{"asOf":"2026-07-25T10:08:40.216Z","block":"1600-1699 SPRUCE ST","blockUrl":"https://philadelphia.blockreport.homes/block/1600-1699-spruce-st","address":"1604 SPRUCE ST","parcelNumber":"881521420","source":"https://property.phila.gov/?p=881521420","ownerType":"investor","kind":"multi-family","isHouse":false,"home":false,"commercial":false,"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":"1604 SPRUCE MULTI LLC","coOwner":null,"marketValue":1195500,"landAssessment":239100,"improvementAssessment":956400,"livableArea":3710,"yearBuilt":1880,"lastSale":{"price":1400000,"date":"2014-08-05T04:00:00Z"},"openViolations":0,"violations":[{"number":"2272283","date":"2011-07-25","code":"A-901.13/1","title":"PENALTY- NO BLDG PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2272282","date":"2011-07-25","code":"A-301.1/46","title":"PERMB- INSTALL HVAC SYS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2237431","date":"2011-09-01","code":"PM-704.2/4","title":"HIST DIST-WINDOWS, DOORS ETC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2388187","date":"2012-03-15","code":"PM-102.0/1","title":"LICENSE-RES GENERAL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2388188","date":"2012-03-15","code":"PM-407.2/11","title":"ELEC-CABLES/WIRES LOOSE-RES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3121851","date":"2014-02-11","code":"FC-915.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3121853","date":"2014-02-11","code":"PM-407.2/8","title":"ELEC-FIXTURE/OUTLET LOOSE-RES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3121852","date":"2014-02-11","code":"PM-407.2/11","title":"ELEC-CABLES/WIRES LOOSE-RES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4775095","date":"2018-08-10","code":"LR-1","title":"RENEW LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"288322","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DCC","status":"CLOSED","createdDate":"2011-07-26","completedDate":"2011-11-18","violations":[{"number":"2272283","date":"2011-07-25","code":"A-901.13/1","title":"PENALTY- NO BLDG PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2272282","date":"2011-07-25","code":"A-301.1/46","title":"PERMB- INSTALL HVAC SYS","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"294963","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DCC","status":"CLOSED","createdDate":"2011-09-01","completedDate":"2011-11-18","violations":[{"number":"2237431","date":"2011-09-01","code":"PM-704.2/4","title":"HIST DIST-WINDOWS, DOORS ETC","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"319900","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2012-03-16","completedDate":"2012-08-16","violations":[{"number":"2388187","date":"2012-03-15","code":"PM-102.0/1","title":"LICENSE-RES GENERAL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2388188","date":"2012-03-15","code":"PM-407.2/11","title":"ELEC-CABLES/WIRES LOOSE-RES","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"418909","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2014-02-12","completedDate":"2014-05-16","violations":[{"number":"3121851","date":"2014-02-11","code":"FC-915.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3121853","date":"2014-02-11","code":"PM-407.2/8","title":"ELEC-FIXTURE/OUTLET LOOSE-RES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3121852","date":"2014-02-11","code":"PM-407.2/11","title":"ELEC-CABLES/WIRES LOOSE-RES","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"649276","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2018-08-13","completedDate":"2018-09-18","violations":[{"number":"4775095","date":"2018-08-10","code":"LR-1","title":"RENEW LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2011,"n":3,"worst":null},{"y":2012,"n":2,"worst":null},{"y":2014,"n":3,"worst":null},{"y":2018,"n":1,"worst":null}],"investigations":[{"caseNumber":"288322","date":"2011-07-25","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"294963","date":"2011-08-30","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"288322","date":"2011-08-30","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"288322","date":"2011-09-13","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"288322","date":"2011-09-30","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"294963","date":"2011-10-04","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"294963","date":"2011-11-03","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"288322","date":"2011-11-08","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"288322","date":"2011-11-18","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"319900","date":"2012-03-15","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"319900","date":"2012-08-10","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"418909","date":"2014-02-11","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"418909","date":"2014-03-25","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"418909","date":"2014-05-16","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"649276","date":"2018-08-10","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"649276","date":"2018-09-17","type":"HCEU