{"asOf":"2026-07-29T01:59:35.163Z","block":"9300-9399 OLD BUSTLETON AVE","blockUrl":"https://philadelphia.blockreport.homes/block/9300-9399-old-bustleton-ave","address":"9315 OLD BUSTLETON AVE","parcelNumber":"882396715","source":"https://property.phila.gov/?p=882396715","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"IB0","buildingCodeNew":"219","buildingClass":"REST'RNT W/BAR MASONRY","buildingClassNew":"RESTAURANT","useLabel":"Commercial","owner":"AZZURRI INC","coOwner":null,"marketValue":770700,"landAssessment":154100,"improvementAssessment":616600,"livableArea":3083,"yearBuilt":2010,"lastSale":{"price":1,"date":"2010-11-16T05:00:00Z"},"openViolations":0,"violations":[{"number":"2058893","date":"2011-05-03","code":"A-301.1/1","title":"PERMB- CONST ERECT NEW STRUCT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2058892","date":"2011-05-03","code":"A-504.1/3","title":"SWO- CONSTR W/O BLDG PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3281046","date":"2014-08-04","code":"A-901.13/1","title":"PENALTY- NO BLDG PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3281045","date":"2014-08-04","code":"A-301.1/46","title":"PERMB- INSTALL HVAC SYS","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"275263","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DE","status":"CLOSED","createdDate":"2011-05-03","completedDate":"2011-06-10","violations":[{"number":"2058893","date":"2011-05-03","code":"A-301.1/1","title":"PERMB- CONST ERECT NEW STRUCT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2058892","date":"2011-05-03","code":"A-504.1/3","title":"SWO- CONSTR W/O BLDG PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"446356","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DE","status":"CLOSED","createdDate":"2014-08-05","completedDate":"2014-09-17","violations":[{"number":"3281046","date":"2014-08-04","code":"A-901.13/1","title":"PENALTY- NO BLDG PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3281045","date":"2014-08-04","code":"A-301.1/46","title":"PERMB- INSTALL HVAC SYS","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2011,"n":2,"worst":null},{"y":2014,"n":2,"worst":null}],"investigations":[{"caseNumber":"275263","date":"2011-05-03","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"275263","date":"2011-06-10","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"446356","date":"2014-08-04","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"446356","date":"2014-09-16","type":"BP_BLDG","status":"PASSED"}],"inspYears":[{"y":2011,"fails":1,"passes":1},{"y":2014,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.08164985254202,"lng":-75.03818899890412,"geom":{"type":"Polygon","coordinates":[[[-75.038171734,40.081700022],[-75.038023664,40.081726001],[-75.037968757,40.081541344],[-75.038129781,40.081513091],[-75.038446503,40.081698112],[-75.038338923,40.081806693],[-75.038171734,40.081700022]]]},"liDistrict":"EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19115","beds":null,"baths":null,"stories":1,"lotArea":8332,"zoning":"CMX1","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"9315 OLD BUSTLETON AVE, PHILADELPHIA PA, 19115","mailOut":false,"appeals":[{"type":"Building standards appeal","grounds":"ON 6/11/08 DEPT OF LICENSES & INSPECTIONS ISSUED REFUSAL OF PERMIT FOR APPLICATION #157870.","status":"OPEN","outcome":"APPROVED","date":"2008-08-22","number":"6002","relatedPermit":"157870"},{"type":"Zoning board appeal","grounds":"THE APPLICATION IS FOR THE COMPLETE DEMOLITION OF THE EXISTING STRUCTURE BEFORE THE ERECTION OF A NEW TWO(2) STORY STRUCTURE  (NOT TO  EXCEED 35 FEET HIGH) FOR USE AS A TAKE-OUT RESTAURANT WITH SEATING AND OUTDOOR DINING