{"asOf":"2026-07-23T21:42:38.339Z","block":"6600-6699 CASTOR AVE","blockUrl":"https://philadelphia.blockreport.homes/block/6600-6699-castor-ave","address":"6604-06 CASTOR AVE","parcelNumber":"882836802","source":"https://property.phila.gov/?p=882836802","ownerType":"absentee","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"ZV0","buildingCodeNew":"253","buildingClass":"MISC DAY CARE MASONRY","buildingClassNew":"DAY CARE CENTER","useLabel":"Commercial","owner":"PHAN LAN ZENG","coOwner":"WANG LIN","marketValue":705600,"landAssessment":141100,"improvementAssessment":564500,"livableArea":2502,"yearBuilt":1990,"lastSale":{"price":396000,"date":"2010-12-07T05:00:00Z"},"openViolations":0,"violations":[{"number":"2458984","date":"2012-06-01","code":"9-1004.2/2","title":"CONTRACTOR & BP LIC 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REQUIRED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4944786","date":"2019-02-04","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4944785","date":"2019-02-04","code":"FC-13-404332","title":"SHELTER PLAN TRAINING AND DRIL","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"330982","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DE","status":"CLOSED","createdDate":"2012-06-03","completedDate":"2012-07-03","violations":[{"number":"2458984","date":"2012-06-01","code":"9-1004.2/2","title":"CONTRACTOR & BP LIC NEEDED","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"346751","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DE","status":"CLOSED","createdDate":"2012-08-27","completedDate":"2012-12-26","violations":[{"number":"2554239","date":"2012-08-27","code":"A-901.13/2","title":"PENALTY- NO ELEC PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"375666","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2013-04-11","completedDate":null,"violations":[{"number":"2896055","date":"2013-04-10","code":"14-1704/50","title":"NO ZONING/USE PERMIT-SIGN","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"667791","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2018-12-19","completedDate":"2019-02-06","violations":[{"number":"4932946","date":"2018-12-18","code":"LR-1","title":"RENEW LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4932944","date":"2018-12-18","code":"FC-13-404.33","title":"SHELTER-IN-PLACE PLAN REQUIRED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4932945","date":"2018-12-18","code":"FC-13-404332","title":"SHELTER PLAN TRAINING AND DRIL","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"672831","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2019-02-06","completedDate":"2019-03-15","violations":[{"number":"4944784","date":"2019-02-04","code":"FC-13-404.33","title":"SHELTER-IN-PLACE PLAN REQUIRED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4944786","date":"2019-02-04","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4944785","date":"2019-02-04","code":"FC-13-404332","title":"SHELTER PLAN TRAINING AND DRIL","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2012,"n":2,"worst":null},{"y":2013,"n":1,"worst":null},{"y":2018,"n":3,"worst":null},{"y":2019,"n":3,"worst":null}],"investigations":[{"caseNumber":"330982","date":"2012-06-01","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"330982","date":"2012-07-03","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"346751","date":"2012-08-24","type":"EP_ELEC","status":"FAILED"},{"caseNumber":"346751","date":"2012-12-26","type":"EP_ELEC","status":"PASSED"},{"caseNumber":"375666","date":"2013-04-10","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"375666","date":"2013-06-13","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"375666","date":"2013-08-09","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"667791","date":"2018-12-18","type":"CI INSP","status":"FAILED"},{"caseNumber":"667791","date":"2019-01-23","type":"CI INSP","status":"CLOSED"},{"caseNumber":"672831","date":"2019-02-04","type":"CI INSP","status":"FAILED"},{"caseNumber":"667791","date":"2019-02-04","type":"CEASE INSP","status":"PASSED"},{"caseNumber":"672831","date":"2019-03-13","type":"CI INSP","status":"PASSED"}],"inspYears":[{"y":2012,"fails":2,"passes":2},{"y":2013,"fails":2,"passes":0},{"y":2018,"fails":1,"passes":0},{"y":2019,"fails":1,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.0422964404757,"lng":-75.07514592778978,"geom":{"type":"Polygon","coordinates":[[[-75.074983365,40.042210104],[-75.07502365,40.042168743],[-75.075341344,40.042348998],[-75.075269873,40.042424356],[-75.074950119,40.04224423],[-75.074983365,40.042210104]]]},"liDistrict":"EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19149","beds":null,"baths":null,"stories":1,"lotArea":3815,"zoning":"CMX1","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"PO