{"asOf":"2026-07-25T17:14:27.241Z","block":"800-899 N BROAD ST","blockUrl":"https://philadelphia.blockreport.homes/block/800-899-n-broad-st","address":"813-23 N BROAD ST","parcelNumber":"881001116","source":"https://property.phila.gov/?p=881001116","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":"813 NORTH BROAD PA LLC","coOwner":null,"marketValue":9492500,"landAssessment":949200,"improvementAssessment":8543300,"livableArea":48860,"yearBuilt":2024,"lastSale":{"price":2310000,"date":"2021-11-19T05:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2021-022653","date":"2021-04-19","code":"PM15-901.1","title":"VACANT PROPERTIES- GENERAL","status":"COMPLIED","resolutionDate":"2021-10-12","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-022654","date":"2021-04-19","code":"PM15-108.2","title":"VACANT & OPEN","status":"COMPLIED","resolutionDate":"2021-10-12","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"CF-2021-029863","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2021-04-20","completedDate":"2021-10-12","violations":[{"number":"VI-2021-022653","date":"2021-04-19","code":"PM15-901.1","title":"VACANT PROPERTIES- GENERAL","status":"COMPLIED","resolutionDate":"2021-10-12","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-022654","date":"2021-04-19","code":"PM15-108.2","title":"VACANT & OPEN","status":"COMPLIED","resolutionDate":"2021-10-12","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2021,"n":2,"worst":null}],"investigations":[{"caseNumber":"CF-2021-029863","date":"2021-04-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-029863","date":"2021-06-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-029863","date":"2021-10-12","type":null,"status":"PASSED"}],"inspYears":[{"y":2021,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.96865998024715,"lng":-75.15962445011789,"geom":null,"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19123","beds":null,"baths":null,"stories":4,"lotArea":14950,"zoning":"CMX4","grade":"A","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"130 S 18TH STREET, PHILADELPHIA PA, 19103","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Special Exception","grounds":"PERMIT FOR THE COMPLETE DEMOLITION OF EXISTING BUILDING AND FOR THE ERECTION OF AN ATTACHED BUILDING WITH A ROOF DECK AND TWO (2) ROOF DECK ACCESS STRUCTURES WITH AN ELEVATOR FOR THE USE AS MULTI-FAMILY (63 UNITS) AND TO INCLUDE THIRTEEN (1","status":"Completed","outcome":"Granted","date":"2021-08-06","number":"ZP-2020-001112","relatedPermit":"ZP-2020-001112"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":16,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2025,"v":8581400,"taxable":858140,"land":858140,"improvement":7723260,"taxableLand":858140,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":7723260},{"y":2026,"v":8581400,"taxable":858140,"land":858140,"improvement":7723260,"taxableLand":858140,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":7723260},{"y":2027,"v":9492500,"taxable":949200,"land":949200,"improvement":8543300,"taxableLand":949200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":8543300}],"taxNow":12012,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2020-003380","date":"2020-11-04","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE COMPLETE DEMOLITION OF EXISTING BUILDINGS ON THE LOT. FOR NEW CONSTRUCTION OF AN ATTACHED BUILDING WITH PARTIAL CELLAR AND ROOF DECK FOR USE AS MULTI-FAMILY HOUSEHOLD LIVING (FIFTY-DWELLING UNITS) WITH 12 UNDERGOUND PARKING SPACES (INCLUDING TWO ACCESSIBLE PARKING SPACES) AND 30 CLASS IA BICYCLE SPACES. SIZE AND LOCATION PER APPROVED PLAN."