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ALL WORK SHALL COMPLY WITH THE APPROVED PLANS. THIS WORK ACTIVITY SHALL BE PERFORMED BY A CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"414733","date":"2012-07-06","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2013-02-05","scope":"REPLACE (2) WATER CLOSETS AND (2)WALL HUNG LAVATORIES...RELOCATE MOP SINK"},{"number":"415112","date":"2012-07-09","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2022-05-12","scope":"INSTALL 12 DUPLEX RECEPTACLES (2) 4X4 LIGHTS, 2 STRIP LIGHTS PLUG MOLD RECEPTACLES, RELOCATE VALANCE LIGHTS"},{"number":"415817","date":"2012-07-11","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2013-03-15","scope":"RELOCATE 1 EXISTING SPRINKLER HEAD(COMMERCIAL)"},{"number":"468885","date":"2013-08-14","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2013-08-14","scope":"CHANGE USE TO DINE IN AND TAKE OUT RESTAURANT"},{"number":"489669","date":"2013-08-28","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2013-10-22","scope":"LEVEL II INTERIOR ALTERATIONS TO INCLUDE UPGRADE TO MEAT PREPARATION DEPARTMENT, EXPANSION INCLUDING CHICKEN WIRE NEW COOLER BOXED WALLS, DEMO AS PER APPROVED PLANS"},{"number":"494018","date":"2013-09-16","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2013-10-07","scope":"RE-LOCATE A 3- COMPARTMENT SINK WITH REPLACEMENT GREASE TRAP- ZURN GT 2700 - 15, 15 GPM"},{"number":"492301","date":"2013-09-26","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2015-03-02","scope":"EXPAND THE EXISTING MEAT PREP AREA RELOCATE THE PRODUCE COOLER PER 2008 NEC (SUPERMARKET)"},{"number":"497296","date":"2013-09-26","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2013-10-22","scope":"RELOCATE AUTOMATIC SPRIINKLERS"},{"number":"494498","date":"2013-10-03","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2014-01-30","scope":"LEVEL III INTERIOR ALTERATIONS TO CREATE A SIT-DOWN RESTAURANT IN TENANT SPACES #440/450 OF AN EXISTING SHOPPING CENTER. ALTERATIONS INCLUDE NEW INTERIOR NON-BEARING PARTITIONS, AN ACCESSIBLE TOILET FACILITY, SERVICE & PREP. AREAS, CUSTOMER DINING AREAS AND AN ACCESSORY OFFICE SPACE. SEPARATE PERMITS REQUIRED FOR ELECTRICAL, PLUMBING, MECHANICAL AND FIRE SUPPRESSION SYSTEMS."},{"number":"499601","date":"2013-10-17","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2014-01-30","scope":"FOR THE INSTALLATION OF ONE - 21 FEET - TYPE (1) COMMERCIAL KITCHEN HOOD, SUPPLY/EXHAUST DUCTWORK, AND MAKE UP AIR FAN. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS."},{"number":"499599","date":"2013-10-17","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2014-01-30","scope":"INSTALLATION OF A WET CHEMICAL FIRE SUPRESSION SYSTEM WITH TWENTY (20) FLOW POINTS IN ACCORDANCE WITH NFPA 17A, SEE APPLICATION #499601 FOR KITCHEN HOOD APPROVAL."},{"number":"503742","date":"2013-11-01","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2014-03-12","scope":"REPLACE 20-OUTLET, 4-SWICHRES, 10-LIGHTING FIXTURES & MAKE UP AIR & INTAKE CIRCUIT CONTROL AS PER NEC 2008 (RESTAURANT)"},{"number":"502918","date":"2013-11-25","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2014-01-30","scope":"INSTALL 3 WATER CLOSETS,3 LAVATORY,3 FLOOR DRAINS,1-3 COMPARTMENT SINK,1 PREP SINK,2 HAND SINK,1 MOP SINK,2 INDIRECT FLOOR SINK AND 1 GREASE TRAP (RESTAURANT) - PER THE APPROVED PLAN P1 AND THE PHILADELPHIA PLUMBING CODE 2004 - NOTE: BACKFLOW PREVENTION CONTAINMENT DEVICE WILL BE INSTALLED \"BY OTHERS\""},{"number":"513630","date":"2013-12-31","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2014-01-30","scope":"RELOCATE FOUR (4) AUTOMATIC SPRINKLER HEADS FOR NEW CEILING."