ON THE ROOFTOP OF T","status":"OPEN","outcome":"Granted with conditions","date":"2008-11-24","number":"4072","relatedPermit":"105743"},{"type":"Zoning board appeal","grounds":"PERMIT FOR THE RELOCATION OF LOT LINES TO REAPPORTION PART OF 1900 WELSH ROAD TO 9315 OLD BUSTLETON AVENUE. FOR THE ERECTION OF A SIDE AND REAR  ONE (1) STORY 18'-0\" HIGH & 12'-0\" HIGH ADDITION FOR THE EXTENSION OF AN EXITING EAT-IN RESTAUR","status":"CLOSED","outcome":"Granted","date":"2010-07-21","number":"12064","relatedPermit":"281860"},{"type":"Building standards appeal","grounds":"ON 12/23/10 DEPARTMENT OF LICENSES AND INSPECTIONS ISSUED NOTICE OF REFUSAL FOR APPLICATION #318094.","status":"OPEN","outcome":"APPROVED","date":"2011-02-17","number":"14334","relatedPermit":"318094"},{"type":"Zoning board appeal","grounds":"PERMIT FOR THE LEGALIZATION FOR THE ERECTION OF ONE (1) STORY STRUCTURE (14' HIGH) FOR THE EXTENSION OF AN EXISTING RESTAURANT USE TO NEW STRUCTURE.","status":"CLOSED","outcome":"Granted","date":"2011-06-01","number":"15145","relatedPermit":"339580"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":530300,"taxable":166700,"land":166700,"improvement":363600,"taxableLand":166700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":363600},{"y":2017,"v":530300,"taxable":166700,"land":166700,"improvement":363600,"taxableLand":166700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":363600},{"y":2018,"v":582200,"taxable":116481,"land":116481,"improvement":465719,"taxableLand":116481,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":465719},{"y":2019,"v":596800,"taxable":179040,"land":179040,"improvement":417760,"taxableLand":179040,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":417760},{"y":2020,"v":596800,"taxable":179040,"land":179040,"improvement":417760,"taxableLand":179040,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":417760},{"y":2021,"v":596800,"taxable":179040,"land":179040,"improvement":417760,"taxableLand":179040,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":417760},{"y":2022,"v":596800,"taxable":596800,"land":179040,"improvement":417760,"taxableLand":179040,"taxableImprovement":417760,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":652100,"taxable":652100,"land":130428,"improvement":521672,"taxableLand":130428,"taxableImprovement":521672,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":652100,"taxable":652100,"land":130428,"improvement":521672,"taxableLand":130428,"taxableImprovement":521672,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":671700,"taxable":671700,"land":134340,"improvement":537360,"taxableLand":134340,"taxableImprovement":537360,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":671700,"taxable":671700,"land":134340,"improvement":537360,"taxableLand":134340,"taxableImprovement":537360,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":770700,"taxable":770700,"land":154100,"improvement":616600,"taxableLand":154100,"taxableImprovement":616600,"exemptLand":0,"exemptImprovement":0}],"taxNow":9402,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"296244","date":"2010-08-20","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2010-08-20","scope":"CONSTRUCTION OF AN ADDITION TO AN EXISTING BLDG AND CONSTRUCTION OF A ONE STORY PAVILION BLDG BOTH WITH SIGNAGE AS SHOWN ON PLANS. THE USE OF NON ACCESSORY PARKING ON 9233 OLD BUSTLETON RD"},{"number":"281860","date":"2010-08-20","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2010-08-20","scope":"RELOCATION OF LOT LINES. CONSTRUCTION OF AN ADDITION TO AN EXISTING BLDG AND CONSTRUCTION OF A ONE STORY PAVILION BLDG BOTH WITH SIGNAGE AS SHOWN ON PLANS. THE USE OF NON ACCESSORY