},{"number":"ZP-2020-004727","date":"2020-12-07","work":"Lot Line Relocation","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE RELOCATION OF LOT LINES TO CREATE ONE LOT FROM EXISTING NINE (9) DEEDED LOTS (813 N BROAD ST, 815 N BROAD ST, 817 N BROAD ST, 819 N BROAD ST, 821 N BROAD ST, 823 N BROAD ST, 1342 PARRISH ST, 1344 PARRISH ST AND 1346 PARRISH ST, WITH 1 OPA ACCOUNT) (SIZE AND LOCATION AS SHOWN ON PLANS)"},{"number":"ZP-2020-001112","date":"2021-07-21","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2024-10-18","scope":"FOR THE COMPLETE DEMOLITION OF EXISTING BUILDING AND FOR THE ERECTION OF AN ATTACHED BUILDING WITH A ROOF DECK AND TWO (2) ROOF DECK ACCESS STRUCTURES WITH AN ELEVATOR (SIZE AND LOCATION AS SHOWN ON PLANS)."},{"number":"PP-2021-015929","date":"2021-08-31","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-03-16","scope":"Lateral Seal only."},{"number":"ZP-2021-013584","date":"2021-10-29","work":"Full Demolition","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE COMPLETE DEMOLITION OF ALL EXISTING STRUCTURE ON LOT"},{"number":"PP-2023-015479","date":"2023-11-30","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-10-18","scope":"INSTALL 63 WATER CLOSETS, 63 LAVATORIES, 63 SHOWER/TUBS, 63 WASHING MACHINE BOXES, 113 HUB DRAINS, 63 KITCHEN SINKS, 3 FLOOR DRAINS, 2 SUMP PUMPS, 5 ROOF DRAINS, 1 AREA DRAIN, 2 NON FREEZE WATER HYRANTS, 1 BACKFLOW PREVENTER, 63 HOT WATER HEATERS AND 1 BACKWATER VALVE ACCORDING TO THE 2018 PPC AND PER PLANS."},{"number":"FP-2023-002866","date":"2023-12-08","work":"Rough-In","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2024-01-10","scope":"Rough-In Permit for FP-2023-002864 INSTALL NEW 4\" FIRE SERVICE FROM STREET TO BUILDING SUPPLY AND INSTALL ALL REQUIRED SPRINKLERS PER NFPA 13/13R SUPPLY AND INSTALL ALL REQUIRED PIPING, HANGERS AND FITTINGS PER NFPA 13/13R SUPPLY AND INSTALL STANDPIPES IN STAIR TOWERS SUPPLY AND INSTALL DRY VALVE AND COMPRESSOR FOR PARKING GARAGE SUPPLY AND INSTALL NEW 4\" CITY-APPROVED BACKFLOW PREVENTER SUPPLY AND INSTALL NEW FIRE DEPARTMENT CONNECTION SUPPLY AND INSTALL ALL REQUIRED BELLS, TAMPERS AND FLOW SWITCHES"},{"number":"FP-2023-002864","date":"2024-01-30","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2024-10-18","scope":"FOR THE INSTALLATION OF AN AUTOMATIC DRY SPRINKLER SYSTEM IN ACCORDANCE WITH NFPA 13 (ACCESSORY PARKING AREA) AND AN AUTOMATIC WET SPRINKLER SYSTEM IN ACCORDANCE WITH NFPA 13R (RESIDENTIAL OCCUPANCIES) TO INCLUDE A FOUR (4) INCH FIRE SERVICE LINE AND A FOUR (4) INCH BACKFLOW PREVENTER. CLASS 1 MANUAL WET STANDPIPES TO BE INSTALLED IN INTERIOR EXIT STAIRWAY ENCLOSURES IN ACCORDANCE WITH NFPA 14. ALL WORK TO BE DONE PER APPROVED PLANS BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA. IF SITE CONDITIONS VARY, CONTACT DESIGN ENGINEER PRIOR TO START OF WORK. SEE CP-2021-007119 FOR ASSOCIATED BUILDING PERMIT."},{"number":"PP-2024-004446","date":"2024-03-25","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-07-08","scope":"INSTALL 4\" WDP, SANITARY AND STORM CT, FAI & MD."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2020,"k":"permit","w":"New construction, addition, GFA change"},{"y":2020,"k":"permit","w":"Lot Line Relocation"},{"y":2021,"k":"viol","w":"2 L&I violations"},{"y":2021,"k":"permit","w":"New construction, addition, GFA change"},{"y":2021,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2021,"k":"appeal","w":"Appeal granted"},{"y":2021,"k":"permit","w":"Alterations"},{"y":2021,"k":"permit","w":"Full Demolition"},{"y":2023,"k":"permit","w":"New Construction or Additions"},{"y":2023,"k":"permit","w":"Rough-In"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"New Construction or Additions"}],"rented":true,"licenses":[{"number":"284956","type":"Hazardous Materials","status":"Inactive","businessName":"AMOCO OIL CO","legalName":"AMOCO