{"asOf":"2026-07-30T08:16:12.213Z","block":"2400-2499 W THOMPSON ST","blockUrl":"https://philadelphia.blockreport.homes/block/2400-2499-w-thompson-st","address":"2428-30 W THOMPSON ST","parcelNumber":"881070236","source":"https://property.phila.gov/?p=881070236","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":"2428 W THOMPSON LLC","coOwner":null,"marketValue":1054100,"landAssessment":105400,"improvementAssessment":948700,"livableArea":5056,"yearBuilt":2018,"lastSale":{"price":1350000,"date":"2022-04-26T04:00:00Z"},"openViolations":0,"violations":[{"number":"1132520","date":"2008-01-11","code":"PM-306.0/91","title":"VACANT LOT KEEP CLEAN GET LIC","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2009-08-24","underAppeal":false,"noticeUrl":null},{"number":"1132519","date":"2008-01-11","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2009-08-24","underAppeal":false,"noticeUrl":null},{"number":"1435624","date":"2009-08-24","code":"PM-306.0/2","title":"VACANT LOT STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2009-10-21","underAppeal":false,"noticeUrl":null},{"number":"1435623","date":"2009-08-24","code":"CP-102","title":"LICENSE - VACANT LOT","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2009-10-21","underAppeal":false,"noticeUrl":null},{"number":"1435622","date":"2009-08-24","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2009-10-21","underAppeal":false,"noticeUrl":null},{"number":"2116507","date":"2011-06-20","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2011-08-03","underAppeal":false,"noticeUrl":null},{"number":"2116506","date":"2011-06-20","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2011-08-03","underAppeal":false,"noticeUrl":null},{"number":"4563905","date":"2018-01-19","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2018-02-02","underAppeal":false,"noticeUrl":null},{"number":"4563906","date":"2018-01-19","code":"CP-802","title":"DUMPING - PRIVATE LOT","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2018-02-02","underAppeal":false,"noticeUrl":null},{"number":"4931506","date":"2018-12-15","code":"FC-13-906.2","title":"FIRE EXTINGUISHERS TAGGED","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2019-01-29","underAppeal":false,"noticeUrl":null}],"violationCases":[{"number":"142189","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2008-01-11","completedDate":"2009-08-24","noticeUrl":null,"violations":[{"number":"1132520","date":"2008-01-11","code":"PM-306.0/91","title":"VACANT LOT KEEP CLEAN GET LIC","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2009-08-24","underAppeal":false,"noticeUrl":null},{"number":"1132519","date":"2008-01-11","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2009-08-24","underAppeal":false,"noticeUrl":null}]},{"number":"211761","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2009-08-24","completedDate":"2009-10-21","noticeUrl":null,"violations":[{"number":"1435624","date":"2009-08-24","code":"PM-306.0/2","title":"VACANT LOT STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2009-10-21","underAppeal":false,"noticeUrl":null},{"number":"1435623","date":"2009-08-24","code":"CP-102","title":"LICENSE - VACANT LOT","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2009-10-21","underAppeal":false,"noticeUrl":null},{"number":"1435622","date":"2009-08-24","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2009-10-21","underAppeal":false,"noticeUrl":null}]},{"number":"283064","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2011-06-20","completedDate":"2011-08-03","noticeUrl":null,"violations":[{"number":"2116507","date":"2011-06-20","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2011-08-03","underAppeal":false,"noticeUrl":null},{"number":"2116506","date":"2011-06-20","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2011-08-03","underAppeal":false,"noticeUrl":null}]},{"number":"619050","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2018-01-19","completedDate":"2018-02-02","noticeUrl":null,"violations":[{"number":"4563905","date":"2018-01-19","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2018-02-02","underAppeal":false,"noticeUrl":null},{"number":"4563906","date":"2018-01-19","code":"CP-802","title":"DUMPING - PRIVATE LOT","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2018-02-02","underAppeal":false,"noticeUrl":null}]},{"number":"667403","type":"HAZARDOUS","priority":"HAZARDOUS","responsibility":"HCEU","status":"CLOSED","createdDate":"2018-12-15","completedDate":"2019-01-29","noticeUrl":null,"violations":[{"number":"4931506","date":"2018-12-15","code":"FC-13-906.2","title":"FIRE EXTINGUISHERS