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Deviations from these standards require submission of construction and site plans. Modify (914) sprinkler heads to accommodate changes to building/layout; sectors 5 and 6"},{"number":"OP-2023-000186","date":"2023-05-08","work":"Temporary Tents and Canopies","type":"Operations","description":"Operations Permit","status":"Expired","completedDate":"2025-06-23","scope":"Install temporary tenting for University of Pennsylvania for an event at the University of Pennsylvania at the Upper and Lower Quadrangle. Delivery 5/10/23 Event 5/13/23 Remove 5/17/23. Tenting will be on the campus of University of Pennsylvania and will not impact any streets or sidewalks."},{"number":"PP-2023-004756","date":"2023-06-29","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":"2024-11-19","scope":"Interior plumbing work for dormitory remodeling"},{"number":"EP-2023-004615","date":"2023-08-03","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2026-06-26","scope":"Selective Interior renovation including new lighting, branch circuiting as per 2017 NEC. Alterations to the existing fire alarm system as per 2016 NFPA 72. Project also included removing and replacing 200 electrical panels and two 750 KVA Substations as per 2017 NEC."},{"number":"FP-2024-000437","date":"2024-03-11","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"FOR THE MODIFICATION OF AN EXISTING WET SPRINKLER SYSTEM. EXTEND THE EXISTING SPRINKLER SYSTEM AND INSTALL A PRE-ACTION SPRINKER SYSTEM IN AREA D, LEVELS 1 AND 2. SPRINKLER SYSTEM TO BE INSTALLED IN ACCORDANCE WITH APPROVED PLANS, HYDRAULIC CALCULATIONS AND NFPA 13."},{"number":"EP-2024-003266","date":"2024-04-17","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-05-23","scope":"INSTALL TWO PREACTION SUPPRESSION SYSTEMS IN THE 1ST & 2ND FLOOR ELECTRIC ROOMS. INSTALL (2) CONTROL PANELS, (11) SMOKE DETECTORS & (2) FIRE BELLS. THE PREACTION SYSTEMS WILL BE CONNECTED TO THE EXISTING BUILDING FIRE ALARM SYSTEM. ALL WORK IN ACCORDANCE WITH THE 2017 NEC."},{"number":"OP-2024-000134","date":"2024-05-06","work":"Temporary Tents and Canopies","type":"Operations","description":"Operations Permit","status":"Expired","completedDate":"2025-07-25","scope":"Install temporary tenting for The University of Pennsylvania at the University of Pennsylvania Quadrangle located at 36th and Spruce Streets. Tenting will be on the campus of the University of Pennsylvania and will not impact streets or sidewalks. Install 5/15/24 Event 5/17/24 Remove 5/23/24. TENTS ONLY-NO OTHER ITEMS APPROVED."},{"number":"FP-2024-001820","date":"2024-08-28","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"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. Relocate (991) sprinklers to accommodate interior alterations - sectors 3 and 4"},{"number":"CP-2025-002345","date":"2025-05-28","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"LEVEL II ALTERATIONS (NO CHANGE OF OCCUPANCY) FOR RENOVATIONS TO DWELLING UNITS WITHIN EXISTING HIGHER EDUCATIONAL DORMITORY BUILDING (GUADRANGLE) AS PER APPROVED PLANS AND PHC APPROVALS. EXISTING BUILDING FULLY SPRINKLERED. *2018 IEBC REVIEW* **SEPARATE PERMITS REQUIRED FOR ANY MEP OR FIRE SUPPRESSION WORK**"},{"number":"EP-2025-003155","date":"2025-06-16","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-07-28","scope":"REPLACE LIGHT FIXTURES, ONE FOR ONE ADD NEW KITCHEN RECEPTACLE OUTLETS AND REPLACE GFCE OUTLETS. INSTALL NEW CIRCUIT BREAKER PANEL IN MEMORIAL UNIT ACCORDING TO THE 2017 NEC AND PER PLANS."},{"number":"PP-2025-007636","date":"2025-06-30","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"INSTALLATION OF REQUIRED SANITARY, WASTE, VENT, AND WATER SUPPLY PIPING FOR 1 NEW WASHING MACHINE CONNECTION. REMAINING FIXTURES ARE BEING REPLACED LIKE FOR LIKE WITHOUT PIPING PER PLANS. ALL WORK TO BE PERFORMED IN STRICT COMPLIANCE WITH 2018 PPC AND APPROVED PLANS. MECHANICAL PERMIT IS REQUIRED FOR ANY MECHANICAL, FUEL GAS, AND DUCTWORK TO BE INSTALLED."},{"number":"EP-2025-006549","date":"2025-07-22","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2026-06-15","scope":"Installation of 2 low-voltage pre-action systems for 2nd & 3rd floor electrical rooms as per 2016 NFPA 72. 120v Power to panels and/or equipment provided by others."},{"number":"FP-2025-000901","date":"2025-07-22","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2026-06-12","scope":"FOR THE EXTENSION OF AN EXISTING FIRE SPRINKLER SYSTEM IN ACCORDANCE WITH APPROVED PLANS, HYDRAULIC CALCULATIONS AND NFPA 13."},{"number":"CP-2025-001141","date":"2025-08-04","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-11-04","scope":"FOR A LEVEL II INTERIOR ALTERATIONS TO AN EXISTING TENANT SPACE ON THE GROUND FLOOR LEVEL OF AN EXISTING STRUCTURE. **SEPARTE USE REGISTRATION PERMIT WILL BE REQUIRED PRIOR TO OCCUPANCY** ALTERATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS, PROVIDE FINISHES/FURNISHINGS, AND ACCESSIBILITY IMPROVEMENTS THROUGHOUT.** ALL WORK TO BE DONE PER APPROVED PLANS.