{"asOf":"2026-07-27T16:21:35.576Z","block":"2000-2099 SANSOM ST","blockUrl":"https://philadelphia.blockreport.homes/block/2000-2099-sansom-st","address":"2000-02 SANSOM ST","parcelNumber":"882403900","source":"https://property.phila.gov/?p=882403900","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"IA0","buildingCodeNew":"220","buildingClass":"REST'RNT FASTFOOD MASONRY","buildingClassNew":"FRANCHISE FOOD","useLabel":"Commercial","owner":"HONEY NUTS LLC","coOwner":null,"marketValue":1439200,"landAssessment":1007400,"improvementAssessment":431800,"livableArea":2850,"yearBuilt":1950,"lastSale":{"price":1,"date":"2016-11-22T05:00:00Z"},"openViolations":0,"violations":[{"number":"1795574","date":"2010-08-25","code":"A-301.1/51","title":"PERME- INST/REPL/REPAIR 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SERVICES","responsibility":"DCC","status":"CLOSED","createdDate":"2010-09-09","completedDate":"2016-07-20","violations":[{"number":"1893388","date":"2010-09-09","code":"A-301.1/51","title":"PERME- INST/REPL/REPAIR WIRE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"325090","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DCC","status":"CLOSED","createdDate":"2012-04-25","completedDate":"2012-05-09","violations":[{"number":"2421914","date":"2012-04-24","code":"A-302.10/33","title":"PERME- WK DOES NOT CONFORM","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2010,"n":2,"worst":null},{"y":2012,"n":1,"worst":null}],"investigations":[{"caseNumber":"55595","date":"2006-01-31","type":"BC INSP","status":"PASSED"},{"caseNumber":"49997","date":"2006-02-09","type":"BC INSP","status":"FAILED"},{"caseNumber":"49997","date":"2006-02-09","type":"BC INSP","status":"CLOSED"},{"caseNumber":"49997","date":"2008-10-22","type":"CEASE INSP","status":"PASSED"},{"caseNumber":"248747","date":"2010-08-25","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"248747","date":"2010-09-09","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"250772","date":"2010-09-09","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"250772","date":"2010-10-07","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"250772","date":"2010-11-19","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"250772","date":"2010-11-19","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"250772","date":"2011-02-24","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"267177","date":"2012-03-21","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"325090","date":"2012-04-24","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"325090","date":"2012-05-09","type":"BP_BLDG","status":"PASSED"}],"inspYears":[{"y":2006,"fails":1,"passes":1},{"y":2008,"fails":0,"passes":1},{"y":2010,"fails":4,"passes":1},{"y":2012,"fails":1,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.95112645493152,"lng":-75.17383437221015,"geom":{"type":"Polygon","coordinates":[[[-75.173808101,39.950991233],[-75.173913705,39.951004485],[-75.173860583,39.951261516],[-75.173755126,39.951248798],[-75.173808101,39.950991233]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2025-028616","type":"Fire Alarm Certification","inspectionDate":"2025-10-01","result":"Certified","expirationDate":"2026-10-01","buildingId":"1551138"},{"number":"BC-2025-028630","type":"Special Hazards Certification","inspectionDate":"2025-10-03","result":"Certified","expirationDate":"2026-10-03","buildingId":"1551138"},{"number":"BC-2026-012160","type":"Special Hazards Certification","inspectionDate":"2026-05-11","result":"Certified","expirationDate":"2027-05-11","buildingId":"1551138"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19103","beds":null,"baths":null,"stories":1,"lotArea":2850,"zoning":"CMX4","grade":"A-","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"430 PARK AVE 5TH FLOOR, NEW YORK NY, 10022","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"CERTIFICATE FOR THE PREPARATION AND SERVING OF HOT AND COLD FOOD FOR TAKE-OUT AS PART OF AN EXISTING RESTAURANT.                            (FAST TRACK)","status":"CLOSED","outcome":"Granted","date":"2011-08-03","number":"15625","relatedPermit":"349135"},{"type":"Building standards appeal","grounds":"ON JULY 19, 2011 DEPARTMENT OF LICENSES AND INSPECTIONS ISSUED NOTICE OF REFUSAL FOR APPLICATION #352313.","status":"OPEN","outcome":"APPROVED","date":"2011-08-29","number":"15746","relatedPermit":"352313"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":1112500,"taxable":1031909,"land":997500,"improvement":115000,"taxableLand":997500,"taxableImprovement":34409,"exemptLand":0,"exemptImprovement":80591},{"y":2017,"v":1112500,"taxable":1031909,"land":997500,"improvement":115000,"taxableLand":997500,"taxableImprovement":34409,"exemptLand":0,"exemptImprovement":80591},{"y":2018,"v":1260500,"taxable":553851,"land":252141,"improvement":1008359,"taxableLand":252141,"taxableImprovement":301710,"exemptLand":0,"exemptImprovement":706649},{"y":2019,"v":1258800,"taxable":553075,"land":251760,"improvement":1007040,"taxableLand":251760,"taxableImprovement":301315,"exemptLand":0,"exemptImprovement":705725},{"y":2020,"v":1258800,"taxable":553075,"land":251760,"improvement":1007040,"taxableLand":251760,"taxableImprovement":301315,"exemptLand":0,"exemptImprovement":705725},{"y":2021,"v":1258800,"taxable":553075,"land":251760,"improvement":1007040,"taxableLand":251760,"taxableImprovement":301315,"exemptLand":0,"exemptImprovement":705725},{"y":2022,"v":1258800,"taxable":553075,"land":251760,"improvement":1007040,"taxableLand":251760,"taxableImprovement":301315,"exemptLand":0,"exemptImprovement":705725},{"y":2023,"v":1375500,"taxable":1375500,"land":275105,"improvement":1100395,"taxableLand":275105,"taxableImprovement":1100395,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":1375500,"taxable":1375500,"land":275105,"improvement":1100395,"taxableLand":275105,"taxableImprovement":1100395,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":1425000,"taxable":1425000,"land":285000,"improvement":1140000,"taxableLand":285000,"taxableImprovement":1140000,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":1425000,"taxable":1425000,"land":285000,"improvement":1140000,"taxableLand":285000,"taxableImprovement":1140000,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":1439200,"taxable":1439200,"land":1007400,"improvement":431800,"taxableLand":1007400,"taxableImprovement":431800,"exemptLand":0,"exemptImprovement":0}],"taxNow":19947,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"298269","date":"2010-08-26","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2010-12-27","scope":"INSTALL 10 RECEPTACLES 2 SWITCHES 4 LIGHT FIXTURES ON EXISTING WIRING THAT WAS INSTALLED BY OTHERS PER 2008 NEC CODE(CENTRAL DIST)"},{"number":"343807","date":"2011-05-31","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2011-05-31","scope":"USE AS A EAT IN RESTAURANT WITH MINIMUM OF 30 SEATS, NO FOOD SERVED ON DISPOSABLEWARE WITH TRASH STORAGE WITH IN LOT AND GARBAGE DISPOSAL SYSTEM."},{"number":"349135","date":"2011-08-08","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2011-08-08","scope":"ADD TAKE-OUT FOOD TO AN EXISTING RESTAURANT"},{"number":"352313","date":"2011-09-06","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2011-09-06","scope":"PRELIMINARY PLAN REVIEW FOR A NEW RESTAURANT SPACE. L.O. MUST BE ISSUED FOR MAXIMUM OF 62 PEOPLE."},{"number":"376015","date":"2011-12-29","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2012-05-25","scope":"INTERIOR/EXTERIOR ALTERATIONS TO CREATE 1 SPACE FROM MUTLIPLE SPACES, INTERIOR DEMO OF MULTIPLE EXISTING TENANT SPACES, FIT OUT, NEW FINISHES FOR RESTAURANT SPACE AS PER SUBMITTED PLANS,STOREFRONT AND EXTERIOR WALL INFILLS, INSTALL RTU'S, NEW EQUIPMENT INSTALLATIONS AND FURNISHINGS, STRUCTURAL MODIFICATIONS FOR ROOF FRAMING SUPPORTS. CHANGE IN OCCUPANCY CLASSIFICATION.PHC TO REVIEW SIGNAGE FOR APPROVAL. ADD'L PERMITS REQ'D : ELECTRICAL, PLUMBING, ANSUL SUPPRESSION SYSTEMS. MECHANICALS/HOODS AP376434"},{"number":"376434","date":"2011-12-29","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2012-05-25","scope":"MECHANICAL SYSTEM INSTALLATIONS, KITCHEN HOODS & ACCESSORIES, RTU'S, NEW EQUIPMENT INSTALLATIONS AND FURNISHINGS, STRUCTURAL MODIFICATIONS FOR ROOF FRAMING SUPPORTS. PHC TO REVIEW SIGNAGE FOR APPROVAL. ADD'L PERMITS REQ'D : ELECTRICAL, PLUMBING, ANSUL SUPPRESSION SYSTEMS."},{"number":"385686","date":"2012-01-31","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALL DATA AND SOUND CABLING. 