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WALL SIGN TO WALL OVER ENTRANCE AND INSTALL (1) WALL SIGN TO WEST ELEVATION ILLUMINATED"},{"number":"286511","date":"2010-09-10","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2010-12-22","scope":"INSTALL BRANCH WIRING FOR 70 LT FIXTURES, 54 OUTLETS, LTG CONTROL,INSTALL 600A 120/208 VOLT PANEL, 400A 120/208 VOLT PANEL,1500 KVA UPS AND DISTRIBUTION PANEL,PROVIDE VARIOUS EQUIPMENT CONNECTIONS AND TELE/DATA RACEWAYS,AS PER 2008 NEC, NO FA (CC DIST)"},{"number":"299362","date":"2010-09-21","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2010-10-25","scope":"INSTALL (1) WALL SIGN OVER ENTRANCE DOOR (ILLUMINATED) 1'10\" X 5'11\" 16.7 SQ FT , INSTALL (1) WALL SIGN ON WALL (ILLUMINATED) 1'2\" X 5'6 11/16\" 6.4 SQ FT ACCESSORY FOR RESTAURANT"},{"number":"295839","date":"2010-09-23","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2010-10-25","scope":"INSTALL (1) WET FIRE CHEMICAL KITCHEN FIRE SUPPRESSION ONLY (SEPARATE HOOD PERMIT MAYBE REQUIRED IF NEW INSTALLATION, VIF.), ALTERATIONS PERMIT 279363"},{"number":"303468","date":"2010-09-28","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2010-12-10","scope":"INSTALL 5 DATA & 6 VOICE CABLES (CAT5). INSTALL RS-45 JACKS AT EACH LOCATION."},{"number":"303599","date":"2010-09-28","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2010-10-25","scope":"INSTALLATION OF KITCHEN HOOD & EXHAUST DUCT WORK INCLUDING FANS AND MUA UNIT."},{"number":"291761","date":"2010-10-18","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2011-03-11","scope":"ADD 7 HORN/STROBES, 2 PULL CHAINS & 2 DUCT DETECTORS TO EXISTING FIRE ALARM SYSTEM."},{"number":"377870","date":"2011-12-09","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2011-12-09","scope":"REGISTER USE AS COFFEE SHOP WITH BAKERY GOODS ACCESSORY TO EXISTING RESTAURANT."},{"number":"390102","date":"2012-03-08","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2012-08-30","scope":"INTERIOR FIT OUT OF EXISTING REAR SPACE, NEW FURNISHINGS, UPGRADES TO FINISHES, PARTITIONS, ACCESSIBLE BATHROOM AS PER SUBMITTED PLANS. BUILDING SPRINKLERED. PARTIAL BUILDING CHANGE IN USE-OCCUPANCY. ADD'L PERMITS REQ: ELECTRICAL, PLUMBING, HVAC, SPRINKLERS, SIGNS"},{"number":"395389","date":"2012-03-23","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2012-08-28","scope":"1ST FLOOR REAR - PLUMBING ALTERATIONS - NEW ACCESSIBLE TOILET ROOM - (1)WATER CLOSET AND (1)LAVATORY"},{"number":"394375","date":"2012-03-29","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2012-08-16","scope":"INSTALL: 200 AMP, THREE PHASE SERVICE; WIRE BATHROOM ONLY- LIGHT, SWITCH, GFCI AND EXHAUST FAN- NO OTHER ELECTRICAL WORK ON THIS PERMIT.... IN ACCORDANCE WITH 2008 NEC"},{"number":"401033","date":"2012-04-24","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2012-07-20","scope":"RELOCATE 3 EXISTING SPRINKLER HEADS(VERTICAL DROP)(COMMERCIAL)"},{"number":"407388","date":"2012-05-25","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2012-08-29","scope":"INSTALLING WATER & DRAIN PIPING FOR PREP SINK, TRIPLE BAY SINK, 2 HAND SINKS, MOP SINK, ICE MACHINE, ICE BIN, DISH WASHER, 2 GLASS FILLERS, GREASE INTERCEPTOR AND WATER HEATER"},{"number":"415672","date":"2012-07-11","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2012-08-29","scope":"INSTALL 1 SPIRAL DUCT FOR SUPPLY AIR FROM EXISTING AIR HANDLER AND 1 RETURN AIR DUCT. NO PENETRATIONS THROUGH FIRE RATED ASSEMBLIES."