{"asOf":"2026-07-24T16:43:23.062Z","block":"5500-5599 ANGORA TER","blockUrl":"https://philadelphia.blockreport.homes/block/5500-5599-angora-ter","address":"5501 ANGORA TER","parcelNumber":"882007350","source":"https://property.phila.gov/?p=882007350","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"ZV0","buildingCodeNew":"253","buildingClass":"MISC DAY CARE MASONRY","buildingClassNew":"DAY CARE CENTER","useLabel":"Commercial","owner":"DLC EQUITY INVESTMENTS LIMITED LIABILITY","coOwner":null,"marketValue":164700,"landAssessment":32900,"improvementAssessment":131800,"livableArea":1410,"yearBuilt":1925,"lastSale":{"price":115000,"date":"2024-05-16T04:00:00Z"},"openViolations":1,"violations":[{"number":"1637265","date":"2009-11-09","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1637270","date":"2009-11-09","code":"FC-404.2/1","title":"FIRE/EVAC PLN-REQ'D","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1637269","date":"2009-11-09","code":"FC-409.1/1","title":"SHELTER PLN-REQ¿D","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1637268","date":"2009-11-09","code":"PM-305.3/4","title":"INT S-WALLS REPAIR/MAINT SANI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1637267","date":"2009-11-09","code":"PM-305.3/2","title":"INT S-FLOOR REPAIR","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1637266","date":"2009-11-09","code":"PM-305.3/3","title":"INT S-CEILING REPAIR/MAINT SAN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2023-086312","date":"2023-11-02","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"CLOSED","resolutionDate":"2024-11-16","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-086313","date":"2023-11-02","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"CLOSED","resolutionDate":"2024-11-16","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-086314","date":"2023-11-02","code":"PM15-304.3","title":"EXTERIOR STRUCTURE  IDENTIFICATION","status":"CLOSED","resolutionDate":"2024-11-16","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-086315","date":"2023-11-02","code":"PM15-901.1","title":"VACANT PROPERTIES","status":"CLOSED","resolutionDate":"2024-11-16","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-086316","date":"2023-11-02","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":"2024-11-16","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2025-065506","date":"2025-08-25","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2025-08-25","resolution":"SVN ISSUED"},{"number":"VI-2026-006287","date":"2026-02-03","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"220727","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2009-11-19","completedDate":"2010-06-09","violations":[{"number":"1637265","date":"2009-11-09","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1637270","date":"2009-11-09","code":"FC-404.2/1","title":"FIRE/EVAC PLN-REQ'D","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1637269","date":"2009-11-09","code":"FC-409.1/1","title":"SHELTER PLN-REQ¿D","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1637268","date":"2009-11-09","code":"PM-305.3/4","title":"INT S-WALLS REPAIR/MAINT SANI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1637267","date":"2009-11-09","code":"PM-305.3/2","title":"INT S-FLOOR REPAIR","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1637266","date":"2009-11-09","code":"PM-305.3/3","title":"INT S-CEILING REPAIR/MAINT SAN","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2023-114665","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2023-11-02","completedDate":"2024-11-16","violations":[{"number":"VI-2023-086312","date":"2023-11-02","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"CLOSED","resolutionDate":"2024-11-16","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-086313","date":"2023-11-02","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"CLOSED","resolutionDate":"2024-11-16","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-086314","date":"2023-11-02","code":"PM15-304.3","title":"EXTERIOR STRUCTURE  IDENTIFICATION","status":"CLOSED","resolutionDate":"2024-11-16","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-086315","date":"2023-11-02","code":"PM15-901.1","title":"VACANT PROPERTIES","status":"CLOSED","resolutionDate":"2024-11-16","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-086316","date":"2023-11-02","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":"2024-11-16","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2025-091559","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2025-08-25","completedDate":null,"violations":[{"number":"VI-2025-065506","date":"2025-08-25","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2025-08-25","resolution":"SVN ISSUED"}]},{"number":"CF-2026-009690","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-02-03","completedDate":null,"violations":[{"number":"VI-2026-006287","date":"2026-02-03","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2009,"n":6,"worst":null},{"y":2023,"n":5,"worst":null},{"y":2025,"n":1,"worst":null},{"y":2026,"n":1,"worst":null}],"investigations":[{"caseNumber":"220727","date":"2009-11-09","type":"CI