INSP","status":"PASSED"}],"inspYears":[{"y":2011,"fails":5,"passes":4},{"y":2012,"fails":1,"passes":1},{"y":2014,"fails":2,"passes":1},{"y":2018,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.94725791661817,"lng":-75.16836362284272,"geom":{"type":"Polygon","coordinates":[[[-75.168307494,39.947364554],[-75.168349704,39.947157091],[-75.168358317,39.947143728],[-75.168420216,39.94715115],[-75.168373673,39.947372379],[-75.168307494,39.947364554]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19103","beds":null,"baths":null,"stories":4,"lotArea":1451,"zoning":"CMX2","grade":"B","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"36 HAMPTON CT, WRIGHTSTOWN PA, 18940","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR A FIVE(5) FAMILY DWELLING IN AN EXISTING ATTACHED STRUCTURE.","status":"CLOSED","outcome":"Granted with conditions","date":"2011-03-02","number":"14435","relatedPermit":"316684"},{"type":"ZBA Permit Denial - Variance","grounds":"(PERMIT) APPLICATION IS FOR A VISITOR ACCOMODATIONS IN THE SAME BUILDING WITH   ALL OTHER USES AS PREVIOUSLY APPROVED. NO SIGN ON THIS APPLICATION.\n\nThe permit for the above location cannot be issued because the proposal does not comply wit","status":"Completed","outcome":"Granted with conditions","date":"2023-03-14","number":"ZP-2022-009401","relatedPermit":"ZP-2022-009401"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":1744200,"taxable":1119600,"land":93040,"improvement":1651160,"taxableLand":93040,"taxableImprovement":1026560,"exemptLand":0,"exemptImprovement":624600},{"y":2017,"v":1744200,"taxable":1119600,"land":93040,"improvement":1651160,"taxableLand":93040,"taxableImprovement":1026560,"exemptLand":0,"exemptImprovement":624600},{"y":2018,"v":1874200,"taxable":1184600,"land":118460,"improvement":1755740,"taxableLand":118460,"taxableImprovement":1066140,"exemptLand":0,"exemptImprovement":689600},{"y":2019,"v":1930400,"taxable":1248019,"land":193040,"improvement":1737360,"taxableLand":193040,"taxableImprovement":1054979,"exemptLand":0,"exemptImprovement":682381},{"y":2020,"v":1944800,"taxable":1257329,"land":194480,"improvement":1750320,"taxableLand":194480,"taxableImprovement":1062849,"exemptLand":0,"exemptImprovement":687471},{"y":2021,"v":1944800,"taxable":1257329,"land":194480,"improvement":1750320,"taxableLand":194480,"taxableImprovement":1062849,"exemptLand":0,"exemptImprovement":687471},{"y":2022,"v":1944800,"taxable":1944800,"land":194480,"improvement":1750320,"taxableLand":194480,"taxableImprovement":1750320,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":1944800,"taxable":1944800,"land":194480,"improvement":1750320,"taxableLand":194480,"taxableImprovement":1750320,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":1944800,"taxable":1944800,"land":194480,"improvement":1750320,"taxableLand":194480,"taxableImprovement":1750320,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":1893100,"taxable":1893100,"land":283965,"improvement":1609135,"taxableLand":283965,"taxableImprovement":1609135,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":1893100,"taxable":1893100,"land":283965,"improvement":1609135,"taxableLand":283965,"taxableImprovement":1609135,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":1195500,"taxable":1195500,"land":239100,"improvement":956400,"taxableLand":239100,"taxableImprovement":956400,"exemptLand":0,"exemptImprovement":0}],"taxNow":26500,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"296846","date":"2010-09-13","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2010-09-13","scope":"CHANGE OF USE FROM LAW OFFICE TO DENTIST OFFICE/ TWO (1) FAMILY DWELLINGS NEW INTERIOR PARTITIONS"},{"number":"326553","date":"2011-02-24","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2011-06-01","scope":"INTERIOR DEMOLITION OF NON LOADBEARING WALLS 1ST THROUGH 4TH. NO REMOVAL OF RATED ASSEMBLIES"},{"number":"316684","date":"2011-03-10","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2011-03-10","scope":"FIVE FAMILY DWELLING IN AN EXISTING STRUCTURE."},{"number":"329185","date":"2011-04-12","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2011-11-18","scope":"REHAB-4 STORY WITH BASEMENT AS PER PLANS. NO UNPINNING IS IN THIS APPLICATION."},{"number":"342803","date":"2011-06-03","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2011-11-23","scope":"FOR THE INSTALLATION OF A FIRE SUPPRESSION SYSTEM AND BACKFLOW PREVENTION ASSEMBLY AS PER PLAN."