{"asOf":"2026-07-28T18:51:56.949Z","block":"5500-5599 VINE ST","blockUrl":"https://philadelphia.blockreport.homes/block/5500-5599-vine-st","address":"5526 VINE ST","parcelNumber":"881428405","source":"https://property.phila.gov/?p=881428405","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":true,"institutional":false,"buildingCode":"CA0","buildingCodeNew":"828","buildingClass":"APTS 5-50 UNITS MASONRY","buildingClassNew":"APTS - GARDEN","useLabel":"Apartment building","owner":"LCIP III INC","coOwner":null,"marketValue":1254700,"landAssessment":250900,"improvementAssessment":1003800,"livableArea":20000,"yearBuilt":2013,"lastSale":{"price":1,"date":"2012-03-14T04:00:00Z"},"openViolations":0,"violations":[{"number":"459853","date":"2007-01-08","code":"PM-306.0/91","title":"VACANT LOT KEEP CLEAN GET LIC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"459852","date":"2007-01-08","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2474468","date":"2012-06-16","code":"9-1004.2/1","title":"CONTRACTOR LIC NEEDED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2474570","date":"2012-06-16","code":"9-1004.2/1","title":"CONTRACTOR LIC NEEDED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2474572","date":"2012-06-16","code":"9-1004.2/2","title":"CONTRACTOR & BP LIC NEEDED","status":"RESOLVE","resolutionDate":null,"resolution":null},{"number":"2474580","date":"2012-06-16","code":"4-E-102.1","title":"CVN-UNLICENSED ELECTRICIAN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"211990046","date":"2020-02-18","code":"FC-915.1/3","title":"ANNUAL CERT FIRE ALARM","status":"CLOSED","resolutionDate":"2024-03-21","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"211990047","date":"2020-02-18","code":"FC-915.1/4","title":"ANNUAL CERT FIRE SUPP","status":"COMPLIED","resolutionDate":"2024-03-21","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-018799","date":"2024-03-21","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-005264","date":"2026-01-28","code":"9-3402(2)","title":"BENCHMARKING LATE","status":"CLOSED","resolutionDate":"2026-02-20","resolution":"CLOSED - WRITTEN IN ERROR"}],"violationCases":[{"number":"97061","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2007-01-08","completedDate":"2010-02-09","violations":[{"number":"459853","date":"2007-01-08","code":"PM-306.0/91","title":"VACANT LOT KEEP CLEAN GET LIC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"459852","date":"2007-01-08","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"333579","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DW","status":"CLOSED","createdDate":"2012-06-16","completedDate":"2012-08-05","violations":[{"number":"2474468","date":"2012-06-16","code":"9-1004.2/1","title":"CONTRACTOR LIC NEEDED","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"333604","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DW","status":"CLOSED","createdDate":"2012-06-16","completedDate":"2012-10-12","violations":[{"number":"2474570","date":"2012-06-16","code":"9-1004.2/1","title":"CONTRACTOR LIC NEEDED","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"333606","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DW","status":"CLOSED","createdDate":"2012-06-16","completedDate":"2015-11-20","violations":[{"number":"2474572","date":"2012-06-16","code":"9-1004.2/2","title":"CONTRACTOR & BP LIC NEEDED","status":"RESOLVE","resolutionDate":null,"resolution":null}]},{"number":"333608","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DW","status":"CLOSED","createdDate":"2012-06-16","completedDate":"2012-06-22","violations":[{"number":"2474580","date":"2012-06-16","code":"4-E-102.1","title":"CVN-UNLICENSED ELECTRICIAN","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"724564","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2020-02-19","completedDate":"2024-03-21","violations":[{"number":"211990046","date":"2020-02-18","code":"FC-915.1/3","title":"ANNUAL