{"asOf":"2026-07-26T15:11:07.335Z","block":"1700-1799 N 2ND ST","blockUrl":"https://philadelphia.blockreport.homes/block/1700-1799-n-2nd-st","address":"1706 N 2ND ST","parcelNumber":"881006850","source":"https://property.phila.gov/?p=881006850","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"CA0","buildingCodeNew":"804","buildingClass":"APTS 5-50 UNITS MASONRY","buildingClassNew":"APARTMENTS - LOW RISE","useLabel":"Apartment building","owner":"211 JOHNSON AVENUE LLC","coOwner":null,"marketValue":663600,"landAssessment":132700,"improvementAssessment":530900,"livableArea":15264,"yearBuilt":2007,"lastSale":{"price":1625000,"date":"2016-04-26T04:00:00Z"},"openViolations":0,"violations":[{"number":"2787875","date":"2013-01-15","code":"PM-102.0/1","title":"LICENSE-RES GENERAL","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3056419","date":"2014-01-08","code":"PM-307.1/6","title":"FLOOR/CEILING PARTIALLY COLL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3056418","date":"2014-01-08","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3056417","date":"2014-01-08","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"211990277","date":"2020-02-12","code":"FC-13-915.1","title":"FIRE ALARM TESTED/CERTIFIED","status":"CLOSED","resolutionDate":null,"resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"211990271","date":"2020-02-12","code":"FC-13-915.1A","title":"FIRE SUPPRESSION CERTIFICATION","status":"CLOSED","resolutionDate":null,"resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"211990273","date":"2020-02-12","code":"A-701.1/3","title":"CO- NEW USE OCCUPIED PRE-CO","status":"CLOSED","resolutionDate":null,"resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"211990275","date":"2020-02-12","code":"9-3902 (2)","title":"MULTI FAMILY (R2)","status":"CLOSED","resolutionDate":null,"resolution":"CLOSED - ADMINISTRATIVELY"}],"violationCases":[{"number":"366008","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2013-01-15","completedDate":null,"violations":[{"number":"2787875","date":"2013-01-15","code":"PM-102.0/1","title":"LICENSE-RES GENERAL","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"415880","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2014-01-09","completedDate":"2014-02-06","violations":[{"number":"3056419","date":"2014-01-08","code":"PM-307.1/6","title":"FLOOR/CEILING PARTIALLY COLL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3056418","date":"2014-01-08","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3056417","date":"2014-01-08","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"724328","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2020-02-13","completedDate":"2025-05-16","violations":[{"number":"211990277","date":"2020-02-12","code":"FC-13-915.1","title":"FIRE ALARM TESTED/CERTIFIED","status":"CLOSED","resolutionDate":null,"resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"211990271","date":"2020-02-12","code":"FC-13-915.1A","title":"FIRE SUPPRESSION CERTIFICATION","status":"CLOSED","resolutionDate":null,"resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"211990273","date":"2020-02-12","code":"A-701.1/3","title":"CO- NEW USE OCCUPIED PRE-CO","status":"CLOSED","resolutionDate":null,"resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"211990275","date":"2020-02-12","code":"9-3902 (2)","title":"MULTI FAMILY (R2)","status":"CLOSED","resolutionDate":null,"resolution":"CLOSED - ADMINISTRATIVELY"}]}],"violYears":[{"y":2013,"n":1,"worst":null},{"y":2014,"n":3,"worst":null},{"y":2020,"n":4,"worst":null}],"investigations":[{"caseNumber":"366008","date":"2013-01-15","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"366008","date":"2013-03-15","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"366008","date":"2013-05-09","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"415880","date":"2014-01-08","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"415880","date":"2014-02-06","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"724328","date":"2020-02-12","type":"HCEU INSP","status":"FAILED"}],"inspYears":[{"y":2013,"fails":2,"passes":0},{"y":2014,"fails":1,"passes":1},{"y":2020,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97649354851982,"lng":-75.13841355637224,"geom":{"type":"Polygon","coordinates":[[[-75.138197059,39.976406745],[-75.138380083,39.976430188],[-75.13839063,39.976381447],[-75.13863613,39.976412889],[-75.138593942,39.976607855],[-75.138165416,39.976552968],[-75.138197059,39.976406745]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2026-005500","type":"Fire Alarm Certification","inspectionDate":"2025-12-18","result":"Certified","expirationDate":"2026-12-18","buildingId":"1053787"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19122","beds":null,"baths":null,"stories":2,"lotArea":6574,"zoning":"RM1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"240 E GIRARD AVE, PHILADELPHIA