOF DECK ACCESSED BY A PILOTHOUSE WITH GREEN ROOF (COVERS MORE THAN 60% OF ROOF AREA)( USING GREEN ROOF BONUS AS PER 14-702(16) ( 21 UNITS) AND USING MODERATE INCOME ADDITIONAL 7' HEIGHT BUNUS AND MODERATE INCOME ADDITIONAL (12) DWELLING UNITS AS PER 14-702(6) WITH THIRTY EIGHT (38) ACCESSORY UNDER GROUND PARKING GARAGE, TWO(2) ADA VAN ACCESSIBLE SPACES, TWO(2) ELECTRIC VAN SPACES WITH THIRTY-NINE(39) 1A CLASS BICYCLE SPACES IN AN ACCESSIBLE ROUTE AT CELLAR AND ONE(1) LOADING SPACE SIZE AND LOCATION AS SHOWN IN THE APPLICATION."},{"number":"CP-2021-006915","date":"2022-04-06","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF A FIVE (5) STORY DETACHED STRUCTURE FOR USE AS THE FOLLOWING: VACANT COMMERCIAL SPACE AT FIRST FLOOR FRONT ( IN CMX-2 ZONING DISTRICT; BUILDINGS MUST CONTAIN A USE ALONG ONE HUNDRED PERCENT (100%) OF THE GROUND FLOOR FRONTAGE AND WITHIN THE FIRST 30 FT. OF THE BUILDING DEPTH WITH MULTI-FAMILY HOUSEHOLD LIVING( 114 DWELLING UNITS) THROUGHOUT ( USING GREEN ROOF BONUS AND USING MODERATE HOUSING INCOME BONUS) ) AND THIRTY EIGHT (38) ACCESSORY UNDER GROUND PARKING SPACES, TWO(2) ADA VAN ACCESSIBLE SPACES, TWO(2) ELECTRIC VAN SPACES WITH THIRTY-NINE(39) 1A CLASS BICYCLE SPACES ON AN ACCESSIBLE ROUTE IN THE BASEMENT LEVEL AND ONE(1) LOADING SPACE. SIZE AND LOCATION AS SHOWN IN THE APPLICATION/PLAN. STRUCTURE TO CONTAIN A ROOF DECK WITH A GREEN ROOF (COVERS MORE THAN 60% OF ROOF AREA)( USING GREEN ROOF BONUS AS PER 14-702(16)). BUILDING IS COMPOSED OF TWO DIFFERENT CONSTRUCTION TYPES (TYPE IA (BASEMENT-FIRST FLOOR LEVEL) AND TYPE VA CONSTRUCTION (SECOND-FIFTH FLOOR LEVEL). BUILDING IS FULLY SPRINKLERED IN ACCORDANCE WITH NFPA 13 AND STANDPIPES TO BE PROVIDED IN THE EXIT STAIRWAYS PER NFPA 14. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. **A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED WITHIN 14 FEET OF THE BUILDING FACADE IN ACCORDANCE WITH SECTION 3306 OF THE 2018 IBC. SEPARATE BUILDING AND/OR STREETS DEPARTMENT PERMIT REQUIRED PRIOR TO THE START OF ANY WORK. *** FIRE WATCH IS REQUIRED ONCE COMBUSTIBLE CONSTRUCTION IS OVER 40 FEET IN HEIGHT, A SITE SAFETY PLAN SHALL BE SUBMITED TO BUILDING INSPECTOR PRIOR TO THE START OF ANY CONSTRUCTION.*** SEPARATE PERMIITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"EP-2024-008771","date":"2024-09-26","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"INSTALL 1200 AMP ELECTRICAL SERVICE AND METER PACKS WITH PROPER GROUNDINGAND BONDING. INSTALL CIRCUIT BREAKER PANELS AND BREAKERS FOR HOUSE, COMMERCIAL SPACES AND RESIDENTAL DWELLING UNITS. INSTALL WIRING, LIGHTING, SWITCHES AND RECEPTACLE OUTLETS. INSTALL INTERCONNECTED SMOKE AND CO ALARMS ACCORDING TO THE 2017 NEC AND PER PLANS.. INSTALL FIRE ALARM SYSTEM ACCORDING TO THE 2016 NFPA 72 AND PER PLANS"},{"number":"PP-2024-012845","date":"2024-11-04","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"INSTALL 4 INCH WATER SERVICE, 1 BUILDING DRAIN, 1 CURB TRAP, 1 FAI, 114 WASHING MACHANE BOXES, 124 HUB DRAINS, 114 KITCHEN SINKS, 3 FLOOR DRAINS, 4 BACKWATER VALVES, 9 NON FREEZE WATER HYRANTS, 1 BACKFLOW PREVENTER, 2 DRINKING FOUNTAINS, 8 AREA DRAINS, 114 HOT WATER HEATERS, 199 LAVATORIES, 199 SHOWER/TUBS, 194 WATER CLOSETS, 4 SUMP PUMPS AND 11 STORM DRAINS ACCORDING TO THE 2018 PPC AND PER PLANS"},{"number":"FP-2025-001447","date":"2025-08-18","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"FOR INSTALLATION OF A SIX-INCH FIRE SERVICE LINE, SIX-INCH BACKFLOW PREVENTER, FIRE SPRINKLER SYSTEM AND STANDPIPES IN ACCORDANCE WITH APPROVED PLANS, HYDRAULIC CALCULATIONS, NFPA 13 AND NFPA 14."