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SEPARATE PERMITS ARE REQUIRED FOR THE 3\" DOMESTIC WATER DISTRIBUTION SERVICE; 5\" STORM LATERAL; 6\" STORM LATERAL; 5\" SANITARY LATERAL; & 6\" SANITARY LATERAL TO THE STREET MAINS. ALL FLOOR DRAINS SHALL BE EQUIPPED WITH TRAP PRIMERS, PER CODE SECTION P-1204.3."},{"number":"734588","date":"2016-12-06","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2018-03-02","scope":"FOR AMENDMENT OF BUILDING PERMIT AP#608443 TO REVISE FOUNDATION DESIGN TO INCLUDE BEARING WALL DETAILS FOR THE PROPOSED ELEVATOR SHAFT INSTALLATION PER DWG S-2.0."},{"number":"741277","date":"2016-12-06","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2018-03-02","scope":"FOR AMENDMENT OF BUILDING PERMIT AP#684421 FOR REVISION OF DETAIL PAGE TO INCLUDE NEW BEARING WALL CONSTRUCTION DETAILS. (SEE PLANS UNDER AP#734588.)"},{"number":"741211","date":"2016-12-28","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2018-05-26","scope":"FOR THE INSTALLATION OF MECHANICAL APPLIANCES WITH ASSOCIATED DUCTWORK THROUGHOUT AN EXISTING BUILDING. 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":"758154","date":"2017-02-09","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-02-17","scope":"INSTALL 2 NEW 5\" CURB TRAPS AND FAI FOR ROOF DRAINS.INSTALL 2 NEW 5\" CURB TRAPS AND FAI(S) AND 4 LATERALS FOR APRTMENTS IN BLDG *ALL SEWERS WIILL CCOME IN ON HOPE ST*SELF CERTIFICATION'S ARE NO LONGER PERMITTED\",\"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FT IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"753069","date":"2017-03-15","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2018-05-26","scope":"FOR THE INSTALLATION OF A NEW NFPA 13 FIRE SUPPRESSION SYSTEM WITH A 6 INCH FIRE SERVICE LINE, TWO (2) STANDPIPE RISERS, A FIRE PUMP, A BACKFLOW PREVENTER AND SPRINKLER LAYOUT AS PER PLANS."},{"number":"764608","date":"2017-06-08","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2018-05-26","scope":"FOR THE AMENDMENT OF BUILDING PERMIT AP#684421 TO REVISE FIRST AND SECOND FLOOR ASSEMBLY UL DESIGN NO. FROM UL DESIGN NO. D816 INTO UL DESIGN NO. 949."},{"number":"805371","date":"2017-09-19","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2018-05-26","scope":"AMEND PERMIT NUMBER 724715 ADD ADDITIONAL FIXTURE AND SEWAGE IN BASEMENT"},{"number":"840971","date":"2018-01-09","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-03-27","scope":"INSTALL 1600AMP,3 PHASE MAIN SERVICE,INSTALL 34-GANG METER MODULE,INSTALL WIRING AND DEVICES THROUGHOUT MIXED USE BUILDING(30 APARTMENTS & 4 COMMERCIAL SPACES) AS PER 2008 NEC (CC DISTRICT) INSTALL A COMPLETE FIRE ALARM SYSTEM THROUGHOUT WITH PULLS,HORNS,STROBES AND LIGHTS AS PER NFPA72"},{"number":"861705","date":"2018-03-23","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2018-03-27","scope":"TEMPORARY CERTIFICATE OF OCCUPANCY"},{"number":"861938","date":"2018-03-26","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-05-26","scope":"INSTALL 64 CHANNEL CAMERA SYSTEM WITH DVR INSTALL 42 CAMERAS INSTALL INTERCOM SYSTEM FOR 30 APTS AS PER NEC 2008 CC DISTRICT"},{"number":"863045","date":"2018-04-11","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2018-05-26","scope":"TO AMEND ELECTRICAL PERMIT NUMBER 840971 TO INCLUDE IN DESCRIPTION INSTALL FIRE PUMP MAIN SERVICE METER & WIRING TO CONTROLLER PLANS SUBMITTED AND SCANNED IN.CODE INSP.(CC DISTRICT)"},{"number":"861361","date":"2018-04-20","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2018-05-22","scope":"FOR THE AMENDMENT OF PERMIT AP#684421 FOR THE RECONFIGURATION OF RESIDENTIAL UNITS FOR TYPE A & TYPE B ACCESSIBLE UNITS, AND RECONFIGURATION OF GRD FLR LAYOUT AS PER APPROVED PLANS. **SEPARATE TENANT FIT-OUT AND USE PERMIT REQ'D AT GROUND FLR.**"},{"number":"866016","date":"2018-05-15","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-05-26","scope":"REMOVE FIRE ALARM NOTICICATION DEVICES IN ALL BATHROOMS, NOTIFICATION DEVICES ARE NOT REQUIRED & SHOULD NEVER HAVE BEEN DRAWN ONTO ORIGINAL PLANS (PERMIT# 840971) AS PER NFPA72 (CC DISTRICT) SEE ENGINEERS LETTER ATTACHED"},{"number":"894387","date":"2018-07-17","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2018-07-17","scope":"FOR THE CREATION OF THREE SPACES FROM ONE ON THE FIRST FLOOR, SPACE 1,TO REMAIN VACANT(USE REGISTRATION REQUIRED PRIOR TO OCCUPANCY) SPACE 2 FOR PERSONEL SERVICES (GYM), SPACE 3 TO REMAIN VACANT(USE REGISTRATION REQUIRED PRIOR TO OCCUPANCY0 ALL ON THE FIRST FLOOR OF AN EXISTING STRUCTURE."