{"asOf":"2026-07-30T14:40:14.061Z","block":"3100-3199 W ALLEGHENY AVE","blockUrl":"https://philadelphia.blockreport.homes/block/3100-3199-w-allegheny-ave","address":"3100 W ALLEGHENY AVE","parcelNumber":"882052400","source":"https://property.phila.gov/?p=882052400","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"IA0","buildingCodeNew":"220","buildingClass":"REST'RNT FASTFOOD MASONRY","buildingClassNew":"FRANCHISE FOOD","useLabel":"Commercial","owner":"MC DONALD'S CORP","coOwner":null,"marketValue":1194400,"landAssessment":836000,"improvementAssessment":358400,"livableArea":2986,"yearBuilt":1960,"lastSale":{"price":1,"date":"1981-03-03T05:00:00Z"},"openViolations":0,"violations":[{"number":"832779","date":"2008-01-09","code":"LO-1","title":"OBTAIN LIC 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Certification","inspectionDate":"2025-02-06","result":"Certified","expirationDate":"2026-02-06","buildingId":"1199277"},{"number":"BC-2025-020892","type":"Special Hazards Certification","inspectionDate":"2025-08-08","result":"Certified","expirationDate":"2026-08-08","buildingId":"1199277"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19132","beds":null,"baths":null,"stories":1,"lotArea":30504,"zoning":"ICMX","grade":"A-","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"PO BOX 66207, CHICAGO IL, 60666","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE REMOVAL OF AN OUTDOOR PLAY AREA AND MANSARD ROOF AND FOR THE ERECTION OF TRELLIS ROOF OVERHANGS, AN INCREASE IN BUILDING HEIGHT TO 19'-11\", AND SIGNAGE AS FOLLOWS: FOR THE REMOVAL OF ONE (1) WINDOW SIGN AND ONE (1) WALL SIGN,","status":"CLOSED","outcome":"Granted","date":"2013-04-30","number":"20159","relatedPermit":"458949"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":588700,"taxable":588700,"land":237600,"improvement":351100,"taxableLand":237600,"taxableImprovement":351100,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":588700,"taxable":588700,"land":237600,"improvement":351100,"taxableLand":237600,"taxableImprovement":351100,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":1133000,"taxable":1133000,"land":226600,"improvement":906400,"taxableLand":226600,"taxableImprovement":906400,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":1130900,"taxable":1130900,"land":339270,"improvement":791630,"taxableLand":339270,"taxableImprovement":791630,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":1130900,"taxable":1130900,"land":339270,"improvement":791630,"taxableLand":339270,"taxableImprovement":791630,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":1130900,"taxable":1130900,"land":339270,"improvement":791630,"taxableLand":339270,"taxableImprovement":791630,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":1130900,"taxable":1130900,"land":339270,"improvement":791630,"taxableLand":339270,"taxableImprovement":791630,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":1235800,"taxable":1235800,"land":865035,"improvement":370765,"taxableLand":865035,"taxableImprovement":370765,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":1235800,"taxable":1235800,"land":865035,"improvement":370765,"taxableLand":865035,"taxableImprovement":370765,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":1239200,"taxable":1239200,"land":867440,"improvement":371760,"taxableLand":867440,"taxableImprovement":371760,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":1239200,"taxable":1239200,"land":867440,"improvement":371760,"taxableLand":867440,"taxableImprovement":371760,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":1194400,"taxable":1194400,"land":836000,"improvement":358400,"taxableLand":836000,"taxableImprovement":358400,"exemptLand":0,"exemptImprovement":0}],"taxNow":17346,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"458949","date":"2013-05-07","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2013-05-07","scope":"REMOVE OUTDOOR PLAY AREA, EXISTING MANSARD ROOF, AND ERECT NEW TRELLIS AS SHOWN ON DRAWINGS. RECONFIGURE PARKING LOT TO A NEW TOTAL OF 19 PARKING SPACES. REMOVE EXISTING SIGNAGE, RELOCATE EXISTING MENU BOARD AND ERECT NEW SIGNAGE AS SHOWN ON DRAWING FOR EXISTING MCDONALD'S."