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EAST","certifications":[{"number":"BC-2022-001307","type":"Fire Alarm Certification","inspectionDate":"2022-02-01","result":"Certified","expirationDate":"2023-02-01","buildingId":"1390126"},{"number":"BC-2022-004920","type":"Fire Alarm Certification","inspectionDate":"2022-04-12","result":"Certified","expirationDate":"2023-04-12","buildingId":"1390126"},{"number":"BC-2022-001353","type":"Fire Alarm Certification","inspectionDate":"2023-04-27","result":"Certified","expirationDate":"2024-04-27","buildingId":"1390126"},{"number":"BC-2023-009154","type":"Fire Alarm Certification","inspectionDate":"2023-04-27","result":"Certified","expirationDate":"2024-04-27","buildingId":"1390126"},{"number":"BC-2023-012299","type":"Fire Alarm Certification","inspectionDate":"2023-05-27","result":"Certified","expirationDate":"2024-05-27","buildingId":"1390126"},{"number":"BC-2023-024558","type":"Fire Alarm Certification","inspectionDate":"2023-10-27","result":"Certified","expirationDate":"2024-10-27","buildingId":"1390126"},{"number":"BC-2024-015772","type":"Special Hazards Certification","inspectionDate":"2024-05-22","result":"Certified","expirationDate":"2025-05-22","buildingId":"1390126"},{"number":"BC-2024-033400","type":"Sprinkler Certification","inspectionDate":"2024-11-26","result":"Certified","expirationDate":"2025-11-26","buildingId":"1390126"},{"number":"BC-2026-014108","type":"Sprinkler Certification","inspectionDate":"2025-11-24","result":"Deficient","expirationDate":null,"buildingId":"1390126"},{"number":"BC-2025-032259","type":"Fire Alarm Certification","inspectionDate":"2025-12-09","result":"Certified","expirationDate":"2026-12-09","buildingId":"1390126"},{"number":"BC-2026-005736","type":"Fire Alarm Certification","inspectionDate":"2026-03-03","result":"Certified","expirationDate":"2027-03-03","buildingId":"1390126"},{"number":"BC-2026-019089","type":"Special Hazards Certification","inspectionDate":"2026-07-07","result":"Certified","expirationDate":"2027-07-07","buildingId":"1390126"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19147","beds":null,"baths":null,"stories":3,"lotArea":984,"zoning":"CMX3","grade":"B-","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"5 SAINT MORITZ LANE, CHERRY HILL NJ, 08003","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE EXTENSION OF AN EXISTING EAT-IN ONLY RESTAURANT/LOUNGE (NO LIVE ENTERTAINMENT, NO ACTIVITY AS DEFINED IN 14-1605) ON THE FIRST AND SECOND FLOORS TO THE THIRD FLOOR OF AN EXISTING THREE (3) STORY STRUCTURE.                (FAS","status":"CLOSED","outcome":"Granted with conditions","date":"2010-04-27","number":"11373","relatedPermit":"262353"},{"type":"Zoning board appeal","grounds":"PERMIT FOR A HOOKAH LOUNGE FOR LESS THAN FIFTY (50) PEOPLE (ASSEMBLY AND ENTERTAINMENT) ON 2ND FLOOR WITH ACCESSORY OFFICE ON THE 3RD FLOOR IN AN EXISTING STRUCTURE.","status":"CLOSED","outcome":"Granted","date":"2017-06-13","number":"29875","relatedPermit":"748050"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":492100,"taxable":492100,"land":24600,"improvement":467500,"taxableLand":24600,"taxableImprovement":467500,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":492100,"taxable":492100,"land":24600,"improvement":467500,"taxableLand":24600,"taxableImprovement":467500,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":625300,"taxable":625300,"land":125039,"improvement":500261,"taxableLand":125039,"taxableImprovement":500261,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":624400,"taxable":624400,"land":124880,"improvement":499520,"taxableLand":124880,"taxableImprovement":499520,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":629000,"taxable":629000,"land":125800,"improvement":503200,"taxableLand":125800,"taxableImprovement":503200,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