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A SEPARATE PERMIT IS REQUIRED FOR ANY ADDITIONAL ALTERATIONS THAT ARE NOT SPECIFICALLY ADDRESSED ON CASE #522966."},{"number":"962096","date":"2019-03-29","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-05-16","scope":"SEAL 5\" LATERAL-PA1#20190864581-REMOVE HOUSE TRAP AND HERMETICALLY SEALING THE LATERAL BY A CAP OR PLUG PER SECTION P-606.1 OF THE PHILADELPHIA PLUMBING CODE 2004 - \"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"929265","date":"2019-04-16","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2019-04-16","scope":"FOR THE DEMOLITION OF ALL EXISTING STRUCTURES ON THE LOT AND THE CONSTRUCTION OF A SIX (6)-STORY STRUCTURE WITH ROOF DECK AND PILOT HOUSE FOR USE AS TWO (2) VACANT COMMERCIAL SPACES AND ONE (1) ACCESSORY AMENITY SPACE ON THE GROUND FLOOR AND NINETY-THREE (93) MULTI-FAMILY RESIDENTIAL DWELLING UNITS ON THE SECOND THROUGH SIX FLOORS WITH THIRTY-FOUR (34) INTERIOR ACCESSORY PARKING SPACES, INCLUDING TWO (2) ADA ACCESSIBLE PARKING SPACES, THIRTY-ONE (31) BICYCLE SPACES AND ONE (10 OFF-STREET LOADING SPACE. SIZE AND LOCATION AS SHOWN ON ATTACHED PLANS."},{"number":"966617","date":"2019-05-21","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2019-12-01","scope":"COMPLETE DEMOLITION OF AN EXISTING SEMI-DETACHED, TWO-STORY, MASONRY, STEEL, CONCRETE AND WOOD WAREHOUSE BUILDING BY HAND AND MECHANICAL METHODS. SPECIAL INSPECTIONS REQUIRED AND TO BE PERFORMED BY FIDELIS ENGINEERING. ALL PERMITTED DEMOLITION ACTIVITY TO BE IN ACCORDANCE WITH APPROVED SITE SAFETY DEMOLITION PLAN & SUCH PLAN TO BE MAINTAINED ON SITE AT ALL TIMES IN ACCORDANCE WITH PHILADELPHIA ADMINISTRATIVE CODE. COMPLETE SIDEWALK CLOSURE REQUIRED AS REFLECTED ON APPROVED SITE PLAN AND IN ACCORDANCE WITH SECTION 3306 OF THE IBC. SEPARATE STREET CLOSURE PERMIT REQUIRED PRIOR TO START OF WORK. ANY DEVIATION WILL REQUIRE AN AMENDED BUILDING PERMIT. **21 DAY POSTING PERIOD WAIVED PER ZBA CASE NO. 35969**"},{"number":"26314","date":"2019-05-21","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2019-05-21","scope":"HOTWORKS: WELDING/CUTTING/GRINDING/TORCHWORK - PERMIT EXPIRES: 05/21/2020"},{"number":"989580","date":"2019-06-28","work":"Tank Install/Removal","type":"General","description":"General Permit","status":"Completed","completedDate":"2021-01-29","scope":"REMOVAL OF (1) UNDERGROUND STORAGE TANK 5,500 GALLONS IN VOLUME."},{"number":"989763","date":"2019-07-11","work":"Foundation","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Completed","completedDate":"2024-01-03","scope":"FOR UNDERPINNING OF ADJACENT PROPERTIES TO SUPPORT FUTURE CONSTRUCTION, AS PER APPROVED PLANS."},{"number":"991122","date":"2019-08-14","work":"Zoning admin review","type":"ZP_ADMIN","description":"ZONING ADMIN REVIEW","status":"COMPLETED","completedDate":"2019-08-14","scope":"THIS IS AN ADMINISTRATIVE REVIEW OF ZONING PERMIT #929265. RELOCATION OF THE STORM WATER BASIN AND UTILITIES VAULT/METER ROOM WHICH RESULTS IN THE RELOCATION OF CERTAIN PARKING SPACES, IMPROVED TURNING RADIUS AT PALETHORP ST GARAGE ENTRANCE. RELOCATION OF THE ELEVATORS AND STAIRS; RELOCATION OF THE COMMERCIAL ENTRANCE;PROVIDE ADDITIONAL OUTDOOR SPACE FOR COMMERCIAL ENTRANCE. ADDITION OF AN EMERGENCY EXIT TO COMMERCIAL SPACE; INCREASED HEIGHT OF THE ELEVATOR TOWER TO ACCOMODATE ELEVATOR EQUIPMENT. ALL IN SIZE AND LOCATION AS SHOWN ON THE ENCLOSED PLANS."},{"number":"1011809","date":"2019-11-12","work":"Foundation","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Completed","completedDate":"2024-01-09","scope":"FOR THE CONSTRUCTION OF A FOUNDATION TO SUPPORT AN UNDERGROUND PARKING GARAGE AND A 6 STORY MIXED USE BUILDING ABOVE TWO COMMERCIAL SPACES AS PERMITTED IN THE DISTRICT (USE REGISTRATION REQUIRED PRIOR TO OCCUPANCY)ON THE FIRST FLOOR, FOR (88) DWELLING UNITS ABOVE ROOF DECK FOR RESIDENTIAL SPACES WITH INTERIOR ACCESSORY BELOW GRADE PARKING"},{"number":"1029626","date":"2019-11-22","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2020-02-24","scope":"INSTALL TEMPORARY 200AMP