TAGGED","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2019-01-29","underAppeal":false,"noticeUrl":null}]}],"violYears":[{"y":2008,"n":2,"worst":null},{"y":2009,"n":3,"worst":null},{"y":2011,"n":2,"worst":null},{"y":2018,"n":3,"worst":null}],"investigations":[{"caseNumber":"142189","date":"2008-01-11","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"142189","date":"2008-10-21","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"142189","date":"2009-08-24","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"667403","date":"2018-12-15","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"667403","date":"2019-01-22","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"667403","date":"2019-01-29","type":"HCEU INSP","status":"PASSED"}],"inspYears":[{"y":2008,"fails":2,"passes":0},{"y":2009,"fails":0,"passes":1},{"y":2018,"fails":1,"passes":0},{"y":2019,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.975294995518986,"lng":-75.17651472899004,"geom":{"type":"Polygon","coordinates":[[[-75.176438197,39.97538067],[-75.176476792,39.975194273],[-75.176591277,39.975209172],[-75.176552631,39.975395762],[-75.176438197,39.97538067]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":false,"permits":true,"licenses":true},"zip":"19121","beds":null,"baths":null,"stories":3,"lotArea":2144,"zoning":"RM1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"506 QUENTIN ROAD, BROOKLYN NY, 11223","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE LOT ADJUSTMENT TO CREATE ONE(1) LOT \"PARCEL# A\" FROM TWO(2) OPA ACCOUNTS ( 2428 THOMPSON ST AND 2430 W THOMPSON ST) AS FOLLOWS:\n\"PARCEL A\": FOR THE ERECTION OF AN ATTACHED STRUCTURE; BALCONIES AT SECOND AND THIRD FLOORS FOR A","status":"OPEN","outcome":"Granted","date":"2017-05-10","number":"30313","relatedPermit":"771195"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":5100,"taxable":5100,"land":5100,"improvement":0,"taxableLand":5100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":12800,"taxable":12800,"land":12800,"improvement":0,"taxableLand":12800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":660000,"taxable":66000,"land":66000,"improvement":594000,"taxableLand":66000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":594000},{"y":2021,"v":660000,"taxable":66000,"land":66000,"improvement":594000,"taxableLand":66000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":594000},{"y":2022,"v":660000,"taxable":66000,"land":66000,"improvement":594000,"taxableLand":66000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":594000},{"y":2023,"v":889600,"taxable":88960,"land":88960,"improvement":800640,"taxableLand":88960,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":800640},{"y":2024,"v":889600,"taxable":88960,"land":88960,"improvement":800640,"taxableLand":88960,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":800640},{"y":2025,"v":937900,"taxable":93790,"land":93790,"improvement":844110,"taxableLand":93790,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":844110},{"y":2026,"v":937900,"taxable":93790,"land":93790,"improvement":844110,"taxableLand":93790,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":844110},{"y":2027,"v":1054100,"taxable":105400,"land":105400,"improvement":948700,"taxableLand":105400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":948700}],"taxNow":1313,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"771195","date":"2017-07-17","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2017-07-17","scope":"FOR THE LOT ADJUSTMENT TO CREATE ONE(1) LOT \"PARCEL# A\" FROM TWO(2) OPA ACCOUNTS ( 2428 THOMPSON ST AND 2430 W THOMPSON ST) . SIZE AND LOCATION AS SHOWN IN THE APPLICATION."},{"number":"828282","date":"2017-11-06","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2017-11-06","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE; BALCONIES AT SECOND AND THIRD FLOORS FOR A MULTI-FAMILY HOUSEHOLD LIVING (SIX (6) DWELLING UNITS) FROM FIRST FLOOR THROUGH THIRD FLOORS.SIZE AND LOCATION AS SHOWN IN THE APPLICATION."},{"number":"802892","date":"2017-11-09","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2018-07-27","scope":"FOR THE ERECTION OF A NEW, THREE (3) STORY ATTACHED STRUCTURE WITH BALCONIES AT THE REAR 2ND/3RD FLRS, TO BE USED AS MULTI-FAMILY HOUSEHOLD LIVING (SIX (6) DWELLING UNITS), AS PER PLANS; SEPARATE PERMITS REQUIRED FOR ALL MEP/FSP WORK; TO BE FULLY SPRINKLERED AS PER NFPA 13R MINIMUM OR BETTER."