},{"number":"474790","date":"2013-07-17","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2013-12-18","scope":"LEVEL II INTERIOR ALTERATIONS TO RENOVATE AN EXISTING TAKE-OUT RESTAURANT. RENOVATIONS INCLUDE NEW ACCESSIBLE TOILET ROOMS, SERVICE & SEATING AREAS AND ENTRANCE VESTIBULES. EXTERIOR WORK TO INCLUDE NEW FACADE, NEW DRIVE-THRU LANES, ORDERING SYSTEM AND WINDOWS/DOORS. SEPARATE PERMITS REQUIRED FOR PLUMBING, ELECTRICAL AND HVAC SYSTEMS. **ASBESTOS REMOVAL/TREATMENT REQUIRED PRIOR TO COMMENCEMENT OF WORK.**"},{"number":"503020","date":"2013-10-29","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2013-12-16","scope":"REPLACE TOILETS,SINKS AND URINAL IN LADIES AND MEN'S ROOM (RESTAURANT)"},{"number":"503670","date":"2013-11-22","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2013-12-12","scope":"INSTALLATION OF SIGNS, AS PER PLANS AND CALCS."},{"number":"502497","date":"2013-11-26","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2013-12-16","scope":"INSTALLATION OF A COMMERCIAL COOKING FIRE EXTINGUISHING SYSTEM."},{"number":"506586","date":"2013-12-16","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2014-05-02","scope":"REPLACE EXISTING LIGHTING WITH NEW AND FURNISH AND INSTALL ALL NEW EMERGENCY LIGHTING PER 2008 NEC (RESTAURANT)"},{"number":"903824","date":"2018-08-24","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-11-19","scope":"INSTALL 19 LOW VOLTAGE DATA CABLES FOR SELF SERVICE KIOSK IN LOBBY AND FRONT COUNTER RENOVATION... PER 2008 NEC (RESTAURANT)"},{"number":"910850","date":"2018-09-17","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-11-07","scope":"RELOCATE 2-OUTLET FOR POS SYSTEM (REPLACEMENT OF EQUIPMENT WITH NO ADDITIONAL WIRING) AS PER NEC 2008 NORTH DISTRICT"},{"number":"999230","date":"2019-11-29","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2022-11-22","scope":"FOR THE RELOCATION OF A PARKING LOT LIGHTPOLE AS SHOWN ON APPROVED ENGINEERED PLANS. SIZE AND LOCATION AS SHOWN ON PLANS AND ASSOCIATED DOCUMENTS. NO OTHER WORK THIS PERMIT."},{"number":"1031196","date":"2020-03-04","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"RELOCATE EXISTING LIGHT POLE IN PARKING LOT WITH 1\" PVC AND WIRE FOR WET LOCATION. '17 NEC"},{"number":"ZP-2020-001693","date":"2020-07-16","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2020-11-04","scope":"For the removal and replacement of two (2) accessory digital display menu board signs, sizes and locations as shown on plan/application; no changes to other existing signs on site."},{"number":"GP-2020-002372","date":"2020-09-18","work":"Sign","type":"General","description":"General Permit","status":"Completed","completedDate":"2020-11-04","scope":"FOR THE REMOVAL AND REPLACEMENT OF TWO (2) ACCESSORY DIGITAL DISPLAY MENU BOARD SIGNS AS PART OF AN EXISTING ONE (1) STORY DETACHED STRUCTURE. SIZES AND LOCATIONS AS SHOWN ON PLAN. NO CHANGES TO OTHER EXISTING SIGNS ON SITE. SIGNS ACCESSORY TO EXISTING USE OF TAKE-OUT RESTAURANT WITH DRIVE-THROUGH."},{"number":"EP-2020-007732","date":"2020-10-23","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2022-05-10","scope":"RUN TWO 15' OF CONDUIT/DATA CABLES - ONE IN EACH LANE TO CONNECT TO NEW MENU BOARDS ONTO EXISTING ELECTRIC AS PER 2017 NEC"},{"number":"ZP-2021-007455","date":"2021-11-24","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2026-03-10","scope":"FOR THE ERECTION OF TWO (2) ACCESSORY STRUCTURES (NO COPY OF SIGNS) AS A PART OF AN EXISTING TAKE-OUT RESTAURANT (SIZE AND LOCATON AS SHOWN ON PLANS)."