{"asOf":"2026-07-25T04:17:23.117Z","block":"1600-1699 RIDGE AVE","blockUrl":"https://philadelphia.blockreport.homes/block/1600-1699-ridge-ave","address":"1607-09 RIDGE AVE","parcelNumber":"881000645","source":"https://property.phila.gov/?p=881000645","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":"WU & ZHUANG LLC","coOwner":null,"marketValue":1456900,"landAssessment":145600,"improvementAssessment":1311300,"livableArea":4304,"yearBuilt":2021,"lastSale":{"price":2100000,"date":"2023-05-03T04:00:00Z"},"openViolations":5,"violations":[{"number":"VI-2020-045325","date":"2020-10-29","code":"A-402.1/1","title":"COMPL CONCEAL- BLDG PERM WORK","status":"COMPLIED","resolutionDate":"2020-12-03","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2023-031941","date":"2023-05-09","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2023-07-27","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2023-031942","date":"2023-05-09","code":"F-901.6","title":"INSPECTION, TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2023-07-27","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2023-031943","date":"2023-05-09","code":"F-912.4.1","title":"FDC LOCKING CAPS\n","status":"COMPLIED","resolutionDate":"2023-07-27","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-041290","date":"2025-06-09","code":"9-3900 ET SEQ","title":"SHORT TERM RENTAL PROPERTY LICENSE ","status":"SVN ISSUED","resolutionDate":"2025-06-09","resolution":"SVN ISSUED"},{"number":"VI-2026-038120","date":"2026-06-02","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-038121","date":"2026-06-02","code":"PM15-306.1(4)","title":"MASONRY COMPONENTS","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-038117","date":"2026-06-02","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-038118","date":"2026-06-02","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-038119","date":"2026-06-02","code":"PM15-304.1(B)","title":"COMPONENT ATTACHMENT/ANCHORAGE","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"CF-2020-076712","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2020-10-29","completedDate":"2020-12-03","violations":[{"number":"VI-2020-045325","date":"2020-10-29","code":"A-402.1/1","title":"COMPL CONCEAL- BLDG PERM WORK","status":"COMPLIED","resolutionDate":"2020-12-03","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]},{"number":"CF-2023-041489","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2023-05-09","completedDate":"2023-07-28","violations":[{"number":"VI-2023-031941","date":"2023-05-09","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2023-07-27","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2023-031942","date":"2023-05-09","code":"F-901.6","title":"INSPECTION, TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2023-07-27","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2023-031943","date":"2023-05-09","code":"F-912.4.1","title":"FDC LOCKING CAPS\n","status":"COMPLIED","resolutionDate":"2023-07-27","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2025-054978","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"SHORT TERM RENTAL INVESTIGATOR","status":"CLOSED","createdDate":"2025-06-09","completedDate":"2025-06-16","violations":[{"number":"VI-2025-041290","date":"2025-06-09","code":"9-3900 ET SEQ","title":"SHORT TERM RENTAL PROPERTY LICENSE ","status":"SVN ISSUED","resolutionDate":"2025-06-09","resolution":"SVN ISSUED"}]},{"number":"CF-2026-062545","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-06-02","completedDate":null,"violations":[{"number":"VI-2026-038120","date":"2026-06-02","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-038121","date":"2026-06-02","code":"PM15-306.1(4)","title":"MASONRY COMPONENTS","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-038117","date":"2026-06-02","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-038118","date":"2026-06-02","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-038119","date":"2026-06-02","code":"PM15-304.1(B)","title":"COMPONENT ATTACHMENT/ANCHORAGE","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2020,"n":1,"worst":null},{"y":2023,"n":3,"worst":null},{"y":2025,"n":1,"worst":null},{"y":2026,"n":5,"worst":"UNSAFE