":629000,"taxable":629000,"land":125800,"improvement":503200,"taxableLand":125800,"taxableImprovement":503200,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":629000,"taxable":629000,"land":125800,"improvement":503200,"taxableLand":125800,"taxableImprovement":503200,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":687300,"taxable":687300,"land":137465,"improvement":549835,"taxableLand":137465,"taxableImprovement":549835,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":687300,"taxable":687300,"land":137465,"improvement":549835,"taxableLand":137465,"taxableImprovement":549835,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":689000,"taxable":689000,"land":137800,"improvement":551200,"taxableLand":137800,"taxableImprovement":551200,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":689000,"taxable":689000,"land":137800,"improvement":551200,"taxableLand":137800,"taxableImprovement":551200,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":832500,"taxable":832500,"land":166500,"improvement":666000,"taxableLand":166500,"taxableImprovement":666000,"exemptLand":0,"exemptImprovement":0}],"taxNow":9645,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"170964","date":"2008-08-28","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2012-06-19","scope":"INSTALL FIRE ALARM SYSTEM AS PER NFPA72 (SOUTH DISTRICT)"},{"number":"262353","date":"2010-05-12","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2010-05-12","scope":"3RD FLOOR USE TO RESTAURANT/LOUNGE"},{"number":"472008","date":"2013-05-17","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"EXPIRED","completedDate":null,"scope":"INTERIOR DEMOLTION OF APPROX. 50' OF INTERIOR NON-LOAD BEARING WALLS. CLEAN DEBRIS FROM 1ST FLOOR. NO FINISH WORK UNTIL ZONING/USE PERMIT IS ACQUIRED."},{"number":"748050","date":"2017-10-05","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2017-10-05","scope":"FOR A HOOKAH LOUNGE FOR LESS THAN FIFTY (50) PEOPLE (ASSEMBLY AND ENTERTAINMENT) ON 2ND FLOOR WITH ACCESSORY OFFICE ON THE 3RD FLOOR IN AN EXISTING STRUCTURE"},{"number":"937618","date":"2018-12-27","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2018-12-27","scope":"USE TO 2-HOUSEHOLD LIVING UNITS ONE ON THE 2ND FLOOR & ONE ON THE 3RD FLOOR WITH ALL PREVIOULY APPROVED USES ON THE 1ST FLOOR. *NO SIGN PERMIT ON THIS APPLIACTION*"},{"number":"937933","date":"2018-12-28","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2018-12-28","scope":"USE AS EAT IN AND TAKE OUT RESTUARANT. NO CHANGE IN HEIGHT OR SQUARE FOOTAGE. NO SIGN WITH THIS PERMIT."},{"number":"ZP-2020-007958","date":"2020-11-09","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Retail Sales - Food, Beverages, and Groceries"},{"number":"ZP-2020-009042","date":"2020-11-12","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Two-Family"},{"number":"CP-2021-000973","date":"2021-04-05","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2026-01-13","scope":"FOR INTERIOR AND EXTERIOR LEVEL 2 ALTERATIONS TO EXISTING RETAIL SPACE AS PER PLANS."},{"number":"EP-2021-005109","date":"2021-05-21","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-12-22","scope":"Replace 9 light fixtures on first floor. Relocate 10 receptacles on first floor. Replace emergency light on first floor. No service work to be done. No fire alarm work to be done Bathroom and Kitchen AS PER NEC 2017"},{"number":"CP-2021-001701","date":"2021-08-23","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-03-13","scope":"FOR CHANGE OF OCCUPANCY AND LEVEL III ALTERATIONS AT THE SECOND AND THIRD FLOOR FOR USE AS TWO-FAMILY HOUSEHOLD LIVING. RESIDENTIAL PORTION OF THE BUILDING TO BE FULLY SPRINKLERED WITH NFPA 13R. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SPRINKLER."