},{"number":"348399","date":"2011-06-20","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2011-09-01","scope":"INSTALLING NEW 5\" CAST IRON UNDERGROUND NEW CAST IRON AND COPPER DRAINS COPPER WATER LINES,8 WATER CLOSET,8 LAVS,8 SHOWERS, 5 KITCHEN SINK"},{"number":"351811","date":"2011-07-08","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2011-08-09","scope":"INSTALLATION OF NEW LATERAL AND NEW 2\" WATER SERVICE"},{"number":"349096","date":"2011-07-27","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2011-10-05","scope":"COMPLETE REWIRING OF EXISTING BLDG FOR 5 NEW APARTMENTS, INSTALL OF ALL NEW DEVICES, LIGHTING FIXTURES, SMOKE DETECTORS AND DEDICATED CIRCUITS FOR APPLIANCE, HEATING AND A/C CIRCUITS, INSTALLATION OF ALL EXIT AND EMERGENCY LIGHTING FIRE ALARM SYSTEM INSTALLATION OF NEW 400AMP SERVICE WITH 6 METERS AND 6 SUB PANELS AS PER 2008 NEC, NFPA-72"},{"number":"361156","date":"2011-09-01","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2011-11-09","scope":"TCO FOR 1604 SPRUCE ST UNIT A .LINK TO PARENT PERMIT # 329185"},{"number":"361239","date":"2011-09-01","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2011-09-08","scope":"TCO FOR UNIT B LINKED TO PARENT PERMIT # 329185"},{"number":"361250","date":"2011-09-01","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2011-09-08","scope":"TCO FOR UNIT C LINKED TO PARENT PERMIT# 329185"},{"number":"361277","date":"2011-09-01","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2011-09-08","scope":"TCO FOR UNIT D LINKED TO PARENT PERMIT # 361277"},{"number":"361283","date":"2011-09-01","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2011-09-08","scope":"TCO FOR UNIT E LINKED TO PARENT LPERMIT # 329185"},{"number":"364240","date":"2011-10-20","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2011-11-03","scope":"AMEND PERMIT#329185 TO REFLECT REPLACEMENT OF EXISTING WINDOWS WITH WOOD AND ALUMINUM CLAD WINDOWS ALONG REAR OF BUILDING TO COMPLY WITH VIOLATION CASE #294963. PLANS ARE APPROVED BY PHILADELPHIA HISTORICAL COMMISSION. NO CHANGE TO INTERIOR."},{"number":"357584","date":"2011-11-16","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2011-11-18","scope":"HVAC, DUCTWORK AS PER PLANS; INSTALL 2 DUCTLESS SPLIT SYSTEMS."},{"number":"ZP-2022-009401","date":"2023-03-01","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Visitor Accommodations"}],"storyTag":"Renovated & sold on","storyDelta":2.5,"timeline":[{"y":2011,"k":"permit","w":"Administrative"},{"y":2011,"k":"permit","w":"Administrative"},{"y":2011,"k":"permit","w":"Mechanical"},{"y":2012,"k":"viol","w":"2 L&I violations"},{"y":2012,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2014,"k":"viol","w":"3 L&I violations"},{"y":2014,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2014,"k":"sale","p":1400000},{"y":2018,"k":"viol","w":"L&I violation"},{"y":2018,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2023,"k":"permit","w":"Change of Use"},{"y":2023,"k":"appeal","w":"Appeal granted with conditions"}],"rented":true,"licenses":[{"number":"566159","type":"Rental","status":"Closed","businessName":"1604 SPRUCE STREET LP","legalName":"1604 SPRUCE STREET LP","address":"1604 SPRUCE ST","revenueCode":"3202","rentalCategory":null,"units":5,"issuedDate":"2012-06-05","latestIssueDate":"2014-02-14","expirationDate":"2015-02-28","inactiveDate":"2015-04-29"},{"number":"686498","type":"Rental","status":"Active","businessName":"1604 Spruce Multi LLC","legalName":"1604 Spruce Multi LLC","address":"1604 SPRUCE ST","revenueCode":"3202","rentalCategory":"Hotel","units":5,"issuedDate":"2015-12-16","latestIssueDate":"2025-12-24","expirationDate":"2026-12-31","inactiveDate":null}],"licenseActivity":[{"number":"686498","type":"Rental","businessName":"1604 Spruce Multi LLC","legalName":"1604 Spruce Multi LLC","issuedDate":"2015-12-16","latestIssueDate":"2025-12-24","closureDate":null,"expirationDate":"2026-12-31","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"566159","type":"Rental","businessName":"1604 SPRUCE STREET LP","legalName":"1604 SPRUCE STREET LP","issuedDate":"2012-06-05","latestIssueDate":"2014-02-14","closureDate":"2015-04-29","expirationDate":"2015-02-28","inactiveDate":"2015-04-29","status":"Closed","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","units":5,"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":["1 permit event since 2023","1 zoning/board appeal 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 #14435: CLOSED · Granted with conditions; related permit 316684. Use permit #296846: 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 (36 HAMPTON CT, WRIGHTSTOWN PA, 18940).","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":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1880 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":"9 failed, 7 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Sep 17, 2018.","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":"2 fire/suppression-related permits matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as multi-family. 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 9 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/"}]}