{"asOf":"2026-07-25T22:24:56.950Z","block":"500-599 W GIRARD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/500-599-w-girard-ave","address":"534-36 W GIRARD AVE","parcelNumber":"881006930","source":"https://property.phila.gov/?p=881006930","ownerType":"absentee","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":"BERGER FRANKLIN","coOwner":null,"marketValue":1460500,"landAssessment":292100,"improvementAssessment":1168400,"livableArea":8432,"yearBuilt":1915,"lastSale":{"price":84239,"date":"2001-07-27T04:00:00Z"},"openViolations":0,"violations":[{"number":"3611482","date":"2015-03-12","code":"A-901.13/2","title":"PENALTY- NO ELEC PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3611481","date":"2015-03-12","code":"A-301.1/51","title":"PERME- INST/REPL/REPAIR WIRE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4135436","date":"2016-09-28","code":"FC-1026.1/1","title":"EGRESS-REP FIRE ESC/EXT STAIR","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4135438","date":"2016-09-28","code":"FC-915.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4135437","date":"2016-09-28","code":"FC-1026.1/2","title":"EGRESS-REP FIRE ESC/EXT STAIR","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3811759","date":"2016-01-04","code":"A-302.8/32","title":"INSURANCE - POST CERT","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3811755","date":"2016-01-04","code":"A-302.8/30","title":"PERM - MUST POST","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"470908","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DCC","status":"CLOSED","createdDate":"2015-03-12","completedDate":"2017-02-13","violations":[{"number":"3611482","date":"2015-03-12","code":"A-901.13/2","title":"PENALTY- NO ELEC PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3611481","date":"2015-03-12","code":"A-301.1/51","title":"PERME- INST/REPL/REPAIR WIRE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"557259","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2016-09-28","completedDate":"2016-12-09","violations":[{"number":"4135436","date":"2016-09-28","code":"FC-1026.1/1","title":"EGRESS-REP FIRE ESC/EXT STAIR","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4135438","date":"2016-09-28","code":"FC-915.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4135437","date":"2016-09-28","code":"FC-1026.1/2","title":"EGRESS-REP FIRE ESC/EXT STAIR","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"638069","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"3811759","date":"2016-01-04","code":"A-302.8/32","title":"INSURANCE - POST CERT","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3811755","date":"2016-01-04","code":"A-302.8/30","title":"PERM - MUST POST","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2015,"n":2,"worst":null},{"y":2016,"n":5,"worst":null}],"investigations":[{"caseNumber":"64033","date":"2006-05-17","type":"BC INSP","status":"PASSED"},{"caseNumber":"64019","date":"2006-05-17","type":"BC INSP","status":"FAILED"},{"caseNumber":"64019","date":"2006-06-19","type":"BC INSP","status":"PASSED"},{"caseNumber":"470908","date":"2015-03-12","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"470908","date":"2015-05-20","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"470908","date":"2015-06-25","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"470908","date":"2015-07-31","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"557259","date":"2016-09-27","type":"CI INSP","status":"FAILED"},{"caseNumber":"557259","date":"2016-11-03","type":"CI INSP","status":"FAILED"},{"caseNumber":"557259","date":"2016-12-09","type":"CI INSP","status":"PASSED"}],"inspYears":[{"y":2006,"fails":1,"passes":2},{"y":2015,"fails":3,"passes":1},{"y":2016,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97014194095342,"lng":-75.1464227430917,"geom":{"type":"Polygon","coordinates":[[[-75.146501513,39.970121254],[-75.146481043,39.97022731],[-75.146334053,39.970209241],[-75.146364467,39.970057454],[-75.146510546,39.970073067],[-75.146501513,39.970121254]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19123","beds":null,"baths":null,"stories":4,"lotArea":2338,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"681 CHERRYDALE DRIVE, LAFAYETTE HILL PA, 