PARKING ON 9233 OLD BUSTLETON RD"},{"number":"296242","date":"2010-08-20","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2010-08-20","scope":"RELOCATION OF LOT LINES. CONSTRUCTION OF AN ADDITION TO AN EXISTING BLDG AND CONSTRUCTION OF A ONE STORY PAVILION BLDG BOTH WITH SIGNAGE AS SHOWN ON PLANS. THE USE OF NON ACCESSORY PARKING ON 9233 OLD BUSTLETON RD"},{"number":"296243","date":"2010-08-20","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2010-08-20","scope":"RELOCATION OF LOT LINES. CONSTRUCTION OF AN ADDITION TO AN EXISTING BLDG AND CONSTRUCTION OF A ONE STORY PAVILION BLDG BOTH WITH SIGNAGE AS SHOWN ON PLANS. THE USE OF NON ACCESSORY PARKING ON 9233 OLD BUSTLETON RD"},{"number":"297088","date":"2010-08-23","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2010-08-23","scope":"FOR THE ERECTION OF ACCESSORY SIGNAGE."},{"number":"298051","date":"2010-09-17","work":"Addition","type":"BP_ADDITON","description":"ADDITION PERMIT","status":"REVOKED","completedDate":null,"scope":"FOR THE ERECTION OF TWO ADDITIONS TO AN EXISTING STRUCTURE AND FOR THE ERECTION OF A FREE STANDING PAVILION TYPE STRUCTURE AS SHOWN ON THE APPROVED PLANS. THIS WORK ACTIVITY SHALL BE PERFORMED BY A LICENSED CONTRACTOR REGISTERED WITH THE CITY OF PHILADELPHIA. A SEPARATE INTERIOR FIT-OUT PERMIT TO INCLUDE A CERTIFICATE OF OCCUPANCY IS REQUIRED TO BE APPROVED BEFORE INTERIOR ALTERATION CAN TAKE PLACE."},{"number":"333301","date":"2011-04-04","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2012-04-04","scope":"INSTALLATION OF (5) TOILETS,(5) LAVATORIES, (1) HAND SINK, (1) SAFE WASTE"},{"number":"339580","date":"2011-06-03","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2011-06-03","scope":"REMOVE PORTION OF 3 WALLS OF PRE EXSITING APPROVED BAR RESTAURANT."},{"number":"339586","date":"2011-06-03","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2014-09-30","scope":"FOR THE RECONSTRUCTION OF AN EXISTING STRUCTURE AS SHOWN ON THE APPROVED PLANS. PREVIOUSLY APPROVED PLANS #298051 & 318094 STAND AS VALID ACTIVITY. THIS ACTIVITY IS IN ADDITION TO THE PREVIUOISLY APPROVED WORK SCOPE. THIS WORK ACTIVITY SHALL BE PERFORMED BY CONTRACTORS LICENSED WITH THE CITY OF PHILADELPHIA. CERTIFCATES OF OCCUPANCY SHALL BE ISSUED FOR EACH PERMIT."},{"number":"349809","date":"2011-06-27","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"REWIRE SERVICE FEED UNDER GROUND TO EXISTING 100AMP, 1 PHASE SERVICE, METER PANLE TEMP SERVICE AS PER 2005 NEC (EAST DISTRICT)"},{"number":"353106","date":"2011-07-15","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2011-10-11","scope":"INSTALL A NEW 10 TON GAS HEAT & A/C WITH NEW DUCTWORK, SUPPLY AND RETURN."},{"number":"351072","date":"2011-08-04","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2011-10-31","scope":"WIRE AS PER PLANS, (1) 100 AMP, 3 PHASE SERVICE, (1) 200 AMP 1 PHASE SERVICE WITH SUB PANEL,ROUGH-IN WIRE, RECEPTACLES, LIGHTS, SWITCHES, AC UNIT EQUIPMENT FINISH AND INSTALL DEVICES, AS PER 2008 NEC (EAST DIST)"},{"number":"358087","date":"2011-09-07","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2011-10-11","scope":"INSTALLATION OF AN ANSUL R102, 7.5 GALLON COMMERCIAL KITCHEN FIRE SUPPRESSION SYSTEM IN KITCHEN. SEE HOOD PERMIT AP#358092 FOR PLANS."},{"number":"358092","date":"2011-09-07","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2011-10-11","scope":"INSTALLATION OF TWO (2) COMMERCIAL KITCHEN HOODS (EACH 10'11\" LONG) AS PER PLANS."