{"asOf":"2026-07-25T02:38:06.069Z","block":"1800-1899 FRANKFORD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/1800-1899-frankford-ave","address":"1828 FRANKFORD AVE","parcelNumber":"881001149","source":"https://property.phila.gov/?p=881001149","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"U50","buildingCodeNew":"804","buildingClass":"ROW CONV/APT 3 STY MASON","buildingClassNew":"APARTMENTS - LOW RISE","useLabel":"Apartment building","owner":"1828 FRANKFORD AVE","coOwner":"1828 FRANKFORD AVE OWNER LLC","marketValue":1757800,"landAssessment":175700,"improvementAssessment":1582100,"livableArea":10464,"yearBuilt":2025,"lastSale":{"price":805000,"date":"2022-06-08T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2020-023240","date":"2020-07-28","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":"2020-09-04","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-023239","date":"2020-07-28","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2020-09-04","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-025725","date":"2020-08-06","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2021-12-06","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2020-025723","date":"2020-08-06","code":"PM15-110.1","title":"ID STRUCTURE","status":"COMPLIED","resolutionDate":"2021-12-06","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2020-025724","date":"2020-08-06","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2021-12-06","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2020-049078","date":"2020-11-20","code":"PM15-108.2","title":"VACANT & OPEN","status":"COMPLIED","resolutionDate":"2022-01-06","resolution":"COMPLIED - OWNER DEMOLITION"},{"number":"VI-2021-018714","date":"2021-04-05","code":"A-301.1/5","title":"TOTAL DEMOLITION","status":"COMPLIED","resolutionDate":"2021-12-06","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-018656","date":"2021-04-05","code":"A-302.10/2","title":"WORK NOT ACCORDING TO PLANS","status":"COMPLIED","resolutionDate":"2021-12-06","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-061461","date":"2021-09-02","code":"10-715","title":"LITTER ON VACANT LOTS","status":"COMPLIED","resolutionDate":"2021-10-12","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-048659","date":"2022-07-09","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2022-08-26","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-087383","date":"2023-11-06","code":"A-202.4","title":"FAILURE TO PROVIDE REPORTS","status":"SVN ISSUED","resolutionDate":"2023-11-06","resolution":"SVN ISSUED"}],"violationCases":[{"number":"CF-2020-043538","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2020-07-28","completedDate":"2020-09-08","violations":[{"number":"VI-2020-023240","date":"2020-07-28","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":"2020-09-04","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-023239","date":"2020-07-28","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2020-09-04","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2020-047390","type":"NOTICE OF VIOLATION","priority":"IMMINENTLY DANGEROUS","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2020-08-06","completedDate":"2024-07-02","violations":[{"number":"VI-2020-025725","date":"2020-08-06","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2021-12-06","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2020-025723","date":"2020-08-06","code":"PM15-110.1","title":"ID STRUCTURE","status":"COMPLIED","resolutionDate":"2021-12-06","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2020-025724","date":"2020-08-06","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2021-12-06","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2020-082146","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2020-11-20","completedDate":"2022-01-07","violations":[{"number":"VI-2020-049078","date":"2020-11-20","code":"PM15-108.2","title":"VACANT & OPEN","status":"COMPLIED","resolutionDate":"2022-01-06","resolution":"COMPLIED - OWNER DEMOLITION"}]},{"number":"CF-2021-024568","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2021-04-05","completedDate":"2021-12-06","violations":[{"number":"VI-2021-018714","date":"2021-04-05","code":"A-301.1/5","title":"TOTAL DEMOLITION","status":"COMPLIED","resolutionDate":"2021-12-06","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-018656","date":"2021-04-05","code":"A-302.10/2","title":"WORK NOT ACCORDING TO PLANS","status":"COMPLIED","resolutionDate":"2021-12-06","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2021-085368","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2021-09-02","completedDate":"2021-10-13","violations":[{"number":"VI-2021-061461","date":"2021-09-02","code":"10-715","title":"LITTER ON VACANT