{"asOf":"2026-07-29T04:35:06.876Z","block":"2600-2699 E YORK ST","blockUrl":"https://philadelphia.blockreport.homes/block/2600-2699-e-york-st","address":"2641-63 E YORK ST","parcelNumber":"882106202","source":"https://property.phila.gov/?p=882106202","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"AA0","buildingCodeNew":"801","buildingClass":"STORE 1 STY MASONRY","buildingClassNew":"GYMNASIUM","useLabel":"Store","owner":"MYL ASSOCIATES LP","coOwner":null,"marketValue":2935800,"landAssessment":587160,"improvementAssessment":2348640,"livableArea":19572,"yearBuilt":1980,"lastSale":{"price":1,"date":"2012-10-03T04:00:00Z"},"openViolations":0,"violations":[{"number":"1322202","date":"2009-05-06","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1322203","date":"2009-05-06","code":"PM-302.3/1","title":"EXT 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EQUIP RM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3887622","date":"2016-02-10","code":"FC-505.1/1","title":"EXT ADDRESS NUMBERS","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"634113","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2018-05-16","completedDate":"2019-04-29","violations":[{"number":"4675134","date":"2018-05-14","code":"PM15-308.1","title":"RUBBISH AND GARBAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4675133","date":"2018-05-14","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4675132","date":"2018-05-14","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4675131","date":"2018-05-14","code":"FC-13-1006.3","title":"ILLUMINATION EMERGENCY POWER","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"314829","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"1973811","date":"2011-02-08","code":"A-302.10/2","title":"PERMB- WORK NOT SAME AS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"381154","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"2391852","date":"2012-03-21","code":"A-302.11/1","title":"PERMB- WK DONE W/O NOTIFY INSP","status":"ERROR","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2009,"n":2,"worst":null},{"y":2011,"n":3,"worst":null},{"y":2012,"n":1,"worst":null},{"y":2016,"n":2,"worst":null},{"y":2018,"n":4,"worst":null}],"investigations":[{"caseNumber":"64527","date":"2006-05-22","type":"CI INSP","status":"FAILED"},{"caseNumber":"64527","date":"2006-06-27","type":"CI INSP","status":"CLOSED"},{"caseNumber":"64527","date":"2006-06-27","type":"CI INSP","status":"FAILED"},{"caseNumber":"64527","date":"2006-11-09","type":"PRECOURT","status":"FAILED"},{"caseNumber":"64527","date":"2007-01-26","type":"PRECOURT","status":"FAILED"},{"caseNumber":"64527","date":"2007-03-09","type":"PRECOURT","status":"FAILED"},{"caseNumber":"64527","date":"2007-05-02","type":"PRECOURT","status":"PASSED"},{"caseNumber":"198407","date":"2009-05-06","type":"CI INSP","status":"FAILED"},{"caseNumber":"198407","date":"2011-01-19","type":"CI INSP","status":"PASSED"},{"caseNumber":"265828","date":"2011-02-10","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"265828","date":"2011-04-05","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"265828","date":"2011-10-27","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"265828","date":"2014-02-03","type":"PRECOURT","status":"PASSED"},{"caseNumber":"265828","date":"2014-02-03","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"519581","date":"2016-02-10","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"519581","date":"2016-04-04","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"519581","date":"2016-05-11","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"634113","date":"2018-05-14","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"634113","date":"2018-07-11","type":"HCEU INSP","status":"PASSED"}],"inspYears":[{"y":2006,"fails":3,"passes":0},{"y":2007,"fails":2,"passes":1},{"y":2009,"fails":1,"passes":0},{"y":2011,"fails":2,"passes":1},{"y":2014,"fails":0,"passes":1},{"y":2016,"fails":2,"passes":1},{"y":2018,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.9760602240369,"lng":-75.12113968953891,"geom":{"type":"Polygon","coordinates":[[[-75.121280186,39.976267918],[-75.121321525,39.976294073],[-75.12099792,39.976596799],[-75.120650362,39.976376895],[-75.120877073,39.975870687],[-75.12122445,39.975545721],[-75.12171821,39.975858128],[-75.121280186,39.976267918]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19125","beds":null,"baths":null,"stories":1,"lotArea":56133,"zoning":"CA2","grade":"A-","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"616 HOLLYWOOD AVE, CHERRY HILL NJ, 08002","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR APPLICATION FOR THE ERECTION OF 10 FEET HIGH PARAPET WALL AND FOR THE ERECTION OF FOUR (4) ACCESSORY FLAT WALL SIGNS ACCESSORY TO THE PROPOSED HEALTH AND FITNESS CENTER TO INCLUDE ACCESSORY TANNING AND ACCESSORY RETAIL SALE OF