SERVICE WITH 12-GFI RECEPTS,8-TEMP STRING OUTLETS AND 60AMP CIRCUIT TO POWER JOB TRAILER ONLY FOR 6 MOTHS AS PER 2017 NEC (CTRACT DISTRICT)"},{"number":"1025110","date":"2019-12-12","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-05-10","scope":"FOR THE CONSTRUCTION OF AN UNDERGROUND PARKING GARAGE AND A 6 STORY MIXED USE BUILDING OF TYPE IA CONSTRUCTION AT THE FIRST FLOOR AND IIIB CONSTRUCTION ABOVE WITH A THREE HOUR HORIZONTAL ASSEMBLY ABOVE THE FIRST FLOOR CREATING TWO SEPARATE BUILDINGS. FOR TWO VACANT COMMERCIAL SPACES AND COMMON ASSEMBLE SPACES ACCESSORY TO DWELLING UNITS ON THE FIRST FLOOR. SEPARATE PERMIT REQUIRED FOR CO FOR THE DWELLING UNITS ABOVE. SEPARATE PERMITS REQUIRED FOR ALL MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION WORK. ** SEPARATE PERMIT REQUIRED FOR APPROVAL OF WEB TRUSS PRIOR TO INSTALLATION OF TRUSS** AMENDMENT (5/27/2023) TO REVISE THE LAYOUT AND STRUCTURE OF THE ROOF DECK AS PER REVISED PLAN. AMENDMENT (3/5/2021) FOR AMENDMENT TO PREVIOUSLY APPROVED PERMIT AS PER REVISED PLANS. AMENDMENT (8/20/2021) PROVIDE SPRINKLER PROTECTION AT (3) RATED WINDOW OPENINGS IN LIEU OF THE REQUIRED 45 MINUTE FIRE RATING REQUIRED AT EXTERIOR EGRESS STAIR AS PER PLANS. AMENDMENT (12/12/2022) TO CHANGE WALL TYPE DETAIL AS PER PLANS."},{"number":"1033193","date":"2019-12-12","work":"Certificate of Occupancy (CO) (may inclu…","type":"Administrative","description":"Administrative Permit","status":"Expired","completedDate":"2021-11-30","scope":"FOR CERTIFICATE OF OCCUPANCT FOR 2ND TO 6TH FLOOR CONTAINING 88 DWELLING UNITS AS PER PLANS. SEE PERMIT 1025110 FOR PLANS AND NEW CONSTRUCTION DOCUMENTS."},{"number":"1047372","date":"2020-02-20","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2024-03-11","scope":"UNDERGROUND GARAGE DRAINAGE 10 FLOOR DRAINS METALLIC PIPE IN ALL COMMERCIAL AREAS PER 2018 PHILA PLUMBING CODE"},{"number":"1049361","date":"2020-09-18","work":"Amend for conversion","type":"Administrative","description":"Administrative Permit","status":"Issued","completedDate":null,"scope":"AMEND PERMIT 1025110 PROPOSED 6 STORY BLDG, UPPER 5 STORIES ARE CONSTRUCTION TYPE 3B ABOVE A 1 STORY PODIUM = UNDERGROUND GARAGE (CONSTRUCTION TYPE 1A) WITH 3HR HORIZONTAL ASSEMBLY SEPARATING THE BLDGS REQUEST A REFUSAL TO CONSTRUCT A WOOD STAIR WITHIN PROPSED STAIR SHAFT (2HR RATED ABOVE AND BELOW THE PODIUM)"},{"number":"PP-2021-009015","date":"2021-06-14","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-10-26","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."},{"number":"PP-2021-008147","date":"2021-06-21","work":"Rough-In","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-11-30","scope":"ROUGH IN (94) water closets, (94) lavatories, (76) showers, (18) tubs, (88) kitchen sinks, (1) laundry sink, (88) hot water heaters PP#-2021-008086"},{"number":"FP-2021-001955","date":"2021-07-14","work":"Rough-In","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2021-12-07","scope":"Rough-In Permit for FP-2021-001621"},{"number":"MP-2021-005061","date":"2021-10-04","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-05-10","scope":"FOR A MECHANICAL SYSTEM TO APARTMENT BUILDING TO INCLUDE THE INSTALLATION OF HEAT PUMPS, REGISTERS/DIFFUSERS AND ASSOCIATED DUCTWORK, AS PER APPROVED PLANS."},{"number":"EP-2021-011472","date":"2021-10-19","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-07-20","scope":"All wiring, devices and lighting fixtures for (88) apartment dwellings. All wiring devices and lighting fixtures for amenity spaces and common area hallways. Electrical service consisting of: (1) 1200 amp house service, (1) 1200 amp service serving the apartments, (1) 1600 amp service serving the apartments, (1) 1600 amp service serving the commercial spaces, (1) 200 amp fire pump service. All wiring and final connection of fire pump. 100kw emergency stand by generator, located at grade level. No fire alarm this permit. All work to adhere to NEC2017."