},{"number":"842116","date":"2017-12-29","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2018-07-27","scope":"AMEND PERMIT #802892, TO CHANGE THE ESTIMATED COST OF WORK AS PREVIOUSLY APPROVED APPLICATION FROM $350,000 TO 676,900"},{"number":"844037","date":"2018-02-09","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2018-07-27","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13R THROUGHOUT THE BUILDING TO INCLUDE 2\" MAIN FIRE SERVICE LINE AND 1-1/2\" WILKINS 350XL BACKFLOW PREVENTION ASSEMBLY AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"850508","date":"2018-03-13","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-07-27","scope":"INSTALL 600AMP SERVICE 7 GANG METER, 6 PANEL & 1 HOUSE, LIGHTS, SWITCHES, RECEPTS, SMOKE/CO DETECTROS, PHONE, CABLE DOOR BELL AS PER 2008 NEC (NORTH DISTRICT) INSTALL NEW FIRE ALARM SYSTEM AS PER NFPA72"},{"number":"858902","date":"2018-03-13","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-04-09","scope":"NEW COMPLETE 1.5\" WATER SERVICE CURB TRAP BACK, FAI & MAIN DRAIN PA20180611739 \"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"860550","date":"2018-03-27","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-07-27","scope":"NEW CONSTRUCTION: INTERIOR PLUMBING;3 STORY STRUCTURE ; 6 DWELLING UNITS;6 KITCHEN SINKS,6 WC,6 LAVS,6 TUB/SHOWERS, 6 WASHER BOXES, 6 WATER HEATERS -THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"885301","date":"2018-06-13","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2018-07-27","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES-INSTALL SIX(6) THREE(3) TON HEAT PUMP MINI SPLIT SYSTEMS. FOR THE INSTALLATION IF NEW DUCTWORK, REGISTERS/GRILLES/DIFFUSERS, AND WARM-AIR APPLIANCES AS PER ATTACHED STANDARDS. DEVIATIONS FROM THESE STANDARDS REQUIRE SUBMISSION OF CONSTRUCTION AND SITE PLANS."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2017,"k":"permit","w":"Zoning/use"},{"y":2017,"k":"permit","w":"New construction"},{"y":2017,"k":"permit","w":"Administrative"},{"y":2018,"k":"permit","w":"Suppression"},{"y":2018,"k":"permit","w":"Electrical"},{"y":2018,"k":"permit","w":"Plumbing"},{"y":2018,"k":"permit","w":"Plumbing"},{"y":2018,"k":"permit","w":"Mechanical"},{"y":2018,"k":"viol","w":"3 L&I violations"},{"y":2018,"k":"insp","w":"Inspection failed"},{"y":2019,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2022,"k":"sale","p":1350000}],"rented":true,"licenses":[{"number":"789178","type":"Rental","status":"Inactive","businessName":"FD GLOBAL","legalName":"FD GLOBAL ","address":"2428-30 W THOMPSON ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":6,"issuedDate":"2018-09-17","latestIssueDate":"2021-09-02","expirationDate":"2022-09-16","inactiveDate":"2022-11-15"},{"number":"896584","type":"Rental","status":"Active","businessName":"2428 W Thompson LLC","legalName":"2428 W Thompson LLC","address":"2428-30 W THOMPSON ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":6,"issuedDate":"2022-05-26","latestIssueDate":"2026-05-12","expirationDate":"2027-05-25","inactiveDate":null}],"licenseActivity":[{"number":"896584","type":"Rental","businessName":"2428 W Thompson LLC","legalName":"2428 W Thompson LLC","issuedDate":"2022-05-26","latestIssueDate":"2026-05-12","closureDate":null,"expirationDate":"2027-05-25","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"789178","type":"Rental","businessName":"FD GLOBAL","legalName":"FD GLOBAL ","issuedDate":"2018-09-17","latestIssueDate":"2021-09-02","closureDate":"2022-11-15","expirationDate":"2022-09-16","inactiveDate":"2022-11-15","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-29","units":6,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 5056% in 2020, but no matching permit appears in the property timeline.","evidence":["assessment moved from $12,800 to $660,000","no permit shown in 2019-2021"],"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":"Use permit #828282: 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":"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 (506 QUENTIN ROAD, BROOKLYN NY, 11223).","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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"4 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jan 29, 2019.","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":"3 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":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as apartments. BlockReport does not receive a current Commercial Trash account balance.","why":"Philadelphia charges qualifying small commercial, mixed-use, and multi-unit properties that use City collection; exemptions and private collection can change applicability. A use category alone does not prove a fee is due.","action":"Check the Commercial Trash account inside the date-effective Property Payoff.","url":"https://www.phila.gov/2026-06-09-pay-your-trash-fee-bill-by-june-30/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 10 historical violations across 5 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/"}]}