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"viol","w":"2 L&I violations"},{"y":2022,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2024,"k":"viol","w":"3 L&I violations"},{"y":2024,"k":"insp","w":"Inspection failed ×3"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"New Construction or Additions"},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2025,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2026,"k":"viol","w":"3 L&I violations"},{"y":2026,"k":"insp","w":"L&I: 3 failed, 1 passed"}],"rented":false,"licenses":[{"number":"208183","type":"Food Preparing and Serving","status":"Inactive","businessName":"TROLLEY CAR DINER INC","legalName":"TROLLEY CAR DINER INC","address":"7611 GERMANTOWN AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2004-05-06","latestIssueDate":"2010-02-21","expirationDate":"2010-04-30","inactiveDate":"2012-12-22"}],"licenseActivity":[{"number":"208183","type":"Food Preparing and Serving","businessName":"TROLLEY CAR DINER INC","legalName":"TROLLEY CAR DINER INC","issuedDate":"2004-05-06","latestIssueDate":"2010-02-21","closureDate":"2012-12-22","expirationDate":"2010-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-27","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":["3 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"4 permits not marked completed: CP-2021-006915 (Issued), EP-2024-008771 (Issued), PP-2024-012845 (Issued), FP-2025-001447 (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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"11 failed, 4 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jul 8, 2026.","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":"3 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 #208183: Inactive since Dec 22, 2012","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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 11 historical violations across 9 cases.","why":"A closed case is materially better than an open one, but it does not by itself prove that every altered use, unit, or concealed condition matches today’s approvals.","action":"Use the closed cases to target the inspection and occupancy-file review.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"}],"closingChecks":[{"title":"Property Sales Certification","body":"The seller must obtain Philadelphia’s certificate showing the base zoning, last use in the zoning record, and open violations. The City warns that it does not prove Building Code occupancy or show zoning overlays.","action":"Obtain the fresh certificate and compare it with the CO, permits, and Atlas overlays.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-property-sales-certification/"},{"title":"Date-effective City Property Payoff","body":"The Tax Center Property Payoff covers Real Estate Tax, Commercial Trash, and L&I abatement-work invoices. Philadelphia says it does not include business-tax debts or liens, water and sewer charges, or fines for code violations.","action":"Request the City statement effective through settlement; read every period and invoice.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"title":"Professional title and water-lien searches","body":"OPA ownership, deed summaries, and a zero tax balance are not clear title. Mortgages, judgments, municipal claims, water liens, easements, heirs, and other encumbrances require separate searches.","action":"Use a Pennsylvania lawyer/title company and obtain owner’s title insurance; order the separate water search/payoff.","url":"https://www.phila.gov/2026-04-07-why-title-insurance-is-your-best-friend-when-buying-a-home-in-philadelphia/","secondaryUrl":"https://www.phila.gov/services/water-gas-utilities/pay-or-dispute-a-water-bill/resolve-water-liens-judgments/"}]}