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NO SIGN ON THIS APPLICATION."},{"number":"597936","date":"2015-03-31","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2015-10-14","scope":"HVAC TO INCLUDE DUCTWORK AS PER PLAN, 8 REGISTERS/DIFFUSERS"},{"number":"23537","date":"2015-06-04","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2015-06-05","scope":"06/10/2015 ERECT TENT (80'X130') HOME DEPOT"},{"number":"811780","date":"2017-08-28","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2017-08-28","scope":"CREATE 2 SPACES (20A/20B) FROM 1 SPACE (20). WORK IN SPACE 20 A ONLY. SPACE 20A- MEDICAL OFFICE (NOVA CARE) WITH CHIROPRACTIC SERVICES (NO OVER NIGHT STAYS). 35'0\"X81'4\" (2810SQFT). SPACE 20B - TO REMAIN VACANT AT THIS TIME. 22'3\" X 86'7\" (2200 SQFT) S/0 REQUESTED IF NECESSARY."},{"number":"823420","date":"2017-10-31","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2017-10-31","scope":"INSTALL (1) EXISTING ILLUMINATED SIGN CABINET. 36\"X120\"=30SF"},{"number":"828277","date":"2017-11-21","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2018-05-23","scope":"FOR THE REMOVAL OF ONE (1) EXISTING FLAT WALL SIGN AND THE INSTALLATION OF ONE (1) STATICALLY ILLUMINATED FLAT WALL (CABINET) SIGN ACCESSORY FOR AN EXISTING RETAIL SALE OF BUILDING SUPPLIES AND EQUIPMENT IN AN EXISTING SHOPPING CENTER IN SPACE 160 AS PER ENGINEER'S PLAN, ** SEPARATE PERMITS REQUIRED FOR ANY ELECTRICAL WORK **"},{"number":"825646","date":"2017-11-22","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-05-24","scope":"INSTALL NEW 200 AMP SERVICE TO VACANT SPACE, TERMINATE TO THE LINE SIDE OF A FUSED DISCONNECT SWITCH WITH THE SPACE, PROVIDE CONDUIT ONLY FOR DATA PER 2008 NEC (COMMERICAL)"},{"number":"836359","date":"2018-01-29","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-05-23","scope":"LEVEL II ALTERATIONS WITH PARTIAL CHANGE OF OCCUPANCY TO CREATE A REHABILITATION CENTER (GROUP MEDICAL OFFICE) IN SPACE 20A OF AN EXISTING SHOPPING CENTER AS PER APPROVED PLANS. EXISTING BUILDING FULLY SPRINKLERED. **SEPARATE PERMITS REQUIRED FOR ANY MEP OR FIRE SUPPRESSION WORK**"},{"number":"838269","date":"2018-01-29","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2018-05-23","scope":"INSTALLATION OF NEW HVAC SYSTEM FOR A NEW REHAB CENTER (GROUP MEDICAL OFFICE) IN SPACE 20A OF AN EXISTING SHOPPING CENTER AS PER APPROVED PLANS."},{"number":"843939","date":"2018-02-09","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-05-23","scope":"2WATER CLOSETS, 2LAV SINKS, 1WATER COOLER, 1MOP SINK, 1 WASH MACH STAND PIPE, 2HAND SINKS, 1FLOOR DRAIN.THE INSTALLATION WILL COMPLY WITH THE PHILADEPHIA PLUMBING CODE 2004"},{"number":"856185","date":"2018-03-15","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2018-03-15","scope":"FOR THE ERECTION OF TWO (2)INTERNALLY ILLUMINATED ACCESSORY FLAT WALL SIGN ACCESSORY TO A PREVIOUSLY APPROVED GROUP PRACTITIONER OFFICE ON SPACE (20-A) OF AN EXISTING STRUCTURE WITH OTHER USES AND OFF-STREET PARKING AS PREVIOUSLY APPROVED AS PART OF A SHOPPING COMPLEX.(SIZE AND LOCATION AS SHOWN ON THE PLAN)."},{"number":"856186","date":"2018-03-15","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2018-05-23","scope":"FOR THE ERECTION OF TWO (2)INTERNALLY ILLUMINATED ACCESSORY FLAT WALL SIGN ACCESSORY TO A PREVIOUSLY APPROVED GROUP PRACTITIONER OFFICE IN SPACE (20-A) OF AN EXISTING STRUCTURE DETAILS AS SHOWN ON THE PLAN)."},{"number":"849688","date":"2018-04-13","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-05-23","scope":"FURNISH AND INSTALL LIGHTS, SWITCHES, RECEPTSAND PANELS, 30KVA TRANSFORMER AS PER 2008 NEC (SOUTH DISTRICT)"},{"number":"894183","date":"2018-07-17","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2020-06-26","scope":"SUPPLY AND INSTALL WATTS MODEL LF009M2QT 1 1/2\" BACKFLOW PREVENTOR.THE INSTALLATION WILL COMPLY WITH THE PHILADEPHIA PLUBMING CODE 2004"},{"number":"901768","date":"2018-08-13","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"EXPIRED","completedDate":null,"scope":"NEW WATER SERVCIE FROM PRIVATE MAIN PA20181911074(RETAIL)\"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":"OP-2020-000115","date":"2020-06-26","work":"Temporary Tents and Canopies","type":"Operations","description":"Operations Permit","status":"Expired","completedDate":"2021-09-22","scope":"20'X40' frame tent installed for fireworks sales"},{"number":"OP-2020-000230","date":"2020-08-26","work":"Temporary Tents and Canopies","type":"Operations","description":"Operations Permit","status":"Expired","completedDate":"2021-09-22","scope":"Erect a 30' x 30' tent for use with Tables and Chairs."