PA, 19125","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR CREATION OF FOURTEEN (14) BUSINESS AND PROFESSIONAL OFFICES, ONE (1)\nDWELLING UNIT AND CREATION OF SEVEN (7) ACCESSORY PARKING SPACES FOR RESIDENTIAL UNITS ON\n1ST FLOOR AND SIX (6) DWELLING UNITS ABOVE (TOTAL SEVEN (7) DWELLING U","status":"OPEN","outcome":"HELD","date":"2019-06-05","number":"36463","relatedPermit":"933452"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":874400,"taxable":874400,"land":48934,"improvement":825466,"taxableLand":48934,"taxableImprovement":825466,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":874400,"taxable":874400,"land":48934,"improvement":825466,"taxableLand":48934,"taxableImprovement":825466,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":906400,"taxable":906400,"land":271920,"improvement":634480,"taxableLand":271920,"taxableImprovement":634480,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":933500,"taxable":933500,"land":140025,"improvement":793475,"taxableLand":140025,"taxableImprovement":793475,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":935800,"taxable":935800,"land":140370,"improvement":795430,"taxableLand":140370,"taxableImprovement":795430,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":935800,"taxable":935800,"land":140370,"improvement":795430,"taxableLand":140370,"taxableImprovement":795430,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":935800,"taxable":935800,"land":140370,"improvement":795430,"taxableLand":140370,"taxableImprovement":795430,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":935800,"taxable":935800,"land":280740,"improvement":655060,"taxableLand":280740,"taxableImprovement":655060,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":935800,"taxable":935800,"land":280740,"improvement":655060,"taxableLand":280740,"taxableImprovement":655060,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":842000,"taxable":842000,"land":252600,"improvement":589400,"taxableLand":252600,"taxableImprovement":589400,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":842000,"taxable":842000,"land":252600,"improvement":589400,"taxableLand":252600,"taxableImprovement":589400,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":663600,"taxable":663600,"land":132700,"improvement":530900,"taxableLand":132700,"taxableImprovement":530900,"exemptLand":0,"exemptImprovement":0}],"taxNow":11786,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"515941","date":"2014-01-17","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2014-02-06","scope":"ALTERATIONS AS PER ENGINEER'S REPORT"},{"number":"874337","date":"2018-05-07","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-11-09","scope":"EZ PERMIT RE-ROOFING- FOR THE INSTALLATION OF NEW ROOF COVERINGS ON EXITING ROOFS AS PER ATTACHED STANDARD. DEVIATIONS FROM THESE STANDARDS REQUIRE SUBMISSION OF CONSTRUCTION AND SITE PLANS. FOR THE REMOVAL & INSTALLATION OF ROOFING MEMBRANES."},{"number":"EP-2020-002315","date":"2020-05-28","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-11-30","scope":"Install a 200 amp service and new wire throughout a new two family dwelling per 2014 NEC."},{"number":"EP-2020-002316","date":"2020-05-28","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-11-30","scope":"Install a 200 amp service and new wire throughout a new two family dwelling per 2014 NEC."},{"number":"EP-2020-002368","date":"2020-05-29","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-11-30","scope":"Install a 200 amp service with a 3 gang meter socket and new wire throughout a new single family dwelling per 2014 NEC."},{"number":"933452","date":"2020-11-18","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2026-01-08","scope":"Residential - Household Living - Multi-Family; Office - Business and Professional"},{"number":"CP-2020-006920","date":"2021-03-10","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-07-26","scope":"FOR THE ERECTION OF ONE (1)STRUCTURE, WITH ROOF DECKS ACCESSED BY PILOT HOUSES (TO ENCLOSE ACCESS STAIRS AND/OR ELEVATOR ONLY), SIZES AND LOCATIONS AS SHOWN ON PLAN/APPLICATION. FOR USE AS MULTI-FAMILY HOUSEHOLD LIVING (40 DWELLING UNITS) WITH ACCESSORY PARKING AS PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED. SEPARATE USE REGISTRATION AND BUILDING PERMITS REQUIRED TO FIT-OUT THE SHELL COMMERCIAL SPACE ON THE GROUND FLOOR. SEPARATE PERMITS REQUIRED FOR M.E.P.S WORK. SEPARATE APPROVAL REQUIRED FROM PA L&I FOR ELEVATOR INSTALLATION. AMENDMENT TO THE GROUND FLOOR LAYOUT AS PER APPROVED REVISED PLANS."},{"number":"FP-2021-000814","date":"2021-05-19","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2023-07-26","scope":"FOR THE INSTALLATION OF A 4-INCH FIRE SERVICE LINE, 4-INCH BACKFLOW PREVENTOR AND FIRE SPRINKLER SYSTEM PER APPROVED PLANS, HYDRAULIC CALCULATIONS AND NFPA 13. FOR THE INSTALLATION OF STANDPIPES AT STAIRWAYS PER APPROVED PLANS, HYDRAULIC CALCULATIONS AND NFPA 14."