{"asOf":"2026-07-26T01:41:13.421Z","block":"2200-2299 N FRONT ST","blockUrl":"https://philadelphia.blockreport.homes/block/2200-2299-n-front-st","address":"2248 N FRONT ST","parcelNumber":"881001462","source":"https://property.phila.gov/?p=881001462","ownerType":"vacant","kind":"vacant land","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"SC","buildingCodeNew":null,"buildingClass":"VACANT LAND COMMER < ACRE","buildingClassNew":null,"useLabel":"Vacant lot","owner":"PHILLY RESTORATION LLC","coOwner":null,"marketValue":64500,"landAssessment":64500,"improvementAssessment":0,"livableArea":null,"yearBuilt":null,"lastSale":null,"openViolations":3,"violations":[{"number":"VI-2021-063330","date":"2021-09-11","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2022-03-23","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-063331","date":"2021-09-11","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2022-03-23","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-063329","date":"2021-09-11","code":"PM15-110.1","title":"ID STRUCTURE","status":"COMPLIED","resolutionDate":"2022-03-23","resolution":"COMPLIED - OWNER DEMOLITION"},{"number":"VI-2022-078151","date":"2022-10-14","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2023-01-07","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2023-038128","date":"2023-05-31","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2023-07-10","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2025-009172","date":"2025-02-24","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2025-03-12","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2025-023449","date":"2025-04-21","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2025-05-05","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2025-050623","date":"2025-07-14","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2025-08-05","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2025-068880","date":"2025-09-04","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2025-10-18","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2026-018570","date":"2026-04-01","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2026-04-22","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2026-033304","date":"2026-05-18","code":"B-3307.4","title":"SOIL OR FOUNDATION WORK AFFECTING ADJOINING PROPERTY\n","status":"SVN ISSUED","resolutionDate":"2026-05-18","resolution":"SVN ISSUED"},{"number":"VI-2026-033306","date":"2026-05-18","code":"A-302.10/2","title":"WORK NOT ACCORDING TO PLANS","status":"COMPLIED","resolutionDate":"2026-06-25","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2026-033305","date":"2026-05-18","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2026-06-25","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2026-050409","date":"2026-07-06","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"SVN ISSUED","resolutionDate":"2026-07-06","resolution":"SVN ISSUED"},{"number":"VI-2026-050412","date":"2026-07-06","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"SVN ISSUED","resolutionDate":"2026-07-06","resolution":"SVN ISSUED"}],"violationCases":[{"number":"CF-2021-087997","type":"NOTICE OF VIOLATION","priority":"IMMINENTLY DANGEROUS","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2021-09-11","completedDate":"2022-03-23","violations":[{"number":"VI-2021-063330","date":"2021-09-11","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2022-03-23","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-063331","date":"2021-09-11","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2022-03-23","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-063329","date":"2021-09-11","code":"PM15-110.1","title":"ID STRUCTURE","status":"COMPLIED","resolutionDate":"2022-03-23","resolution":"COMPLIED - OWNER DEMOLITION"}]},{"number":"CF-2022-105746","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2022-10-14","completedDate":"2023-01-09","violations":[{"number":"VI-2022-078151","date":"2022-10-14","code":"PM15-301","title":"VACANT STRUCTURE & 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VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2025-04-21","completedDate":"2025-05-06","violations":[{"number":"VI-2025-023449","date":"2025-04-21","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2025-05-05","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]},{"number":"CF-2025-069221","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2025-07-14","completedDate":"2025-08-05","violations":[{"number":"VI-2025-050623","date":"2025-07-14","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2025-08-05","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]},{"number":"CF-2025-096301","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2025-09-04","completedDate":"2025-10-18","violations":[{"number":"VI-2025-068880","date":"2025-09-04","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2025-10-18","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]},{"number":"CF-2026-030380","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2026-04-01","completedDate":"2026-04-22","violations":[{"number":"VI-2026-018570","date":"2026-04-01","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2026-04-22","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]},{"number":"CF-2026-054516","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-05-18","completedDate":null,"violations":[{"number":"VI-2026-033304","date":"2026-05-18","code":"B-3307.4","title":"SOIL