{"asOf":"2026-07-28T00:57:56.210Z","block":"100-199 CONARROE ST","blockUrl":"https://philadelphia.blockreport.homes/block/100-199-conarroe-st","address":"163 CONARROE ST","parcelNumber":"881071102","source":"https://property.phila.gov/?p=881071102","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"CA0","buildingCodeNew":"612","buildingClass":"APTS 5-50 UNITS MASONRY","buildingClassNew":"SCHOOL","useLabel":"Apartment building","owner":"AMERICAN LIVING CONCEPTS","coOwner":null,"marketValue":5591300,"landAssessment":559100,"improvementAssessment":5032200,"livableArea":13074,"yearBuilt":1900,"lastSale":{"price":1,"date":"2018-08-28T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2020-025502","date":"2020-08-05","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2020-08-24","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"CF-2020-047090","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2020-08-05","completedDate":"2020-08-24","violations":[{"number":"VI-2020-025502","date":"2020-08-05","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2020-08-24","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2020,"n":1,"worst":null}],"investigations":[{"caseNumber":"CF-2020-047090","date":"2020-08-05","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-047090","date":"2020-08-24","type":null,"status":"PASSED"}],"inspYears":[{"y":2020,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.02769261087032,"lng":-75.22334007774795,"geom":{"type":"Polygon","coordinates":[[[-75.223459945,40.027618153],[-75.223635986,40.027775122],[-75.223385543,40.027941117],[-75.223198437,40.027773137],[-75.223238136,40.027747578],[-75.223048145,40.027582349],[-75.223258339,40.027442826],[-75.223459945,40.027618153]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19127","beds":null,"baths":null,"stories":3,"lotArea":13678,"zoning":"RMX2","grade":"B","basement":null,"heater":null,"centralAir":null,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"828 RED LION ROAD, SUITE, PHILADELPHIA PA, 19115","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"Permit for the erection of one (1) static internally illuminated accessory freestanding sign and for the removal and relocation/reconstruction of a portion of an existing fence. Sign accessory to previously approved twenty (20) dwelling uni","status":"Completed","outcome":"Granted with conditions","date":"2024-04-04","number":"ZP-2023-010442","relatedPermit":"ZP-2023-010442"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2019,"v":300000,"taxable":300000,"land":90000,"improvement":210000,"taxableLand":90000,"taxableImprovement":210000,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":300000,"taxable":300000,"land":90000,"improvement":210000,"taxableLand":90000,"taxableImprovement":210000,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":300000,"taxable":300000,"land":90000,"improvement":210000,"taxableLand":90000,"taxableImprovement":210000,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":300000,"taxable":300000,"land":90000,"improvement":210000,"taxableLand":90000,"taxableImprovement":210000,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":300000,"taxable":300000,"land":30000,"improvement":270000,"taxableLand":30000,"taxableImprovement":270000,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":300000,"taxable":300000,"land":30000,"improvement":270000,"taxableLand":30000,"taxableImprovement":270000,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":5504800,"taxable":300002,"land":90000,"improvement":5414800,"taxableLand":90000,"taxableImprovement":210002,"exemptLand":0,"exemptImprovement":5204798},{"y":2026,"v":5504800,"taxable":300002,"land":90000,"improvement":5414800,"taxableLand":90000,"taxableImprovement":210002,"exemptLand":0,"exemptImprovement":5204798},{"y":2027,"v":5591300,"taxable":754264,"land":559100,"improvement":5032200,"taxableLand":559100,"taxableImprovement":195164,"exemptLand":0,"exemptImprovement":4837036}],"taxNow":4199,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"928562","date":"2018-11-21","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2018-11-21","scope":"USE CHANGE TO TWENTY (20) DWELLING UNITS WITH ACCESSORY PARKING SPACES."},{"number":"1028114","date":"2019-12-19","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2019-12-19","scope":"FOR THE ADDITION OF EIGHT (8) ACCESSORY PARKING SPACES, TEN (10) BICYCLE SPACES, AND DRIVE AISLES. SIZE AND LOCATION PER APPROVED PLAN."},{"number":"PP-2020-008089","date":"2020-09-08","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-11-18","scope":"Lateral Seal for residential building) PPC 2018"},{"number":"GM-2020-008496","date":"2020-10-12","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2023-12-04","scope":"EZ INTERIOR DEMOLITION- For the interior demolition of non-bearing partition wall and ceilings as per attached standard. Deviations from these standards require submission of construction and site plans. Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."},{"number":"MP-2020-006200","date":"2021-01-07","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"For the installation of mechanical/HVAC systems (including all associated ductwork, registers, diffusers, grilles, and appliances) throughout three (3) dwelling units within a new four (4) story semi-detached structure (all ductwork to be self-contained within each dwelling unit), as per plans; see CP-2020-004607 for associated new construction permit."},{"number":"DP-2021-001965","date":"2021-11-24","work":"Minor Demolition","type":"Demolition","description":"Demolition Permit","status":"Completed","completedDate":"2023-04-17","scope":"FOR THE COMPLETE DEMOLITION OF THE SEMI-DETACHED THREE-STORY AND ONE-STORY STRUCTURE BY HAND AND HAND HOLD DEVICES PEDESTRIAN PROTECTION TO BE IN PLACE PRIOR TO START OF WORK AND TO BE MAINTAINED DURING ALL DEMOLITION ACTIVITIES. *SEPERATE STREETS DEPARTMENT PERMIT REQUIRE FOR CLOSURE OF RIGHT OF WAY. *21 DAY POSING AND NOTICE REQUIRED PER A-303.2 *A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED WITHIN MIN. 9 FEET OF BUILDING FACADE IN ACCORDANCE WITH SECTION 3306 OF THE IBC.*"},{"number":"ZP-2021-013884","date":"2021-12-17","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Multi-Family"},{"number":"ZP-2021-015915","date":"2021-12-31","work":"Parking Only","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"EXISTING STRUCTURE NO CHANGE IN HEIGHT OR AREA"},{"number":"EP-2022-005315","date":"2022-09-13","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-09-22","scope":"Install temporary 100amp service as per 2017 nec"},{"number":"FP-2022-001644","date":"2022-11-16","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2024-11-14","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13 THROUGHOUT AN EXISTING STRUCTURE. INSTALLATION TO INCLUDE 4\" MAIN FIRE SERVICE LINE AND 4.\" DC AMES 2000 SS BACKFLOW PREVENTION ASSEMBLY AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"PP-2022-016338","date":"2022-12-14","work":"Rough-In","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-01-24","scope":"Rough-In Permit for PP-2022-015940 installation of new plumbing and fixtures"},{"number":"PP-2022-015940","date":"2023-01-17","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-11-14","scope":"INSTALL 1 - 2 INCH WATER SERVICE, 20 FLOOR DRAINS, 20 HOT WATER HEATERS, 20 KITCHEN SINKS, 20 DISHWASHERS, 20 WASHING MACHINE BOXES, 34 SHOWER/TUBS, 38 WATER CLOSETS, 38 LAVATORIES AND 1 BACKFLOW PREVENTER ACCORDING TO THE 2018 PPC."},{"number":"GP-2022-009663","date":"2023-03-21","work":"Solar Panels and Structure","type":"General","description":"General Permit","status":"Completed","completedDate":"2024-08-21","scope":"Installation of 32.980kWdc worth of solar modules on the roof, 2x 17.3kWac SolarEdge inverters, ac combiner panel, ac disconnect, required conduit and wiring according to the 2018 IBC"},{"number":"EP-2022-011295","date":"2023-03-27","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-10-17","scope":"Installation of 32.980kWdc worth of solar modules, 34.6kWac worth of solar inverters, ac combiner panel, ac disconnect, and all racking wiring conduit required for installing the solar as per 2017 nec"},{"number":"PP-2023-012556","date":"2023-09-07","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-09-19","scope":"Replace (1) storm & (1) sanitary curb trap on Gay St. Replace, and (1) storm/sanitary trap on Connaroe St."},{"number":"EP-2023-010308","date":"2023-10-25","work":"Rough-In","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2024-01-08","scope":"Rough-In Permit for EP-2023-010307 supply and install electrical for apts outlets, switches, lights, c/o detectors, smoke detectors , install class b fire alarm install 800 amp service with with 20 gang meter bank"},{"number":"MP-2024-000419","date":"2024-01-31","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-11-14","scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS, AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH 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. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."},{"number":"ZP-2023-010442","date":"2024-02-28","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2024-10-30","scope":"For the erection of one (1) accessory double-faced internally illuminated freestanding sign. Size and location as shown on ZBA-stamped proviso plans (MI-2023-006945)."},{"number":"EP-2023-010307","date":"2024-04-01","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-12-16","scope":"Supply and install electrical for apartments. Install outlets, switches, lights, CO/smoke alarms, 800 amp service with 20-gang meter bank as per 2017 NEC.