INSP","status":"FAILED"},{"caseNumber":"220727","date":"2010-01-13","type":"CI INSP","status":"PASSED"},{"caseNumber":"220727","date":"2010-03-11","type":"CI INSP","status":"PASSED"},{"caseNumber":"220727","date":"2010-04-02","type":"CI INSP","status":"PASSED"},{"caseNumber":"220727","date":"2010-06-08","type":"CI INSP","status":"PASSED"},{"caseNumber":"CF-2023-114665","date":"2023-11-02","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-114665","date":"2024-11-16","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-091559","date":"2025-08-25","type":null,"status":null},{"caseNumber":"CF-2026-009690","date":"2026-02-04","type":null,"status":"FAILED"}],"inspYears":[{"y":2009,"fails":1,"passes":0},{"y":2010,"fails":0,"passes":4},{"y":2023,"fails":1,"passes":0},{"y":2024,"fails":0,"passes":1},{"y":2026,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.94676329618522,"lng":-75.23389585471277,"geom":{"type":"Polygon","coordinates":[[[-75.233852825,39.946700479],[-75.233854592,39.9466573],[-75.233897685,39.946646753],[-75.233973718,39.946827508],[-75.233846322,39.946858597],[-75.233852825,39.946700479]]]},"liDistrict":"SOUTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19143","beds":null,"baths":null,"stories":2,"lotArea":1734,"zoning":"RM1","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"5","intCond":"5","garage":null,"homestead":false,"mail":"1024 HARRISON ST, PHILADELPHIA PA, 19124","mailOut":false,"appeals":[{"type":"LIRB SVN Appeal","grounds":"DISAGREE WITH VIOLATION\n\nSee attached","status":"In Process","outcome":null,"date":"2026-08-25","number":"HA-2025-003823","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":137800,"taxable":137800,"land":33500,"improvement":104300,"taxableLand":33500,"taxableImprovement":104300,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":137800,"taxable":137800,"land":33500,"improvement":104300,"taxableLand":33500,"taxableImprovement":104300,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":149700,"taxable":149700,"land":29961,"improvement":119739,"taxableLand":29961,"taxableImprovement":119739,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":137900,"taxable":137900,"land":27580,"improvement":110320,"taxableLand":27580,"taxableImprovement":110320,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":138900,"taxable":138900,"land":27780,"improvement":111120,"taxableLand":27780,"taxableImprovement":111120,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":138900,"taxable":138900,"land":27780,"improvement":111120,"taxableLand":27780,"taxableImprovement":111120,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":138900,"taxable":138900,"land":27780,"improvement":111120,"taxableLand":27780,"taxableImprovement":111120,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":157200,"taxable":157200,"land":31440,"improvement":125760,"taxableLand":31440,"taxableImprovement":125760,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":157200,"taxable":157200,"land":31440,"improvement":125760,"taxableLand":31440,"taxableImprovement":125760,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":152600,"taxable":152600,"land":30520,"improvement":122080,"taxableLand":30520,"taxableImprovement":122080,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":152600,"taxable":152600,"land":30520,"improvement":122080,"taxableLand":30520,"taxableImprovement":122080,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":164700,"taxable":164700,"land":32900,"improvement":131800,"taxableLand":32900,"taxableImprovement":131800,"exemptLand":0,"exemptImprovement":0}],"taxNow":2136,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"218743","date":"2009-06-17","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2009-07-08","scope":"SUBMITTED COPY OF CITY OF PHILA. STATEMENT OF OCCUPANCY PLAN #1653-C DATED 1982 PRINCIPAL OCCUPANCY G-2 DAY CARE CENTER APPROVED 2/4/1983 ISSUED TO REGINA COLEMAN CONSTRUCTION TYPE IV-A NO CHANGES AUTHORIZED WITH THIS PERMIT"},{"number":"273018","date":"2010-04-15","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2010-04-15","scope":"PERMIT APPROVED TO ISSUE A LAWFUL OCCUPANCY SIGN TO LIMIT THE OCCUPANTS OF THE SECOND FLOOR, EXISTING E USE GROUP CHILD CARE SPACE TO A MAXIMUM OF 10 PER PHILADELPHIA BUILDING AND FIRE CODE TABLE 1015.1"},{"number":"ZP-2024-005224","date":"2024-06-03","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Multi-Family"},{"number":"CP-2024-004660","date":"2024-10-28","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR CHANGE OF OCCUPANCY AND LEVEL III ALTERATIONS TO INCLUDE NEW PARTITIONS, FIXTURES, FURNISHINGS, FINISHES AS PER APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR MEP AND FIRE SUPPRESSION WORK. *2018 IEBC*"},{"number":"FP-2025-000586","date":"2025-04-07","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF AN NFPA 13R SYSTEM FOR A MULTI-FAMILY DWELLING SERVICED BY A TWO (2) INCH FIRE SERVICE LINE WITH A 2-INCH WILKINS 950XLT2BFSS BACKFLOW PREVENTER AND AUTOMATIC FIRE SUPPRESSION SYSTEM. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/HYDRAULIC CALCULATIONS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK."},{"number":"PP-2025-006121","date":"2025-05-09","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2025-11-10","scope":"Replace 5” curb trap and fresh air inlet"},{"number":"EP-2024-008903","date":"2025-05-26","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"INSTALL 400A SERVICE ,COMPLETE WIRING THROUGHOUT,EM.LIGHTS,110V SMOKE ALARMS.INSTALL COMPLETE FIRE ALARM SYSTEM.-2017 NEC,2016 NFPA-72,2018 PHILA FIRE CODE"},{"number":"PP-2024-012607","date":"2025-05-26","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2026-03-23","scope":"Plumbing Permit (Water Distribution) for combo CP-2024-004660"},{"number":"PP-2024-012608","date":"2025-05-26","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"Plumbing Permit (Interior) for combo CP-2024-004660"},{"number":"MP-2024-004159","date":"2025-05-26","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"Mechanical / Fuel Gas Permit for combo CP-2024-004660"}],"storyTag":"New construction","storyDelta":0.77,"timeline":[{"y":2024,"k":"insp","w":"Inspection passed"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Alterations"},{"y":2025,"k":"permit","w":"Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2026,"k":"viol","w":"L&I violation"},{"y":2026,"k":"insp","w":"Inspection failed"},{"y":2026,"k":"appeal","w":"Appeal filed"}],"rented":false,"licenses":[{"number":"202041","type":"Food Preparing and Serving","status":"Inactive","businessName":"COLEMAN REGINA (CREATIVE CHILDREN DAY CARE)","legalName":"COLEMAN REGINA","address":"5501 ANGORA TER","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2004-04-17","latestIssueDate":"2008-05-20","expirationDate":"2009-04-30","inactiveDate":"2012-10-25"},{"number":"640002","type":"Food Preparing and Serving","status":"Inactive","businessName":"ROBIN T JONES (123 BACK TO BASICS)","legalName":"ROBIN T JONES","address":"5501 ANGORA TER","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2014-08-29","latestIssueDate":"2019-04-26","expirationDate":"2020-04-30","inactiveDate":"2020-06-29"},{"number":"0994135","type":"Vacant Residential Property / Lot","status":"Active","businessName":"Claude Chandler (DLC Equity Investments)","legalName":"Claude Chandler","address":"5501 ANGORA TER","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2025-11-21","latestIssueDate":"2025-11-21","expirationDate":"2026-11-20","inactiveDate":null}],"licenseActivity":[{"number":"0994135","type":"Vacant Residential Property / Lot","businessName":"Claude Chandler (DLC Equity Investments)","legalName":"Claude Chandler","issuedDate":"2025-11-21","latestIssueDate":"2025-11-21","closureDate":null,"expirationDate":"2026-11-20","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"640002","type":"Food Preparing and Serving","businessName":"ROBIN T JONES (123 BACK TO BASICS)","legalName":"ROBIN T JONES","issuedDate":"2014-08-29","latestIssueDate":"2019-04-26","closureDate":"2020-06-29","expirationDate":"2020-04-30","inactiveDate":"2020-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"202041","type":"Food Preparing and Serving","businessName":"COLEMAN REGINA (CREATIVE CHILDREN DAY CARE)","legalName":"COLEMAN REGINA","issuedDate":"2004-04-17","latestIssueDate":"2008-05-20","closureDate":"2012-10-25","expirationDate":"2009-04-30","inactiveDate":"2012-10-25","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"record-pressure","level":"watch","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["1 open L&I violation","failed L&I inspection activity in 2023, 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"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":["7 permit events 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":"The history also contains “OCCUPIED W/O TCO OR CO.”","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":"6 permits not marked completed: CP-2024-004660 (Issued), FP-2025-000586 (Issued), PP-2025-006121 (Expired), EP-2024-008903 (Issued), PP-2024-012608 (Issued). 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":"violations","level":"attention","title":"1 open L&I violation","finding":"13 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"3 failed, 5 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Feb 4, 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 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":"Food Preparing and Serving #202041: Inactive since Oct 25, 2012; Food Preparing and Serving #640002: Inactive since Jun 29, 2020","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 commercial. 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/"}],"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/"}]}