OR FOUNDATION WORK AFFECTING ADJOINING PROPERTY\n","status":"SVN ISSUED","resolutionDate":"2026-05-18","resolution":"SVN ISSUED"}]},{"number":"CF-2026-054525","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2026-05-18","completedDate":"2026-06-25","violations":[{"number":"VI-2026-033306","date":"2026-05-18","code":"A-302.10/2","title":"WORK NOT ACCORDING TO PLANS","status":"COMPLIED","resolutionDate":"2026-06-25","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2026-033305","date":"2026-05-18","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2026-06-25","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]},{"number":"CF-2026-081708","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-07-06","completedDate":null,"violations":[{"number":"VI-2026-050409","date":"2026-07-06","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"SVN ISSUED","resolutionDate":"2026-07-06","resolution":"SVN ISSUED"}]},{"number":"CF-2026-081722","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-07-06","completedDate":null,"violations":[{"number":"VI-2026-050412","date":"2026-07-06","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"SVN ISSUED","resolutionDate":"2026-07-06","resolution":"SVN ISSUED"}]}],"violYears":[{"y":2021,"n":3,"worst":null},{"y":2022,"n":1,"worst":null},{"y":2023,"n":1,"worst":null},{"y":2025,"n":4,"worst":null},{"y":2026,"n":6,"worst":null}],"investigations":[{"caseNumber":"CF-2021-087997","date":"2021-09-11","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-087997","date":"2022-03-23","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-105746","date":"2022-10-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-105746","date":"2023-01-09","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-050331","date":"2023-05-31","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-050331","date":"2023-07-11","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-011827","date":"2025-02-24","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-011827","date":"2025-03-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-011827","date":"2025-03-13","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-030976","date":"2025-04-21","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-030976","date":"2025-05-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-030976","date":"2025-05-06","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-069221","date":"2025-07-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-069221","date":"2025-08-05","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-069221","date":"2025-08-05","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-096301","date":"2025-09-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-096301","date":"2025-10-18","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-096301","date":"2025-10-18","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-030380","date":"2026-04-01","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-030380","date":"2026-04-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-030380","date":"2026-04-22","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-054525","date":"2026-05-18","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-054516","date":"2026-05-18","type":null,"status":null},{"caseNumber":"CF-2026-054525","date":"2026-06-23","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-054525","date":"2026-06-25","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-081722","date":"2026-07-06","type":null,"status":null},{"caseNumber":"CF-2026-081708","date":"2026-07-06","type":null,"status":null}],"inspYears":[{"y":2021,"fails":1,"passes":0},{"y":2022,"fails":1,"passes":1},{"y":2023,"fails":2,"passes":1},{"y":2025,"fails":8,"passes":4},{"y":2026,"fails":4,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98447107735479,"lng":-75.13250318915915,"geom":{"type":"Polygon","coordinates":[[[-75.132390453,39.984456635],[-75.132399897,39.98441331],[-75.132624584,39.98444205],[-75.132606516,39.984529137],[-75.132380751,39.984499519],[-75.132390453,39.984456635]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19133","beds":null,"baths":null,"stories":null,"lotArea":2080,"zoning":"CMX2","grade":null,"basement":null,"heater":null,"centralAir":null,"extCond":null,"intCond":null,"garage":null,"homestead":false,"mail":null,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2027,"v":64500,"taxable":64500,"land":64500,"improvement":0,"taxableLand":64500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0}],"taxNow":null,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"EP-2021-007487","date":"2021-07-23","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-08-10","scope":"Supply and install a new 200 AMP service with a two gang meter socket New 100 AMP 30 circuit panel for first floor Provide disconnect only for second floor Properly ground the main electrical system No fishing wires will be necessary as we are only installing the main electrical service AS PER NEC 2017"},{"number":"PP-2021-020568","date":"2021-11-02","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-05-31","scope":"Lateral Seal per 2018 Philadelphia Plumbing Code"},{"number":"ZP-2021-014386","date":"2021-11-04","work":"Full Demolition","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2026-01-16","scope":"For the complete demolition of the existing attached structure. Location per plans."