},{"number":"EP-2021-002816","date":"2021-04-20","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-06-11","scope":"FOR THE INSTALLATION OF SIX (6) EV CHARGING STATIONS AND ELECTRICAL EQUIPMENT, AS PER APPROVED PLANS."},{"number":"SP-2021-000077","date":"2021-04-20","work":"Sitework with Onsite Utility Services","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Completed","completedDate":"2021-09-03","scope":"FOR THE INSTALLATION OF SIX (6) EV CHARGING STATIONS AND ELECTRICAL EQUIPMENT, AS PER APPROVED PLANS."},{"number":"CP-2021-007891","date":"2021-12-07","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-02-09","scope":"INTERIOR ALTERATION TO INCLUDE TENANT FIT-OUT TO COMBINE SPACES 11 AND 12 AS SHOWN ON PLANS FOR RETAIL SALES OF WEARING APPAREL AND ACCESSORIES (FOOTLOCKER) WITHIN AN EXISTING ONE (1) STORY SPACE AS PER APPROVED PLANS."},{"number":"PP-2021-023119","date":"2021-12-08","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-02-05","scope":"Plumbing Permit (Interior) for combo CP-2021-007891"},{"number":"FP-2021-003478","date":"2021-12-14","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2022-02-09","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 (125) Sprinkler heads at Quartermaster Plaza, Footlocker SPACES 11 AND 12 (CP-2021-007891)"},{"number":"EP-2021-014503","date":"2021-12-16","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-02-09","scope":"Electrical Permit for combo CP-2021-007891"},{"number":"EP-2021-014661","date":"2022-01-07","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2023-01-24","scope":"INSTALL A NEW ADDRESSABLE FIRE ALARM SYSTEM THROUGHOUT. REWIRE THE EXISTING DEVICES DESIGNATE TO REMAIN, WIRE ALL THE NEW EQUIPMENT AND DEVICES. ALL WORK IN ACCORDANCE WITH THE 2017 NEC & 2016 NFPA-72."},{"number":"FP-2022-000151","date":"2022-01-18","work":"Rough-In","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Expired","completedDate":"2026-03-03","scope":"Rough-In Permit for FP-2022-000130 in Suite 11 & 12 (CP-2021-007891)"},{"number":"FP-2022-000130","date":"2022-01-21","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2022-02-09","scope":"For the installation of an automatic wet sprinkler system in accordance with NFPA 13 (using an existing, four (4) inch fire service line, and a new four (4) inch backflow prevention device located at the back of house area), throughout tenant space #11 within an existing single-story detached structure to be used as Group M (\"Foot Locker\"), as per plans and hydraulic calculations; see CP-2021-007891 for building permit; tenant spans spaces #11 and #12, sprinkler system within tenant space #12 to remain with no work proposed."},{"number":"MP-2022-000665","date":"2022-02-01","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-02-09","scope":"INSTALLATION OF NEW HVAC SYSTEM FOR RETAIL SHOE STORE IN SPACE 011 OF AN EXISTING SHOPPING CENTER AS PER APPROVED PLANS. *2018 IMC REVIEW*"},{"number":"EP-2022-011252","date":"2022-11-22","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-01-13","scope":"Electrical Permit for combo CP-2022-004649"},{"number":"CP-2022-004649","date":"2022-11-22","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-04-05","scope":"FOR ALTERATIONS TO AN EXISTING STRUCTURE TO INCLUDE NEW ELECTRIC ENTRANCE GATES **SEPARATE PERMITS TO BE REQUIRED FOR ANY ELECTRICAL AND FIRE SUPPRESSION SYSTEM INSTALLATIONS. **"},{"number":"EP-2022-003551","date":"2022-11-30","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2023-12-14","scope":"Intrusion Alarm turn key system as per 2017 nec"},{"number":"EP-2023-011041","date":"2023-12-11","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-07-02","scope":"Installation of a new 150 AMP/ 3phase service from existing panel: in 2\" EMT pipe as per 2017 NEC. 14 20 AMP GFCI receptacles, 2 30 AMP receptacles for HVAC and hot water heater, 4 40 AMP receptacle for deep fryer, 2 hard wired exit signs 2 hard wired emergency flood lights, 7 light switches, 3 exterior light 1 exterior receptacle for sign, 2 horn and strobes, and 1 shunt breaker box for fire suppression system. AS PER NEC 2017"},{"number":"FP-2024-000343","date":"2024-02-20","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2024-05-30","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. Relocating 54 existing sprinkler heads for renovations"},{"number":"GP-2024-001599","date":"2024-02-26","work":"Sign","type":"General","description":"General Permit","status":"Completed","completedDate":"2024-06-03","scope":"FOR THE ERECTION OF ONE (1) FLAT ILLUMINATED WALL SIGN. AS PER APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR ELECTRICAL WORK."