},{"number":"CP-2022-001988","date":"2022-05-18","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-10-03","scope":"For the erection of two order canopy structures on the existing site accessory to the existing restaurant as per approved plans."},{"number":"EP-2022-007451","date":"2022-08-02","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-09-09","scope":"For the installation of line voltage for two exterior canopies with an integrated speaker order box to an existing electrical service in an existing restaurant drive -thru AS PER NEC 2017"},{"number":"CP-2022-006582","date":"2023-02-08","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2024-02-27","scope":"FOR LEVEL II ALTERATIONS TO INCLUDE EXTERIOR WALK UP WINDOW, NEW DOORS, PARTITIONS, FIXTURES, FURSNISHINGS, FINISHES AS PER APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR MEP WORK. AMENDMENT 10/23/23 FOR INCREASE IN WORK TO INCLUDE MINOR ALTERATIONS IN BATHROOMS AND OTHER MINOR MODIFICATIONS."},{"number":"EP-2023-000373","date":"2023-09-19","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2024-02-27","scope":"Electrical work includes, but is not limited to installation of an exterior flood light on an existing circuit, reuse of existing circuitry for digital menu boards and dining area/ order area lighting, low-voltage / telecommunications wiring, show-window receptacles, and a new subpanel from an existing electrical service as per APPROVED DRAWINGS-2017 NEC. : amendment of EP-2023-000373 to document changes to electrical panel and location of new electrical work in the kitchen area and other changes as per the attached documents."},{"number":"PP-2023-000630","date":"2023-09-19","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2024-02-27","scope":"Plumbing Permit (Interior) for combo CP-2022-006582 **AMEND** For the amendment of the existing plumbing permit to document a change in the bathroom layout to address ADA concerns, as well as layout changes in the kitchen area to account for the relocation of kitchen equipment as per attached documents."},{"number":"EP-2023-009590","date":"2023-10-12","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-11-05","scope":"Install up to 32 data cable and 1 VGA cable for Self-service kiosks and Front counter renovation. AS PER NEC 2017"},{"number":"CP-2024-002545","date":"2024-07-22","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-10-23","scope":"FOR LEVEL II ALTERATIONS TO AN EXISTING TENANT SPACE FOR USE AS AN ASSEMBLY OCCUPANCY. NO CHANGE IN OCCUPANCY CLASSIFICATION. ALTERATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS, AND FINISHES/FURNISHINGS THROUGHOUT. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"PP-2024-007835","date":"2024-07-31","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-10-23","scope":"Plumbing Permit (Interior) for combo CP-2024-002545"},{"number":"MP-2024-002508","date":"2024-08-08","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-10-23","scope":"Mechanical / Fuel Gas Permit for combo CP-2024-002545"},{"number":"EP-2024-005364","date":"2024-08-13","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-10-18","scope":"Electrical Permit for combo CP-2024-002545"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2022,"k":"viol","w":"L&I violation"},{"y":2022,"k":"insp","w":"Inspection failed ×2"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"insp","w":"Inspection passed"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"}],"rented":false,"licenses":[{"number":"208319","type":"Food Preparing and Serving (30+ SEATS)","status":"Inactive","businessName":"MC CLEESE WILLIAM E","legalName":"MC CLEESE WILLIAM E","address":"3100 W ALLEGHENY AVE","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"1999-04-29","latestIssueDate":"1999-04-29","expirationDate":"2000-04-30","inactiveDate":null},{"number":"205355","type":"Food Preparing and Serving","status":"Inactive","businessName":"JOHN A DAWKINS (MCDONALDS)","legalName":"JOHN A DAWKINS","address":"3100 