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SIZE AND LOCATION AS SHOWN IN APPLICATION/PLANS.PLEASE SEE APPLICATION #473060 FOR APPROVED PLANS."},{"number":"473060","date":"2013-07-24","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2013-10-31","scope":"FOR LEVEL II ALTERATIONS ON THE FIRST FLOOR OF AN EXISTING BUILDING FOR USE AS A RETAIL SALE OF WEARING APPAREL. ALTERATIONS TO INCLUDE THE DEMOLITION OF AN EXISTING STAIRWAY WITH THE INFILL OF AN EXISTING OPENING, AND FOR THE ERECTION OF PARITION WALLS. PLEASE SEE ATTACHED AFFIDAVIT OF RESTRICTED USE FOR THE BASEMENT LEVEL. ALL WORK TO BE DONE PER APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPRESSION WORK."},{"number":"486448","date":"2013-07-31","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2013-09-03","scope":"NEW TOILET, SINK & WATER HEATER (RETAIL STORE)"},{"number":"486655","date":"2013-08-01","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2013-10-31","scope":"RELOCATION (10) SPRINKLERS ON THE GROUND FLOOR OF THE LOVELY BRIDE SPACE"},{"number":"492159","date":"2013-08-29","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2013-10-31","scope":"RELOCATE 5 DIFFUSERS AND ADD ONE RETURN"},{"number":"464954","date":"2013-10-15","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2013-10-15","scope":"INSTALL A HANGING SIGN ON THE FRONT FACADE TO IDENTIFY OUR OFFICE. EXISTING SIGN BRACKET THAT WOULD BE REMOVED AND REPLACED BY A MORE SUITABLE ONE"},{"number":"500560","date":"2013-12-13","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"EXPIRED","completedDate":"2014-06-13","scope":"ERECTION OF ONE (1) PROJECTING ACCESSORY SIGN AS PER PLANS."},{"number":"748381","date":"2017-01-26","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2017-03-28","scope":"INSTALLATION OF 6\" AMES COLT 200 BACKFLOW PREVENTION ASSEMBLY IN THE BASEMENT OF AN EXISTING BUILDING ON AN EXISTING 6\" MAIN FEED SERVING AN EXISTING NFPA 13 SPRINKLER SYSTEM AS PER APPROVED PLANS."},{"number":"920001","date":"2018-10-18","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-10-23","scope":"STUCCO WALL AREA 35'X60' ON SIDE OF BLDG NOT ON PUBLIC WAY USING EZ STANDARD"},{"number":"1026939","date":"2019-11-25","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-04-07","scope":"ALTERATIONS TO INCLUDE THE REPLACE OF BRICK AND INSTALLING OF BEAM AS PER APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK. **IEBC 2018**"},{"number":"1056667","date":"2020-03-10","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-06-17","scope":"***REPLACEMENT OF EQUIPMENT IN KIND WITH NO ADDITIONAL WIRING*** REMOUNT OUTLETS & SWITCHE BOXES IN REPAIRED WALLS AS PER NEC 2014 CC DISTRICT"},{"number":"ZP-2020-001351","date":"2020-05-13","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Retail Sales - Food, Beverages, and Groceries"},{"number":"1054276","date":"2020-05-18","work":"Certificate of Occupancy (CO) (may inclu…","type":"Administrative","description":"Administrative Permit","status":"Issued","completedDate":null,"scope":"For a certificate of occupancy (without a change of occupancy) for a Group M/S-1 occupancy within the basement/1st floor of a tenant space fronting on Market Street, within an existing six (6) story attached structure, as per plans and PHC approval dated 2/20/20; no work on this permit; compliance with Philadelphia Fire and Property Maintenance Codes required prior to occupancy; building is fully sprinklered throughout as per NFPA 13; see AP#59359 for previously issued CO permit for same tenant space."