{"asOf":"2026-07-26T15:16:55.729Z","block":"3600-3699 ARAMINGO AVE","blockUrl":"https://philadelphia.blockreport.homes/block/3600-3699-aramingo-ave","address":"3600 ARAMINGO AVE","parcelNumber":"882058900","source":"https://property.phila.gov/?p=882058900","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":"WENDY'S PROPERTIES 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EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":false,"permits":true,"licenses":true},"zip":"19134","beds":null,"baths":null,"stories":1,"lotArea":36826,"zoning":"CA2","grade":"A-","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"1 DAVE THOMAS BLVD, DUBLIN OH, 43017","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE COMPLETE DEMOLITION OF THE EXISTING STRUCTURE AND THE ERECTION OF A DETACHED STRUCTURE TO BE USED AS A TAKE-OUT RESTAURANT; WITH A TOTAL OF THIRTY-SEVEN (37) ACCESSORY PARKING SPACES (INCLUDING TWO (2) ADA SPACES) AND ONE (1)","status":"CLOSED","outcome":"Granted with conditions","date":"2013-07-31","number":"20572","relatedPermit":"464312"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":1079200,"taxable":1079200,"land":552400,"improvement":526800,"taxableLand":552400,"taxableImprovement":526800,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":1079200,"taxable":1079200,"land":552400,"improvement":526800,"taxableLand":552400,"taxableImprovement":526800,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":1189300,"taxable":1189300,"land":568952,"improvement":620348,"taxableLand":568952,"taxableImprovement":620348,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":1187800,"taxable":1187800,"land":356340,"improvement":831460,"taxableLand":356340,"taxableImprovement":831460,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":1187800,"taxable":1187800,"land":356340,"improvement":831460,"taxableLand":356340,"taxableImprovement":831460,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":1187800,"taxable":1187800,"land":356340,"improvement":831460,"taxableLand":356340,"taxableImprovement":831460,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":1187800,"taxable":1187800,"land":356340,"improvement":831460,"taxableLand":356340,"taxableImprovement":831460,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":1297900,"taxable":1297900,"land":908559,"improvement":389341,"taxableLand":908559,"taxableImprovement":389341,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":1297900,"taxable":1297900,"land":908559,"improvement":389341,"taxableLand":908559,"taxableImprovement":389341,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":1313800,"taxable":1313800,"land":919660,"improvement":394140,"taxableLand":919660,"taxableImprovement":394140,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":1313800,"taxable":1313800,"land":919660,"improvement":394140,"taxableLand":919660,"taxableImprovement":394140,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":1313700,"taxable":1313700,"land":919500,"improvement":394200,"taxableLand":919500,"taxableImprovement":394200,"exemptLand":0,"exemptImprovement":0}],"taxNow":18391,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"121446","date":"2007-12-13","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALL AN ENERGY MANAGEMENT SYSTEM , TEMPERATURE SENSOR, PHOTO CELL, CT'S CONTRACTOR PANEL AS PER 2005 NEC (EAST DISTRICT)"},{"number":"171616","date":"2008-09-04","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2009-03-26","scope":"HVAC, DUCTWORK INCLUDED"},{"number":"170876","date":"2008-09-09","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2009-01-23","scope":"FURNISH A COMPLETE ELECTRICAL SYSTEM IN ACCORDANCE TO THE DRAWINGS PROVIDED."