BO","status":"CLOSED","outcome":"Granted","date":"2010-06-15","number":"11537","relatedPermit":"268047"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":1575000,"taxable":1575000,"land":1018000,"improvement":557000,"taxableLand":1018000,"taxableImprovement":557000,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":1575000,"taxable":1575000,"land":1018000,"improvement":557000,"taxableLand":1018000,"taxableImprovement":557000,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":1752000,"taxable":1752000,"land":350400,"improvement":1401600,"taxableLand":350400,"taxableImprovement":1401600,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":1750300,"taxable":1750300,"land":350060,"improvement":1400240,"taxableLand":350060,"taxableImprovement":1400240,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":1763400,"taxable":1763400,"land":352680,"improvement":1410720,"taxableLand":352680,"taxableImprovement":1410720,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":1763400,"taxable":1763400,"land":352680,"improvement":1410720,"taxableLand":352680,"taxableImprovement":1410720,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":1763400,"taxable":1763400,"land":352680,"improvement":1410720,"taxableLand":352680,"taxableImprovement":1410720,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":1871300,"taxable":1871300,"land":374267,"improvement":1497033,"taxableLand":374267,"taxableImprovement":1497033,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":1871300,"taxable":1871300,"land":374267,"improvement":1497033,"taxableLand":374267,"taxableImprovement":1497033,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":1859300,"taxable":1859300,"land":371860,"improvement":1487440,"taxableLand":371860,"taxableImprovement":1487440,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":1859300,"taxable":1859300,"land":371860,"improvement":1487440,"taxableLand":371860,"taxableImprovement":1487440,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":2935800,"taxable":2935800,"land":587160,"improvement":2348640,"taxableLand":587160,"taxableImprovement":2348640,"exemptLand":0,"exemptImprovement":0}],"taxNow":26026,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"288193","date":"2010-07-09","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2010-12-08","scope":"25 FIXTURES WITH PIPING FOR PLANET FITNESS AS PER PLANS"},{"number":"268047","date":"2010-07-12","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2010-07-12","scope":"REMOVAL OF ALL EXISTING SIGNS AND FOR THE ERECTION OF FOUR (4) ACCESSORY FLAT WALL SIGNS USE AS HEALTH FITNESS CENTER WITH TANNING BEDS, ACCESSORY RETAIL SALE OF BOTTLED WATER, JUICE AND SODA/DRINKS AND ACCESSORY RETAIL SALES OF FITNESS WARE AND GOODS. RECONFIGURE EXISTING PARKING LOT TO CREATE 54 PARKING SPACES WITH 4 HC SPACES FROM 39 SPACES."},{"number":"286202","date":"2010-07-12","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2010-07-12","scope":"FOR THE ERECTION OF 10 FEET HIGH PARAPET WALL AND PROPOSED HEALTH FITNESS CENTER WITH TANNING BEDS, ACCESSORY RETAIL SALE OF BOTTLED WATER, JUICE AND SODA/DRINKS AND ACCESSORY RETAIL SALES OF FITNESS WARE AND GOODS. RECONFIGURE EXISTING PARKING LOT TO CREATE 54 PARKING SPACES WITH 4 HC SPACES FROM 39 SPACES."},{"number":"276541","date":"2010-07-26","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2014-06-08","scope":"1.INTERIOR RENOVATION OF VACANT BLDG FOR RE-USE AS A FITNESS CENTER WITH ACCESSORY RETAIL SALES. 2.EXTEND HT OF EXISTING PARAPET WALL 3.INSTALL ACCESSORY FLAT WALL SIGNS 4.RECONFIGURE EXISTING PRIVATE ACCESSORY PARKING LOT 5.WITH RELATED IMPROVEMENTS PER PLANS 6.C/O REQUESTED IF REQUIRED"},{"number":"297493","date":"2010-08-23","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2010-12-03","scope":"RELOCATE 170 SPRINKLER HEADS."},{"number":"297230","date":"2010-08-30","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2013-03-12","scope":"NEW SERVICE LIGHTING AND RECEPTACLES FIRE ALARM SYSTEM (PER 2008NEC CODE)"},{"number":"307986","date":"2010-12-02","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2010-12-08","scope":"INSTALLING (4) FLATWALL SIGNS FOR GYM"},{"number":"314829","date":"2010-12-03","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-10-09","scope":"CONNECT RAIN LEADERS TO STORM DRAIN ON PROPERTY - 15' FROM BUILDING TO CONNECTION"},{"number":"314937","date":"2010-12-07","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2010-12-07","scope":"TEMPORARY CERTIFICATE OF OCCUPANCY - PLANET FITNESS"},{"number":"381154","date":"2012-02-29","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2015-12-03","scope":"INSTALLATION OF NEW BACKFLOW PREVENTION DEVICE AS PART OF AN EXISTING AUTOMATIC SPRINKLER SYSTEM IN ACCORDANCE WITH NFPA 13 WITHIN A ONE (1) STORY STRUCTURE (FITNESS CENTER)."},{"number":"ZP-2021-002521","date":"2021-03-31","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2021-08-05","scope":"For the removal of existing canopy and attached signage; for the erection of four (4) statically illuminated wall signs (2 Northerly facing, 1 Easterly facing, 1 Southerly facing), and re-covering of 17 non-illuminated awnings/sign (5 Northerly facing, 5 Easterly facing, 7 Southerly facing) below the roof/parapet line of the existing detached structure. Sizes and locations as shown in the application/plans. No change in height of existing structure."