},{"number":"MP-2021-003673","date":"2021-08-25","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-03-29","scope":"FOR THE INSTALLATION OF ONE (1)COMMERCIAL KITCHEN EXHAUST HOOD WITH A ROOF TOP EXHAUST FAN AND A MAKE UP AIR FAN WITH SUPPLY/EXHAUST DUCT WORK FOR KITCHEN. ALL WORK SHALL BE DONE PER APPROVED PLANS AND MANUFACTURER'S SPECIFICATIONS. SEPARATE PERMIT REQUIRED FOR ALL OTHER WORK."},{"number":"PP-2021-007976","date":"2021-09-08","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-03-31","scope":"Scope of proposed work does not require review?. Issue ez-permit."},{"number":"FP-2021-002591","date":"2021-09-20","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2024-03-13","scope":"FOR THE INSTALLATION OF A FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 2016, STANDARD 13R TO INCLUDE A TWO (2)-INCH DIAMETER SERVICE LINE AND BACKFLOW PREVENTION ASSEMBLY."},{"number":"FP-2021-002256","date":"2021-10-28","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2021-11-29","scope":"FOR THE INSTALLATION OF A PRE-ENGINEERED WET CHEMICAL FIRE SUPPRESSION SYSTEM (PYRO CHEM PCL460) PER APPROVED PLANS, MANUFACTURER'S SPECIFICATION AND NFPA 17A."},{"number":"PP-2021-011415","date":"2021-11-29","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2023-02-28","scope":"Alterations: Interior plumbing. All proposed work to be done in accordance with Philadelphia Plumbing Code 2018."},{"number":"MP-2021-004007","date":"2021-12-10","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-03-13","scope":"FOR THE INSTALLATION OF TWO (2) DUCTLESS HVAC APPLIANCES AND BATHROOM EXHAUST FANS TO SERVE TWO (2) DWELLING UNITS AT THE 2ND THRU 3RD FLOORS OF THE EXISTING BUILDING. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IMC. APPLIANCES TO BE INSTALLED PER MANUFACTURER SPECIFICATIONS. IF SITE CONDITIONS VARY, CONTACT DESIGN ENGINEER PRIOR TO START OF WORK. SEE CP-2021-001701 FOR ASSOCIATED BUILDING ALTERATIONS PERMIT."},{"number":"EP-2021-010776","date":"2022-01-06","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2026-01-13","scope":"Install fire alarm system with automatic smoke detection in non-residential portion ,tamper switch , flow switch, tie in kitchen hood , low frequency sound in all sleeping areas(living rms and bedrooms) ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC,2016 NFPA-72,2018 Phila Fire Code."},{"number":"EP-2021-011858","date":"2022-01-10","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-03-08","scope":"Install 350 amp service as on plans. Rewire second floor and third floor apartments as on plans with light fixture switches and receptacles as per 2017 NEC."},{"number":"GM-2023-001759","date":"2023-04-20","work":"Security Gates","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2023-05-31","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":"ZP-2023-003298","date":"2024-04-14","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR REMOVAL OF EXISTING SIGNAGE AND ERECTION OF ONE (1) ILLUMINATED CANOPY WALL SIGN ON EXISTING STRUCTURE. SIZE AND LOCATION AS SHOWN ON THE APPLICATION / PLAN."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2021,"k":"permit","w":"Addition and/or Alterations"},{"y":2021,"k":"permit","w":"Alterations"},{"y":2021,"k":"permit","w":"Addition and/or Alterations"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Security Gates"},{"y":2023,"k":"viol","w":"3 L&I violations"},{"y":2023,"k":"insp","w":"L&I: 4 failed, 1 passed"},{"y":2024,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2024,"k":"insp","w":"Inspection failed"},{"y":2026,"k":"viol","w":"3 L&I violations"},{"y":2026,"k":"insp","w":"Inspection failed"}],"rented":false,"licenses":[{"number":"210158","type":"Sidewalk Cafe","status":"Inactive","businessName":"SOUTH STREET EATERY INC","legalName":"SOUTH STREET EATERY INC","address":"301 SOUTH ST","revenueCode":"3123","rentalCategory":null,"units":null,"issuedDate":"2004-09-29","latestIssueDate":"2004-09-29","expirationDate":"2005-06-30","inactiveDate":null},{"number":"208878","type":"Food