W ALLEGHENY AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2004-04-08","latestIssueDate":"2015-12-29","expirationDate":"2007-04-30","inactiveDate":"2010-10-27"},{"number":"317728","type":"Dumpster License - Private Property","status":"Active","businessName":"JOHN A DAWKINS III (JO DAN ENTERPRISES MCDONALDS)","legalName":"JOHN A DAWKINS III","address":"3100 W ALLEGHENY AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2005-05-10","latestIssueDate":"2013-07-23","expirationDate":null,"inactiveDate":null},{"number":"518045","type":"Food Preparing and Serving (30+ SEATS)","status":"Closed","businessName":"JOHN A DAWKINS III (JO DAN ENTERPRISES MCDONALDS)","legalName":"JOHN A DAWKINS III","address":"3100 W ALLEGHENY AVE","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2010-10-27","latestIssueDate":"2021-01-29","expirationDate":"2021-04-30","inactiveDate":"2021-06-29"},{"number":"944476","type":"Food Preparing and Serving (30+ SEATS)","status":"Active","businessName":"The Dawkins Management Group LLC (McDonald's)","legalName":"The Dawkins Management Group LLC","address":"3100 W ALLEGHENY AVE","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2024-02-16","latestIssueDate":"2026-03-30","expirationDate":"2027-02-15","inactiveDate":null}],"licenseActivity":[{"number":"944476","type":"Food Preparing and Serving (30+ SEATS)","businessName":"The Dawkins Management Group LLC (McDonald's)","legalName":"The Dawkins Management Group LLC","issuedDate":"2024-02-16","latestIssueDate":"2026-03-30","closureDate":null,"expirationDate":"2027-02-15","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"518045","type":"Food Preparing and Serving (30+ SEATS)","businessName":"JOHN A DAWKINS III (JO DAN ENTERPRISES MCDONALDS)","legalName":"JOHN A DAWKINS III","issuedDate":"2010-10-27","latestIssueDate":"2021-01-29","closureDate":"2021-06-29","expirationDate":"2021-04-30","inactiveDate":"2021-06-29","status":"Closed","statusLabel":"Inactive","active":false},{"number":"317728","type":"Dumpster License - Private Property","businessName":"JOHN A DAWKINS III (JO DAN ENTERPRISES MCDONALDS)","legalName":"JOHN A DAWKINS III","issuedDate":"2005-05-10","latestIssueDate":"2013-07-23","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"205355","type":"Food Preparing and Serving","businessName":"JOHN A DAWKINS (MCDONALDS)","legalName":"JOHN A DAWKINS","issuedDate":"2004-04-08","latestIssueDate":"2015-12-29","closureDate":"2010-10-27","expirationDate":"2007-04-30","inactiveDate":"2010-10-27","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"208319","type":"Food Preparing and Serving (30+ SEATS)","businessName":"MC CLEESE WILLIAM E","legalName":"MC CLEESE WILLIAM E","issuedDate":"1999-04-29","latestIssueDate":"1999-04-29","closureDate":"2000-04-30","expirationDate":"2000-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-29","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":["8 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 #458949: 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":"6 permits not marked completed: 999230 (Expired), 1031196 (Issued), EP-2020-007732 (Expired), CP-2022-006582 (Expired), EP-2023-000373 (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":"7 failed, 3 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jan 30, 2023.","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":"Food Preparing and Serving (30+ SEATS) #208319: Inactive; Food Preparing and Serving #205355: Inactive since Oct 27, 2010; Food Preparing and Serving (30+ SEATS) #518045: Closed since Jun 29, 2021","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/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 3 historical violations across 3 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":"Special Hazards Certification: Certified through Aug 8, 2026","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/"}]}