LOTS","status":"COMPLIED","resolutionDate":"2021-10-12","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2022-067127","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2022-07-09","completedDate":"2022-08-30","violations":[{"number":"VI-2022-048659","date":"2022-07-09","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2022-08-26","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2023-115878","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"ADMINISTRATIVE DISTRICT INVESTIGATOR","status":"CLOSED","createdDate":"2023-11-06","completedDate":"2024-03-19","violations":[{"number":"VI-2023-087383","date":"2023-11-06","code":"A-202.4","title":"FAILURE TO PROVIDE REPORTS","status":"SVN ISSUED","resolutionDate":"2023-11-06","resolution":"SVN ISSUED"}]}],"violYears":[{"y":2020,"n":6,"worst":null},{"y":2021,"n":3,"worst":null},{"y":2022,"n":1,"worst":null},{"y":2023,"n":1,"worst":null}],"investigations":[{"caseNumber":"CF-2020-043538","date":"2020-07-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-047390","date":"2020-08-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-043538","date":"2020-09-08","type":null,"status":"PASSED"},{"caseNumber":"CF-2020-047390","date":"2020-11-17","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-082146","date":"2020-11-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-047390","date":"2020-12-17","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-024568","date":"2021-04-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-085368","date":"2021-09-02","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-085368","date":"2021-10-13","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-024568","date":"2021-12-06","type":null,"status":"PASSED"},{"caseNumber":"CF-2020-082146","date":"2022-01-07","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-067127","date":"2022-07-09","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-067127","date":"2022-08-30","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-115878","date":"2023-11-06","type":null,"status":null},{"caseNumber":"CF-2020-047390","date":"2024-07-02","type":null,"status":"PASSED"}],"inspYears":[{"y":2020,"fails":5,"passes":1},{"y":2021,"fails":2,"passes":2},{"y":2022,"fails":1,"passes":2},{"y":2024,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.977647927019085,"lng":-75.13170876414911,"geom":{"type":"Polygon","coordinates":[[[-75.131511397,39.977537462],[-75.131902101,39.977672241],[-75.13184919,39.977763641],[-75.131485629,39.977581973],[-75.131511397,39.977537462]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2026-013519","type":"Sprinkler Certification","inspectionDate":"2026-03-06","result":"Certified","expirationDate":"2027-03-06","buildingId":"2000789"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19125","beds":null,"baths":null,"stories":4,"lotArea":3239,"zoning":"CMX2","grade":"B","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"2116 YARDLEY MORRISVILLE RD, MORRISVILLE PA, 19067","mailOut":true,"appeals":[{"type":"LIRB Violation Appeal","grounds":"See Attached:","status":"Closed","outcome":"Complete","date":"2023-09-15","number":"HA-2023-002306","relatedPermit":null},{"type":"LIRB Violation Appeal","grounds":"See Attached","status":"Closed","outcome":"Complete","date":"2024-04-26","number":"HA-2023-004212","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2026,"v":1712700,"taxable":402484,"land":171270,"improvement":1541430,"taxableLand":171270,"taxableImprovement":231214,"exemptLand":0,"exemptImprovement":1310216},{"y":2027,"v":1757800,"taxable":571225,"land":175700,"improvement":1582100,"taxableLand":175700,"taxableImprovement":395525,"exemptLand":0,"exemptImprovement":1186575}],"taxNow":5634,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"DP-2021-000557","date":"2021-04-07","work":"Minor Demolition","type":"Demolition","description":"Demolition Permit","status":"Completed","completedDate":"2021-04-20","scope":"For the complete demolition of a SFD as part of the City of Philadelphia demolition program. *Add'l specs: No Stucco. Clean adjacent lot at 1826 Frankford Ave. Erosion control mat with seed on lot.*"},{"number":"ZP-2022-007474","date":"2022-07-06","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2024-04-29","scope":"FOR THE ERECTION OF AN ATTACHED BUILDING. SIZE AND LOCATION AS SHOWN IN APPLICATION/PLANS. **UTILIZATION OF MIXED INCOME HOUSING BONUS FOR ADDITIONAL HEIGHT**"},{"number":"CP-2022-004614","date":"2022-12-02","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-04-29","scope":"FOR THE ERECTION OF AN ATTACHED, FOUR-STORY STRUCTURE OF TYPE VA CONSTRUCTION AS PER PLANS. FOR A VACANT COMMERCIAL SPACE AND NINE (9) DWELLING UNITS. A SEPARATE BUILDING PERMIT IS REQUIRED FOR A CERTIFICATE OF OCCUPANCY OF THE VACANT COMMERCIAL SPECE. AMENDMENT (3/1/2023) TO ADD REAR DECK AND CHANGE THE LAYOUT OF THE THIRD FLOOR AS PER REVISED PLANS. AMENDMENT (1/17/2024) TO ADD TYPE B UNITS AS PER PLANS. AMENDMENT (4/22/2024) TO REMOVE STAIRS IN THE VACANT COMMERCIAL SPACE AS PER THE REVISED PLANS."},{"number":"ZP-2023-000224","date":"2023-02-27","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"To amend ZP-2022-007474 to include the addition of exterior decks in the side yard. Size and locations per plans."