CERT FIRE ALARM","status":"CLOSED","resolutionDate":"2024-03-21","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"211990047","date":"2020-02-18","code":"FC-915.1/4","title":"ANNUAL CERT FIRE SUPP","status":"COMPLIED","resolutionDate":"2024-03-21","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2024-022960","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"IN VIOLATION - COURT","createdDate":"2024-03-21","completedDate":null,"violations":[{"number":"VI-2024-018799","date":"2024-03-21","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null}]},{"number":"CF-2026-008041","type":"NOTICE OF VIOLATION","priority":"ADMINISTRATIVE NOTICE OF VIOLATION","responsibility":"OOS INVESTIGATOR","status":"CLOSED","createdDate":"2026-01-28","completedDate":"2026-02-20","violations":[{"number":"VI-2026-005264","date":"2026-01-28","code":"9-3402(2)","title":"BENCHMARKING LATE","status":"CLOSED","resolutionDate":"2026-02-20","resolution":"CLOSED - WRITTEN IN ERROR"}]}],"violYears":[{"y":2007,"n":2,"worst":null},{"y":2012,"n":4,"worst":null},{"y":2020,"n":2,"worst":null},{"y":2024,"n":1,"worst":null},{"y":2026,"n":1,"worst":null}],"investigations":[{"caseNumber":"333579","date":"2012-06-16","type":"BP_LICENSE","status":"FAILED"},{"caseNumber":"333604","date":"2012-06-16","type":"BP_LICENSE","status":"FAILED"},{"caseNumber":"333606","date":"2012-06-16","type":"BP_LICENSE","status":"FAILED"},{"caseNumber":"333608","date":"2012-06-16","type":"BP_LICENSE","status":"FAILED"},{"caseNumber":"333608","date":"2012-06-22","type":"BP_LICENSE","status":"PASSED"},{"caseNumber":"333579","date":"2012-08-05","type":"BP_LICENSE","status":"PASSED"},{"caseNumber":"333604","date":"2012-10-10","type":"BP_LICENSE","status":"PASSED"},{"caseNumber":"333606","date":"2015-11-20","type":"BP_LICENSE","status":"PASSED"},{"caseNumber":"724564","date":"2020-02-18","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"724564","date":"2023-01-24","type":null,"status":"FAILED"},{"caseNumber":"724564","date":"2024-03-21","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-022960","date":"2024-03-21","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-022960","date":"2024-04-29","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-022960","date":"2024-06-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-008041","date":"2026-01-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-008041","date":"2026-02-20","type":null,"status":"PASSED"}],"inspYears":[{"y":2012,"fails":4,"passes":3},{"y":2015,"fails":0,"passes":1},{"y":2020,"fails":1,"passes":0},{"y":2023,"fails":1,"passes":0},{"y":2024,"fails":3,"passes":1},{"y":2026,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.96524564725603,"lng":-75.23118588039601,"geom":{"type":"Polygon","coordinates":[[[-75.23083109,39.965361622],[-75.230897481,39.96505365],[-75.231182376,39.96509058],[-75.231456045,39.965062495],[-75.231517214,39.965448275],[-75.23083109,39.965361622]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2023-021043","type":"Sprinkler Certification","inspectionDate":"2023-09-14","result":"Certified","expirationDate":"2024-09-14","buildingId":"1366426"},{"number":"BC-2024-007380","type":"Fire Alarm Certification","inspectionDate":"2024-01-29","result":"Deficient","expirationDate":null,"buildingId":"1366426"},{"number":"BC-2024-026219","type":"Sprinkler Certification","inspectionDate":"2024-09-19","result":"Certified","expirationDate":"2025-09-19","buildingId":"1366426"},{"number":"BC-2025-009373","type":"Sprinkler Certification","inspectionDate":"2024-09-19","result":"Certified","expirationDate":"2025-09-19","buildingId":"1366426"},{"number":"BC-2024-029282","type":"Fire Alarm Certification","inspectionDate":"2024-10-16","result":"Certified","expirationDate":"2025-10-16","buildingId":"1366426"},{"number":"BC-2025-030029","type":"Fire Alarm