},{"number":"416385","date":"2012-08-09","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2012-10-09","scope":"FIT OUT OF COFFEE SHOP EXISTING 200AMP 3 PHASE SERVICE & PANEL PER 2008 NEC"},{"number":"870799","date":"2018-04-25","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-05-16","scope":"REPLACE CURB TRAP AND FAI PA2018143336(COMMERCIAL)\"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\""}],"storyTag":"Renovated & sold on","storyDelta":1.7,"timeline":[{"y":2012,"k":"permit","w":"Mechanical"},{"y":2012,"k":"permit","w":"Electrical"},{"y":2018,"k":"permit","w":"Plumbing"},{"y":2022,"k":"sale","p":13500000},{"y":2022,"k":"viol","w":"2 L&I violations"},{"y":2022,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2023,"k":"viol","w":"L&I violation"},{"y":2023,"k":"insp","w":"L&I: 3 failed, 1 passed"},{"y":2025,"k":"viol","w":"2 L&I violations"},{"y":2025,"k":"insp","w":"Inspection failed"},{"y":2026,"k":"viol","w":"8 L&I violations"},{"y":2026,"k":"insp","w":"L&I: 3 failed, 1 passed"}],"rented":true,"licenses":[{"number":"297516","type":"Dumpster License - Public ROW","status":"Inactive","businessName":"SUSANNAS INC","legalName":"SUSANNAS INC","address":"1512 WALNUT ST","revenueCode":"3417","rentalCategory":null,"units":null,"issuedDate":"2004-03-05","latestIssueDate":"2005-02-19","expirationDate":"2005-03-31","inactiveDate":"2011-12-14"},{"number":"294127","type":"Dumpster License - Public ROW","status":"Inactive","businessName":"SUSANNA FOO CHINESE","legalName":"SUSANNA FOO CHINESE","address":"1512 WALNUT ST","revenueCode":"3417","rentalCategory":null,"units":null,"issuedDate":"2004-05-07","latestIssueDate":"2005-02-19","expirationDate":"2005-03-31","inactiveDate":"2011-12-14"},{"number":"297391","type":"Dumpster License - Public ROW","status":"Inactive","businessName":"SUSANNAS INC","legalName":"SUSANNAS INC","address":"1512 WALNUT ST","revenueCode":"3417","rentalCategory":null,"units":null,"issuedDate":"2004-05-12","latestIssueDate":"2005-02-19","expirationDate":"2005-03-31","inactiveDate":"2011-12-14"},{"number":"297392","type":"Dumpster License - Public ROW","status":"Inactive","businessName":"SUSANNAS INC","legalName":"SUSANNAS INC","address":"1512 WALNUT ST","revenueCode":"3417","rentalCategory":null,"units":null,"issuedDate":"2004-05-12","latestIssueDate":"2005-02-19","expirationDate":"2005-03-31","inactiveDate":"2011-12-14"},{"number":"208664","type":"Food Preparing and Serving (30+ SEATS)","status":"Inactive","businessName":"FOO E HSIN","legalName":"FOO E HSIN","address":"1512 WALNUT ST","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2004-05-12","latestIssueDate":"2009-04-28","expirationDate":"2010-04-30","inactiveDate":"2010-04-14"},{"number":"451701","type":"Sidewalk Cafe","status":"Inactive","businessName":"SUSANNAS INC","legalName":"SUSANNAS INC","address":"1512 WALNUT ST","revenueCode":"3123","rentalCategory":null,"units":null,"issuedDate":"2008-07-18","latestIssueDate":"2008-07-18","expirationDate":"2009-06-30","inactiveDate":"2011-12-14"},{"number":"517354","type":"Food Preparing and Serving","status":"Active","businessName":"CHIPOTLE MEXICAN GRILL OF COLORADO LLC (CHIPOTLE MEXICAN GRILL)","legalName":"CHIPOTLE MEXICAN GRILL OF COLORADO LLC","address":"1512 WALNUT ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2010-10-19","latestIssueDate":"2026-03-31","expirationDate":"2027-04-30","inactiveDate":null},{"number":"515940","type":"Dumpster License - Public ROW","status":"Inactive","businessName":"CYPRESS COURT PARTNERS LP","legalName":"CYPRESS COURT PARTNERS LP","address":"1512 WALNUT ST","revenueCode":"3417","rentalCategory":null,"units":null,"issuedDate":"2010-10-29","latestIssueDate":"2014-03-31","expirationDate":"2015-03-31","inactiveDate":"2015-05-30"},{"number":"537558","type":"Dumpster License - Private