},{"number":"GP-2024-001650","date":"2024-03-06","work":"Sign","type":"General","description":"General Permit","status":"Completed","completedDate":"2024-05-30","scope":"FOR THE REFACING OF EXISTING FREE-STANDING SIGNS. FOR THE ERECTION OF FIVE (5) FLAT WALL SIGN AS PER APPROVED PLANS."},{"number":"GP-2024-001970","date":"2024-03-19","work":"Sign","type":"General","description":"General Permit","status":"Expired","completedDate":"2024-12-31","scope":"FOR THE INSTALLATION OF ONE FLAT WALL SIGN AS PER PLANS."},{"number":"EP-2024-004423","date":"2024-05-07","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-05-16","scope":"INSTALLATION OF TELECOMMUNICATION WIRING IN BUILDING ACCORDING TO THE 2017 NEC."},{"number":"EP-2024-004651","date":"2024-05-21","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-05-23","scope":"Commercial, Sprouts Farmers Market #855 Disconnect existing electrical for refacing of existing free-standing signs and increasing of the size of the signs per plans, and then reconnect electrical after erection of five (5) flat wall signs to existing 120-V electrical junction box. We are not running any new wire, disconnecting from existing and reconnecting to existing wiring after signs are refaced and increased in size per sign permit ZP-2023-008558 and GP-2024-001650."},{"number":"MP-2024-002522","date":"2024-07-03","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-06-25","scope":"FOR THE INSTALLATION OF HVAC APPLIANCES AND EQUIPMENT PER APPROVED PLANS AND MANUFACTURER'S SPECIFICATIONS."},{"number":"CP-2025-000129","date":"2025-03-26","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-08-22","scope":"FOR LEVEL II ALTERATIONS TO AN EXISTING TENANT SPACE FOR USE AS A BUSINESS OCCUPANCY, ALTERATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS, PROVIDE FINISHES/FURNISHINGS AND ACCESSIBILITY IMPROVEMENTS 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":"MP-2025-000412","date":"2025-04-02","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-08-22","scope":"FOR THE INSTALLATION OF HVAC APPLIANCES, GRDs, EXHAUSTS, AND ASSOCIATED DUCTWORK AS PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IMC. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. SEE CP-2025-000129 FOR ASSOCIATED BUILDING PERMIT."},{"number":"EP-2025-003096","date":"2025-04-07","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-08-04","scope":"AMEND Telecommunications wiring Installation of lighting, outlets and switches"},{"number":"FP-2025-000743","date":"2025-04-11","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-08-22","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 (16) SPRINKLER HEADS AS PER NFPA 13 AND LOCAL CODE"},{"number":"EP-2025-003300","date":"2025-04-16","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-08-20","scope":"install 16 new kcat6 line for computers"},{"number":"PP-2025-001057","date":"2025-06-10","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-07-21","scope":"INSTALL 1 MOP SINK, 2 KITCHEN SINKS, 3 LAVATORIES, 1 HOT WATER HEATER, 2 WATER CLOSETS AND 1 ELECTRIC WATER COOLER ACCORDING TO THE 2018 PPC AND PER PLANS."},{"number":"GP-2025-011308","date":"2025-12-18","work":"Sign","type":"General","description":"General Permit","status":"Completed","completedDate":"2026-04-17","scope":"FOR THE INSTALLATION OF TWO (2) STATICALLY ILLUMINATED WALL SIGNS."},{"number":"CP-2026-002984","date":"2026-07-23","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR A LEVEL II INTERIOR ALTERATIONS TO INCLUDE AN OCCUPANCY CHANGE TO AN EXISTING TENANT SPACE. FOR USE AS A BUSIESS OCCUPANCY ALTERATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS, PROVIDE FINISHES/FURNISHINGS, AND ACCESSIBILITY IMPROVEMENTS THROUGHOUT. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN PROFESSIONAL PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Alterations"},{"y":2025,"k":"insp","w":"Inspection passed"},{"y":2025,"k":"permit","w":"Sign"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-23","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":["11 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":"Appeal #17667: CLOSED · Granted with conditions; related permit 391857. Use permit #391857: COMPLETED. The history also contains “NEW USE.”","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":"11 permits not marked completed: 421871 (EXPIRED), 425346 (EXPIRED), 472194 (EXPIRED), 901768 (EXPIRED), OP-2020-000115 (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":"18 failed, 7 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Mar 5, 2025.","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":"13 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":"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 19 historical violations across 4 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/"}]}