Preparing and Serving (30+ SEATS)","status":"Inactive","businessName":"SOUTH ST EATERY INC (MAKOS)","legalName":"SOUTH ST EATERY INC","address":"301 SOUTH ST","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2004-09-29","latestIssueDate":"2011-07-28","expirationDate":"2012-04-30","inactiveDate":"2012-12-22"},{"number":"318883","type":"Sidewalk Cafe","status":"Inactive","businessName":"SOUTH STREET EATERY INC","legalName":"SOUTH STREET EATERY INC","address":"301 SOUTH ST","revenueCode":"3123","rentalCategory":null,"units":null,"issuedDate":"2005-05-17","latestIssueDate":"2011-07-28","expirationDate":"2012-06-30","inactiveDate":null},{"number":"735662","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"FAYSAL ELSAABY","legalName":"FAYSAL ELSAABY","address":"301 SOUTH ST","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2017-04-18","latestIssueDate":"2017-04-18","expirationDate":"2018-04-17","inactiveDate":"2018-06-16"},{"number":"884440","type":"Food Preparing and Serving","status":"Active","businessName":"FRESH2GO LLC","legalName":"FRESH2GO LLC","address":"301 SOUTH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2021-12-29","latestIssueDate":"2025-12-30","expirationDate":"2026-12-28","inactiveDate":null}],"licenseActivity":[{"number":"884440","type":"Food Preparing and Serving","businessName":"FRESH2GO LLC","legalName":"FRESH2GO LLC","issuedDate":"2021-12-29","latestIssueDate":"2025-12-30","closureDate":null,"expirationDate":"2026-12-28","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"735662","type":"Food Establishment, Retail Permanent Location","businessName":"FAYSAL ELSAABY","legalName":"FAYSAL ELSAABY","issuedDate":"2017-04-18","latestIssueDate":"2017-04-18","closureDate":"2018-06-16","expirationDate":"2018-04-17","inactiveDate":"2018-06-16","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"208878","type":"Food Preparing and Serving (30+ SEATS)","businessName":"SOUTH ST EATERY INC (MAKOS)","legalName":"SOUTH ST EATERY INC","issuedDate":"2004-09-29","latestIssueDate":"2011-07-28","closureDate":"2012-12-22","expirationDate":"2012-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"318883","type":"Sidewalk Cafe","businessName":"SOUTH STREET EATERY INC","legalName":"SOUTH STREET EATERY INC","issuedDate":"2004-09-29","latestIssueDate":"2011-07-28","closureDate":"2012-06-30","expirationDate":"2012-06-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","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":["6 open L&I violations","failed L&I inspection activity in 2021, 2023, 2024, 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."}],"legalChecks":[{"id":"building-certifications","level":"urgent","title":"A life-safety certification is deficient","finding":"Fire Alarm Certification: Certified through Mar 3, 2027; Special Hazards Certification: Certified through Jul 7, 2027; Sprinkler Certification: Deficient","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 #262353: 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":"4 permits not marked completed: 472008 (EXPIRED), CP-2021-000973 (Expired), PP-2021-011415 (Expired), EP-2021-010776 (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":"6 open L&I violations","finding":"48 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":"38 failed, 17 passed, and 15 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jun 11, 2026.","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":"Sidewalk Cafe #210158: Inactive; Food Preparing and Serving (30+ SEATS) #208878: Inactive since Dec 22, 2012; Sidewalk Cafe #318883: Inactive; Food Establishment, Retail Permanent Location #735662: Inactive since Jun 16, 2018","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/"}],"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/"}]}