Certification","inspectionDate":"2025-11-12","result":"Certified","expirationDate":"2026-11-12","buildingId":"1366426"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19139","beds":null,"baths":null,"stories":2,"lotArea":20291,"zoning":"RM2","grade":"B","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"PO BOX 1929, PHILADELPHIA PA, 19105","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF A TWO (2) STORY DETACHED STRUCTURE TO INCLUDED ROOFED OVER PORCHES FOR USE AS A THIRTEEN (13) FAMILY DWELLING FOR HANDICAPPED ADULTS AND FOR ONE (1) STAFF DWELLING UNIT FOR A TOTAL OF FOURTEEN (14) DWELLING UNITS ","status":"CLOSED","outcome":"Granted with conditions","date":"2011-02-16","number":"14396","relatedPermit":"321303"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2018,"v":356800,"taxable":0,"land":35680,"improvement":321120,"taxableLand":0,"taxableImprovement":0,"exemptLand":35680,"exemptImprovement":321120},{"y":2019,"v":367500,"taxable":0,"land":36750,"improvement":330750,"taxableLand":0,"taxableImprovement":0,"exemptLand":36750,"exemptImprovement":330750},{"y":2020,"v":368400,"taxable":0,"land":36840,"improvement":331560,"taxableLand":0,"taxableImprovement":0,"exemptLand":36840,"exemptImprovement":331560},{"y":2021,"v":368400,"taxable":0,"land":36840,"improvement":331560,"taxableLand":0,"taxableImprovement":0,"exemptLand":36840,"exemptImprovement":331560},{"y":2022,"v":368400,"taxable":0,"land":36840,"improvement":331560,"taxableLand":0,"taxableImprovement":0,"exemptLand":36840,"exemptImprovement":331560},{"y":2023,"v":831500,"taxable":0,"land":83150,"improvement":748350,"taxableLand":0,"taxableImprovement":0,"exemptLand":83150,"exemptImprovement":748350},{"y":2024,"v":831500,"taxable":0,"land":83150,"improvement":748350,"taxableLand":0,"taxableImprovement":0,"exemptLand":83150,"exemptImprovement":748350},{"y":2025,"v":914600,"taxable":0,"land":274380,"improvement":640220,"taxableLand":0,"taxableImprovement":0,"exemptLand":274380,"exemptImprovement":640220},{"y":2026,"v":914600,"taxable":0,"land":274380,"improvement":640220,"taxableLand":0,"taxableImprovement":0,"exemptLand":274380,"exemptImprovement":640220},{"y":2027,"v":1254700,"taxable":0,"land":250900,"improvement":1003800,"taxableLand":0,"taxableImprovement":0,"exemptLand":250900,"exemptImprovement":1003800}],"taxNow":0,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"287037","date":"2010-06-22","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2011-02-15","scope":"REMOVAL OF 3 UST'S FROM A VACANT LOT"},{"number":"321303","date":"2011-02-28","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2011-02-28","scope":"FOR THE ERECTION OF A TWO (2) STORY DETACHED STRUCTURE FOR USE AS A THIRTEEN (13) FAMILY DWELLING FOR HANDICAPPED ADULTS AND ONE (1) STAFF DWELLING UNIT FOR A TOTAL OF FOURTEEN (14) DWELLING UNITS."},{"number":"374937","date":"2012-02-10","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2013-01-30","scope":"ERECTION OF A 2 STORY DETACHED STRUCTURE, TO CREATE HANDICAPPED ACCESSIBLE DWELLING UNITS FOR ADULTS AND STAFF"},{"number":"398523","date":"2012-05-16","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"EXPIRED","completedDate":null,"scope":"75 FIXTURES, HOUSE DRAIN, HWH AND INSTALL WATER AND WASTE PIPING TO ACCOMODATE FIX(14 UNIT DWELLING)"},{"number":"402788","date":"2012-07-17","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2013-01-30","scope":"INSTALLATION OF HVAC EQUIPMENT, ASSOCIATED DUCT WORK, REGISTERS AND DIFFUSERS PER PLAN THOROUGHOUT A TWO STORY RESIDENTIAL STRUCTURE (14 DWELLING UNITS). SEPARATE ELECTRICAL AND PLUMBING PERMIT REQUIRED."},{"number":"411035","date":"2012-07-24","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2013-01-30","scope":"FOR THE INSTALLATION OF A NEW 4\" FIRE DEPARTMENT CONNECTION TIED INTO EXISTING WATER MAIN, WITH FLANGE OUTLET LOCATED 1'-0\" AFF. NO INSTALLATION OF SPRINKLER HEADS."