},{"number":"DP-2021-002292","date":"2021-11-09","work":"Minor Demolition","type":"Demolition","description":"Demolition Permit","status":"Completed","completedDate":"2022-11-16","scope":"**MAKE SAFE PERMIT** FOR THE COMPLETE DEMOLITION OF THE EXISTING THREE (3) STORY MASONRY STRUCTURE TO COMPLY WITH VIOLATION CASE # CF-2021-087997. ALL PERMITTED DEMOLITION ACTIVITY TO BE DONE IN ACCORDANCE WITH SITE SAFETY DEMOLITION PLAN AND SUCH PLAN TO BE MAINTAINED ON SITE AT ALL TIMES. DEMOLITION TO BE DONE BY HAND AND WITH HAND TOOLS ONLY. PROTECTION OF PEDESTRIANS, PUBLIC RIGHT-OF-WAY, AND ADJACENT PROPERTIES TO BE IN PLACE PRIOR TO START OF WORK. SEPARATE STREETS DEPARTMENT APPROVAL REQUIRED FOR RIGHT-OF-WAY ENCROACHMENT OR CLOSURE. 21 DAY POSTING & NOTICE WAIVED PER A-303.2."},{"number":"ZP-2025-001520","date":"2025-03-20","work":"Combined Lot Line Relocation and New Dev…","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2026-02-03","scope":"FOR THE LOT LINE ADJUSTMENT TO CREATE ONE (1) LOT (PARCEL A) FROM TWO (2) EXISTING LOTS (2248 AND 2250 N FRONT ST). SIZE AND LOCATION AS SHOWN IN THE APPLICATION / PLANS."},{"number":"ZP-2025-003066","date":"2025-06-13","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH A ROOF DECK AND ROOF DECK ACCESS STRUCTURE ABOVE. SIZE AND LOCATION AS SHOWN IN THE APPLICATION / PLANS."},{"number":"CP-2025-004436","date":"2026-03-16","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR NEW CONSTRUCTION OF A THREE-STORY WOOD-FRAME ATTACHED STRUCTURE ON REINFORCED CONCRETE FOOTINGS/FOUNDATIONS WITH A ROOF DECK AND A ROOF DECK ACCESS STRUCTURE. FOR USE AS A MULTI-FAMILY HOUSEHOLD LIIVNG FOR FIVE (5) DWELLING UNITS AND TWO ARTIST STUDIO AT THE BASEMENT AND GROUND FLOOR. BUILDING SHALL BE FULLY SPRINKLERED PER NFPA13. SEPARATE PERMITS REQUIRED FOR ALL MECHANICAL, ELECTRICAL, PLUMBING, AND FIRE SUPPRESSION SYSTEMS. **PROTECTION OF RIGHT-OF-WAY / PEDESTRIANS / ADJACENT PROPERTIES REQUIRED DURING ALL CONSTRUCTION.**ENERGY CODE COMPLIANCE IN ACCORDANCE WITH 2018 IECC."},{"number":"SP-2025-001542","date":"2026-04-22","work":"Excavation","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Issued","completedDate":null,"scope":"Site / Utility Permit for CP-2025-004436"},{"number":"FP-2026-000864","date":"2026-05-21","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13 THROUGHOUT STRUCTURE TO INCLUDE 2\" MAIN FIRE SERVICE LINE WITH 2-INCH WILKINS 950XLT2 BACKFLOW PREVENTER AND AUTOMATIC FIRE SUPPRESSION SYSTEM. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK."},{"number":"PP-2026-007889","date":"2026-07-09","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"NEW CONSTRUCTION OF MIXED USE BUILDING. EXTERIOR INSTALLATION OF CURB TRAP, FAI, MAIN DRAIN, AND WATER DISTRIBUTION PIPE. INTERIOR INSTALLATION OF DRAINAGE, WASTE, VENT, AND WATER SUPPLY FOR LISTED FIXTURES. ALL MATERIALS SHALL BE METALLIC TO ROOF EXTENSION FOR PIPING SERVING FIXTURES LOCATED IN COMMERCIAL SPACE. VENTING TO BE DESIGNED AND INSTALLED IN ACCORDANCE WITH SECTION 919 PHILADELPHIA SINGLE STACK VENT SYSTEM. ALL WORK TO BE INSTALLED IN STRICT COMPLIANCE WITH 2018 PPC AND APPROVED PLANS"}],"storyTag":"Torn down & rebuilt","storyDelta":-0.46,"timeline":[{"y":2023,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2024,"k":"sale","p":105000},{"y":2025,"k":"permit","w":"Combined Lot Line Relocation and New Dev…"},{"y":2025,"k":"permit","w":"New construction, addition, GFA change"},{"y":2025,"k":"viol","w":"4 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 8 failed, 4 passed"},{"y":2026,"k":"permit","w":"New Construction"},{"y":2026,"k":"permit","w":"Excavation"},{"y":2026,"k":"permit","w":"New Construction"},{"y":2026,"k":"viol","w":"6 L&I violations"},{"y":2026,"k":"permit","w":"New Construction or Additions"},{"y":2026,"k":"insp","w":"L&I: 4 failed, 2 passed"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-25","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":["3 open L&I violations","failed L&I inspection activity in 2021, 2023, 2025, 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 6 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2024","permit activity in 2025, 2026"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"legalChecks":[{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"4 permits not marked completed: CP-2025-004436 (Issued), SP-2025-001542 (Issued), FP-2026-000864 (Issued), PP-2026-007889 (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":"violations","level":"attention","title":"3 open L&I violations","finding":"15 violation rows are retained in the City ledger.","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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"16 failed, 8 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was unlabeled on Jul 6, 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":"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":"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/"}],"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/"}]}