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DIST)"},{"number":"564743","date":"2014-10-01","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2014-11-06","scope":"NEW 3/4\" BACK FLOW PREVENTOR AT BASEMENT FRONT WALL- WATTS #009 LF"},{"number":"731388","date":"2016-12-16","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2017-03-07","scope":"MAKE SAFE PERMIT - FOR (BRIEF DESCRIPTION OF WORK AS PER ENGINEER’S REPORT IF APPLICABLE) TO RESOLVE CASE #221673. ABUTTING SIDEWALK MUST BE CLOSED WITH FENCING A MINIMUM OF 6’ IN HEIGHT. SEPARATE STREETS DEPARTMENT PERMIT REQUIRED FOR SIDEWALK CLOSURE. A SEPARATE PERMIT IS REQUIRED FOR ANY ADDITIONAL ALTERATIONS THAT ARE NOT SPECIFICALLY ADDRESSED ON CASE #221673.PERMIT TO COMPLY WITH VIOLATIONS"},{"number":"737686","date":"2016-12-19","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2016-12-19","scope":"REMOVE EXISTING GARAGE EXTERIOR MASONRY WALLS, DOORS AND EXISTING ROOFIN"},{"number":"737687","date":"2016-12-19","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2017-01-30","scope":"REMOVE EXISTING GARAGE EXTERIOR MASONRY WALLS, DOORS AND EXISTING ROOF IN THEIR ENTIRETY"},{"number":"756518","date":"2017-03-06","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2017-07-17","scope":"AMEND PERMIT #731388 TO THE DEMOLITION COURTYARD FACING WALLS THAT HAD TO BE REMOVED DUE TO STRUCTURAL INSTABILITY IDENTIFIED DURING THE DEMOLITION PROCESS."},{"number":"771009","date":"2017-05-26","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2017-05-26","scope":"FOR THE ERECTION OF AN ATTACHED BUILDING. SIZE AND LOCATION AS SHOWN ON APPROVED PLANS. FOR VACANT COMMERCIAL SPACE ON GROUND FLOOR (SEPARATE USE REGISTRATION PERMIT REQUIRED PRIOR TO OCCUPANCY) AND MULTIFAMILY HOUSEHOLD LIVING (SIX (6) DWELLING UNITS) ABOVE. NO SIGNS ON THIS APPLICATION."},{"number":"770999","date":"2017-05-26","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2018-02-14","scope":"FOR THE ERECTION OF THREE (3) STORY BUILDING - CORE AND SHELL ONLY. SEPARATE PERMITS REQUIRED FOR TENANT FIT OUTS PRIOR TO OCCUPANCY. SEPARATE PERMITS REQUIRED FOR ALL M.E.P. AND FIRE SUPPRESSION WORK. BUILDING TO BE FULLY SPRINKLERED PER NFPA 13 THROUGHOUT."},{"number":"796302","date":"2017-08-15","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2017-08-15","scope":"FOR A LOT LINE ADJUSTMENT TO CREATE ONE LOT FROM TWO EXISTING LOTS (2001-03 FRANKFORD AVE AND 2005 FRANKFORD AVE). SIZE AND LOCATION AS PER PLAN. NO CHANGE IN HEIGHT OR AREA OF ANY EXISTING STRUCTURES."},{"number":"804825","date":"2017-08-15","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2017-08-15","scope":"FOR A LOT LINE ADJUSTMENT TO CREATE ONE LOT FROM TWO EXISTING LOTS (2001-03 FRANKFORD AVE AND 2005 FRANKFORD AVE). SIZE AND LOCATION AS PER PLAN. NO CHANGE IN HEIGHT OR AREA OF ANY EXISTING STRUCTURES."},{"number":"829664","date":"2017-11-03","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2017-11-03","scope":"FOR A SIT-DOWN RESTAURANT AT SPACE# 1 AND BUSINESS AND PROFESSIONAL OFFICE AT SPACE # 2 AT FIRST FLOOR IN THE SAME BUILDING WITH MULTI-FAMILY HOUSEHOLD LIVING (EIGHT(8) DWELLING UNITS) FROM SECOND FLOOR THROUGH THIRD FLOORS. NO SIGN ON THIS APPLICATION."