***NOT APPROVED FOR THE INSTALLATION OF FIRE ALARM***"},{"number":"PP-2024-006032","date":"2024-04-23","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-05-08","scope":"Replace storm water trap at curb and fresh air inlet"},{"number":"GP-2024-005147","date":"2024-06-27","work":"Sign","type":"General","description":"General Permit","status":"Completed","completedDate":"2024-10-30","scope":"FOR THE ERECTION OF ONE (1) FREESTANDING SIGN AS PER PLANS."}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2023,"k":"permit","w":"New Construction or Additions"},{"y":2023,"k":"permit","w":"Solar Panels and Structure"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"demo"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2023,"k":"permit","w":"Rough-In"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"appeal","w":"Appeal granted with conditions"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2024,"k":"permit","w":"Sign"}],"rented":true,"licenses":[{"number":"304239","type":"Annual Small Games Of Chance","status":"Inactive","businessName":"ST MARY OF THE ASSUMPTION CHUR","legalName":"ST MARY OF THE ASSUMPTION CHUR","address":"163 CONARROE ST","revenueCode":"3843","rentalCategory":null,"units":null,"issuedDate":"2003-10-19","latestIssueDate":"2011-10-19","expirationDate":"2012-10-31","inactiveDate":null},{"number":"413497","type":"Bingo","status":"Inactive","businessName":"ST MARY OF THE ASSUMPTION CATHOLIC CHURCH","legalName":"ST MARY OF THE ASSUMPTION CATHOLIC CHURCH","address":"163 CONARROE ST","revenueCode":"3809","rentalCategory":null,"units":null,"issuedDate":"2007-06-13","latestIssueDate":"2011-10-19","expirationDate":"2012-10-31","inactiveDate":null},{"number":"822047","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"AMERICAN LIVING CONCEPTS OF MANAYUNK LLC","legalName":"AMERICAN LIVING CONCEPTS OF MANAYUNK LLC","address":"163 CONARROE ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2019-08-26","latestIssueDate":"2022-07-13","expirationDate":"2023-08-25","inactiveDate":"2023-10-24"},{"number":"0966122","type":"Rental","status":"Active","businessName":"AMERICAN LIVING CONCEPTS OF MANAYUNK LLC","legalName":"AMERICAN LIVING CONCEPTS OF MANAYUNK LLC","address":"163 CONARROE ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":20,"issuedDate":"2024-11-21","latestIssueDate":"2025-10-07","expirationDate":"2026-11-20","inactiveDate":null}],"licenseActivity":[{"number":"0966122","type":"Rental","businessName":"AMERICAN LIVING CONCEPTS OF MANAYUNK LLC","legalName":"AMERICAN LIVING CONCEPTS OF MANAYUNK LLC","issuedDate":"2024-11-21","latestIssueDate":"2025-10-07","closureDate":null,"expirationDate":"2026-11-20","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"822047","type":"Vacant Residential Property / Lot","businessName":"AMERICAN LIVING CONCEPTS OF MANAYUNK LLC","legalName":"AMERICAN LIVING CONCEPTS OF MANAYUNK LLC","issuedDate":"2019-08-26","latestIssueDate":"2022-07-13","closureDate":"2023-10-24","expirationDate":"2023-08-25","inactiveDate":"2023-10-24","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"413497","type":"Bingo","businessName":"ST MARY OF THE ASSUMPTION CATHOLIC CHURCH","legalName":"ST MARY OF THE ASSUMPTION CATHOLIC CHURCH","issuedDate":"2007-06-13","latestIssueDate":"2011-10-19","closureDate":"2012-10-31","expirationDate":"2012-10-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"304239","type":"Annual Small Games Of Chance","businessName":"ST MARY OF THE ASSUMPTION CHUR","legalName":"ST MARY OF THE ASSUMPTION CHUR","issuedDate":"2003-10-19","latestIssueDate":"2011-10-19","closureDate":"2012-10-31","expirationDate":"2012-10-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","units":20,"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":["10 permit events since 2023","1 zoning/board appeal since 2023","demolition activity 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":"Appeal #ZP-2023-010442: Completed · Granted with conditions; related permit ZP-2023-010442. Use permit #928562: 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":"2 permits not marked completed: MP-2020-006200 (Issued), EP-2023-010308 (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":"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":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1900 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":"1 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Aug 24, 2020.","why":"A PASSED or FAILED value applies to that inspection visit. CLOSED is a separate source status; none of the three alone proves the parent permit or violation case closed—or describes today’s condition.","action":"Open the parent case/permit for each material failure and confirm its later disposition.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Annual Small Games Of Chance #304239: Inactive; Bingo #413497: Inactive; Vacant Residential Property / Lot #822047: Inactive since Oct 24, 2023","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":"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 1 historical violation across 1 case.","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/"}]}