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SYSTEM IS EXISTING"},{"number":"392337","date":"2012-03-15","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2012-10-11","scope":"INSTALLATION OF A LOW VOLTAGE BURGLAR SYSTEM AS PER THE 2008 NEC"},{"number":"392863","date":"2012-03-22","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2012-03-22","scope":"FOR THE ERECTION OF FOUR (4) FLATWALL INTERNALLY ILLUMINATED SIGNS. SIZE AND LOCATION AS SHOWN IN THE APPLICATION. SIGNS ACCESSORY TO THE RETAIL SALE OF CLOTHING AND ACCESSORIES IN SPACE \"I1\" WITHIN AN EXISTING SHOPPING CENTER."},{"number":"390409","date":"2012-03-22","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2012-04-26","scope":"CUTTING, PATCHING, FLEX AND DIFFUSERS. DUCTWORK AND INCIDENTALS FOR RETAILS SPACE"},{"number":"395173","date":"2012-03-27","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2012-05-30","scope":"INSTALL (4) INDIVIDUAL CHANNEL LETTER WALL SIGNS / E.F.I.S. WALL SYSTEM FOR RETAIL CLOTHING.STORE IN SHOPPING CENTER"},{"number":"416568","date":"2012-07-20","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2012-11-05","scope":"TIE TWO EXISTING MONITOR MODULES INTO EXISTING PANEL FOR FLOW AND TAMPER SWITCH"},{"number":"423405","date":"2012-10-03","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2012-10-03","scope":"FOR THE REFACING OF EXISTING AWNING STRUCTURES TO CREATE TEN (10) ACCESSORY AWNING SIGNS WITH COPIES ON THE FRONT FACES ONLY; SIZE & LOCATION AS SHOWN IN APPROVED PLANS. FOR USE AS AN EAT-IN RESTAURANT WITH ACCESSORY TAKE-OUT & OPEN-AIR PARKING AS PREVIOUSLY APPROVED ON THE SAME LOT AS AN EXISTING AREA SHOPPING CENTER.***SEE 02200 & 02320 OREGON AVE IN PRMT TRKNG & \"02300 W OREGON AVE\" IN DSCRPTV WEBXNTDR FOR HISTORY***"},{"number":"460759","date":"2013-04-23","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2013-05-23","scope":"TERMINATE AND CAP OFF WASTE LINE FOR 2 FL SINKS, 1 FL DRAIN, 2 NEW 3 BAY SINKS, 1 NEW HAND WASH, 1 NEW STANDPIPE FOR WASHER, TERMINATE WASTE FOR 1 TOILET AND 1 LAV SINK (EDILBLE ARRANGEMENT STORE)"},{"number":"472991","date":"2013-05-22","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"FITNESS RELOCATE 40 RECPTS CIRCUITS IN TREADMILL AREA AS PER NEC 2008 (FITNESS CENTER)"},{"number":"482369","date":"2013-07-23","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2013-07-23","scope":"FOR THE REMOVAL OF ONE (1) ACCESSORY FLAT WALL SIGN; FOR THE ERECTION OF ONE (1) ACCESSORY FLAT WALL SIGN (BANSFIELD PET HOSPITAL) AND FOR THE LEGALIZATION OF THE ERECTION OF ONE (1) ACCESSORY FLAT WALL SIGN (GROOMING) WITH EXISTING \"PETSMART\" SIGN(SIZE AND LOCATION AS SHOWN IN THE APPLICATION)IN UNIT J - PETSMART"},{"number":"488278","date":"2013-08-09","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2014-05-02","scope":"INSTALL 1 120 BRANCH CIRCUIT FOR 4 TVS AND 4 COAX CABLES 'ONLY' AS PER 2008 NEC (RESTAURANT) **NO OTHER WORK DONE ON THIS PERMIT**"},{"number":"484912","date":"2013-08-14","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2013-09-27","scope":"INSTALLATION OF ONE INTERNALLY ILLUMINATED WALL SIGN PER SUBMITTED PLAN. FOR THE LEGALIZATION OF THE INSTALLATION OF ONE INTERNALLY ILLUMINATED SIGN (GROOMING)."},{"number":"484986","date":"2013-08-20","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2013-08-20","scope":"INSTALL 4 NEW SIGNS TO REPLACE EXISTING 4 SIGNS AS PER DRAWINGS."},{"number":"490303","date":"2013-09-19","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2013-09-26","scope":"FOR THE REMOVAL OF FOUR (4) EXISTING FLATWALL SIGNS AND FOR THE ERECTION OF FOUR (4) NEW FLATWALL INTERNALLY ILLUMINATED ACCESSORY SIGNS AS PER PLANS."},{"number":"591298","date":"2015-06-04","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2016-02-08","scope":"INTERIOR/ EXTERIOR ALTERATIONS, REPLACE EXISTING AND INSTALL NEW CANOPY OVER EXISTING DRIVE THRU , NEW EXTERIOR FINISHES. REMODEL INTERIOR DINING AND SERVING WITH NEW COUNTERS, FLOORING, FINISHES, CEILING, LIGHTING, FURNITURE. RELOCATE FRONT ENTRY VESTIBULE,REWORK RESTROOMS WITH NEW FINISHES, FIXTURES, ACCESSORIES. IN THE KITCHEN AREA, INSTALL NEW CEILING AND LIGHTING, FLOORING, FRP WALL FINISHES. NO CHANGE IN USE- OCCUPANCY, EXISTING, CO IS ATTACHED ONLY TO UPDATE RECORDS. ADDITIONAL PERMITS REQ: ELECTRICAL, PLUMBING, HVAC, NEW SIGNS AND ANY SITE WORK APPROVED BY OTHERS."