19444","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":837000,"taxable":837000,"land":72571,"improvement":764429,"taxableLand":72571,"taxableImprovement":764429,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":837000,"taxable":837000,"land":72571,"improvement":764429,"taxableLand":72571,"taxableImprovement":764429,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":1034500,"taxable":1034500,"land":310350,"improvement":724150,"taxableLand":310350,"taxableImprovement":724150,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":1100000,"taxable":1100000,"land":330000,"improvement":770000,"taxableLand":330000,"taxableImprovement":770000,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":1102700,"taxable":1102700,"land":330810,"improvement":771890,"taxableLand":330810,"taxableImprovement":771890,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":1102700,"taxable":1102700,"land":330810,"improvement":771890,"taxableLand":330810,"taxableImprovement":771890,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":1102700,"taxable":1102700,"land":330810,"improvement":771890,"taxableLand":330810,"taxableImprovement":771890,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":1178500,"taxable":1178500,"land":353550,"improvement":824950,"taxableLand":353550,"taxableImprovement":824950,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":1178500,"taxable":1178500,"land":353550,"improvement":824950,"taxableLand":353550,"taxableImprovement":824950,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":1178500,"taxable":1178500,"land":353550,"improvement":824950,"taxableLand":353550,"taxableImprovement":824950,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":1178500,"taxable":1178500,"land":353550,"improvement":824950,"taxableLand":353550,"taxableImprovement":824950,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":1460500,"taxable":1460500,"land":292100,"improvement":1168400,"taxableLand":292100,"taxableImprovement":1168400,"exemptLand":0,"exemptImprovement":0}],"taxNow":16497,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"585478","date":"2015-03-11","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2015-03-11","scope":"FOR THE CHANGE OF USE TO PREPARED FOOD SHOP IN SPACE 534 (FIRST FLOOR) IN THE SAME BUILDING AS PREVIOUSLY APPROVED SUNDRIES, PHARMACEUTICAL, AND CONVENIENCE SALES IN SPACE 536 (FIRST FLOOR) AND PREVIOUSLY APPROVED MULTI-FAMILY HOUSEHOLD LIVING (SIX (6) DWELLINGS) ABOVE. NO SIGNS ON THIS APPLICATION. NO CHANGE TO HEIGHT OR AREA OF EXISTING STRUCTURE."},{"number":"585476","date":"2015-03-11","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2017-06-13","scope":"FOR INTERIOR ALTERATIONS (LEVEL II) TO TENANT SPACE 534 (FIRST FLOOR) TO INCLUDE ERECTION OF NON-BEARING PARTITIONS, CASEWORK AND FINISHES. ACCESSIBILITY UPGRADES TO INCLUDE AN ACCESSIBLE RESTROOM, SEATING AND SERVICE COUNTER. SPACE FOR USE AS PREPARED FOOD SHOP (NO COMMERCIAL COOKING APPLIANCES WITH REQUIREMENTS FOR EXHAUSTING AIR CONTAMINANTS). SEPARATE PERMITS REQUIRED FOR PLUMBING, ELECTRICAL AND MECHANICAL."},{"number":"597974","date":"2015-03-24","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2016-05-10","scope":"SUPPLY AND INSTALL HEAT PUMP SYSTEM. ALL SUPPLY AND RETURN DUCTS WILL REMAIN IN ITS OWN SPACE.EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES- FOR THE INSTALLATION OF NEW DUCTWORK, REGISTERS/GRILLES/DIFFUSERS, AND WARM-AIR APPLIANCES AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS"},{"number":"588767","date":"2015-03-30","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2016-08-20","scope":"INSTALL 200AMP SINGLE PHASE SERICE,KITCHEN APPLIANCES,1 EXHAUST FAN,2 REMOTE HEADS,1 EXIT SIGN W/BATTERY BACK UP & 2 HEADS,2 EM PACKS,2-8' TRACK LIGHTS,5 S.P. SWS,6 GFCI REC,30AMP 240V CONDENSOR,30AMP HWH,30AMP AIR HANDLER UNIT & 6 REC PER 2008 NEC (MIXED)"},{"number":"623062","date":"2015-07-08","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"REPLACE 21 SMOKE DETECTORS WITH LIKE DEVICES & REPAIR 2-HORN CIRCUITS THERE IS NO ADDITIONAL WIRING AS PER NFPA 72 (MIXED USE)"},{"number":"638069","date":"2015-10-13","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-05-09","scope":"INTERIOR PLUMBING ALTERATIONS FOR A TENANT SPACE #534 ON THE 1ST FLOOR (PHILLY GRINDS) - THE INSTALLATION WILL COMPLY WITH TABLES P-811.2 & P-904.7 OF THE PHILA PLUMBING CODE AND TABLE 608.1 OF THE 2009 INTERNATIONAL PLUMBING CODE FOR BACKFLOW ISOLATION DEVICE PROTECTION FOR WATER SUPPLY TO FIXTURES/EQUIPMENT - NOTE: ALL PREPARED FOODS - NO COMMERCIAL COOKING EQUIPMENT - GREASE TRAP NOT REQUIRED"},{"number":"ZP-2024-002951","date":"2024-03-27","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Eating and Drinking Establishments - Sit-Down Restaurant"},{"number":"CP-2025-004387","date":"2025-12-19","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR LEVEL II INTERIOR ALTERATIONS WITH A PARTIAL CHANGE IN USE AND OCCUPANCY CLASSIFICATION TO A GROUP B SIT-DOWN RESTAURANT AT THE 1ST FLOOR. BUILDING IS NOT SPRINKLERED. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IEBC. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, AND PLUMBING WORK."