BOX 32, FEASTERVILLE TREVOSE PA, 19053","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR DAYCARE FOR MAXIMUM FORTY (40) CHILDREN FOR PERIODS OF LESS THAN 24 CONSECUTIVE HOURS WITH ACCESSORY PREPARING AND SERVING OF FOOD) ON 1ST FLOOR AND BASEMENT OF 6604 -06 CASTOR AVE (EXISTING BREECH WALL BETWEEN 6604-06 CASTOR AVE","status":"CLOSED","outcome":"Granted","date":"2011-07-27","number":"15092","relatedPermit":"331451"},{"type":"Building standards appeal","grounds":"ON 9/2/11 DEPARTMENT OF LICENSES AND INSPECTIONS ISSUED NOTICE OF REFUSAL FOR APPLICATION #331466 & APPLICATION #331470.","status":"OPEN","outcome":"APPROVED","date":"2011-10-11","number":"16079","relatedPermit":"331466"},{"type":"Zoning board appeal","grounds":"PERMIT FOR ERECTION OF ONE NON-ILLUMINATED AWNING (FLATWALL) SIGN AND FIVE (5) WINDOW SIGNS ACCESSORY TO EXISTING DAYCARE. SIZE AND LOCATION AS SHOWN ON APPLICATION/PLANS.","status":"CLOSED","outcome":"Granted with conditions","date":"2013-10-22","number":"20787","relatedPermit":"470068"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":312800,"taxable":312800,"land":57200,"improvement":255600,"taxableLand":57200,"taxableImprovement":255600,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":312800,"taxable":312800,"land":57200,"improvement":255600,"taxableLand":57200,"taxableImprovement":255600,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":324700,"taxable":324700,"land":64981,"improvement":259719,"taxableLand":64981,"taxableImprovement":259719,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":349800,"taxable":349800,"land":69960,"improvement":279840,"taxableLand":69960,"taxableImprovement":279840,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":352400,"taxable":352400,"land":70480,"improvement":281920,"taxableLand":70480,"taxableImprovement":281920,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":352400,"taxable":352400,"land":70480,"improvement":281920,"taxableLand":70480,"taxableImprovement":281920,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":352400,"taxable":352400,"land":70480,"improvement":281920,"taxableLand":70480,"taxableImprovement":281920,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":385100,"taxable":385100,"land":77015,"improvement":308085,"taxableLand":77015,"taxableImprovement":308085,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":385100,"taxable":385100,"land":77015,"improvement":308085,"taxableLand":77015,"taxableImprovement":308085,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":391200,"taxable":391200,"land":78240,"improvement":312960,"taxableLand":78240,"taxableImprovement":312960,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":391200,"taxable":391200,"land":78240,"improvement":312960,"taxableLand":78240,"taxableImprovement":312960,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":705600,"taxable":705600,"land":141100,"improvement":564500,"taxableLand":141100,"taxableImprovement":564500,"exemptLand":0,"exemptImprovement":0}],"taxNow":5476,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"331446","date":"2011-03-23","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2011-03-23","scope":"EXISTING BREECH WALL BETWEEN 6604 & 6606 CASTOR AVE FOR USE TO DAYCARE FOR MAXIMUM TWELVE (12) CHILDREN FOR PERIODS OF LESS THAN 24 CONSECUTIVE HOURS WITH ACCESSORY PREPARING AND SERVING OF FOOD ON 1ST FLOOR WITH ACCESSORY PLAY AREA AND ACCESSORY OFFICE IN THE BASEMENT. NO SIGN. NO ADDITION."},{"number":"331433","date":"2011-03-23","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2011-03-23","scope":"EXISTING BREECH WALL BETWEEN 6604 & 6606 CASTOR AVE FOR USE TO DAYCARE FOR MAXIMUM TWELVE (12) CHILDREN FOR PERIODS OF LESS THAN 24 CONSECUTIVE HOURS WITH ACCESSORY PREPARING AND SERVING OF FOOD ON 1ST FLOOR WITH ACCESSORY PLAY AREA AND ACCESSORY OFFICE IN THE BASEMENT. NO SIGN. NO ADDITION."},{"number":"331466","date":"2011-11-10","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2012-11-29","scope":"INT ALT TO EXISTING 1 STORY COMMERCIAL SPACE AND BASEMENT FOR OCCUPANCY AS A DAYCARE CENTER ON BOTH LEVELS, LEGALIZE EXISTING BREECHES IN PARTY WALL BETWEEN 6604 AND 6606 CASTOR AVE AT BOTH LEVELS AND INSTALL 1-1/2 HOUR RATED FIRE DOORS IN THE OPENINGS. SEE ALSO PERMIT #331470 FOR ALTERATIONS TO 6606 CASTOR AVE. PLANS FOR BOTH PROPERTIES INCLUDED UNDER THIS PERMIT. SINGLE CO TO BE ISSUED FOR COMBINED PROPERTIES."