},{"number":"FP-2021-001621","date":"2021-12-07","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2024-05-10","scope":"FOR THE INSTALLATION OF A FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 2016, STANDARD 13, 14 AND 20 TO INCUDE A 6-INCH DIAMETER SERVICE LINE, BACKFLOW PREVENTION ASSEMBLY, LISTED FIRE PUMP INSTALLATION, AND DRY SPRINKLER HEAD SYSTEM."},{"number":"PP-2021-008086","date":"2021-12-29","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-05-10","scope":"New construction, interior plumbing. +All proposed work to be done in accordance with Philadelphia Plumbing Code 2018."},{"number":"ZP-2023-000523","date":"2023-04-17","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF AN ACCESSORY STATICALLY ILLUMINATED MARQUEE SIGN. SIZE AND LOCATION AS SHOWN ON APPLICATION/PLAN."},{"number":"GP-2023-000349","date":"2023-05-05","work":"Sign","type":"General","description":"General Permit","status":"Expired","completedDate":"2025-04-04","scope":"FOR THE ERECTION OF AN ACCESSORY STATICALLY ILLUMINATED MARQUEE SIGN. SIZE AND LOCATION AS SHOWN ON APPLICATION/PLAN. SEPARATE PERMIT REQUIRED FOR ELECTRIC."},{"number":"EP-2023-005068","date":"2023-06-08","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-02-27","scope":"Furnish and install new fire alarm system and rescue assistance system . ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC, 2016 NFPA-72,2018 PHILA FIRE CODE."},{"number":"ZP-2023-012429","date":"2023-11-17","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Eating and Drinking Establishments - Prepared Food Shop"},{"number":"CP-2024-005523","date":"2024-11-06","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-09-02","scope":"FOR LEVEL II ALTERATIONS TO AN EXISTING TENANT SPACE ON THE 1ST FLOOR OF AN EXISTING STRUCTURE. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN PROFESSIONAL PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"MP-2024-004853","date":"2024-11-11","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-08-27","scope":"FOR THE INSTALLATION OF A NEW HVAC SYSTEMS, ASSOCIATED DUCT WORK, AND REGISTERS/DIFFUSERS AS PER APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR ELECTRICAL, PLUMBING, FIRE SUPPRESSION."},{"number":"PP-2024-014557","date":"2024-12-16","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-08-27","scope":"INTERIOR FIT-OUT.INSTALLATION OF DRAINAGE, WASTE, VENT, AND WATER SUPPLY FOR 19 FIXTURES. WORK PERFOMED IN COMPLIANCE WITH 2018 PPC AND APPROVED PLANS."},{"number":"FP-2024-002397","date":"2025-01-08","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-09-02","scope":"EZ PERMIT SPRINKLER RELOCATION (NFPA 13)- For the Relocation of Sprinkler Heads as per attached standards. Deviations from these standards require submission of construction and site plans. Relocate 21 sprinklers to ensure the safety of the building per NFPA 13"},{"number":"EP-2025-000123","date":"2025-01-23","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-08-22","scope":"Install new 100 amp panel board Wire and install 40 light fixtures Wire and install 45 receptacles Run 29 branch circuits 20 amp run eight two pole circuits for equipment on plans Wire walk in cooler Installation shall comply with 2017 NEC."}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2023,"k":"permit","w":"Sign"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"Change of Use"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"viol","w":"3 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2026,"k":"viol","w":"4 L&I violations"},{"y":2026,"k":"insp","w":"L&I: 2 failed, 1 passed"}],"rented":false,"licenses":[{"number":"0988505","type":"Food Preparing and Serving","status":"Active","businessName":"Rival Holdings, LLC (Rival Bros Coffee)","legalName":"Rival Holdings, LLC","address":"1701 N 2ND ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2025-09-11","latestIssueDate":"2025-09-11","expirationDate":"2026-09-10","inactiveDate":null}],"licenseActivity":[{"number":"0988505","type":"Food Preparing and Serving","businessName":"Rival Holdings, LLC (Rival Bros Coffee)","legalName":"Rival