},{"number":"414770","date":"2012-08-17","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2013-01-30","scope":"FOR THE INSTALLATION OF A FOUR (4) INCH FIRE SERVICE LINE WITH BACKFLOW PREVENTOR (BFP) ASSEMBLIES FOR A MULTI-FAMILY RESIDENTIAL BUILDING; FIRE SPRINKLER SYSTEM INSTALLATION FOR WET-PIPE SYSTEM IN ACCORDANCE WITH NFPA 13R & PARTIAL ANTIFREEZE SYSTEM WITHIN LIMITED UNHEATED AREA(S) IN ACCORDANCE WITH NFPA 13."},{"number":"421706","date":"2012-10-01","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2013-01-30","scope":"ROUGH IN & INSTALLATION OF BATHROOM GROUP ,KITCHEN,LAV FOR 14UNITS(13 UNIT APT & 1 STAFF UNIT) INSTALL SANITARY,VENT & WATER & WATER HEATER -UNDERGROUND PLUMBING COMPLETE"},{"number":"398841","date":"2013-01-30","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2013-02-08","scope":"INSTALL 600A SERVIE, 14 SUBPANELS, BRANCH CIRCUIT WIRING, RECEPTS, SWITCHES, PHONE/CABLE DROPS, FA SYSTEM AND LIGHTS AS PER 2008 NEC AND NFPA-72(14 UNIT DWELLING)(WEST DIST)"}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2012,"k":"permit","w":"Mechanical"},{"y":2012,"k":"permit","w":"Suppression"},{"y":2012,"k":"permit","w":"Suppression"},{"y":2012,"k":"permit","w":"Plumbing"},{"y":2013,"k":"permit","w":"Electrical"},{"y":2020,"k":"viol","w":"2 L&I violations"},{"y":2020,"k":"insp","w":"Inspection failed"},{"y":2023,"k":"insp","w":"Inspection failed"},{"y":2024,"k":"viol","w":"L&I violation"},{"y":2024,"k":"insp","w":"L&I: 3 failed, 1 passed"},{"y":2026,"k":"viol","w":"L&I violation"},{"y":2026,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":false,"licenses":[{"number":"589534","type":"Rental","status":"Inactive","businessName":"LCIP III INC","legalName":"LCIP III INC","address":"5526 VINE ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":14,"issuedDate":"2013-04-11","latestIssueDate":"2024-06-10","expirationDate":"2025-02-28","inactiveDate":"2025-04-29"}],"licenseActivity":[{"number":"589534","type":"Rental","businessName":"LCIP III INC","legalName":"LCIP III INC","issuedDate":"2013-04-11","latestIssueDate":"2024-06-10","closureDate":"2025-04-29","expirationDate":"2025-02-28","inactiveDate":"2025-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-27","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 37% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $914,600 to $1,254,700","no permit shown in 2026-2028"],"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 #14396: CLOSED · Granted with conditions; related permit 321303. Use permit #321303: 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: 398523 (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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Sprinkler Certification: Certified through Sep 19, 2025; Fire Alarm Certification: Certified through Nov 12, 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-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":"10 failed, 6 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Feb 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":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"id":"full-tax-exemption","level":"verify","title":"OPA shows a full exemption; its legal basis is unverified","finding":"OPA currently marks the land and building assessment fully tax-exempt; BlockReport does not receive the exemption determination or basis.","why":"Full OPA exemptions can have different legal bases, including government, religious, charitable/institutional, veteran, or other treatment. The current owner/use record is not a buyer’s tax forecast.","action":"Confirm the exact exemption basis, buyer eligibility, and next tax-year treatment directly with OPA.","url":"https://www.phila.gov/departments/office-of-property-assessment/tax-exemptions-and-abatements/"},{"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 8 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/"}]}