},{"number":"GP-2021-003339","date":"2021-04-29","work":"Sign","type":"General","description":"General Permit","status":"Completed","completedDate":"2021-08-05","scope":"For the removal of existing signage and for the erection of four (4) accessory, statically illuminated wall signs onto an existing single-story detached structure, as per plans; no other work on this permit; see ZP-2021-002521 for zoning approval of signs."},{"number":"PP-2021-016171","date":"2021-09-01","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-08-01","scope":"Replace plumbing fixtures - (1) water cooler, (1) washer box"},{"number":"CP-2021-004979","date":"2021-09-09","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-03-08","scope":"FOR INTERIOR ALTERATIONS TO EXISTING FITNESS CENTER TO INCLUDE NEW INTERIOR PARTITIONS AND INTERIOR FINISHES, AS PER APPROVED PLANS."},{"number":"MP-2021-005662","date":"2021-09-22","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-12-29","scope":"FOR A NEW MECHANICAL INSTALLATION TO ACCOMMODATE A PERSONAL SERVICE SPACE (PLANET FITNESS). WORK TO BE PERFORMED PER APPROVED PLANS."},{"number":"FP-2021-002930","date":"2021-10-18","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2024-03-08","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 (100) sprinkler heads. (CP-2021-004979)"},{"number":"EP-2021-009932","date":"2021-11-01","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-07-11","scope":"Interior renovations of Planet Fitness Gym including new lighting, one new transformer, one temporary panel, wiring to two new RTU's, wiring to tanning and hyrdo-massage beds, power to exhaust fans and added receptacles. ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC. Bldg. Permit- Cp-2021-004979"},{"number":"EP-2021-011811","date":"2022-02-04","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-08-25","scope":"Running wire to install system Design 1: Fire Alarm System as per 2016 NFPA 72. 1 - UL Listed Commercial Fire Alarm Control Panel 1 - Remote Annunciator 1- Smoke Detector 5- CO Detectors 3- Manual Pull Stations 8 - Ceiling Mounted Horn/Strobes 4 - Wall Mounted Horn/Strobes 5 - Wall Mounted Strobes 1 - Weatherproof Horn/Strobe 5- Hook up to existing smoke duct detectors 5 - Remote Test and reset switches for smoke duct detectors 1 - hook up to existing sprinkler tamper device 1 - hook up to existing sprinkler flow device 1 - Complete testing with the AHJ 1 - Certificate of completion 1 - Training 1 - Programming 1 -year warranty"},{"number":"ZP-2022-001094","date":"2022-03-30","work":"Parking Only","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2024-03-20","scope":"FOR A RECONFIGURATION OF AN EXISTING ACCESSORY SURFACE PARKING LOT FOR A NEW TOTAL OF ONE HUNDRED THIRTY-FOUR (134) SPACES TO INCLUDE SEVENTEEN (17) COMPACT SPACES, THREE (3) ACCESSIBLE SPACES, AND TWO (2) VAN-ACCESSIBLE SPACES. SIZES AND LOCATIONS AS SHOWN ON PLANS."},{"number":"SP-2021-000837","date":"2022-05-05","work":"Sitework with Onsite Utility Services","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Completed","completedDate":"2023-08-10","scope":"FOR SITE WORK FOR THE USE OF A PARKING LOT, WORK TO ALSO INCLUDE FOUNDATION WORK FOR LIGHT POLES AND OTHER ASSOCIATED STRUCTURAL WORK AS SHOWN 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":"EP-2022-004558","date":"2022-06-09","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-08-25","scope":"Electrical Permit for combo SP-2021-000837"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2018,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2021,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2021,"k":"permit","w":"Sign"},{"y":2021,"k":"permit","w":"Alterations"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Addition and/or Alterations"},{"y":2021,"k":"permit","w":"Addition and/or Alterations"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Parking Only"},{"y":2022,"k":"permit","w":"Sitework with Onsite Utility Services"},{"y":2022,"k":"permit","w":"New Construction"}],"rented":false,"licenses":[{"number":"520886","type":"Dumpster License - Private Property","status":"Active","businessName":"RHINO NORRISTOWN INC","legalName":"RHINO NORRISTOWN INC","address":"2641-63 E YORK ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2010-12-06","latestIssueDate":"2013-07-27","expirationDate":null,"inactiveDate":null}],"licenseActivity":[{"number":"520886","type":"Dumpster License - Private Property","businessName":"RHINO NORRISTOWN INC","legalName":"RHINO NORRISTOWN INC","issuedDate":"2010-12-06","latestIssueDate":"2013-07-27","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-28","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 58% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $1,859,300 to $2,935,800","no permit shown in 2026-2028"],"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":"Use permit #268047: 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":"11 failed, 5 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jul 11, 2018.","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":"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/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 12 historical violations across 6 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/"}]}