STRUCTURE"}],"investigations":[{"caseNumber":"CF-2020-076712","date":"2020-10-29","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-076712","date":"2020-12-03","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-041489","date":"2023-05-09","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-041489","date":"2023-06-13","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-041489","date":"2023-07-28","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-054978","date":"2025-06-09","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-062545","date":"2026-06-02","type":null,"status":"FAILED"}],"inspYears":[{"y":2020,"fails":1,"passes":1},{"y":2023,"fails":2,"passes":1},{"y":2025,"fails":1,"passes":0},{"y":2026,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.96969919450375,"lng":-75.1636020790864,"geom":{"type":"Polygon","coordinates":[[[-75.163688147,39.969639935],[-75.163725948,39.969673366],[-75.163534935,39.96980229],[-75.163504242,39.969775291],[-75.163520595,39.969688081],[-75.163646131,39.969602783],[-75.163688147,39.969639935]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2023-014090","type":"Emergency and Standby Power Systems Certification","inspectionDate":"2023-07-06","result":"Certified","expirationDate":"2024-07-06","buildingId":"1547086"},{"number":"BC-2023-014088","type":"Sprinkler Certification","inspectionDate":"2023-07-06","result":"Certified","expirationDate":"2024-07-06","buildingId":"1547086"},{"number":"BC-2023-014089","type":"Fire Alarm Certification","inspectionDate":"2023-07-06","result":"Certified","expirationDate":"2024-07-06","buildingId":"1547086"},{"number":"BC-2024-018573","type":"Fire Alarm Certification","inspectionDate":"2024-06-24","result":"Certified","expirationDate":"2025-06-24","buildingId":"1547086"},{"number":"BC-2024-018571","type":"Sprinkler Certification","inspectionDate":"2024-06-24","result":"Certified","expirationDate":"2025-06-24","buildingId":"1547086"},{"number":"BC-2025-016968","type":"Fire Alarm Certification","inspectionDate":"2025-06-23","result":"Certified","expirationDate":"2026-06-23","buildingId":"1547086"},{"number":"BC-2025-016987","type":"Sprinkler Certification","inspectionDate":"2025-06-23","result":"Certified","expirationDate":"2026-06-23","buildingId":"1547086"},{"number":"BC-2026-016784","type":"Sprinkler Certification","inspectionDate":"2026-06-10","result":"Certified","expirationDate":"2027-06-10","buildingId":"1547086"},{"number":"BC-2026-016724","type":"Fire Alarm Certification","inspectionDate":"2026-06-11","result":"Certified","expirationDate":"2027-06-11","buildingId":"1547086"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19130","beds":null,"baths":null,"stories":4,"lotArea":2123,"zoning":"CMX2.5","grade":"B","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"3401 PIETRO WAY, PHILADELPHIA PA, 19145","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"[PERMIT] APPLICATION IS FOR A VISITOR ACCOMODATIONS IN AN EXISTING STRUCTURE.\n\nThe permit for the above location cannot be issued because the proposal does not comply with the following provisions of the Philadelphia Zoning Code. (Codes can","status":"Completed","outcome":"Granted with conditions","date":"2024-01-22","number":"ZP-2023-003571","relatedPermit":"ZP-2023-003571"},{"type":"LIRB SVN Appeal","grounds":"see attached","status":"Closed","outcome":"Withdrawn","date":"2026-03-09","number":"HA-2025-002438","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2025,"v":1530300,"taxable":153030,"land":153030,"improvement":1377270,"taxableLand":153030,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1377270},{"y":2026,"v":1530300,"taxable":153030,"land":153030,"improvement":1377270,"taxableLand":153030,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1377270},{"y":2027,"v":1456900,"taxable":145600,"land":145600,"improvement":1311300,"taxableLand":145600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1311300}],"taxNow":2142,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"996791","date":"2019-08-29","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2021-12-16","scope":"FOR THE ERECTION OF A NEW FOUR (4) STORY SEMI-DETACHED STRUCTURE TO BE USED AS VACANT COMMERCIAL SPACE AT THE FRONT OF THE GROUND FLOOR (SEPARATE USE REGISTRATION AND FIT-OUT PERMITS REQUIRED PRIOR TO OCCUPANCY) WITH GROUP R-2 AT THE REAR OF THE FIRST FLOOR AND THROUGHOUT THE SECOND THROUGH FOURTH FLOORS (SEVEN (7) DWELLING UNITS), AS PER PLANS; SEPARATE PERMITS REQUIRED FOR ALL MEP/FSP WORK; BUILDING TO BE FULLY SPRINKLERED AS PER NFPA 13 AND STANDPIPES AS PER NFPA 14; SEE AP#934208 FOR ZONING/USE APPROVAL; NO SIGNS ON THIS PERMIT."