** IF FIELD CONDITIONS VARY CONTACT DESIGN PROFESSIONAL PRIOR TO THE START OF ANY WORK.**SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK.**"},{"number":"ZP-2025-005918","date":"2025-08-07","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Business Support"},{"number":"FP-2025-001648","date":"2025-08-20","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"Relocate (732) sprinklers to accommodate interior alterations in Sectors 1 & 2. NO EXTENSION OF EXISTING SYSTEM AND NO CHANGING TO QUICK CONNECT RESIDENTIAL AS PER STANDARD."},{"number":"EP-2025-008504","date":"2025-09-12","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-10-24","scope":"Install 54 light fixtures, 4 exits, 19 switch, 2 contactors, 23 receptacles, 3 equipment power as per 2017 NEC. ***Fire Alarm is not included.***"},{"number":"MP-2025-004579","date":"2025-09-19","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-11-03","scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS, AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."},{"number":"FP-2025-001981","date":"2025-09-23","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-11-04","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. Relocate (43) sprinklers to accommodate interior alterations to ground floor Spaces 3734 and 3736"},{"number":"PP-2025-011426","date":"2025-09-24","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-11-03","scope":"Installing vent, domestic, and sanitary piping. Installing hot water heater, recirc pump, LAV, water closet, and janitor sink. ALL WORK PERFORMED IN COMPLIANCE WITH 2018 PPC AND EZ STANDARD."},{"number":"EP-2025-009313","date":"2025-10-06","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-10-29","scope":"Fire Alarm: Install 4 smoke detectors, 4 horn/strobe, 5 strobe, 1 tamper switch, 1 flow switch, 4 pull station, 1 NAC Panel, 1 annunciator panel, 2 modules as per 2016 NFPA 72."},{"number":"PP-2026-002590","date":"2026-03-03","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"REPLACE 6 lavs, 6 water closets, 4 bath tubs & 2 showers. **WITHOUT PIPING**"},{"number":"EP-2026-001806","date":"2026-03-19","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"Demo lighting and receptacles. Install new lighting, receptacles, utilizing existing circuitry as per 2017 NEC."},{"number":"CP-2026-000887","date":"2026-04-15","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR LEVEL II ALTERATION TO INCLUDE EXTERIOR WALL PENETRATION AND ROOF PENETRATION AS PER APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR AND MEP WORK."},{"number":"PP-2026-005331","date":"2026-04-26","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"Install 4- new instant water heaters to include all necessary piping ALL WORK PERFOMRED IN STRICT COMPLIANCE WITH 2018 PPC AND EZ PLUMBING STANDARD."},{"number":"MP-2026-002334","date":"2026-04-27","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF A NEW HVAC SYSTEMS ASSOCIATED PIPING AS PER APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR ELECTRICAL, PLUMBING, FIRE SUPPRESSION."},{"number":"OP-2026-000127","date":"2026-05-01","work":"Temporary Tents and Canopies","type":"Operations","description":"Operations Permit","status":"Expired","completedDate":"2026-05-22","scope":"ASSEMBLY USE TENT - LAWFUL OCCUPANCY SHALL BE AS POSTED - REMOVAL DATE ELECTRICAL PERMIT REQUIRED, UNLESS POWER IS PROVIDED THROUGH EXISTING EXTERIOR GROUND FAULT PROTECTED RECEPTACLES AND POWER CORDS ARE RATED EXTRA HEAVY DUTY WITH U. L. LABEL STATING SUCH RATING. NO COOKING OR HEATING PERMITTED WITH THIS APPROVAL. Streets Department permit is required for street closure prior to the start work if applicable."},{"number":"EP-2026-004388","date":"2026-06-12","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"Replacing hot water heaters and some devices as per 2017 NEC."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"permit","w":"Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"Alterations"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"Alterations"},{"y":2026,"k":"permit","w":"Addition and/or Alterations"},{"y":2026,"k":"permit","w":"Temporary Tents and Canopies"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"viol","w":"L&I violation"},{"y":2026,"k":"insp","w":"L&I: 2 failed, 1 passed"}],"rented":false,"licenses":[{"number":"348038","type":"Food Estab, Retail Non-Permanent Location (Annual)","status":"Inactive","businessName":"VAN LE (LE ANH CHINESE FOOD)","legalName":"VAN LE","address":"3600 SPRUCE ST","revenueCode":"3112","rentalCategory":null,"units":null,"issuedDate":"2005-12-21","latestIssueDate":"2016-11-14","expirationDate":"2017-04-30","inactiveDate":"2017-06-29"},{"number":"413614","type":"Food Estab, Retail Non-Permanent Location (Annual)","status":"Inactive","businessName":"IOANNIS AKRITIDIS (T/A THE CREPE WALK)","legalName":"IOANNIS AKRITIDIS","address":"3600 SPRUCE