},{"number":"FP-2023-000881","date":"2023-06-29","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2024-04-29","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13 THROUGHOUT THE BUILDING TO INCLUDE 4\" MAIN FIRE SERVICE LINE WITH A 4\" AMES 2000SS BACKFLOW PREVENTION ASSEMBLY AND TWO (2) STANDPIPE RISERS COMPLYING WITH NFPA 14 AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA. AMENDMENT: CHANGING BACKFLOW FROM 4\" AMES 2000SS TO A 4\" AMES COLT C200"},{"number":"MP-2023-000424","date":"2023-08-03","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-04-09","scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS, AND APPLIANCES WITH ASSOCIATED DUCTWORK. 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 ALL OTHER WORK."},{"number":"PP-2023-010968","date":"2023-08-31","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-04-02","scope":"Install 2\" WDP, 6\" SANITARY CT, 6\" MD, 4\"FAI"},{"number":"EP-2023-004369","date":"2023-09-14","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-03-21","scope":"INSTALL 800A MAIN SERVICE, INSTALL SERVICE EQUIPMENT AND ALL METERS, WIRING THROUGHOUT, INSTALL OUTLETS, SWITCHES, LIGHT FIXTURES, SMOKE ALARMS ,SMOKE DETECTION& EXITS, EMERGENCY LIGHTS, EXIT SIGN , GROUNDING AND FIRE ALARM SYSTEM ALL WORK TO BE DONE ACCORDING TO APPROVED DRAWINGS 2017 NEC CODE , 2016 NFPA-72, 2018 PHILA FIRE CODE."},{"number":"PP-2023-011506","date":"2023-09-26","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-04-09","scope":"INSTALL 11 WATER CLOSETS, 11 LAVATORIES, 11 SHOWER/TUBS, 9 KITCHEN SINKS, 9 HOT WATER HEATERS, 10 FLOOR DRAINS, 1 SAND INTERCEPTOR, 1 BACKFLOW PREVENTER, 8 WASHING MACHINE BOXES, 1 SUMP PUMP, 4 ROOF DRAINS AND 1 HOSE BIBB ACCORDING TO THE 2018 PPC AND PER PLANS."},{"number":"ZP-2024-002985","date":"2024-05-10","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Eating and Drinking Establishments - Prepared Food Shop"},{"number":"EP-2024-007130","date":"2024-07-23","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-01-03","scope":"Installation of wiring, lighting and receptacles in renovated areas"},{"number":"PP-2024-011275","date":"2024-10-31","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-01-09","scope":"INSTALLATION OF DRAINAGE, WASTE, VENT, AND WATER SUPPLY FOR 9 FIXTURES AS LISTED IN COMPLIANCE WITH 2018 PPC AND APPROVED PLANS."}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"viol","w":"L&I violation"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"New Construction or Additions"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"appeal","w":"Appeal complete"},{"y":2023,"k":"permit","w":"New Construction or Additions"},{"y":2024,"k":"appeal","w":"Appeal complete"},{"y":2024,"k":"permit","w":"Change of Use"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"insp","w":"Inspection passed"},{"y":2024,"k":"permit","w":"Alterations"}],"rented":false,"licenses":[{"number":"383000","type":"Rental","status":"Closed","businessName":"JEFFREY MARSHALL","legalName":"JEFFREY MARSHALL","address":"1828 FRANKFORD AVE","revenueCode":"3202","rentalCategory":null,"units":4,"issuedDate":"2006-08-30","latestIssueDate":"2017-03-12","expirationDate":"2018-02-28","inactiveDate":"2018-04-29"}],"licenseActivity":[{"number":"383000","type":"Rental","businessName":"JEFFREY MARSHALL","legalName":"JEFFREY MARSHALL","issuedDate":"2006-08-30","latestIssueDate":"2017-03-12","closureDate":"2018-04-29","expirationDate":"2018-02-28","inactiveDate":"2018-04-29","status":"Closed","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","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":["8 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":"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-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as apartments; no active Rental License row matched.","why":"A multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.","action":"Confirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.","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":"8 failed, 6 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jul 2, 2024.","why":"A PASSED or FAILED value applies to that inspection visit. CLOSED is a separate source status; none of the three alone proves the parent permit or violation case closed—or describes today’s condition.","action":"Open the parent case/permit for each material failure and confirm its later disposition.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"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 11 historical violations across 7 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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Sprinkler Certification: Certified through Mar 6, 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":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"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/"}]}