},{"number":"896087","date":"2018-09-18","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-12-21","scope":"FOR INITIAL FITOUT OF COMMERCIAL TENANT SPACE TO CREATE PRIVATE PERSONAL SERVICES SPACE (GYM) INCLUDING ERECTION OF PARTITION WALLS FOR TOILET ROOM & TRAINING/INSTRUCTION SPACES PER APPROVED PLANS; BUILDING IS FULLY SPRINKLERED. SEPARATE PERMIT REQ'D FOR ANY MECH., ELEC., PLUMB., & FIRESUPP WORK."},{"number":"915838","date":"2018-10-03","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2018-12-21","scope":"RELOCATE (35) EXISTING SPRINKLER HEADS. (COMMERCIAL)"},{"number":"912332","date":"2018-10-23","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-12-21","scope":"TIE ALL NEW CIRCUITS INTO EXISTING PANELS,WIRE THROUGHOUT COMMERCIAL AREA WITH RECEPTS,SWITCHES,LIGHTS,FIXTURES AND SMOKES ON AN EXISTING SERVICE AS PER 2008 NEC (CC DISTRICT) INSTALL NEW FIRE ALARM DEVICES LIKE PULLS,HORNS,STROBES AND LIGHTS ON AN EXISTING FIRE ALARM SYSTEM AS PER NFPA72"},{"number":"913446","date":"2018-10-24","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2018-12-17","scope":"FOR MECHANICAL ALTERATIONS TO INCLUDE THE INSTALLATION OF THREE (3) HEAT PUMPS WITH REGISTERS/DIFFUSERS AND ASSOCIATED DUCTWORK, AS PER APPROVED PLANS."},{"number":"915809","date":"2018-11-01","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-12-21","scope":"INSTALL 4-TOILETS, 4-LAVS, 4-SHOWERS, 1-MOP SINK, 1-WATER FOUNTAIN & 2-LAUNDRY AND 1-WATER HEATER & 2-STACKS THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"940043","date":"2019-02-05","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2019-02-05","scope":"FOR THE ERECTION OF ONE(1) 19 SQ FT ILLUMINATED FLATWALL SIGN INSTALL IN SPACE #2. FOR USE AS PERSONEL SERVICES. SIZE AND LOCATION AS PER PLANS."},{"number":"940050","date":"2019-02-05","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2019-04-24","scope":"FOR THE INSTALLATION OF ONE (1)ILLUMINATED FLATWALL SIGN 19 SQ FT. FOR USE AS PERSONEL SERVICES. AS PER PLANS."},{"number":"963089","date":"2019-04-02","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"WIRE ILLUMINATED SIGN FLATWALL 19 SQ FT, LED 120 VOLTS, 1-20 AMP CIRCUIT, PER 2008 NEC"},{"number":"1013689","date":"2019-09-25","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2019-09-25","scope":"FOR USE AS FINANCIAL SERVICES(BANK) IN UNIT 1, FOR AN EXISTING BUSINESS AND PROFESSIONAL OFFICE IN UNIT 2 AND A BUSINESS AND PROFESSIONAL OFFICE IN UNIT 3 ALL ON THE FIRST FLOOR OF AN EXISTING STRUCTURE."},{"number":"1014650","date":"2019-10-09","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2020-02-05","scope":"FOR THE TENANT FITOUT OF UNIT 1 AND UNIT 3 ON THE 1ST FLOOR OF A 5 STORY BUILDING TO INCLUDE INSTALLATION OF NON-BEARING PARTITIONS, DOORS, TOILET FACILITIES AS PER PLANS. CERTIFICATE OF OCCUPANCY INCLUDED IN THIS PERMIT. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION."},{"number":"1025726","date":"2019-11-07","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2020-02-05","scope":"INSTALL 6 FIXTURES AS PER 2004 PPC"},{"number":"1028482","date":"2019-11-19","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2020-02-05","scope":"EZ PERMIT SPRINKLER RELOCATION (NFPA 13)- FOR THE RELOCATION OF SPRINKLER HEADS AS PER ATTACHED STANDARDS. DEVIATIONS FROM THESE STANDARDS REQUIRE SUBMISSION OF CONSTRUCTION AND SITE PLANS."},{"number":"1028798","date":"2019-12-19","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2020-02-05","scope":"INSTALLATION OF A NEW MECHANICAL SYSTEM FOR AN EXISTING MIXED-USE STRUCTURE TO INCLUDE NEW HEAT PUMPS, AIR HANDLERS AND DIFFUSERS AND ALL ASSOCIATED DUCTWORK AS PER APPROVED PLANS. **SEPARATE PERMITS REQUIRED FOR ANY PLUMBING, ELECTRICAL OR FIRE SUPPRESSION WORK**"},{"number":"1028307","date":"2020-01-14","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2020-02-05","scope":"NO MAIN SERVICE WORK INCLUDED-PANELS EXISTING - INSTALL ALL WIRING THROUGHOUT 2 COMMERCIAL SPACES ARE PER DRAWINGS. INSTALL RECEPTACLES, SWITCHES, LIGHTS & GFCI DEVICES INSTALL ADDITIONAL FIRE ALARM DEVICES TO EXISITNG BUILDING SYSTEM **BUILDING PERMIT# 1014650**"},{"number":"1049993","date":"2020-05-05","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2026-01-05","scope":"FOR THE INSTALLATION OF ONE (1) STATICALLY ILLUMINATED FLAT WALL (CHANNEL LETTERS) SIGN ACCESSORY TO AN EXISTING FINANCIAL SERVICES (BANK) IN UNIT 1 ON THE FIRST FLOOR OF AN EXISTING MIXED-USE STRUCTURE. SIZE AND LOCATION AS SHOWN IN THE APPLICATION/PLAN."