},{"number":"838125","date":"2017-12-08","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-05-08","scope":"REMOVE HOUSE TRAP AND SEAL THE LATERAL PA20173412939(SFD)"},{"number":"839916","date":"2018-01-12","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2018-01-12","scope":"FOR DEMOLITION OF EXISITNG 3-STORY BUILDING IN ACCORDANCE WITH PLANS FOR USE AS A VACANT LOT"},{"number":"839917","date":"2018-01-12","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2018-06-13","scope":"FOR THE DEMOLITION OF A THREE-STORY EXISTING STRUCTURE IN ACCORDANCE WITH PLANS. STRUCTURE TO BE DEMOLISHED BY HAND AND WITH HAND HELD TOOLS ONLY. PEDESTRIAN PROTECTION TO BE IN PLACE PRIOR TO START OF WORK AND TO BE MAINTAINED DURING ALL DEMOLITION ACTIVITIES. * A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED WITHIN 7 FEET OF BUILDING FAÇADE IN ACCORDANCE WITH SECTION 3306 OF THE IBC. SEPARATE BUILDING AND/OR STREETS DEPARTMENT PERMITS ARE REQUIRED. * 21 DAY POSTING AND NOTICE REQUIRED PER A-303.2 * NEWLY EXPOSED WALLS TO BE TREATED"},{"number":"841579","date":"2018-03-16","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2018-03-16","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE (2001-03 FRANKFORD AVE), AND FOR THE RECONSTRUCTION OF AN ABUTTING ATTACHED STRUCTURE (2005 FRANKFORD AVE), BOTH ON THE SAME LOT TO BE USED AS ONE BUILDING, SIZE AND LOCATION AS SHOWN ON PLAN/APPLICATION. FOR USE AS SIT-DOWN RESTAURANT (AT 2001-03 FRANKFORD AVE), AND BUSINESS AND PROFESSIONAL OFFICES (AT 2005 FRANKFORD AVE), ON THE FIRST FLOOR, AS PREVIOUSLY APPROVED (SEE AP#829664), WITH MULTI-FAMILY HOUSEHOLD LIVING (EIGHT (8) DWELLING UNITS) ABOVE; NO SIGNS ON THIS PERMIT."},{"number":"881595","date":"2018-06-29","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2023-07-31","scope":"**SEPARATE TENANT FIT-OUT (NEWCON) PERMIT REQUIRED FOR COMMERCIAL TENANT(S) ON FIRST FLOOR** FOR TENANT FIT-OUT (NEWCON) ON THE 2ND AND 3RD FLRS OF A NEW, THREE (3) STORY STRUCTURE (AKA 2001-03 FRANKFORD AVE; SEE AP#770999 FOR CORE & SHELL; USING EX. FOUNDATION), AND FOR THE RECONSTRUCTION OF AN EXISTING THREE (3) STORY STRUCTURE (AKA 2005 FRANKFORD AVE), TOGETHER USED AS MULTI-FAMILY HOUSEHOLD LIVING (EIGHT (8) DWELLING UNITS) ON THE 2ND/3RD FLRS, AS PER PLANS; SEPARATE PERMITS REQUIRED ALL MEP/FSP WORK; BUILDING TO BE FULLY SPRINKLERED IN ACCORDANCE WITH NFPA 13 THROUGHOUT."},{"number":"896983","date":"2018-08-17","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2018-09-12","scope":"FOR AN AMENDMENT TO PREVIOUSLY ISSUED NEW CONSTRUCTION PERMIT AP#881595 TO ADD UNDERPINNING (INCL. SPECIAL INSPECTIONS), ALL FLOOR ASSEMBLIES TO BE 1-HOUR RATED, CHANGE CONSTRUCTION TYPE TO TYPE VA (REVISED CO ATTACHED TO THIS PERMIT), REVISE FOUNDATION/FRAMEWALL AT 2005 FRANKFORD AVE, REVISE COMMERCIAL TENANT ENTRANCE AT 2001 FRANKFORD AVE, AND REVISE ELEVATOR LOBBY AND ADD EXTERIOR ADA RAMP, AS PER REVISED PLANS; NO OTHER CHANGES ON THIS PERMIT OR TO PREVIOUSLY ISSUED CORE/SHELL PERMIT AP#770999."},{"number":"911906","date":"2018-11-20","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2023-09-01","scope":"INTERIOR ALTERATIONS TO INCLUDE NON LOAD BEARING PARTITIONS, UPGRADES TO FINISHES, STRUCTURAL WORK, AND ALL OTHER WORK AS PER APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR MEP AND FIRE SUPPRESSION WORK."