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2015,"k":"permit","w":"Use"},{"y":2015,"k":"permit","w":"Major alteration"},{"y":2015,"k":"permit","w":"Mechanical"},{"y":2015,"k":"permit","w":"Electrical"},{"y":2015,"k":"viol","w":"2 L&I violations"},{"y":2015,"k":"permit","w":"Electrical"},{"y":2015,"k":"insp","w":"L&I: 3 failed, 1 passed"},{"y":2015,"k":"permit","w":"Plumbing"},{"y":2016,"k":"viol","w":"5 L&I violations"},{"y":2016,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2024,"k":"permit","w":"Change of Use"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"}],"rented":true,"licenses":[{"number":"199741","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"GIRARD AVENUE PROCARE PHARMACY","legalName":"GIRARD AVENUE PROCARE PHARMACY","address":"534-36 W GIRARD AVE","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2004-05-18","latestIssueDate":"2006-05-09","expirationDate":"2007-04-30","inactiveDate":"2012-12-22"},{"number":"223797","type":"Rental","status":"Active","businessName":"FRANKLIN BERGER","legalName":"FRANKLIN BERGER","address":"534-36 W GIRARD AVE","revenueCode":"3202","rentalCategory":"Other|Residential Dwellings","units":6,"issuedDate":"2004-05-19","latestIssueDate":"2026-01-22","expirationDate":"2027-02-28","inactiveDate":null},{"number":"200483","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"MARC GARBER (THE HAUSSMANN'S COMPANY)","legalName":"MARC GARBER","address":"534-36 W GIRARD AVE","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2005-01-28","latestIssueDate":"2005-01-28","expirationDate":"2009-06-30","inactiveDate":null},{"number":"421311","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"HAUSSEMANS PHARMACY","legalName":"HAUSSEMANS PHARMACY","address":"534-36 W GIRARD AVE","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2007-08-24","latestIssueDate":"2014-04-08","expirationDate":"2015-04-30","inactiveDate":"2015-06-29"},{"number":"718101","type":"Food Preparing and Serving","status":"Inactive","businessName":"Philly Grinds, LLC","legalName":"Philly Grinds, LLC","address":"534-36 W GIRARD AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2016-10-31","latestIssueDate":"2021-10-27","expirationDate":"2022-10-30","inactiveDate":"2022-12-29"}],"licenseActivity":[{"number":"718101","type":"Food Preparing and Serving","businessName":"Philly Grinds, LLC","legalName":"Philly Grinds, LLC","issuedDate":"2016-10-31","latestIssueDate":"2021-10-27","closureDate":"2022-12-29","expirationDate":"2022-10-30","inactiveDate":"2022-12-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"421311","type":"Food Establishment, Retail Permanent Location","businessName":"HAUSSEMANS PHARMACY","legalName":"HAUSSEMANS PHARMACY","issuedDate":"2007-08-24","latestIssueDate":"2014-04-08","closureDate":"2015-06-29","expirationDate":"2015-04-30","inactiveDate":"2015-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"200483","type":"Food Establishment, Retail Permanent Location","businessName":"MARC GARBER (THE HAUSSMANN'S COMPANY)","legalName":"MARC GARBER","issuedDate":"2005-01-28","latestIssueDate":"2005-01-28","closureDate":"2009-06-30","expirationDate":"2009-06-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"223797","type":"Rental","businessName":"FRANKLIN BERGER","legalName":"FRANKLIN BERGER","issuedDate":"2004-05-19","latestIssueDate":"2026-01-22","closureDate":null,"expirationDate":"2027-02-28","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"199741","type":"Food Establishment, Retail Permanent Location","businessName":"GIRARD AVENUE PROCARE PHARMACY","legalName":"GIRARD AVENUE PROCARE PHARMACY","issuedDate":"2004-05-18","latestIssueDate":"2006-05-09","closureDate":"2012-12-22","expirationDate":"2007-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","units":6,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #585478: 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":"1 permit not marked completed: CP-2025-004387 (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":"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 (681 CHERRYDALE DRIVE, LAFAYETTE HILL PA, 19444).","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 1915 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":"6 failed, 4 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Dec 9, 2016.","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":"1 fire/suppression-related permit 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Establishment, Retail Permanent Location #199741: Inactive since Dec 22, 2012; Food Establishment, Retail Permanent Location #200483: Inactive; Food Establishment, Retail Permanent Location #421311: Inactive since Jun 29, 2015; Food Preparing and Serving #718101: Inactive since Dec 29, 2022","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/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 7 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/"}],"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/"}]}