12 CAT 5E CABLES, 6 CAMERA CAT 5E CABLES ABD 6 SPEAKER RUNS 18-2. LONGEST RUN 200' AS PER 2008 NEC(RESTAURANT)(CC DIST)"},{"number":"386999","date":"2012-02-09","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2012-05-25","scope":"COMMERCIAL-RUN NEW 4\" SAN FROM EXISTING LINE TO SVC 6 FL DRAINS,7 FLOOR SINKS,3 TOILETS,1 URINAL,3 LAVS,4 SINKS,RUMN 1 1/2 WATER FROM EXIST LINE TO SEWER FIXTURES"},{"number":"386628","date":"2012-03-02","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2012-05-25","scope":"INSTALLATION OF WET CHEMICAL (ANSUL R-102) COMMERCIAL KITCHEN FIRE SUPPRESSION SYSTEMS IN ACCORDANCE WITH NFPA 17A. SEE PERMIT # 376434 FOR HOOD APPROVAL, PERMIT # 376015 FOR HOOD PLANS. **NO CHANGES TO EXTERIOR THIS PERMIT PER PHILADELPHIA HISTORICAL COMMISSION**"},{"number":"384902","date":"2012-03-12","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2012-06-21","scope":"RENOVATE EXISTING SPACE FOR NEW RESTAURANT INCLUDING LIGHTING, POWER, SERVICE, TELE/DATA AND FIRE ALARM AS PER 2008 NEC AND NFAP-72.(CC DIST)"},{"number":"394918","date":"2012-03-21","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2012-06-19","scope":"REMOVE EXISTING ROOF AND REPLACE WITH NEW BUILT UP ROOF SYSTEM. INSTALL NEW ROOF COVERING AS PER MANUFACTURER'S SPECIFICATIONS. NEW ROOF COVERINGS SHALL NOT BE INSTALLED WITHOUT FIRST REMOVING ALL EXISTING LAYERS WHEN THE ROOF HAS TWO OR MORE APPLICATIONS OF ANY TYPE OF ROOF COVERING. SUBMIT ROOF CERTIFICATION TO INSPECTOR FOR FINAL INSPECTION."},{"number":"388178","date":"2012-03-22","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2012-03-22","scope":"PROPOSED SIGNAGE TO EAT IN TAKE OUT RESTAURANT"},{"number":"395376","date":"2012-04-12","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2012-06-04","scope":"PROPOSED SIGNAGE (4 SIGNS) TO EAT IN TAKE OUT RESTAURANT"},{"number":"398872","date":"2012-04-19","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2012-10-22","scope":"INSTALLATION OF A LOW VOLTAGE BURGLAR ALARM SYSTEM."},{"number":"403375","date":"2012-07-13","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2012-08-03","scope":"AMENDMENT TO AP # 376015 - TO INCLUDE STRUCTURAL REVISIONS, COLUMN REPAIR, ROOF FRAMING FOR TRANSFORMER AS PER REVISED PLANS AND PHC."},{"number":"918298","date":"2018-10-12","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-05-06","scope":"SHELTER PLATFORM PERMIT- ERECTION OF A SIDEWALK SHELTER PLATFORM AS PER ENGINEERED PLANS. STREETS DEPARTMENT PERMIT REQUIRED FOR SIDEWALK CLOSURE PRIOR TO THE START OF WORK."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2012,"k":"permit","w":"Electrical"},{"y":2012,"k":"permit","w":"Plumbing"},{"y":2012,"k":"permit","w":"Suppression"},{"y":2012,"k":"permit","w":"Electrical"},{"y":2012,"k":"permit","w":"Alteration"},{"y":2012,"k":"permit","w":"Zoning/use"},{"y":2012,"k":"permit","w":"Sign"},{"y":2012,"k":"permit","w":"Electrical"},{"y":2012,"k":"viol","w":"L&I violation"},{"y":2012,"k":"permit","w":"Administrative"},{"y":2012,"k":"insp","w":"L&I: 1 failed, 2 passed"},{"y":2018,"k":"permit","w":"Major alteration"}],"rented":false,"licenses":[{"number":"565421","type":"Food Preparing and Serving (30+ SEATS)","status":"Active","businessName":"SHAKE SHACK SANSOM STREET PHILADELPHIA LLC (SHAKE SHACK)","legalName":"SHAKE SHACK SANSOM STREET PHILADELPHIA LLC","address":"2000-02 SANSOM ST","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2012-05-25","latestIssueDate":"2026-04-15","expirationDate":"2027-04-30","inactiveDate":null},{"number":"566811","type":"Sidewalk Cafe","status":"Active","businessName":"SHAKE SHACK SANSOM STREET PHILADELPHIA LLC (SHAKE SHACK)","legalName":"SHAKE SHACK SANSOM STREET PHILADELPHIA LLC","address":"2000-02 SANSOM ST","revenueCode":"3123","rentalCategory":null,"units":null,"issuedDate":"2012-06-14","latestIssueDate":"2026-06-23","expirationDate":"2027-06-30","inactiveDate":null},{"number":"568776","type":"Dumpster License - Private Property","status":"Active","businessName":"SHAKE SHACK SANSOM STREET PHILADELPHIA LLC (SHAKE SHACK)","legalName":"SHAKE SHACK SANSOM STREET PHILADELPHIA LLC","address":"2000-02 SANSOM ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2012-07-13","latestIssueDate":"2013-08-03","expirationDate":null,"inactiveDate":null},{"number":"592758","type":"Food