{"asOf":"2026-07-25T17:04:31.211Z","block":"1000-1099 SPRUCE ST","blockUrl":"https://philadelphia.blockreport.homes/block/1000-1099-spruce-st","address":"1027 SPRUCE ST","parcelNumber":"881517400","source":"https://property.phila.gov/?p=881517400","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"CA0","buildingCodeNew":"806","buildingClass":"APTS 5-50 UNITS MASONRY","buildingClassNew":"APARTMENTS - BLT AS RESID","useLabel":"Apartment building","owner":"1023-1028 SPRUCE LP","coOwner":null,"marketValue":1565700,"landAssessment":156500,"improvementAssessment":1409200,"livableArea":8862,"yearBuilt":1900,"lastSale":{"price":1,"date":"2022-07-27T04:00:00Z"},"openViolations":0,"violations":[{"number":"1308743","date":"2008-05-25","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1308742","date":"2008-05-25","code":"PM-307.1/7","title":"FLOOR/CEILING FIRE DAMAGED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1308741","date":"2008-05-25","code":"PM-307.1/4","title":"ROOF FIRE DAMAGED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1875532","date":"2010-09-24","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4875821","date":"2018-04-25","code":"FC-13-915.1","title":"FIRE ALARM TESTED/CERTIFIED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4875820","date":"2018-04-25","code":"9-3902 (2)","title":"MULTI FAMILY (R2)","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4981050","date":"2019-03-20","code":"FC-13-915.1","title":"FIRE ALARM TESTED/CERTIFIED","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"162111","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2008-05-25","completedDate":"2011-04-07","violations":[{"number":"1308743","date":"2008-05-25","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1308742","date":"2008-05-25","code":"PM-307.1/7","title":"FLOOR/CEILING FIRE DAMAGED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1308741","date":"2008-05-25","code":"PM-307.1/4","title":"ROOF FIRE DAMAGED","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"253561","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2010-09-30","completedDate":"2011-11-07","violations":[{"number":"1875532","date":"2010-09-24","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"630509","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2018-04-26","completedDate":"2018-11-20","violations":[{"number":"4875821","date":"2018-04-25","code":"FC-13-915.1","title":"FIRE ALARM TESTED/CERTIFIED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4875820","date":"2018-04-25","code":"9-3902 (2)","title":"MULTI FAMILY (R2)","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"664488","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2018-11-20","completedDate":"2019-10-07","violations":[{"number":"4981050","date":"2019-03-20","code":"FC-13-915.1","title":"FIRE ALARM TESTED/CERTIFIED","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2008,"n":3,"worst":null},{"y":2010,"n":1,"worst":null},{"y":2018,"n":2,"worst":null},{"y":2019,"n":1,"worst":null}],"investigations":[{"caseNumber":"162111","date":"2008-05-24","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"162111","date":"2009-04-23","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"253561","date":"2010-09-24","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"253561","date":"2010-10-26","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"253561","date":"2010-11-03","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"162111","date":"2011-04-04","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"253561","date":"2011-11-04","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"630509","date":"2018-04-25","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"630509","date":"2018-06-04","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"630509","date":"2018-07-10","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"630509","date":"2018-11-13","type":"PRECOURT","status":"FAILED"},{"caseNumber":"630509","date":"2018-11-20","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"664488","date":"2019-03-20","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"664488","date":"2019-10-04","type":"HCEU INSP","status":"PASSED"}],"inspYears":[{"y":2008,"fails":1,"passes":0},{"y":2009,"fails":1,"passes":0},{"y":2010,"fails":2,"passes":1},{"y":2011,"fails":0,"passes":2},{"y":2018,"fails":3,"passes":0},{"y":2019,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.9465338239395,"lng":-75.1588874271922,"geom":{"type":"Polygon","coordinates":[[[-75.158886732,39.946334856],[-75.158974567,39.946345884],[-75.158887744,39.94673341],[-75.158800477,39.946721752],[-75.158886732,39.946334856]]]},"liDistrict":null,"certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":false,"permits":true,"licenses":true},"zip":"19107","beds":null,"baths":null,"stories":3,"lotArea":3577,"zoning":"RM1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"801 S 47TH ST, PHILADELPHIA PA, 19143","mailOut":false,"appeals":[{"type":"Building standards appeal","grounds":"ON 1/3/2011, THE DEPARTMENT OF