},{"number":"172443","date":"2008-10-21","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2008-12-26","scope":"TOTAL BUILDING FROM GROUND UP, HD, SOIL AND WATER, STORM W, 2 FULL POWDER R( 2 WC, 2 LAVS, 19 INDIR) 1 HWH,"},{"number":"188717","date":"2008-11-18","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2009-06-15","scope":"INSTALLATION OF A LOW VOLTAGE (12 VDC) BURGLAR ALARM SYSTEM AS PER 2005 NEC (EAST DISTRICT)"},{"number":"488383","date":"2013-08-20","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2013-08-20","scope":"6 FLATWALL SIGNS, 6 FREESTANDING SIGNS, 1 REFACE (WENDY'S)"},{"number":"464312","date":"2013-08-20","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2013-08-20","scope":"COMPLETE DEMO OF EXISTING STRUCTURE (WENDY'S)"},{"number":"488382","date":"2013-08-20","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2013-08-20","scope":"ERECTION OF DETACHED STRUCTURE (WENDY'S)"},{"number":"490716","date":"2013-08-22","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-05-18","scope":"EXCAVATE FLOOR DRAIN & REPLACE FLOOR TRAP (RESTAURANT)"},{"number":"497186","date":"2013-11-26","work":"Zoning admin review","type":"ZP_ADMIN","description":"ZONING ADMIN REVIEW","status":"COMPLETED","completedDate":"2013-11-26","scope":"ADMINISTRATIVE REVIEW FOR PREVIOUSLY APPROVED ZONING PERMIT # 488382 TO REFLECT A REVISED SMALLER BUILDING FOOTPRINT AS PER PLANS."},{"number":"509454","date":"2013-12-17","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2014-08-22","scope":"NEW CONSTRUCTION OF 1 STORY STRUCTURE, CIVIL SITE WORK, AS PER SUBMITTED PLANS. **NO DEMOLITION ACTIVITY APPROVED,NOT PART OF THIS PERMIT - SEPARATE PERMIT IS REQUIRED TO BE FULFILLED AS PER DEPARTMENT CODE BULLETIN STANDARDS PRIOR TO ANY NEW CONSTRUCTION**. ADDITIONAL PERMITS REQ: ELECTRICAL, PLUMBING, HVAC, HOOD & ANSUL SYSTEM & DEMOLITION PERMIT. SIGNS ARE APPROVED. CALL DISTRICT OFFICE PRIOR TO ANY WORK."},{"number":"509227","date":"2013-12-23","work":"Zoning admin review","type":"ZP_ADMIN","description":"ZONING ADMIN REVIEW","status":"COMPLETED","completedDate":"2013-12-23","scope":"ADMINISTRATIVE REVIEW FOR PREVIOUSLY APPROVED ZONING PERMIT # 488382 AND # 497186 TO CORRECT PROVISO OF APPROVED APPLICATION."},{"number":"504863","date":"2013-12-24","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2014-08-22","scope":"6 FLATWALL SIGNS, 6 FREESTANDING SIGNS, 1 REFACE (WENDY'S)"},{"number":"524793","date":"2014-04-22","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2014-05-15","scope":"FOR COMPLETE DEMOLITION OF SITE TO REMOVE EXIST. DETACHED ONE (1) STORY MASONRY BUILDING. ALL PERMITTED DEMOLITION ACTIVITY TO BE IN ACCORDANCE WITH APPROVED SITE SAFETY DEMOLITION PLAN & SUCH PLAN TO BE MAINTAINED ON SITE AT ALL TIMES. ASBESTOS ABATEMENT TO BE COMPLETED PRIOR TO COMMENCEMENT OF PERMITTED WORK. PERMITTED DEMOLITION WORK TO COMMENCE NO EARLIER THAN 21 DAYS PAST THE DATE OF PERMIT ISSUANCE."},{"number":"529051","date":"2014-05-08","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-07-01","scope":"100AMP TEMPORARY ELECTRIC FOR CONSTRUCTION USE 8 RECEPTACLES (CONSTRUCTION SITE)"},{"number":"529009","date":"2014-05-08","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2014-12-10","scope":"COMPLETE INT & EXT - SITE WIRING 7-LIGHT POLES, 4-DIRECTIONAL SIGNS, 1-PYLON SIGN, 1-NEBYBIARD & 1-SPEAKER POST, 600AMP SERV, 13-LGT FIX, 8-EXIT & EMER LGHTS, FIX, 66-RECPTS, 4-200AMP & 1-400 SUBPNL AS PER NEC 2008"},{"number":"536339","date":"2014-05-19","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2014-08-22","scope":"F & I ALL SANITARY,DOMESTIC 7 SANITARY VENTING TO COMPLETE THE INSTALLATION OF 3 WC,2 LAV SINKS,1 