},{"number":"GM-2021-004984","date":"2021-07-21","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2024-03-25","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-2021-024451","date":"2022-01-26","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-07-26","scope":"INSTALL 64 HUB DRAINS, 1 BACKFLOW PREVENTER, 1 EJECTOR SUMP PUMP, 3 ROOF DRAINS, 2 INCH WATER SERVICE, 1 CURB TRAP, FAI, 1 BUILDING DRAIN, 44 WASHING MACHINE BOXES, 40 HOT WATER HEATERS, 40 KITCHEN SINKS, 40 LAUNDRY SINKS, 57 LAVATORIES, 54 SHOWERS AND 57 WATER CLOSETS ACCORDING TO THE 2018 PPC."},{"number":"MP-2022-001018","date":"2022-04-13","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-07-26","scope":"FOR THE INSTALLATION OF AN HVAC MECHANICAL SYSTEM TO INCLUDE SPLIT SYSTEM HEAT PUMP UNIT, AIR DEVICES, DIFFUSERS/REGISTERS/GRILLES, AND ASSOCIATED DUCTWORK. APPLIANCE TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT THE DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS ARE REQUIRED FOR ALL OTHER WORK. NO INTERIOR FIT-OUT THIS PERMIT."},{"number":"EP-2021-014463","date":"2022-05-11","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-03-14","scope":"INSTALL MAIN SERVICE, 1600A MAIN DISCONECT AND 400AMP FOR HOUSE PANEL, WIRING THROUGHOUT, 110 V INTERCONNECTED SMOKE ALARMS. INSTALL EMERGENCY LIGHTS, EXIT SIGNS, POWER FOR ELEVATOR . INSTALL COMPLETE FIRE ALARM SYSTEM WITH LOW FREQUENCY SOUND IN ALL SLEEPING AREAS( LIVING RMS AND BEDROOMS, TAMPER SWITCHES ,FLOW SWITCHES . **INSTALLATION OF RESCUE ASSISTANCE SYSTEM WITH CALL BOXES IN ELEVATOR LOBBIES.** 2017 NEC,2016 NFPA-72,2018 PHILA FIRE CODE."},{"number":"CP-2023-005016","date":"2023-11-20","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-04-17","scope":"For the construction of a ramp and for a change in occupancy, for a business and professional offices, seven (7) dwelling units and creation of seven (7) accessory interior parking spaces for the dwelling units (size and location as shown in the application)."},{"number":"ZP-2024-000382","date":null,"work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Denied","completedDate":null,"scope":"Assembly and Entertainment - Event Assembly Activity"},{"number":"ZP-2024-004097","date":null,"work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Refused","completedDate":"2024-12-23","scope":null}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"viol","w":"4 L&I violations"},{"y":2020,"k":"insp","w":"Inspection failed"},{"y":2020,"k":"permit","w":"Change of Use"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"Interior Non-Load-Bearing Wall Demo."},{"y":2022,"k":"permit","w":"New Construction or Additions"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"}],"rented":false,"licenses":[{"number":"889750","type":"Rental","status":"Closed","businessName":"Felix Quagliarello","legalName":"Felix Quagliarello","address":"1706 N 2ND ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2022-03-15","latestIssueDate":"2022-03-15","expirationDate":"2023-03-14","inactiveDate":null},{"number":"0960575","type":"Rental","status":"Inactive","businessName":"Viera Property Management PANY IV LLC","legalName":"Viera Property Management PANY IV LLC","address":"1706 N 2ND ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":7,"issuedDate":"2024-09-06","latestIssueDate":"2024-09-06","expirationDate":"2025-09-05","inactiveDate":"2025-11-04"}],"licenseActivity":[{"number":"0960575","type":"Rental","businessName":"Viera Property Management PANY IV LLC","legalName":"Viera Property Management PANY IV LLC","issuedDate":"2024-09-06","latestIssueDate":"2024-09-06","closureDate":"2025-11-04","expirationDate":"2025-09-05","inactiveDate":"2025-11-04","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"889750","type":"Rental","businessName":"Felix Quagliarello","legalName":"Felix Quagliarello","issuedDate":"2022-03-15","latestIssueDate":"2022-03-15","closureDate":"2023-03-14","expirationDate":"2023-03-14","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #36463: OPEN · HELD; related permit 933452. The history also contains “CO- NEW USE OCCUPIED PRE-CO.”","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":"2 permits not marked completed: ZP-2024-000382 (Denied), ZP-2024-004097 (Refused).","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":"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":"4 failed, 1 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was FAILED on Feb 12, 2020.","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":"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/"},{"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 8 historical violations across 3 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":"Fire Alarm Certification: Certified through Dec 18, 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":"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/"}]}