Holdings, LLC","issuedDate":"2025-09-11","latestIssueDate":"2025-09-11","closureDate":null,"expirationDate":"2026-09-10","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"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 2025, 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"transition-activity","level":"watch","title":"Recent transition activity","summary":"The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.","evidence":["8 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 181% in 2021, but no matching permit appears in the property timeline.","evidence":["assessment moved from $991,600 to $2,783,900","no permit shown in 2020-2022"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"building-certifications","level":"urgent","title":"A life-safety certification is deficient","finding":"Fire Alarm Certification: Deficient; Emergency and Standby Power Systems Certification: Certified through Oct 22, 2026","why":"Fire-protection certifications apply to the named system and inspection period only; they are not a whole-building safety certificate. Philadelphia generally requires annual sprinkler, standpipe, fire-alarm, special-hazard, and emergency-power inspections where those systems exist.","action":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #35969: OPEN · Granted with conditions; related permit 929265. Use permit #512759: 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":"4 permits not marked completed: 1033193 (Expired), 1047372 (Expired), 1049361 (Issued), GP-2023-000349 (Expired). 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-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":"28 failed, 11 passed, and 10 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jul 8, 2026.","why":"A PASSED or FAILED value applies to that inspection visit. CLOSED is a separate source status; none of the three alone proves the parent permit or violation case closed—or describes today’s condition.","action":"Open the parent case/permit for each material failure and confirm its later disposition.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as apartments. BlockReport does not receive a current Commercial Trash account balance.","why":"Philadelphia charges qualifying small commercial, mixed-use, and multi-unit properties that use City collection; exemptions and private collection can change applicability. A use category alone does not prove a fee is due.","action":"Check the Commercial Trash account inside the date-effective Property Payoff.","url":"https://www.phila.gov/2026-06-09-pay-your-trash-fee-bill-by-june-30/"}],"closingChecks":[{"title":"Property Sales Certification","body":"The seller must obtain Philadelphia’s certificate showing the base zoning, last use in the zoning record, and open violations. The City warns that it does not prove Building Code occupancy or show zoning overlays.","action":"Obtain the fresh certificate and compare it with the CO, permits, and Atlas overlays.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-property-sales-certification/"},{"title":"Date-effective City Property Payoff","body":"The Tax Center Property Payoff covers Real Estate Tax, Commercial Trash, and L&I abatement-work invoices. Philadelphia says it does not include business-tax debts or liens, water and sewer charges, or fines for code violations.","action":"Request the City statement effective through settlement; read every period and invoice.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"title":"Professional title and water-lien searches","body":"OPA ownership, deed summaries, and a zero tax balance are not clear title. Mortgages, judgments, municipal claims, water liens, easements, heirs, and other encumbrances require separate searches.","action":"Use a Pennsylvania lawyer/title company and obtain owner’s title insurance; order the separate water search/payoff.","url":"https://www.phila.gov/2026-04-07-why-title-insurance-is-your-best-friend-when-buying-a-home-in-philadelphia/","secondaryUrl":"https://www.phila.gov/services/water-gas-utilities/pay-or-dispute-a-water-bill/resolve-water-liens-judgments/"}]}