Property","status":"Active","businessName":"CHIPOTLE MEXICAN GRILL OF COLORADO LLC (CHIPOTLE MEXICAN GRILL)","legalName":"CHIPOTLE MEXICAN GRILL OF COLORADO LLC","address":"1512 WALNUT ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2011-06-29","latestIssueDate":"2013-05-29","expirationDate":null,"inactiveDate":null},{"number":"572539","type":"Food Preparing and Serving","status":"Active","businessName":"ELIXR COFFEE LLC","legalName":"ELIXR COFFEE LLC","address":"1512 WALNUT ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2012-08-29","latestIssueDate":"2026-05-25","expirationDate":"2027-04-30","inactiveDate":null},{"number":"576379","type":"Rental","status":"Inactive","businessName":"1512 WALNUT PARTNERS LP","legalName":"1512 WALNUT PARTNERS LP","address":"1512 WALNUT ST","revenueCode":"3202","rentalCategory":null,"units":22,"issuedDate":"2012-10-24","latestIssueDate":"2021-02-09","expirationDate":"2022-02-28","inactiveDate":"2022-04-29"},{"number":"657286","type":"Dumpster License - Public ROW","status":"Inactive","businessName":"1512 WALNUT PARTNERS LP","legalName":"1512 WALNUT PARTNERS LP","address":"1512 WALNUT ST","revenueCode":"3417","rentalCategory":null,"units":null,"issuedDate":"2015-04-14","latestIssueDate":"2021-04-30","expirationDate":"2022-04-30","inactiveDate":"2022-06-29"},{"number":"744880","type":"Sidewalk Cafe","status":"Inactive","businessName":"ELIXR COFFEE LLC","legalName":"ELIXR COFFEE LLC","address":"1512 WALNUT ST","revenueCode":"3123","rentalCategory":null,"units":null,"issuedDate":"2017-07-07","latestIssueDate":"2019-06-14","expirationDate":"2020-07-06","inactiveDate":"2020-09-04"},{"number":"907954","type":"Rental","status":"Active","businessName":"JGS1512 WALNUT LLC","legalName":"JGS1512 WALNUT LLC ","address":"1512 WALNUT ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":22,"issuedDate":"2022-10-06","latestIssueDate":"2026-01-12","expirationDate":"2026-10-05","inactiveDate":null}],"licenseActivity":[{"number":"907954","type":"Rental","businessName":"JGS1512 WALNUT LLC","legalName":"JGS1512 WALNUT LLC ","issuedDate":"2022-10-06","latestIssueDate":"2026-01-12","closureDate":null,"expirationDate":"2026-10-05","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"744880","type":"Sidewalk Cafe","businessName":"ELIXR COFFEE LLC","legalName":"ELIXR COFFEE LLC","issuedDate":"2017-07-07","latestIssueDate":"2019-06-14","closureDate":"2020-09-04","expirationDate":"2020-07-06","inactiveDate":"2020-09-04","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"657286","type":"Dumpster License - Public ROW","businessName":"1512 WALNUT PARTNERS LP","legalName":"1512 WALNUT PARTNERS LP","issuedDate":"2015-04-14","latestIssueDate":"2021-04-30","closureDate":"2022-06-29","expirationDate":"2022-04-30","inactiveDate":"2022-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"576379","type":"Rental","businessName":"1512 WALNUT PARTNERS LP","legalName":"1512 WALNUT PARTNERS LP","issuedDate":"2012-10-24","latestIssueDate":"2021-02-09","closureDate":"2022-04-29","expirationDate":"2022-02-28","inactiveDate":"2022-04-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"572539","type":"Food Preparing and Serving","businessName":"ELIXR COFFEE LLC","legalName":"ELIXR COFFEE LLC","issuedDate":"2012-08-29","latestIssueDate":"2026-05-25","closureDate":null,"expirationDate":"2027-04-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"537558","type":"Dumpster License - Private Property","businessName":"CHIPOTLE MEXICAN GRILL OF COLORADO LLC (CHIPOTLE MEXICAN GRILL)","legalName":"CHIPOTLE MEXICAN GRILL OF COLORADO LLC","issuedDate":"2011-06-29","latestIssueDate":"2013-05-29","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"515940","type":"Dumpster