},{"number":"683220","date":"2016-04-11","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2016-08-22","scope":"INSTALL (1)NEW EXIT SIGN IN THE ATM VESTIBULE - THE INSTALLATION WILL COMPLY WITH THE 2008 NEC"},{"number":"683157","date":"2016-04-22","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2016-07-11","scope":"INTERIOR ALTERATIONS, INTERIOR DEMO, ACCESSIBLE UPGRADES AND UPGRADES TO FINISHES, VESTIBULE ENTRY, RENOVATIONS, EXISITNG FINANCIAL INSTITUTION."},{"number":"692656","date":"2016-05-26","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2016-08-22","scope":"BANK OF AMERICA EXTERIOR ADA ACCESSIBILY IMPROVEMENTS AS PER ATTACHED PLANS PREPARED BY STONEFIELD ENGINEERING DATED 2/26/16"},{"number":"741780","date":"2016-12-21","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-06-18","scope":"FOR PRESCRIPTIVE ALTERATIONS TO AN EXISTING TAKE-OUT RESTAURANT (WENDY'S) AS PER PLANS; SEPARATE PERMITS REQUIRED FOR ANY AND ALL MECHANICAL, ELECTRICAL, AND PLUMBING WORK; NO SIGNS ON THIS PERMIT; BUILDING IS CURRENTLY NOT SPRINKLERED."},{"number":"747148","date":"2017-01-30","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-12-11","scope":"WE WILL BE PROVIDING NEW DEVICES AND LIGHT FIXTURES ON EXISTING CIRCUITS AND EXISTING DISTRIBUTION PANELS. ANY NEW COMMUNICATION WORK IS PROVIDING BACK BOX AND CONDUITS FOR TELEPHONE AND DATA PER 2008 NEC (RESTAURANT)"},{"number":"751139","date":"2017-05-10","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-06-22","scope":"ALTERATIONS: INTERIOR PLUMBING; TAKE-OUT RESTAURANT (WENDY'S) -THE INSTALLATION WILL COMPLY WITH THE PHILADEPHIA PLUBMING CODE 2004"},{"number":"865296","date":"2018-05-09","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALLATION OF NEW FIRE ALARM SYSTEM FOR NOVACARE.AS PER NFPA72. (SOUTH DISTRICT)"},{"number":"891350","date":"2018-08-28","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-11-16","scope":"REPLACEMENT IN KIND- 20- LOW VOLTAGE CCTV CAMERAS... PER 2008 NEC (BANK)"},{"number":"889414","date":"2018-08-28","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-02-27","scope":"FOR PRESCRIPTIVE ALTERATIONS, WITHOUT A CHANGE OF OCCUPANCY, TO AN EXISTING FITNESS CENTER WITHIN SPACE P-2 WITHIN AN EXISTING SINGLE-STORY SHOPPING CENTER AT QUARTERMASTER PLAZA (BUILDING 2; SEE AP#157065 FOR ORIGINAL FIT-OUT PERMIT; SEE AP#152344 FOR ORIGINAL USE REGISTRATION PERMIT), AS PER PLANS; SEPARATE PERMITS REQUIRED FOR ALL MEP/FSP WORK; BUILDING IS FULLY SPRINKLERED; NO SIGNS ON THIS PERMIT; NO CHANGE TO PREVIOUSLY ISSUED LAWFUL OCCUPANCY SIGN UNDER AP#225715."},{"number":"910237","date":"2018-09-20","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-02-27","scope":"REPLACE 8 LAV SINKS AND FAUCETS ONLY"},{"number":"919575","date":"2018-10-17","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2018-12-19","scope":"RELOCATE (3) EXISTING SPRINKLER HEADS. (COMMERCIAL)"},{"number":"911049","date":"2019-01-22","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-01-29","scope":"REPLACE 153 LIGHT FIXTURES,RELOCATION RECEPTACLES AND OUTLETS ON EXISTING PANEL PER 2008 NEC (FITNESS CTR)"},{"number":"941180","date":"2019-02-26","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2019-06-20","scope":"REMOVAL AND REPLACEMENT OF FIVE (5) ROOF TOP UNITS ON AN EXISTING DETACHED RETAIL PHARMACY BUILDING AS PER APPROVED PLANS. THREE (3) UNITS REQUIRED CURB ADAPTER."},{"number":"951499","date":"2019-04-05","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2019-08-27","scope":"INSTALLATION OF 9 RTUS AND 3 DUCTLESS SPLIT SYSTEMS, 2 GAS FIRED UNIT HEATERS, 2 AIR CURTAINS."},{"number":"972685","date":"2019-05-02","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-08-27","scope":"DISCONNECT POWER AND REWIRE 9 RTUS AND 3 DUCTLESS SPLIT SYSTEMS, 2 GAS FIRED UNIT HEATERS, 2 AIR CURTAINS, PER 2017 NEC"},{"number":"1016228","date":"2019-11-13","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"REMOVE CIRCUITS, OUTLETS, SWITCHES, RELOCATE TO NEW LOCATIONS PE RPLANS PER 2017 NEC"},{"number":"CP-2020-000863","date":"2020-04-23","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2020-06-04","scope":"Make safe permit to comply case #724975. Replace damaged storefront glass window. No structural work. Engineer's report submitted"},{"number":"1056386","date":"2020-04-29","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-08-07","scope":"INSTALL (2) EXT POLE LIGHTS"},{"number":"ZP-2021-001266","date":"2021-03-16","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2021-09-03","scope":"FOR THE CREATION OF SIX (6) CAR CHARGING STATIONS WITHIN AN EXISTING PARKING LOT, ACCESSORY TO AN EXISTING SHOPPING CENTER WITH ALL USES AS PREVIOUSLY APPROVED. SIZE AND LOCATION AS SHOWN IN THE APPLICATION/PLANS."