LICENSES & INSPECTIONS ISSUED A NOTICE OF REFUSAL FOR APPLICATION #311787.","status":"OPEN","outcome":"APPROVED","date":"2011-01-21","number":"14262","relatedPermit":"311787"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":1337600,"taxable":469600,"land":220588,"improvement":1117012,"taxableLand":220588,"taxableImprovement":249012,"exemptLand":0,"exemptImprovement":868000},{"y":2017,"v":1337600,"taxable":469600,"land":220588,"improvement":1117012,"taxableLand":220588,"taxableImprovement":249012,"exemptLand":0,"exemptImprovement":868000},{"y":2018,"v":1625700,"taxable":488741,"land":162570,"improvement":1463130,"taxableLand":162570,"taxableImprovement":326171,"exemptLand":0,"exemptImprovement":1136959},{"y":2019,"v":1596500,"taxable":479962,"land":159650,"improvement":1436850,"taxableLand":159650,"taxableImprovement":320312,"exemptLand":0,"exemptImprovement":1116538},{"y":2020,"v":1608400,"taxable":483540,"land":160840,"improvement":1447560,"taxableLand":160840,"taxableImprovement":322700,"exemptLand":0,"exemptImprovement":1124860},{"y":2021,"v":1608400,"taxable":483540,"land":160840,"improvement":1447560,"taxableLand":160840,"taxableImprovement":322700,"exemptLand":0,"exemptImprovement":1124860},{"y":2022,"v":1608400,"taxable":483540,"land":160840,"improvement":1447560,"taxableLand":160840,"taxableImprovement":322700,"exemptLand":0,"exemptImprovement":1124860},{"y":2023,"v":1608400,"taxable":479303,"land":160840,"improvement":1447560,"taxableLand":160840,"taxableImprovement":318463,"exemptLand":0,"exemptImprovement":1129097},{"y":2024,"v":1608400,"taxable":1608400,"land":160840,"improvement":1447560,"taxableLand":160840,"taxableImprovement":1447560,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":1500000,"taxable":1500000,"land":150000,"improvement":1350000,"taxableLand":150000,"taxableImprovement":1350000,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":1500000,"taxable":1500000,"land":150000,"improvement":1350000,"taxableLand":150000,"taxableImprovement":1350000,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":1565700,"taxable":1565700,"land":156500,"improvement":1409200,"taxableLand":156500,"taxableImprovement":1409200,"exemptLand":0,"exemptImprovement":0}],"taxNow":20997,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"161950","date":"2008-08-28","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2009-04-23","scope":"EMERGENCY WORK TO BE PERFORMED TEMPORARY ROOF SHORING TO PREVENT ROOF FROM COLLAPSING"},{"number":"206191","date":"2009-03-20","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2010-04-01","scope":"INTERIOR DEMO. REMOVING PLASTER FROM WALLS"},{"number":"337922","date":"2011-04-28","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2011-04-28","scope":"USE TO 8 APTS"},{"number":"332862","date":"2011-05-25","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2013-12-30","scope":"HIATORIC COMMISSION REGISTERED PROPERTY. FOR INTERIOR EXTERIOR ALTERATIONS TO AN EXISTING MULTIFAMILY STRUCTURE. ALTERATIONS ARE A LEVEL III ALTERATION. THIS BUILDING IS REQUIRED TO BE FULLY SPRINKLERED. ALL WORK SHALL COMPLY WITH THE APPROVED PLANS. THIS WORK ACTIVITY SHAL BE PERFORMED BY CONTRACTOR(S) LICENSED WITH THE CITY OF PHILADELPHIA."},{"number":"339065","date":"2011-06-02","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2013-12-18","scope":"FOR THE INSTALLATION OF A FIRE SUPPRESSION SYSTEM AND BACKFLOW PREVENTION ASSEMBLY AS PER PLAN."},{"number":"393645","date":"2012-03-15","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2012-03-23","scope":"REPLACE WATER SERVICE WATER MAIN TO BASEMENT(8FD)"},{"number":"409099","date":"2012-07-12","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2013-12-18","scope":"INSTALLATION OF HVAC SYSTEM, HEAT PUMPS, AIR HANDLING UNITS, ASSOCIATED MECHANICALS AND DUCTWORK FOR INTERIOR OF EACH UNIT."},{"number":"388995","date":"2012-08-15","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2013-12-18","scope":"ROUGH IN PLUMBING-RUNSTOCKS, VENTS, DRAIN LINES AND WATER LINES(8 FAMILY DWELLING)"},{"number":"435664","date":"2012-12-20","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2014-04-22","scope":"INSTALL 800A SERVICE & WIRE THROUGHOUT & INSTALL FIRE ALARM AS PER NEC 2008 & NFPA 72 (MULTI UNITS)"},{"number":"311787","date":"2013-05-08","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2013-05-08","scope":"PRELIM PLAN REVIEW"},{"number":"496959","date":"2013-09-25","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"EXPIRED","completedDate":"2013-12-30","scope":"TEMPORARY CERTIFICATE OF OCCUPANCY FOR THE ENTIRE BUILDING PENDING PHILADELPHIA HISTORICAL COMMISSION APPROVAL."},{"number":"515319","date":"2014-01-14","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2014-02-10","scope":"REPAIR WATER LINE PA20133380643 (APT BLDG)"},{"number":"888886","date":"2018-06-26","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALLING ACCESS AND CAMERA SYSTEMS. WIRES TO BE FISHED OR IN CONDUIT AS PER 2008 NEC (CC DISTRICT)"},{"number":"818662","date":"2018-08-30","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-10-21","scope":"FOR INTERIOR LEVEL 2 ALTERATIONS TO EXISTING ATTACHED STRUCTURE AS PER PLANS. ASBESTOS REMOVAL PRIOR TO START OF WORK PER ASBESTOS REPORT PROVIDED. SEPARATE PERMITS REQUIRED FOR ALL MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION WORK."