License - Public ROW","businessName":"CYPRESS COURT PARTNERS LP","legalName":"CYPRESS COURT PARTNERS LP","issuedDate":"2010-10-29","latestIssueDate":"2014-03-31","closureDate":"2015-05-30","expirationDate":"2015-03-31","inactiveDate":"2015-05-30","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"517354","type":"Food Preparing and Serving","businessName":"CHIPOTLE MEXICAN GRILL OF COLORADO LLC (CHIPOTLE MEXICAN GRILL)","legalName":"CHIPOTLE MEXICAN GRILL OF COLORADO LLC","issuedDate":"2010-10-19","latestIssueDate":"2026-03-31","closureDate":null,"expirationDate":"2027-04-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"451701","type":"Sidewalk Cafe","businessName":"SUSANNAS INC","legalName":"SUSANNAS INC","issuedDate":"2008-07-18","latestIssueDate":"2008-07-18","closureDate":"2011-12-14","expirationDate":"2009-06-30","inactiveDate":"2011-12-14","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"208664","type":"Food Preparing and Serving (30+ SEATS)","businessName":"FOO E HSIN","legalName":"FOO E HSIN","issuedDate":"2004-05-12","latestIssueDate":"2009-04-28","closureDate":"2010-04-14","expirationDate":"2010-04-30","inactiveDate":"2010-04-14","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"294127","type":"Dumpster License - Public ROW","businessName":"SUSANNA FOO CHINESE","legalName":"SUSANNA FOO CHINESE","issuedDate":"2004-05-07","latestIssueDate":"2005-02-19","closureDate":"2011-12-14","expirationDate":"2005-03-31","inactiveDate":"2011-12-14","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"297516","type":"Dumpster License - Public ROW","businessName":"SUSANNAS INC","legalName":"SUSANNAS INC","issuedDate":"2004-03-05","latestIssueDate":"2005-02-19","closureDate":"2011-12-14","expirationDate":"2005-03-31","inactiveDate":"2011-12-14","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","units":22,"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":["8 open L&I violations","failed L&I inspection activity in 2023, 2025, 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 68% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $6,580,900 to $11,070,000","no permit shown in 2022-2024"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #10387: OPEN · Granted; related permit 255928. Use permit #210117: 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: 160905 (EXPIRED).","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":"8 open L&I violations","finding":"21 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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Sprinkler Certification: Certified through Nov 20, 2026; Emergency and Standby Power Systems Certification: Certified through Apr 24, 2024; Facade Report: Safe through Oct 24, 2028; Fire Alarm Certification: Certified through Mar 4, 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":"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 (41 MADISON AVENUE 40TH FLOOR, NEW YORK NY, 10010).","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 1927 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":"14 failed, 8 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on May 20, 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Dumpster License - Public ROW #297516: Inactive since Dec 14, 2011; Dumpster License - Public ROW #294127: Inactive since Dec 14, 2011; Dumpster License - Public ROW #297391: Inactive since Dec 14, 2011; Dumpster License - Public ROW #297392: Inactive since Dec 14, 2011","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 multi-family. 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/"}]}