OIL CO","address":"813-23 N BROAD ST","revenueCode":"3335","rentalCategory":null,"units":null,"issuedDate":"2000-01-16","latestIssueDate":"2000-01-16","expirationDate":"2009-06-30","inactiveDate":null},{"number":"281488","type":"Dumpster License - Private Property","status":"Active","businessName":"DNW BUSINESS INC (B P)","legalName":"DNW BUSINESS INC","address":"813-23 N BROAD ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2004-06-15","latestIssueDate":"2013-07-24","expirationDate":null,"inactiveDate":null},{"number":"299207","type":"Motor Vehicle Repair / Fuel Dispensing","status":"Inactive","businessName":"DNW BUSINESS INC (B P)","legalName":"DNW BUSINESS INC","address":"813-23 N BROAD ST","revenueCode":"3311","rentalCategory":null,"units":null,"issuedDate":"2004-09-01","latestIssueDate":"2015-02-04","expirationDate":"2015-12-31","inactiveDate":"2016-02-29"},{"number":"203969","type":"Food Preparing and Serving","status":"Inactive","businessName":"AMOCO OIL CO","legalName":"AMOCO OIL CO","address":"813-23 N BROAD ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2005-01-28","latestIssueDate":"2005-01-28","expirationDate":"2009-06-30","inactiveDate":null},{"number":"310054","type":"Food Preparing and Serving","status":"Inactive","businessName":"DNW BUSINESS INC (B P)","legalName":"DNW BUSINESS INC","address":"813-23 N BROAD ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2005-03-19","latestIssueDate":"2005-03-19","expirationDate":"2005-04-30","inactiveDate":"2012-12-22"},{"number":"286720","type":"Hazardous Materials","status":"Inactive","businessName":"DNW BUSINESS INC","legalName":"DNW BUSINESS INC","address":"813-23 N BROAD ST","revenueCode":"3335","rentalCategory":null,"units":null,"issuedDate":"2008-04-02","latestIssueDate":"2015-02-04","expirationDate":"2015-12-31","inactiveDate":"2016-02-29"},{"number":"484281","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"DNW BUSINESS INC","legalName":"DNW BUSINESS INC","address":"813-23 N BROAD ST","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2009-09-28","latestIssueDate":"2015-05-02","expirationDate":"2016-04-30","inactiveDate":"2016-06-29"},{"number":"680030","type":"Motor Vehicle Repair / Fuel Dispensing","status":"Inactive","businessName":"SHORON KHAN (S & D ENTREPRISE INC)","legalName":"SHORON KHAN","address":"813-23 N BROAD ST","revenueCode":"3311","rentalCategory":null,"units":null,"issuedDate":"2015-10-08","latestIssueDate":"2019-10-27","expirationDate":"2020-10-31","inactiveDate":"2020-12-30"},{"number":"680033","type":"Dumpster License - Private Property","status":"Active","businessName":"SHORON KHAN (S & D ENTREPRISE INC)","legalName":"SHORON KHAN","address":"813-23 N BROAD ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2015-10-08","latestIssueDate":"2015-10-08","expirationDate":null,"inactiveDate":null},{"number":"683824","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"SHORON KHAN (S & D ENTREPRISE INC)","legalName":"SHORON KHAN","address":"813-23 N BROAD ST","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2015-11-13","latestIssueDate":"2020-04-29","expirationDate":"2021-04-30","inactiveDate":"2021-06-29"},{"number":"0977038","type":"Rental","status":"Active","businessName":"813 North Broad PA LLC","legalName":"813 North Broad PA LLC","address":"813-23 N BROAD ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":63,"issuedDate":"2025-04-24","latestIssueDate":"2026-04-09","expirationDate":"2027-04-23","inactiveDate":null}],"licenseActivity":[{"number":"0977038","type":"Rental","businessName":"813 North Broad PA LLC","legalName":"813 North Broad PA LLC","issuedDate":"2025-04-24","latestIssueDate":"2026-04-09","closureDate":null,"expirationDate":"2027-04-23","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"683824","type":"Food