},{"number":"950216","date":"2019-02-19","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Expired","completedDate":"2023-08-07","scope":"INSTALL 8 NEW HVAC SYSTEMS FOR RESIDENTIAL SPACE. NOTE:COMMERCIAL 1ST FLOOR NOT PART OF THIS PERMIT ALL WORK DONE WITHIN THE RATED ASSEMBLIES OF UNITS WORK INSTALLED AS PER MANUFACTURER'S REQUIREMENTS/ FUEL GAS CADE AND EZ WARM AIR STANDARD AS PER NOTARIZED LETTER. CONTRACTOR HAS NO EMPLOYEES"},{"number":"944930","date":"2019-02-22","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2019-03-22","scope":"FOR AN AMENDMENT TO PREVIOUSLY ISSUED NEW CONSTRUCTION PERMIT AP#881595 TO ADD MORE UNDERPINNING (SEE PREVIOUSLY ISSUED AMENDED PERMIT AP#896983), AND REVISE EXISTING FOUNDATION WALL BETWEEN 2001-03 AND 2005 FRANKFORD AVENUE, AS PER REVISED PLANS; NO OTHER CHANGES ON THIS PERMIT; USING SAME SPECIAL INSPECTION AGENCY AS AP#896983."},{"number":"959244","date":"2019-03-20","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-04-11","scope":"NEW HD HT FAI WDP INTO BLDG"},{"number":"956366","date":"2019-06-28","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF AN AUTOMATIC WET SPRINKLER SYSTEM THROUGHOUT A THREE (3) STORY MIXED-USE STRUCTURE IN ACCORDANCE WITH NFPA 13 TO BE SUPPLIED BY A TWO (2) INCH FIRE SERVICE LINE AND TO INCLUDE A TWO (2) INCH BACKFLOW PREVENTION DEVICE AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"959500","date":"2019-09-18","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2023-08-07","scope":"WIRE MIXED USE BUILDING PER PLANS SUBMITTED 3/21/19 ACCORDING TO 2008 NEC AND NFPA 72(EAST DIST) WIRE MIXED USE BUILDING PER PLANS SUBMITTED 3/21/19 ACCORDING TO 2008 NEC AND NFPA 72(EAST DIST)"},{"number":"967637","date":"2019-10-15","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2023-07-07","scope":"INSTALLATION OF WASTE LINES AND WATER LINES, STACKS, HOT WATER TANKS AND SET FIXTURES. 8 WATER CLOSET, 8 LAVS, 8 TUBS, 8 LAUNDRY, 8 KITCHEN SINKS, 2 HOSE BIBS."},{"number":"987776","date":"2019-10-25","work":"Amend for conversion","type":"Administrative","description":"Administrative Permit","status":"Issued","completedDate":null,"scope":"FOR AN AMENDMENT TO PREVIOUSLY ISSUED NEW CONSTRUCTION PERMIT AP#881595 TO ADD NEW EXTERIOR ADA RAMPS TO THE REAR OF THE FIRST FLOOR, AS PER PLANS; NO OTHER CHANGES ON THIS PERMIT."},{"number":"1041567-RI","date":"2020-01-15","work":"Rough-In","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2022-05-19","scope":"INSTALL 1200AMP SERVICE AND GROUNDING SYSTEM AND WIRE THROUGHOUT AS PER 2008 NEC. (EAST DISTRICT) INSTALL FIRE ALARM WIRE SYSTEM AS PER NFPA 72."},{"number":"EP-2020-008076","date":"2021-01-14","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2023-09-01","scope":"Install 1200 AMP service complete with ground. Wire throughout with outlets, switches, lights, GFCI receptacles, and smoke alarms as per 2017 NEC. Install fire alarm system complete per 2016 NFPA 72."},{"number":"CP-2023-005896","date":"2023-12-15","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR FINISH WORK ONLY AND CO FOR A NEW CONSTRUCTION BUILT AND INSPECTED UNDER AP#881595 WITH AMENDMENT UNDER PERMITS AP#896983 AND AP #944930."},{"number":"MP-2024-000925","date":"2024-03-12","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Amendment Application Incomplete","completedDate":null,"scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS, AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH THE MANUFACTURER’S SPECIFICATIONS. FOR USE AS PREVIOUSLY APPROVED. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"FP-2024-000464","date":"2024-03-25","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13 THROUGHOUT THE BUILDING TO INCLUDE 2\" MAIN FIRE SERVICE LINE WITH 2 1/2-INCH WILKINS 350AST BACKFLOW PREVENTER AND AUTOMATIC FIRE SUPPRESSION SYSTEM. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK."},{"number":"EP-2024-007292","date":"2024-08-12","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"- Wiring throughout according to plans of 8-Residential Units and 2-Commercial Vanilla Box Units - 800A, 3-phase incoming service, 120/208V - 400A, 3-phase for the house panel, which houses the elevator - One commercial space with 100A, single phase panel - One commercial space with 200A, 3-phase electrical panel - Wiring throughout apartments with LED disc lights, decora switches and outlets, hardwired smoke detectors, all by plans provided. - All electric appliances throughout the apartments - All light fixtures (vanity lights, pendant lights, outdoor lights) will be supplied by the owner and installed by us. - Wiring of common area by plans, with exit and emergency signs. Installation shall comply with 2017 NEC. Install new addressable fire alarm system as per 2016 NFPA 72."},{"number":"PP-2024-013760","date":"2024-10-06","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"INSTALLING 50 FIXTURES 8 Hot Water Heaters 2 Hose Bibs 8 Kitchen Sinks 8 Washer Machines 8 Lavs 8 Shower Tubs 8 Toilets"},{"number":"ZP-2025-005037","date":"2025-08-26","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"For the erection of an addition, that includes a residential roof deck with a pilot house. onto the existing attached structure. Size and location per plans."},{"number":"MP-2025-006411","date":"2026-01-12","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH THE MANUFACTURER’S SPECIFICATIONS. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK."}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2019,"k":"permit","w":"Amend for conversion"},{"y":2020,"k":"permit","w":"Rough-In"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"insp","w":"Inspection failed ×4"},{"y":2022,"k":"insp","w":"Inspection passed"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"New Construction or Additions"},{"y":2025,"k":"permit","w":"New construction, addition, GFA change"},{"y":2026,"k":"permit","w":"Addition and/or Alterations"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-23","signals":[{"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":["7 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #737686: 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":"17 permits not marked completed: 148223 (EXPIRED), 246284 (ABANDONED), 881595 (Expired), 911906 (Expired), 950216 (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":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 12 historical violations across 6 cases.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","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":"12 failed, 4 passed, and 9 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Apr 27, 2022.","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":"8 fire/suppression-related permits 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":"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/"}]}