},{"number":"1055650","date":"2020-06-04","work":"Sign","type":"General","description":"General Permit","status":"Completed","completedDate":"2021-02-17","scope":"INSTALL ONE ACCESSORY FLAT WALL SIGN SET 23-1/2\" X 18' ILLUM LETTER ON RACEWAY ON AN EXISTING STRUCTRE (35.25 SQ FT) CONNECT TO EXISTING ELECTRIC."},{"number":"ZP-2020-002095","date":"2020-10-21","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Expired","completedDate":"2026-01-05","scope":"FOR THE ERECTION OF TWO (2) INTERNALLY ILLUMINATED WALL SIGNS. SIZE AND LOCATION AS SHOWN ON PLANS."},{"number":"GP-2020-010901","date":"2021-01-13","work":"Sign","type":"General","description":"General Permit","status":"Expired","completedDate":"2023-06-09","scope":"FOR THE ERECTION OF TWO (2) INTERNALLY ILLUMINATED WALL SIGNS ACCESSORY TO A FINANCIAL INSTITUTION."},{"number":"EP-2021-004515","date":"2021-05-04","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2022-11-15","scope":"Install 20 amp, 120v circuit for a sign as per 2014 nec Permit GP-2020-010901"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2019,"k":"permit","w":"Suppression"},{"y":2019,"k":"permit","w":"Mechanical"},{"y":2020,"k":"permit","w":"Electrical"},{"y":2020,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2020,"k":"permit","w":"Sign"},{"y":2020,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2020,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2020,"k":"appeal","w":"Appeal granted"},{"y":2021,"k":"permit","w":"Sign"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"viol","w":"5 L&I violations"},{"y":2021,"k":"insp","w":"L&I: 4 failed, 2 passed"}],"rented":true,"licenses":[{"number":"651542","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"SPRING GARDEN VIEW LLC","legalName":"SPRING GARDEN VIEW LLC","address":"117-21 SPRING GARDEN ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2015-01-06","latestIssueDate":"2015-01-06","expirationDate":"2016-04-30","inactiveDate":"2016-06-29"},{"number":"779142","type":"Rental","status":"Active","businessName":"SPRING GARDEN VIEW LLC","legalName":"SPRING GARDEN VIEW LLC ","address":"117-21 SPRING GARDEN ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":30,"issuedDate":"2018-06-05","latestIssueDate":"2026-06-04","expirationDate":"2027-06-04","inactiveDate":null}],"licenseActivity":[{"number":"779142","type":"Rental","businessName":"SPRING GARDEN VIEW LLC","legalName":"SPRING GARDEN VIEW LLC ","issuedDate":"2018-06-05","latestIssueDate":"2026-06-04","closureDate":null,"expirationDate":"2027-06-04","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"651542","type":"Vacant Residential Property / Lot","businessName":"SPRING GARDEN VIEW LLC","legalName":"SPRING GARDEN VIEW LLC","issuedDate":"2015-01-06","latestIssueDate":"2015-01-06","closureDate":"2016-06-29","expirationDate":"2016-04-30","inactiveDate":"2016-06-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","units":30,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #23786: CLOSED · Granted with conditions; related permit 562722. Use permit #506515: COMPLETED. The history also contains “PERM Z- NEW USE.”","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":"4 permits not marked completed: 963089 (Issued), ZP-2020-002095 (Expired), GP-2020-010901 (Expired), EP-2021-004515 (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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"12 failed, 8 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was FAILED on May 17, 2021.","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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #651542: Inactive since Jun 29, 2016","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 28 historical violations across 12 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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Sprinkler Certification: Certified through May 5, 2027","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":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"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/"}]}