},{"number":"GM-2021-005539","date":"2021-06-02","work":"Exterior Window and Door Replacement","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2023-04-14","scope":"Placing Defense Lite shatterproof glass over the existing windows. This project has been given pre approval from the Historical Commission"},{"number":"CP-2021-004668","date":"2021-08-11","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2021-11-16","scope":"MAKE SAFE PERMIT- For temporary closure of opening in the exterior wall as a result of the collapse of the parapet as per Engineer's report to resolve case CF-2021-047459. Abutting sidewalk must be closed with fencing a minimum of 6' in height. Separate Streets Department permit required for sidewalk closure. A separate permit is required for the restoration of the cornice and any additional alterations that are not specifically addressed on case CF-2021-047459. In accordance with Code Bulletin PM-1801, a PA professional engineer is required to monitor repairs made under this permit. The engineer must submit a sealed statement to the Department confirming that the structure is in sound condition at completion."},{"number":"GP-2021-009531","date":"2021-09-08","work":"Shelter/Platform","type":"General","description":"General Permit","status":"Expired","completedDate":"2022-04-11","scope":"SHELTER PLATFORM PERMIT- Erection of a sidewalk shelter platform as per Engineered Plans. Streets Department permit is required for sidewalk closure prior to the start work."},{"number":"CP-2023-003267","date":"2023-06-22","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-08-02","scope":"MAKE SAFE PERMIT TO COMPLY WITH CASE #CF-2021-047459- FOR THE REPAIR TO THE FACADE AT THE WEST ALCOVE AS PER PLANS AND ENGINEER'S REPORT. ABUTTING SIDEWALK MUST BE CLOSED WITH FENCING A MINIMUM OF 6' IN HEIGHT. SEPARATE STREETS DEPARTMENT PERMIT REQUIRED FOR SIDEWALK CLOSURE. A SEPARATE PERMIT IS REQUIRED FOR ANY ADDITIONAL ALTERATIONS THAT ARE NOT SPECIFICALLY ADDRESSED ON CASE #CF-2021-047459. IN ACCORDANCE WITH CODE BULLETIN PM-1801, A PA PROFESSIONAL ENGINEER IS REQUIRED TO MONITOR REPAIRS MADE UNDER THIS PERMIT. THE ENGINEER MUST SUBMIT A SEALED STATEMENT TO THE DEPARTMENT CONFIRMING THAT THE STRUCTURE IS IN SOUND CONDITION AT COMPLETION. **AMENDED AS OF 7/24/2023 FOR A SCOPE OF WORK UPDATE AS PER APPROVED PLANS**"},{"number":"CP-2023-004580","date":"2023-08-23","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-06-13","scope":"MAKE SAFE PERMIT TO COMPLY WITH CASE #CF-2021-047459- FOR THE REPAIR TO THE RECONSTRUCTION OF HISTORIC PARAPET ON THE MARKET ST. FACADE, INCLUDING MASONRY SIGN BAND, METAL COMICE, AND METAL CONSOLES, AS WELL AS RECONSTRUCTION OF A PORTION OF THE WEST ACCING WALL PER PLANS ABUTTING SIDEWALK MUST BE CLOSED WITH FENCING A MINIMUM OF 6' IN HEIGHT. SEPARATE STREETS DEPARTMENT PERMIT REQUIRED FOR SIDEWALK CLOSURE. A SEPARATE PERMIT IS REQUIRED FOR ANY ADDITIONAL ALTERATIONS THAT ARE NOT SPECIFICALLY ADDRESSED ON CASE #CF-2021-047459. IN ACCORDANCE WITH CODE BULLETIN PM-1801, A PA PROFESSIONAL ENGINEER IS REQUIRED TO MONITOR REPAIRS MADE UNDER THIS PERMIT. THE ENGINEER MUST SUBMIT A SEALED STATEMENT TO THE DEPARTMENT CONFIRMING THAT THE STRUCTURE IS IN SOUND CONDITION AT COMPLETION. **"},{"number":"CP-2023-006517","date":"2023-12-06","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-02-15","scope":"**MAKE SAFE PERMIT** FOR ADDITIONAL REPAIRS AT THE 5TH FLOOR TO ADDRESS AN INCREASE IN SCOPE OF REPAIRS FROM PREVIOUSLY APPROVED CP-2023-004580 AND TO COMPLY WITH VIOLATION CASE # CF-2023-105019. NOT TO EXCEED SCOPE OF WORK NOTED IN ENGINEER'S REPORT AND SHOWN ON APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR ANY ADDITIONAL ALTERATIONS THAT ARE NOT SPECIFICALLY ADDRESSED ON CASE # CF-2023-105019. IN ACCORDANCE WITH CODE BULLETIN PM-1801, A PA PROFESSIONAL ENGINEER IS REQUIRED TO MONITOR REPAIRS MADE UNDER THIS PERMIT. THE ENGINEER MUST SUBMIT A SEALED STATEMENT TO THE DEPARTMENT CONFIRMING THAT THE STRUCTURE IS IN SOUND CONDITION AT COMPLETION. MAKE SAFE PERMIT ONLY."