Estab, Retail Non-Permanent Location (Annual)","status":"Inactive","businessName":"SHAKE SHACK SANSOM STREET PHILADELPHIA LLC (SHAKE SHACK)","legalName":"SHAKE SHACK SANSOM STREET PHILADELPHIA LLC","address":"2000-02 SANSOM ST","revenueCode":"3112","rentalCategory":null,"units":null,"issuedDate":"2013-05-07","latestIssueDate":"2013-05-07","expirationDate":"2013-05-31","inactiveDate":null}],"licenseActivity":[{"number":"592758","type":"Food Estab, Retail Non-Permanent Location (Annual)","businessName":"SHAKE SHACK SANSOM STREET PHILADELPHIA LLC (SHAKE SHACK)","legalName":"SHAKE SHACK SANSOM STREET PHILADELPHIA LLC","issuedDate":"2013-05-07","latestIssueDate":"2013-05-07","closureDate":"2013-05-31","expirationDate":"2013-05-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"568776","type":"Dumpster License - Private Property","businessName":"SHAKE SHACK SANSOM STREET PHILADELPHIA LLC (SHAKE SHACK)","legalName":"SHAKE SHACK SANSOM STREET PHILADELPHIA LLC","issuedDate":"2012-07-13","latestIssueDate":"2013-08-03","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"566811","type":"Sidewalk Cafe","businessName":"SHAKE SHACK SANSOM STREET PHILADELPHIA LLC (SHAKE SHACK)","legalName":"SHAKE SHACK SANSOM STREET PHILADELPHIA LLC","issuedDate":"2012-06-14","latestIssueDate":"2026-06-23","closureDate":null,"expirationDate":"2027-06-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"565421","type":"Food Preparing and Serving (30+ SEATS)","businessName":"SHAKE SHACK SANSOM STREET PHILADELPHIA LLC (SHAKE SHACK)","legalName":"SHAKE SHACK SANSOM STREET PHILADELPHIA LLC","issuedDate":"2012-05-25","latestIssueDate":"2026-04-15","closureDate":null,"expirationDate":"2027-04-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-25","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #343807: 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":"6 failed, 5 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on May 9, 2012.","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 Estab, Retail Non-Permanent Location (Annual) #592758: 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 3 historical violations across 3 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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Oct 1, 2026; Special Hazards Certification: Certified through May 11, 2027","why":"Fire-protection certifications apply to the named system and inspection period only; they are not a whole-building safety certificate. Philadelphia generally requires annual sprinkler, standpipe, fire-alarm, special-hazard, and emergency-power inspections where those systems exist.","action":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"closingChecks":[{"title":"Property Sales Certification","body":"The seller must obtain Philadelphia’s certificate showing the base zoning, last use in the zoning record, and open violations. The City warns that it does not prove Building Code occupancy or show zoning overlays.","action":"Obtain the fresh certificate and compare it with the CO, permits, and Atlas overlays.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-property-sales-certification/"},{"title":"Date-effective City Property Payoff","body":"The Tax Center Property Payoff covers Real Estate Tax, Commercial Trash, and L&I abatement-work invoices. Philadelphia says it does not include business-tax debts or liens, water and sewer charges, or fines for code violations.","action":"Request the City statement effective through settlement; read every period and invoice.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"title":"Professional title and water-lien searches","body":"OPA ownership, deed summaries, and a zero tax balance are not clear title. Mortgages, judgments, municipal claims, water liens, easements, heirs, and other encumbrances require separate searches.","action":"Use a Pennsylvania lawyer/title company and obtain owner’s title insurance; order the separate water search/payoff.","url":"https://www.phila.gov/2026-04-07-why-title-insurance-is-your-best-friend-when-buying-a-home-in-philadelphia/","secondaryUrl":"https://www.phila.gov/services/water-gas-utilities/pay-or-dispute-a-water-bill/resolve-water-liens-judgments/"}]}