},{"number":"473682","date":"2013-06-28","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2014-09-29","scope":"REVISE PERMIT NUMBER #298051 TO REFLECT CHANGES IN MATERIALS AND ARCHITECTURAL DESIGN. THE INTERIOR FINISHES, ACCESSIBILITY REQUIREMENTS AND LAWFUL OCCUPANCY CERTIFICATE SHALL BE ISSUED UNDER PERMIT #318094. A CERTIFICATE OF OCCUPANCY SHALL BE ISSUED ON THIS PERMIT. THIS WORK ACTIVITY SHALL BE PERFORMED BY CONTRACTORS & SUB-CONTRACTORS LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"493573","date":"2013-09-13","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2013-09-13","scope":"ERECTION OF A FENCE FOR RESTAURANT."},{"number":"552192","date":"2014-08-19","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2014-10-16","scope":"INSTALL (1)100AMP 3 PHASE SUBPANEL WIRE SWITCH,RECEPTACLES,LIGHT,HVAC POWER EQUIPMENT COMPLETE PER 2008 NEC (RESTAURANT)"},{"number":"555916","date":"2014-08-21","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2014-09-30","scope":"INSTALLATION OF ROOFTOP AC UNITS, ALL ASSOCIATED DUCTWORK AND GRD'S IN PAVILION STRUCTURE AS PER APPROVED PLANS."},{"number":"318094","date":"2014-09-30","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"REVOKED","completedDate":"2014-09-30","scope":"FOR AN INTERIOR FIT-OUT OF NEWLY APPROVED SPACE ON PREVIOUSLY APPROVED PERMIT #298051. THIS ACTIVITY INCLUDES THE ISSUANCE OF A CERTIFICATE OF OCCUPANCY."},{"number":"PP-2023-007553","date":"2023-05-31","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2024-08-24","scope":"INSTALL 3/4\" BACKFLOW DEVICE"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2011,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2011,"k":"permit","w":"Electrical"},{"y":2011,"k":"permit","w":"Suppression"},{"y":2011,"k":"permit","w":"Mechanical"},{"y":2013,"k":"permit","w":"Administrative"},{"y":2013,"k":"permit","w":"Zoning"},{"y":2014,"k":"viol","w":"2 L&I violations"},{"y":2014,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2014,"k":"permit","w":"Electrical"},{"y":2014,"k":"permit","w":"Mechanical"},{"y":2014,"k":"permit","w":"Major alteration"},{"y":2023,"k":"permit","w":"Alterations"}],"rented":false,"licenses":[{"number":"208873","type":"Food Preparing and Serving (30+ SEATS)","status":"Inactive","businessName":"AZZURRI INC","legalName":"AZZURRI INC","address":"9315 OLD BUSTLETON AVE","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2002-04-25","latestIssueDate":"2002-04-25","expirationDate":"2003-04-30","inactiveDate":null},{"number":"209373","type":"Food Preparing and Serving (30+ SEATS)","status":"Active","businessName":"AZZURRI INC","legalName":"AZZURRI INC","address":"9315 OLD BUSTLETON AVE","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2004-06-08","latestIssueDate":"2026-04-07","expirationDate":"2027-04-30","inactiveDate":null}],"licenseActivity":[{"number":"209373","type":"Food Preparing and Serving (30+ SEATS)","businessName":"AZZURRI INC","legalName":"AZZURRI INC","issuedDate":"2002-04-25","latestIssueDate":"2026-04-07","closureDate":null,"expirationDate":"2027-04-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-28","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #4072: OPEN · Granted with conditions; related permit 105743. Use permit #296244: 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":"3 permits not marked completed: 298051 (REVOKED), 318094 (REVOKED), PP-2023-007553 (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":"2 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Sep 16, 2014.","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":"1 fire/suppression-related permit 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) #208873: Inactive","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/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 4 historical violations across 2 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/"}]}