URINAL,4 HAND SINKS,3 FLOOR DRAINS,5 FLOOR SINKS,1-3 COMPARTMENT SINK,1-2 COMPARTMENT SINK AND 1 WATER HEATER(RESTAURANT)"},{"number":"531674","date":"2014-06-02","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2015-08-22","scope":"NEW BURGLAR ALARM SYSTEM PER 2008 NEC (RESTAURANT)"},{"number":"544556","date":"2014-06-30","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2014-08-22","scope":"INSTALLATION OF TWO (2) COMMERCIAL KITCHEN EXHAUST HOOD (HOOD #1(7'-2\" IN LENGTH) AND HOOD #2 (10'-6\" IN LENGTH), ROOFTOP EXHAUST FANS, MAKE UP AIR FANS WITH ALL ASSOCIATED SUPPLY/EXHAUST DUCT WORK FOR KITCHEN. ALL WORK SHALL BE DONE PER APPROVED PLANS AND MANUFACTURER'S SPECIFICATIONS.***PLEASE SEE AP#544558 FOR APPROVED FIRE SUPRESSION SYSTEM.***"},{"number":"544558","date":"2014-06-30","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2014-08-22","scope":"FOR THE INSTALLATION OF (1) UL 300 LISTED WET CHEMICAL EXTINGUISHING SYSTEM WITH THIRTY (30) FLOW POINTS IN ACCORDANCE WITH NFPA 17A. FIRE SUPRESSION SYSTEM TO SERVE TW0 COMMERCIAL KITCHEN EXHAUST HOOD SYSTEMS (7'-2\" IN LENGTH; 10'-6\" IN LENGTH) IN AN EXISTING RESTAURANT.***PLEASE SEE AP#544556 FOR APPROVED KITCHEN HOOD/VENTILATION SYSTEM.***"},{"number":"537448","date":"2014-07-01","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2014-08-22","scope":"SITEWORK/SEWER/WATER CONNECTIONS FOR WENDY'S OLD FASHIONED HAMBURGERS - \"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"547013","date":"2014-07-03","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2015-03-06","scope":"FOR THE AMENDMENT OF AP#547013, TO INCLUDE MECHANICAL UNITS IN PERMIT LANGUAGE. WORK TO INCLUDE THE INSTALLATION OF TWO (2) COMMERCIAL KITCHEN EXHAUST HOOD (HOOD #1(7'-2\" IN LENGTH) AND HOOD #2 (10'-6\" IN LENGTH), HVAC ROOFTOP EXHAUST UNITS, MAKE UP AIR FANS WITH ALL ASSOCIATED SUPPLY/EXHAUST DUCT WORK FOR KITCHEN. ALL WORK SHALL BE DONE PER APPROVED PLANS AND MANUFACTURER'S SPECIFICATIONS.***PLEASE SEE AP#544558 FOR APPROVED FIRE SUPRESSION SYSTEM.***"},{"number":"PP-2025-005422","date":"2025-04-24","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-10-17","scope":"REPAIR/REPLACE MAIN DRAIN"}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2013,"k":"permit","w":"Sign"},{"y":2014,"k":"permit","w":"Demolition"},{"y":2014,"k":"permit","w":"New Construction"},{"y":2014,"k":"permit","w":"Electrical"},{"y":2014,"k":"demo"},{"y":2014,"k":"permit","w":"Plumbing"},{"y":2014,"k":"permit","w":"Electrical"},{"y":2014,"k":"permit","w":"Mechanical"},{"y":2014,"k":"permit","w":"Suppression"},{"y":2014,"k":"permit","w":"Plumbing"},{"y":2014,"k":"permit","w":"Administrative"},{"y":2025,"k":"permit","w":"Alterations"}],"rented":false,"licenses":[{"number":"280745","type":"Dumpster License - Private Property","status":"Active","businessName":"WENDYS OLD FASHIONED HAMBURGERS","legalName":"WENDYS OLD FASHIONED HAMBURGERS","address":"3600 ARAMINGO AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2002-07-19","latestIssueDate":"2014-01-27","expirationDate":null,"inactiveDate":"2014-08-09"},{"number":"453194","type":"Food Preparing and Serving (30+ SEATS)","status":"Inactive","businessName":"WENDYS OLD FASHIONED HAMBURGERS","legalName":"WENDYS OLD FASHIONED HAMBURGERS","address":"3600 ARAMINGO AVE","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2008-09-08","latestIssueDate":"2014-04-26","expirationDate":"2015-04-30","inactiveDate":"2015-06-29"},{"number":"612903","type":"Food Establishment, Retail Permanent Location","status":"Active","businessName":"VALUE DISCOUNT #1 INC","legalName":"VALUE DISCOUNT #1 INC","address":"3600 ARAMINGO