ST","revenueCode":"3112","rentalCategory":null,"units":null,"issuedDate":"2007-06-14","latestIssueDate":"2007-06-14","expirationDate":"2008-04-30","inactiveDate":null},{"number":"546959","type":"Dumpster License - Private Property","status":"Active","businessName":"UNIVERSITY OF PENNA TRUSTEES","legalName":"UNIVERSITY OF PENNA TRUSTEES","address":"3600 SPRUCE ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2011-10-21","latestIssueDate":"2013-09-04","expirationDate":null,"inactiveDate":null},{"number":"711070","type":"Food Establishment, Retail Permanent Location","status":"Active","businessName":"UNIVERSITY OF PENNA TRUSTEES","legalName":"UNIVERSITY OF PENNA TRUSTEES","address":"3600 SPRUCE ST","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2016-08-12","latestIssueDate":"2025-08-11","expirationDate":"2026-08-11","inactiveDate":null},{"number":"875902","type":"Food Preparing and Serving (30+ SEATS)","status":"Active","businessName":"Bon Appetit Management Co. (New College House West)","legalName":"Bon Appetit Management Co.","address":"3600 SPRUCE ST","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2021-08-23","latestIssueDate":"2025-07-14","expirationDate":"2026-08-22","inactiveDate":null},{"number":"0963354","type":"Food Preparing and Serving","status":"Inactive","businessName":"Bon Appetit Management Co. (New College House West)","legalName":"Bon Appetit Management Co.","address":"3600 SPRUCE ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2024-10-15","latestIssueDate":"2024-10-15","expirationDate":"2025-10-14","inactiveDate":"2025-12-13"}],"licenseActivity":[{"number":"0963354","type":"Food Preparing and Serving","businessName":"Bon Appetit Management Co. (New College House West)","legalName":"Bon Appetit Management Co.","issuedDate":"2024-10-15","latestIssueDate":"2024-10-15","closureDate":"2025-12-13","expirationDate":"2025-10-14","inactiveDate":"2025-12-13","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"875902","type":"Food Preparing and Serving (30+ SEATS)","businessName":"Bon Appetit Management Co. (New College House West)","legalName":"Bon Appetit Management Co.","issuedDate":"2021-08-23","latestIssueDate":"2025-07-14","closureDate":null,"expirationDate":"2026-08-22","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"711070","type":"Food Establishment, Retail Permanent Location","businessName":"UNIVERSITY OF PENNA TRUSTEES","legalName":"UNIVERSITY OF PENNA TRUSTEES","issuedDate":"2016-08-12","latestIssueDate":"2025-08-11","closureDate":null,"expirationDate":"2026-08-11","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"546959","type":"Dumpster License - Private Property","businessName":"UNIVERSITY OF PENNA TRUSTEES","legalName":"UNIVERSITY OF PENNA TRUSTEES","issuedDate":"2011-10-21","latestIssueDate":"2013-09-04","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"413614","type":"Food Estab, Retail Non-Permanent Location (Annual)","businessName":"IOANNIS AKRITIDIS (T/A THE CREPE WALK)","legalName":"IOANNIS AKRITIDIS","issuedDate":"2007-06-14","latestIssueDate":"2007-06-14","closureDate":"2008-04-30","expirationDate":"2008-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"348038","type":"Food Estab, Retail Non-Permanent Location (Annual)","businessName":"VAN LE (LE ANH CHINESE FOOD)","legalName":"VAN LE","issuedDate":"2005-12-21","latestIssueDate":"2016-11-14","closureDate":"2017-06-29","expirationDate":"2017-04-30","inactiveDate":"2017-06-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"transition-activity","level":"watch","title":"Recent transition activity","summary":"The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.","evidence":["10 permit events since 2023"],"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":"Use permit #672283: 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":"24 permits not marked completed: 971325 (Expired), 26549 (Expired), CP-2021-001745 (Expired), FP-2021-001278 (Expired), MP-2021-003281 (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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"4 failed, 3 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Apr 24, 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":"building-certifications","level":"verify","title":"A filed system certification needs status or date verification","finding":"Facade Report: Safe with Repair through Apr 22, 2031; Fire Alarm Certification: Certified through Mar 13, 2027; Sprinkler Certification: Certified through Mar 13, 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 result, expiration, and L&I acceptance before treating the filing as current.","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":"Food Estab, Retail Non-Permanent Location (Annual) #348038: Inactive since Jun 29, 2017; Food Estab, Retail Non-Permanent Location (Annual) #413614: Inactive; Food Preparing and Serving #0963354: Inactive since Dec 13, 2025","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":"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 3 historical violations across 2 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/"}]}