},{"number":"CP-2024-004401","date":"2024-08-16","work":"Commercial Make Safe Permit","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-02-20","scope":"MAKE SAFE PERMIT TO COMPLY WITH CASE #CF-2024-044398 FOR THE REPAIR TO THE RECONSTRUCTION OF REAR FACADE PER PLANS ABUTTING SIDEWALK MUST BE CLOSED WITH FENCING A MINIMUM OF 6' IN HEIGHT. SEPARATE STREETS DEPARTMENT PERMIT REQUIRED FOR SIDEWALK CLOSURE. A SEPARATE PERMIT IS REQUIRED FOR ANY ADDITIONAL ALTERATIONS THAT ARE NOT SPECIFICALLY ADDRESSED ON CASE #CF-2024-044398. IN ACCORDANCE WITH CODE BULLETIN PM-1801, A PA PROFESSIONAL ENGINEER IS REQUIRED TO MONITOR REPAIRS MADE UNDER THIS PERMIT. THE ENGINEER MUST SUBMIT A SEALED STATEMENT TO THE DEPARTMENT CONFIRMING THAT THE STRUCTURE IS IN SOUND CONDITION AT COMPLETION. **"},{"number":"ZP-2026-001288","date":"2026-03-23","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF ONE (1) STATIC ILLUMINATED WALL SIGN AND ONE (1) STATIC ILLUMINATED PROJECTING SIGN BELOW THE SECOND FLOOR WINDOW SILL OF AN EXISTING STRUCTURE. SIZE/LOCATION AS SHOWN ON THE APPLICATION/PLANS. *SIGNS LOCATION ON THE MARKET STREET FRONTAGE*"},{"number":"GP-2026-002043","date":"2026-04-15","work":"Sign","type":"General","description":"General Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF ONE (1) STATIC ILLUMINATED WALL SIGN AND ONE (1) STATIC ILLUMINATED PROJECTING SIGN BELOW THE SECOND FLOOR WINDOWSILL OF AN EXISTING STRUCTURE. ****SEPARATE ELECTRICAL PERMIT REQUIRED.) ***********"}],"storyTag":"New construction","storyDelta":0.26,"timeline":[{"y":2023,"k":"viol","w":"3 L&I violations incl UNSAFE STRUCTURE"},{"y":2023,"k":"insp","w":"Inspection failed"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"viol","w":"4 L&I violations incl UNSAFE STRUCTURE"},{"y":2024,"k":"insp","w":"L&I: 3 failed, 2 passed"},{"y":2024,"k":"permit","w":"Commercial Make Safe Permit"},{"y":2025,"k":"insp","w":"Inspection passed"},{"y":2026,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2026,"k":"permit","w":"Sign"},{"y":2026,"k":"viol","w":"3 L&I violations"},{"y":2026,"k":"insp","w":"Inspection failed ×2"}],"rented":true,"licenses":[{"number":"278276","type":"Dumpster License - Private Property","status":"Inactive","businessName":"LIEM L GIE","legalName":"LIEM L GIE","address":"222 CHURCH ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"1999-04-30","latestIssueDate":"1999-04-30","expirationDate":"2010-07-31","inactiveDate":"2010-10-01"},{"number":"216653","type":"Rental","status":"Inactive","businessName":"222 C S ASSOCIATES (GROWTH PROPERTIES)","legalName":"222 C S ASSOCIATES","address":"222 CHURCH ST","revenueCode":"3202","rentalCategory":null,"units":40,"issuedDate":"2004-04-04","latestIssueDate":"2013-02-13","expirationDate":"2014-02-28","inactiveDate":"2014-03-29"},{"number":"600548","type":"Dumpster License - Private Property","status":"Active","businessName":"USRE CHURCH STREET LP","legalName":"USRE CHURCH STREET LP","address":"222 CHURCH ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2013-07-24","latestIssueDate":"2013-07-24","expirationDate":null,"inactiveDate":null},{"number":"600655","type":"Rental","status":"Inactive","businessName":"USRE CHURCH STREET LP","legalName":"USRE CHURCH STREET LP","address":"222 CHURCH ST","revenueCode":"3202","rentalCategory":null,"units":40,"issuedDate":"2013-07-25","latestIssueDate":"2017-03-29","expirationDate":"2018-02-28","inactiveDate":"2018-04-29"},{"number":"801492","type":"Rental","status":"Active","businessName":"Market 222 Church LLC","legalName":"Market 222 Church LLC ","address":"222 CHURCH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":40,"issuedDate":"2019-02-04","latestIssueDate":"2026-02-25","expirationDate":"2027-02-03","inactiveDate":null},{"number":"865923","type":"Food