Establishment, Retail Permanent Location","businessName":"SHORON KHAN (S & D ENTREPRISE INC)","legalName":"SHORON KHAN","issuedDate":"2015-11-13","latestIssueDate":"2020-04-29","closureDate":"2021-06-29","expirationDate":"2021-04-30","inactiveDate":"2021-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"680033","type":"Dumpster License - Private Property","businessName":"SHORON KHAN (S & D ENTREPRISE INC)","legalName":"SHORON KHAN","issuedDate":"2015-10-08","latestIssueDate":"2015-10-08","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"680030","type":"Motor Vehicle Repair / Fuel Dispensing","businessName":"SHORON KHAN (S & D ENTREPRISE INC)","legalName":"SHORON KHAN","issuedDate":"2015-10-08","latestIssueDate":"2019-10-27","closureDate":"2020-12-30","expirationDate":"2020-10-31","inactiveDate":"2020-12-30","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"484281","type":"Food Establishment, Retail Permanent Location","businessName":"DNW BUSINESS INC","legalName":"DNW BUSINESS INC","issuedDate":"2009-09-28","latestIssueDate":"2015-05-02","closureDate":"2016-06-29","expirationDate":"2016-04-30","inactiveDate":"2016-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"286720","type":"Hazardous Materials","businessName":"DNW BUSINESS INC","legalName":"DNW BUSINESS INC","issuedDate":"2008-04-02","latestIssueDate":"2015-02-04","closureDate":"2016-02-29","expirationDate":"2015-12-31","inactiveDate":"2016-02-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"310054","type":"Food Preparing and Serving","businessName":"DNW BUSINESS INC (B P)","legalName":"DNW BUSINESS INC","issuedDate":"2005-03-19","latestIssueDate":"2005-03-19","closureDate":"2012-12-22","expirationDate":"2005-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"203969","type":"Food Preparing and Serving","businessName":"AMOCO OIL CO","legalName":"AMOCO OIL CO","issuedDate":"2005-01-28","latestIssueDate":"2005-01-28","closureDate":"2009-06-30","expirationDate":"2009-06-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"299207","type":"Motor Vehicle Repair / Fuel Dispensing","businessName":"DNW BUSINESS INC (B P)","legalName":"DNW BUSINESS INC","issuedDate":"2004-09-01","latestIssueDate":"2015-02-04","closureDate":"2016-02-29","expirationDate":"2015-12-31","inactiveDate":"2016-02-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"281488","type":"Dumpster License - Private Property","businessName":"DNW BUSINESS INC (B P)","legalName":"DNW BUSINESS INC","issuedDate":"2004-06-15","latestIssueDate":"2013-07-24","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"284956","type":"Hazardous Materials","businessName":"AMOCO OIL CO","legalName":"AMOCO OIL CO","issuedDate":"2000-01-16","latestIssueDate":"2000-01-16","closureDate":"2009-06-30","expirationDate":"2009-06-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","units":63,"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":["4 permit events 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":"Appeal #ZP-2020-001112: Completed · Granted; related permit ZP-2020-001112.","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":"2 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Oct 12, 2021.","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":"2 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":"Hazardous Materials #284956: Inactive; Motor Vehicle Repair / Fuel Dispensing #299207: Inactive since Feb 29, 2016; Food Preparing and Serving #203969: Inactive; Food Preparing and Serving #310054: 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":"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 2 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/"}]}