},{"number":"1024485","date":"2019-12-27","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-09-07","scope":"INSTALL 800 AMP SERVICE, LIGHTS, RECEPTACLES, AND ALL BRANCH CIRCUIT WIRING AS PER 2017 NEC. (CC DISTRICT) INSTALL FIRE ALARM AS PER NFPA 72"},{"number":"1036935-RI","date":"2020-01-17","work":"Rough-In","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2020-04-13","scope":"SPRINKLER PIPING ROUGH-IN-ONLY. NO HEAD INSTALLATIONS OR WATER SUPPLY CONNECTIONS APPROVED THIS PERMIT--ADDITIONAL PERMIT REQUIRED FOR COMPLETE SPRINKLER SYSTEM. CONTRACTOR ASSUMES ALL RESPONSIBILITY FOR CHANGES IN PIPE SIZE THAT MAY RESULT FROM REVIEW OF PLANS AND ENGINEERING CALCULATIONS (2) IN FEED MAIN; (4) IN SUPPLY RISER; (2) IN CROSS-MAINS; (1 1/4) IN BRANCH LINES"},{"number":"1033710","date":"2020-01-30","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-10-04","scope":"INSTALLATION OF A NEW MECHANICAL SYSTEM TO ACCOMMODATE THE FIRST, SECOND ,THIRD AND FOURTH FLOORS OF AN EXISTING STRUCTURE TO INCLUDE THE INSTALLATION OF HEAT PUMPS AND BACK UP HEATS APPLIANCES AND ALL ASSOCIATED DUCTWORK AS PER APPROVED PLANS.APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH 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 ANY OTHER ELECTRICAL PLUMBING AND FIRE SUPPRESSION WORK**"},{"number":"1036935","date":"2020-05-13","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2021-12-16","scope":"COMBINED AUTOMATIC SPRINKLER & CLASS I MANUAL WET STANDPIPE SYSTEMS WITH FOUR (4) INCH FIRE SERVICE LINE & BACKFLOW PREVENTION (BFP) ASSEMBLY TO SERVE PREVIOUSLY APPROVED MULTI-FAMILY DWELLING. AUTOMATIC SPRINKLER SYSTEM & STANDPIPE SYSTME INSTALLATION PER NFPA 13/14."},{"number":"PP-2020-009167","date":"2020-09-24","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-09-28","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":"PP-2020-008259","date":"2020-10-05","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-10-04","scope":"Install, 9 WC, 10 LAVA, 7 Kitchen sinks, 9 Bathtubs, 7Washers"},{"number":"ZP-2023-003571","date":"2023-11-29","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Visitor Accommodations"},{"number":"ZP-2025-006383","date":"2025-08-06","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Personal Services"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2020,"k":"permit","w":"New Construction or Additions"},{"y":2020,"k":"permit","w":"New Construction or Additions"},{"y":2023,"k":"viol","w":"3 L&I violations"},{"y":2023,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2023,"k":"permit","w":"Change of Use"},{"y":2024,"k":"appeal","w":"Appeal granted with conditions"},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2025,"k":"insp","w":"Inspection failed"},{"y":2025,"k":"permit","w":"Change of Use"},{"y":2026,"k":"appeal","w":"Appeal withdrawn"},{"y":2026,"k":"viol","w":"5 L&I violations incl UNSAFE STRUCTURE"},{"y":2026,"k":"insp","w":"Inspection failed"}],"rented":true,"licenses":[{"number":"881667","type":"Rental","status":"Inactive","businessName":"D Tops Investment Inc","legalName":"D Tops Investment Inc","address":"1607-09 RIDGE AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":7,"issuedDate":"2021-11-18","latestIssueDate":"2022-11-17","expirationDate":"2023-11-17","inactiveDate":"2024-01-16"},{"number":"927804","type":"Rental","status":"Active","businessName":"Wu & Zhuang LLC","legalName":"Wu & Zhuang LLC","address":"1607-09 RIDGE AVE","revenueCode":"3202","rentalCategory":"Hotel|Residential Dwellings","units":7,"issuedDate":"2023-07-06","latestIssueDate":"2026-05-22","expirationDate":"2027-07-05","inactiveDate":null}],"licenseActivity":[{"number":"927804","type":"Rental","businessName":"Wu & Zhuang LLC","legalName":"Wu & Zhuang LLC","issuedDate":"2023-07-06","latestIssueDate":"2026-05-22","closureDate":null,"expirationDate":"2027-07-05","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"881667","type":"Rental","businessName":"D Tops Investment Inc","legalName":"D Tops Investment Inc","issuedDate":"2021-11-18","latestIssueDate":"2022-11-17","closureDate":"2024-01-16","expirationDate":"2023-11-17","inactiveDate":"2024-01-16","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","units":7,"signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["5 open L&I violations","failed L&I inspection activity in 2023, 2025, 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"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":["2 permit events since 2023","2 zoning/board appeals since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"violations","level":"urgent","title":"5 open L&I violations","finding":"10 violation rows are retained in the City ledger. 1 unresolved unsafe/imminently-dangerous row belong to an open case.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #ZP-2023-003571: Completed · Granted with conditions; related permit ZP-2023-003571.","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":"Emergency and Standby Power Systems Certification: Certified through Jul 6, 2024; Sprinkler Certification: Certified through Jun 10, 2027; Fire Alarm Certification: Certified through Jun 11, 2027","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":"5 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jun 2, 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":"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/"}],"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/"}]}