},{"number":"658518","date":"2015-12-21","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALL 3- DATA CABLES AND 3- SWITCHES FOR CREDIT CARD INSTALLATION... IN ACCORDANCE WITH 2008 NEC"},{"number":"827434","date":"2017-11-20","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2017-11-20","scope":"INSTALLATION OF ILLUMINATED CHANNEL LETTERS 2'X 18.5' & 4'X 35'(177 SQ.FT.) ACCESSORY TO USE AS RETAIL SALE OF CONSUMER GOODS IN BLDG #2 WITH ALL OTHER USES AS PREVIOUSLY APPROVED."},{"number":"890702","date":"2018-08-20","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2018-08-20","scope":"FOR THE ERECTION OF ONE(1) STORY ADDITION OF AN EXISTING STRUCTURE ( NTE 38' HIGH) FOR A GROUP PRACTITIONER AT SPACE# 490-540 AS PART OF EXISTING AREA SHOPPING CENTER WITH EXISTING TWO-HUNDRED AND FIFTY-FOUR(254) ACCESSORY PARKING SPACES INCLUDING WITH FOURTEEN(14) ACCESSIBLE SPACES ON THE SAME LOT WITH ALL OTHER USES AS PREVIOUSLY APPROVED.SIZE AND LOCATION AS SHOWN IN THE APPLICATION."},{"number":"902591","date":"2018-10-05","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2026-03-11","scope":"FOR THE ERECTION OF A ONE (1) STORY ADDITION TO CREATE CORE & SHELL FOR FUTURE FITOUT OF STRUCTURAL STEEL, MASONRY BEARING WALL & SHALLOW CONCRETE FOUNDATION CONSTRUCTION PER APPROVED PLANS INCLUDING ASSOCIATED SITEWORK & STRUCTURAL DEMOLITION; BUILDING TO BE FULLY SPRINKLERED. SEPARATE PERMIT REQ'D FOR INSTALLATON OF STEEL ROOF JOISTS (DEFERRED), INTERIOR FIT-OUT & CO, & ANY MECH., ELEC., PLUMB., & FIRESUPP WORK."},{"number":"919016","date":"2018-11-29","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-09-12","scope":"FOR TENANT FIT-OUT TO CREATE A GROUP PRACTITIONER AT SPACE# 490-540 AS PART OF EXISTING AREA SHOPPING CENTER.SEPARATE PERMITS TO BE REQUIRED FOR NEW ELECTRICAL, MECHANICAL, PLUMBING, AND FIRE SUPPRESSION SYSTEM WORK."},{"number":"935875","date":"2018-12-18","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-01-10","scope":"COMPLETE 2\" WATER SERVICE"},{"number":"939498","date":"2019-01-07","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-01-11","scope":"HOUSE DRAIN, CURB TRAP & FAI PA20180031048 \"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":"937240","date":"2019-01-14","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2019-09-12","scope":"INSTALLATION OF NEW DUCTWORK AND GRD'S CONNECTED TO EXISTING RTU'S FOR A MEDICAL CLINIC IN SPACE NO. 490-540 OF AN EXISTING SHOPPING CENTER AS PER APPROVED PLANS."},{"number":"940595","date":"2019-01-17","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2019-09-04","scope":"FOR THE INSTALLATION OF (2) SINGLE FACE ILLUMINATED WALL SIGNS ON FRONT AND RIGHT ELEVATIONS.FOR A GROUP PRACTITIONER AT SPACE# 490-540 AS PART OF EXISTING AREA SHOPPING CENTER WITH EXISTING TWO-HUNDRED AND FIFTY-FOUR(254) ACCESSORY PARKING SPACES. AS PER PLANS."},{"number":"940591","date":"2019-01-17","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2019-01-17","scope":"FOR THE INSTALLATION OF TWO(2) STATIC ILLUMINATED FLAT WALL SIGNS 3.833 FT X 27.77 FT= 106.5 SQFT EACH. FOR A GROUP PRACTITIONER AT SPACE# 490-540 AS PART OF EXISTING AREA SHOPPING CENTER WITH EXISTING TWO-HUNDRED AND FIFTY-FOUR(254) ACCESSORY PARKING SPACES INCLUDING WITH FOURTEEN(14) ACCESSIBLE SPACES ON THE SAME LOT WITH ALL OTHER USES AS PREVIOUSLY APPROVED.SIZE AND LOCATION AS SHOWN IN PLANS."},{"number":"942338","date":"2019-01-31","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-09-24","scope":"INSTALL MONITORED APPROVED FOR FIRE ALARM IN FIT-OUT SPACE TO TRIP HOUSE PANEL ON ALARM PER CODE PER PLANS AS PER NFPA 72. (NORTH CENTRAL DIST)"},{"number":"939718","date":"2019-02-11","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-04-02","scope":"1.WIRE 4 50 AMP 3 PHHASE TON A/C UNITS. 