Establishment, Retail Permanent Location","status":"Active","businessName":"Penzeys Spice Company (Penzeys Spices)","legalName":"Penzeys Spice Company","address":"222 CHURCH ST","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2021-04-13","latestIssueDate":"2026-03-18","expirationDate":"2027-04-12","inactiveDate":null}],"licenseActivity":[{"number":"865923","type":"Food Establishment, Retail Permanent Location","businessName":"Penzeys Spice Company (Penzeys Spices)","legalName":"Penzeys Spice Company","issuedDate":"2021-04-13","latestIssueDate":"2026-03-18","closureDate":null,"expirationDate":"2027-04-12","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"801492","type":"Rental","businessName":"Market 222 Church LLC","legalName":"Market 222 Church LLC ","issuedDate":"2019-02-04","latestIssueDate":"2026-02-25","closureDate":null,"expirationDate":"2027-02-03","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"600655","type":"Rental","businessName":"USRE CHURCH STREET LP","legalName":"USRE CHURCH STREET LP","issuedDate":"2013-07-25","latestIssueDate":"2017-03-29","closureDate":"2018-04-29","expirationDate":"2018-02-28","inactiveDate":"2018-04-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"600548","type":"Dumpster License - Private Property","businessName":"USRE CHURCH STREET LP","legalName":"USRE CHURCH STREET LP","issuedDate":"2013-07-24","latestIssueDate":"2013-07-24","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"216653","type":"Rental","businessName":"222 C S ASSOCIATES (GROWTH PROPERTIES)","legalName":"222 C S ASSOCIATES","issuedDate":"2004-04-04","latestIssueDate":"2013-02-13","closureDate":"2014-03-29","expirationDate":"2014-02-28","inactiveDate":"2014-03-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"278276","type":"Dumpster License - Private Property","businessName":"LIEM L GIE","legalName":"LIEM L GIE","issuedDate":"1999-04-30","latestIssueDate":"1999-04-30","closureDate":"2010-10-01","expirationDate":"2010-07-31","inactiveDate":"2010-10-01","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","units":40,"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, 2024, 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":["5 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":"Use permit #69288: COMPLETED.","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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"5 permits not marked completed: 500560 (EXPIRED), 1054276 (Issued), GM-2021-005539 (Expired), GP-2021-009531 (Expired), GP-2026-002043 (Issued). At least one row also carries a completion date, so the City fields conflict.","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":"22 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":"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":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (44 E 32ND ST 9TH FL, NEW YORK NY, 10016).","why":"A tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.","action":"Verify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1849 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"13 failed, 10 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jul 23, 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 filed system certification needs status or date verification","finding":"Facade Report: Safe with Repair through Apr 14, 2027; Sprinkler Certification: Certified through Jun 1, 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 result, expiration, and L&I acceptance before treating the filing as current.","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":"Dumpster License - Private Property #278276: Inactive since Oct 1, 2010","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":"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/"}]}