},{"number":"910079","date":"2018-09-13","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-04-29","scope":"REPLACE LIGHT FIXTURES THROUGHOUT BUILDING (ONE FOR ONE)PER 2008 NEC (MULTI FAMILY)"}],"storyTag":"Renovated & sold on","storyDelta":0.59,"timeline":[{"y":2013,"k":"permit","w":"Administrative"},{"y":2013,"k":"permit","w":"Administrative"},{"y":2014,"k":"permit","w":"Plumbing"},{"y":2017,"k":"sale","p":6505000},{"y":2018,"k":"permit","w":"Electrical"},{"y":2018,"k":"viol","w":"2 L&I violations"},{"y":2018,"k":"insp","w":"Inspection failed ×3"},{"y":2018,"k":"permit","w":"Major alteration"},{"y":2018,"k":"permit","w":"Electrical"},{"y":2019,"k":"viol","w":"L&I violation"},{"y":2019,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2022,"k":"sale","p":10353000}],"rented":true,"licenses":[{"number":"220565","type":"Rental","status":"Inactive","businessName":"MELVIN COOPERSMITH (KRAMER FAMILY TRUST)","legalName":"MELVIN COOPERSMITH","address":"1027 SPRUCE ST","revenueCode":"3202","rentalCategory":null,"units":10,"issuedDate":"2004-05-04","latestIssueDate":"2010-03-02","expirationDate":"2011-02-28","inactiveDate":"2010-11-18"},{"number":"519790","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"MARLENE & ALAN KRAMER TR","legalName":"MARLENE & ALAN KRAMER TR","address":"1027 SPRUCE ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2010-11-18","latestIssueDate":"2013-02-16","expirationDate":"2014-02-28","inactiveDate":"2014-05-10"},{"number":"629559","type":"Rental","status":"Inactive","businessName":"MELVIN COOPERSMITH (KRAMER FAMILY TRUST)","legalName":"MELVIN COOPERSMITH","address":"1027 SPRUCE ST","revenueCode":"3202","rentalCategory":null,"units":8,"issuedDate":"2014-05-20","latestIssueDate":"2017-03-12","expirationDate":"2018-02-28","inactiveDate":"2018-04-29"},{"number":"802223","type":"Rental","status":"Inactive","businessName":"1023-1028 Spruce St. L.P","legalName":"1023-1028 Spruce St. L.P","address":"1027 SPRUCE ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":8,"issuedDate":"2019-02-11","latestIssueDate":"2022-10-04","expirationDate":"2023-02-10","inactiveDate":"2023-04-11"},{"number":"914618","type":"Rental","status":"Active","businessName":"Matthew Morlino (FULTONBSH PHPA I LLC)","legalName":"Matthew Morlino","address":"1027 SPRUCE ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":8,"issuedDate":"2023-01-17","latestIssueDate":"2026-03-04","expirationDate":"2027-01-16","inactiveDate":null}],"licenseActivity":[{"number":"914618","type":"Rental","businessName":"Matthew Morlino (FULTONBSH PHPA I LLC)","legalName":"Matthew Morlino","issuedDate":"2023-01-17","latestIssueDate":"2026-03-04","closureDate":null,"expirationDate":"2027-01-16","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"802223","type":"Rental","businessName":"1023-1028 Spruce St. L.P","legalName":"1023-1028 Spruce St. L.P","issuedDate":"2019-02-11","latestIssueDate":"2022-10-04","closureDate":"2023-04-11","expirationDate":"2023-02-10","inactiveDate":"2023-04-11","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"519790","type":"Vacant Residential Property / Lot","businessName":"MARLENE & ALAN KRAMER TR","legalName":"MARLENE & ALAN KRAMER TR","issuedDate":"2010-11-18","latestIssueDate":"2013-02-16","closureDate":"2014-05-10","expirationDate":"2014-02-28","inactiveDate":"2014-05-10","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"629559","type":"Rental","businessName":"MELVIN COOPERSMITH (KRAMER FAMILY TRUST)","legalName":"MELVIN COOPERSMITH","issuedDate":"2004-05-04","latestIssueDate":"2017-03-12","closureDate":"2018-04-29","expirationDate":"2018-02-28","inactiveDate":"2018-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","units":8,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #337922: 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: 496959 (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":"8 failed, 4 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Oct 4, 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":"4 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":"Vacant Residential Property / Lot #519790: Inactive since May 10, 2014","why":"A license record proves the licensed activity existed at that time. An inactive or expired license does not establish that the business still operates—or that it may legally reopen under the same use.","action":"If business income matters, verify the current tenant, use registration, and active license in eCLIPSE.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/licenses/business-licenses/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as 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 7 historical violations across 4 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/"}]}