2.INSTALL EMERGENCY EXIT LIGHTING AS PER SUPPLIED PLANS. 3.INSTALL GFI OUTLETS ON ROOF AS PER PLAN. 4. INSTALL 600AMP 3X SERVICE AS PER 2008 NEC. (NORTH CENT DIST)"},{"number":"949432","date":"2019-02-14","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2019-09-04","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."},{"number":"948742","date":"2019-03-01","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-08-13","scope":"INSTALL NEW (3) 200AMP PANELS. INSTALL WIRE AND DEVICES THROUGHOUT; (200) 2X2 LIGHTS, 18 EXIST SIGNS, 20 BATTERY PACKS, 150 RECEPTACLES. LOW VOLTAGE; RG6 CABELS FOR TV RUN, (209) CAT5E RUNS FOR WORKSTATIONS, (8) CAT6 RUNS FOR SERVER ROOM, (5)48 PORT CAT5E PUNCHDOWN PANELS. (1)12PORT CAT6 PUNCH DOWN PANEL, (99) 2 PORT FACEPLATES, (11) 1 PORT FACEPLATES AS PER 2008 NEC.(NORTH CENTRAL DIST)"},{"number":"954195","date":"2019-03-08","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2019-09-04","scope":"EXTENSION OF EXISTING NFPA 13 SPRINKLER SYSTEM IN A SHOPPING CENTER BUILDING TO INCLUDE INSTALLATION OF NEW UL LISTED AC FIRE PUMP COMPLYING WITH NFPA 20 (WITHIN 1-HR RATED FIRE PUMP ROOM) AND 4\" AMES COLT 200 BACKFLOW PREVENTION ASSEMBLY AS PER APPROVED PLANS. ALL WORK TO BE PERFORMED BY PHILADELPHIA LICENSED FIRE SUPPRESSION CONTRACTOR."},{"number":"941633","date":"2019-03-18","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-09-04","scope":"TENANT FIT-OUT TO CREATE A GROUP PRACTITIONER AT SPACE# 490-540 AS PART OF EXISTING AREA SHOPPING CENTER.SEPARATE ;GROUP PRACTITIONER;INTERIOR ROUGH & FINISH FOR 9 WATER CLOSETS, 13 HANDWASH SINKS, 1 URINAL, 7 LAV SINKS, 1 MOP SINK, 5 FLOOR DRAINS, 2 WATER COOLERS. THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"970618","date":"2019-04-30","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2019-09-04","scope":"REMOVAL OF EXISTING ROOF-TOP UNITS AND INSTALLATION OF FOUR (4) NEW PACKAGED HVAC ROOF-TOP UNITS FOR MEDICAL SPACE 490-540 IN AN EXISTING SHOPPING CENTER AS PER APPROVED PLANS. SEE PERMIT 937240 FOR INTERIOR DUCTWORK INSTALLATION."},{"number":"971541","date":"2019-05-29","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2019-06-19","scope":"AMEND BUILDING PERMIT #902591 TO INCLUDE STEEL SHOP DRAWINGS FOR ROOF PER STRUCTURAL ENGINEERED PLANS."},{"number":"1000523","date":"2019-08-29","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-10-31","scope":"INSTALL 200 AMP 3 PHASE SERVICE FOR FIRE PUMP, TIE INTO FIRE PUMP CONTROLLER AS PER 2008 (EAST DIST)"},{"number":"1022180","date":"2019-12-04","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-01-05","scope":"JOHNSON CONTROLS TO UPGRADE THE EXISTING VISTA 100 FIRE ALARM SYSTEM. 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SIZE AND LOCATION AS SHOWN IN PLAN."},{"number":"GP-2021-004543","date":"2021-05-27","work":"Sign","type":"General","description":"General Permit","status":"Expired","completedDate":"2022-06-22","scope":"FOR THE ERECTION OF ONE ACCESSORY, INTERALLY-ILLUMINATED WALL SIGN. FOR THE REMOVAL AND REPLACEMENT OF TWO-FACES OF AN EXISTING FREESTANDING SIGN. SIZE AND LOCATION PER APPROVED PLAN."},{"number":"ZP-2022-002173","date":"2022-03-09","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF TWO (2) STATICALLY ILLUMINATED WALL SIGNS. 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AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA. 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":"GP-2025-008934","date":"2026-01-23","work":"Sign","type":"General","description":"General Permit","status":"Completed","completedDate":"2026-06-22","scope":"FOR THE INSTALLATION OF TWO (2) STATICALLY ILLUMINATED WALL SIGNS. SIZE AND LOCATION AS SHOWN IN THE APPLICATION / PLANS. 