AVE","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2013-12-19","latestIssueDate":"2026-04-03","expirationDate":"2027-04-30","inactiveDate":null},{"number":"638022","type":"Dumpster License - Private Property","status":"Active","businessName":"WENDY'S RESTAURANTS OF NEW YORK LLC","legalName":"WENDY'S RESTAURANTS OF NEW YORK LLC","address":"3600 ARAMINGO AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2014-08-09","latestIssueDate":"2014-08-09","expirationDate":null,"inactiveDate":null},{"number":"766016","type":"Food Preparing and Serving (30+ SEATS)","status":"Inactive","businessName":"Briad Wenco, L.L.C. (Wendy's #3080)","legalName":"Briad Wenco, L.L.C.","address":"3600 ARAMINGO AVE","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2018-02-14","latestIssueDate":"2024-01-11","expirationDate":"2025-02-13","inactiveDate":"2025-04-14"},{"number":"0958747","type":"Food Preparing and Serving (30+ SEATS)","status":"Active","businessName":"Wend Pennsylvania LLC (Wendy's #452)","legalName":"Wend Pennsylvania LLC","address":"3600 ARAMINGO AVE","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2024-08-14","latestIssueDate":"2026-07-01","expirationDate":"2027-08-13","inactiveDate":null}],"licenseActivity":[{"number":"0958747","type":"Food Preparing and Serving (30+ SEATS)","businessName":"Wend Pennsylvania LLC (Wendy's #452)","legalName":"Wend Pennsylvania LLC","issuedDate":"2024-08-14","latestIssueDate":"2026-07-01","closureDate":null,"expirationDate":"2027-08-13","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"766016","type":"Food Preparing and Serving (30+ SEATS)","businessName":"Briad Wenco, L.L.C. (Wendy's #3080)","legalName":"Briad Wenco, L.L.C.","issuedDate":"2018-02-14","latestIssueDate":"2024-01-11","closureDate":"2025-04-14","expirationDate":"2025-02-13","inactiveDate":"2025-04-14","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"638022","type":"Dumpster License - Private Property","businessName":"WENDY'S RESTAURANTS OF NEW YORK LLC","legalName":"WENDY'S RESTAURANTS OF NEW YORK LLC","issuedDate":"2014-08-09","latestIssueDate":"2014-08-09","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"612903","type":"Food Establishment, Retail Permanent Location","businessName":"VALUE DISCOUNT #1 INC","legalName":"VALUE DISCOUNT #1 INC","issuedDate":"2013-12-19","latestIssueDate":"2026-04-03","closureDate":null,"expirationDate":"2027-04-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"453194","type":"Food Preparing and Serving (30+ SEATS)","businessName":"WENDYS OLD FASHIONED HAMBURGERS","legalName":"WENDYS OLD FASHIONED HAMBURGERS","issuedDate":"2008-09-08","latestIssueDate":"2014-04-26","closureDate":"2015-06-29","expirationDate":"2015-04-30","inactiveDate":"2015-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"280745","type":"Dumpster License - Private Property","businessName":"WENDYS OLD FASHIONED HAMBURGERS","legalName":"WENDYS OLD FASHIONED HAMBURGERS","issuedDate":"2002-07-19","latestIssueDate":"2014-01-27","closureDate":"2014-08-09","expirationDate":null,"inactiveDate":"2014-08-09","status":"Active","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #20572: CLOSED · Granted with conditions; related permit 464312. Use permit #488383: 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"1 failed, 0 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was CLOSED on Sep 3, 2003.","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":"5 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 (30+ SEATS) #453194: Inactive since Jun 29, 2015; Food Preparing and Serving (30+ SEATS) #766016: Inactive since Apr 14, 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":"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/"}]}