},{"number":"EP-2023-005584","date":"2023-07-17","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-01-18","scope":"FOR INTERIOR LEVEL 2 ALTERATIONS FOR FIT-OUT FOR EXISTING SPACE AS PER PLANS AS PER 2017 NEC"},{"number":"PP-2023-013010","date":"2023-09-22","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2024-04-27","scope":"INSTALL 4 FIXTURES"},{"number":"PP-2024-005155","date":"2024-04-09","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-04-23","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."},{"number":"EP-2024-004237","date":"2024-05-22","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-07-02","scope":"DISCONNECT & REMOVE THE EXISTING ELECTRIC SERVICE EQUIPMENT AND EXISTING EV CHARGERS. ALL WORK IN ACCORDANCE WITH THE 2017 NEC."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2021,"k":"permit","w":"New construction, addition, GFA change"},{"y":2022,"k":"viol","w":"6 L&I violations"},{"y":2022,"k":"sale","p":1000000},{"y":2022,"k":"insp","w":"Inspection failed"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"viol","w":"11 L&I violations"},{"y":2024,"k":"insp","w":"Inspection failed ×2"},{"y":2025,"k":"insp","w":"Inspection failed ×2"}],"rented":false,"licenses":[{"number":"754700","type":"Dumpster License - Private Property","status":"Active","businessName":"MILES AND MILA ENTERPRISES INC","legalName":"MILES AND MILA ENTERPRISES INC","address":"2300R OREGON AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2017-10-17","latestIssueDate":"2017-10-17","expirationDate":null,"inactiveDate":null},{"number":"783631","type":"Food Preparing and Serving (30+ SEATS)","status":"Inactive","businessName":"Briad Wenco, L.L.C. (Wendy's)","legalName":"Briad Wenco, L.L.C.","address":"2300R OREGON AVE","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2018-07-19","latestIssueDate":"2024-07-19","expirationDate":"2025-07-18","inactiveDate":"2025-09-16"},{"number":"828478","type":"Dumpster License - Private Property","status":"Active","businessName":"Melanie Wallace","legalName":"Melanie Wallace","address":"2300R OREGON AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2019-11-06","latestIssueDate":"2019-11-06","expirationDate":null,"inactiveDate":null}],"licenseActivity":[{"number":"828478","type":"Dumpster License - Private Property","businessName":"Melanie Wallace","legalName":"Melanie Wallace","issuedDate":"2019-11-06","latestIssueDate":"2019-11-06","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"783631","type":"Food Preparing and Serving (30+ SEATS)","businessName":"Briad Wenco, L.L.C. (Wendy's)","legalName":"Briad Wenco, L.L.C.","issuedDate":"2018-07-19","latestIssueDate":"2024-07-19","closureDate":"2025-09-16","expirationDate":"2025-07-18","inactiveDate":"2025-09-16","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"754700","type":"Dumpster License - Private Property","businessName":"MILES AND MILA ENTERPRISES INC","legalName":"MILES AND MILA ENTERPRISES INC","issuedDate":"2017-10-17","latestIssueDate":"2017-10-17","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["11 open L&I violations","failed L&I inspection activity in 2022, 2024, 2025"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 4 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2022","permit activity in 2023, 2024"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"legalChecks":[{"id":"building-certifications","level":"urgent","title":"A life-safety certification is deficient","finding":"Fire Alarm Certification: Deficient; Sprinkler Certification: Certified through Jul 2, 2025; Special Hazards Certification: Certified through Dec 31, 2026; Emergency and Standby Power Systems Certification: Certified through Apr 28, 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":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #52225: 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":"2 permits not marked completed: 1016228 (Issued), PP-2023-013010 (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":"11 open L&I violations","finding":"51 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":"35 failed, 24 passed, and 4 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Aug 13, 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Preparing and Serving (30+ SEATS) #783631: Inactive since Sep 16, 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":"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/"}]}