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Private Property","businessName":"KQS FOOD CORP/THRIFTWAY","legalName":"KQS FOOD CORP/THRIFTWAY","issuedDate":"1997-06-16","latestIssueDate":"1997-06-16","closureDate":"2010-07-31","expirationDate":"2010-07-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-28","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 2022, 2023"],"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":["10 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 59% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $5,584,700 to $8,900,000","no permit shown in 2022-2024"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #20640: CLOSED · Granted; related permit 468885. Use permit #107123: COMPLETED. The history also contains “CO- NEW USE OCCUPIED PRE-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":"15 permits not marked completed: 326944 (REVOKED), 364762 (Issued), 415112 (Expired), 902591 (Expired), GP-2020-009240 (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":"violations","level":"attention","title":"1 open L&I violation","finding":"25 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":"16 failed, 8 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Mar 25, 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Dumpster License - Private Property #278859: Inactive; Food Preparing and Serving #205788: Inactive since Dec 22, 2012; Food Establishment, Retail Perm Location (Large) #201344: Inactive since Nov 20, 2007; Food Establishment, Retail Perm Location (Large) #201112: Inactive since Dec 22, 2012","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":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Special Hazards Certification: Certified through Jul 6, 2027; Fire Alarm Certification: Certified through May 26, 2027; Sprinkler Certification: Certified through Jul 15, 2027","why":"Fire-protection certifications apply to the named system and inspection period only; they are not a whole-building safety certificate. Philadelphia generally requires annual sprinkler, standpipe, fire-alarm, special-hazard, and emergency-power inspections where those systems exist.","action":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"closingChecks":[{"title":"Property Sales Certification","body":"The seller must obtain Philadelphia’s certificate showing the base zoning, last use in the zoning record, and open violations. The City warns that it does not prove Building Code occupancy or show zoning overlays.","action":"Obtain the fresh certificate and compare it with the CO, permits, and Atlas overlays.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-property-sales-certification/"},{"title":"Date-effective City Property Payoff","body":"The Tax Center Property Payoff covers Real Estate Tax, Commercial Trash, and L&I abatement-work invoices. Philadelphia says it does not include business-tax debts or liens, water and sewer charges, or fines for code violations.","action":"Request the City statement effective through settlement; read every period and invoice.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"title":"Professional title and water-lien searches","body":"OPA ownership, deed summaries, and a zero tax balance are not clear title. Mortgages, judgments, municipal claims, water liens, easements, heirs, and other encumbrances require separate searches.","action":"Use a Pennsylvania lawyer/title company and obtain owner’s title insurance; order the separate water search/payoff.","url":"https://www.phila.gov/2026-04-07-why-title-insurance-is-your-best-friend-when-buying-a-home-in-philadelphia/","secondaryUrl":"https://www.phila.gov/services/water-gas-utilities/pay-or-dispute-a-water-bill/resolve-water-liens-judgments/"}]}