},{"number":"331470","date":"2011-11-10","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2012-11-29","scope":"INT ALT TO EXISTING 1 STORY COMMERCIAL SPACE AND BASEMENT, INCLUDING, LEGALIZING EXISTING PARTYWALL BREECHES BETWEEN 6604 AND 6606 CASTOR AVE AT BOTH FLOOR LEVELS, AND INSTALLATION OF 1-1/2 HOUR RATED FIRE DOORS IN THE OPENINGS. SEE ALSO PERMIT #331466 FOR ALTERATIONS TO 6604 CASTOR AVE. SEE AP #331466 FOR PLANS OF BOTH PROPERTIES. SINGLE CO ISSUED FOR THE COMBINED PROPERTIES."},{"number":"379769","date":"2011-12-20","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"EXPIRED","completedDate":null,"scope":"COMM-ROUGH IN WASTE LINE AND AND WATER LINE ALSO SET FIXTURE 3WC,3 LAV SINK,1 KIT SINK"},{"number":"380195","date":"2011-12-22","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"REPLACE 2 PHASE 100 AMP SERVICE WITH 200 AMP SINGLE PHASE SERVICE. REPLACE PANELS IN BASEMENT AND 6 LIGHT FIXTURES AS PER 2008 NEC(COMMERCIAL)(EAST DIST)"},{"number":"386279","date":"2012-03-09","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2012-12-05","scope":"AMEND PERMIT #331466 TO RETAIN THE EXISTING 1ST FLOOR TOILET ROOM (BELOW THE EXISTING, CEILING HUNG HVAC UNIT), ELIMINATE ENCLOSURE FOR BASEMENT STAIR @ 1ST FLOOR LEVEL, AND REVISE FOOD PREP LAYOUT PER REVISED PLAN (REVISED PLANS ALSO INCLUDE REVISIONS APPROVED UNDER AP #386278 FOR 6604 CASTOR AVE.)"},{"number":"386278","date":"2012-03-09","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2013-01-21","scope":"AMEND PERMIT #331470 (AND PLANS APPROVED UNDER AP #331466) TO REVISE INTERIOR AS FOLLOWS: DELETE ONE TOILET ROOM @ 1ST FLOOR REAR AND PROVIDE SINGLE UNISEX ACCESSIBLE TOILET ROOM, RETAIN EXISTING TOILET ROOM @ BASEMENT LEVEL. SEE AP #386279 FOR REVISED PLANS."},{"number":"418826","date":"2012-07-27","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2013-01-25","scope":"INSTALL 1 TOILET FOR HANDICAP BATHROOM, 1 HANDICAP LAV (DAYCARE)"},{"number":"417357","date":"2012-08-22","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2012-12-05","scope":"AMENDING BUILDING PERMIT #331466 TO OMIT BLOCK SKKYLIGHT WITH VENT AND CHANGE DOUBLE DOORS THROUGH FORMER PARTYWALL TO A SINGLE, 1-1/2\" HOUR FIRE RATED DOOR"},{"number":"426596","date":"2012-09-11","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2012-11-29","scope":"REPLACE 2-TOILETS, 2-LAV SINK (DAYCARE)"},{"number":"431310","date":"2012-11-06","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2012-12-03","scope":"ADDITION OF 200 AMP PANEL & 20 SWITCHES, INSTALL OF FIRE ALARM PLANS INCLUDED, REWIRING FLUORECENT LIGHTS THROUGHOUT AS PER NEC 2008 & NFPA 72 (DAYCARE)"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2012,"k":"permit","w":"Plumbing"},{"y":2012,"k":"insp","w":"L&I: 2 failed, 2 passed"},{"y":2012,"k":"permit","w":"Administrative"},{"y":2012,"k":"permit","w":"Plumbing"},{"y":2012,"k":"permit","w":"Electrical"},{"y":2013,"k":"viol","w":"L&I violation"},{"y":2013,"k":"insp","w":"Inspection failed ×2"},{"y":2013,"k":"appeal","w":"Appeal granted with conditions"},{"y":2018,"k":"viol","w":"3 L&I violations"},{"y":2018,"k":"insp","w":"Inspection failed"},{"y":2019,"k":"viol","w":"3 L&I violations"},{"y":2019,"k":"insp","w":"L&I: 1 failed, 2 passed"}],"rented":false,"licenses":[{"number":"502994","type":"Rental","status":"Inactive","businessName":"6604 ASSOCIATES","legalName":"6604 ASSOCIATES","address":"6604-06 CASTOR AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2010-05-21","latestIssueDate":"2010-05-21","expirationDate":"2011-02-28","inactiveDate":"2011-07-11"},{"number":"597903","type":"Food Preparing and Serving","status":"Inactive","businessName":"LITTLE LULU'S CHILDCARE & LEARNING CENTER","legalName":"LITTLE LULU'S CHILDCARE & LEARNING CENTER","address":"6604-06 CASTOR AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2013-06-25","latestIssueDate":"2016-05-02","expirationDate":"2017-04-30","inactiveDate":"2017-06-29"},{"number":"801951","type":"Food Preparing and Serving (30+ SEATS)","status":"Inactive","businessName":"WILLIAM RAMPASARD","legalName":"WILLIAM RAMPASARD","address":"6604-06 CASTOR AVE","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2019-02-07","latestIssueDate":"2020-03-03","expirationDate":"2021-02-06","inactiveDate":"2021-04-07"}],"licenseActivity":[{"number":"801951","type":"Food Preparing and Serving (30+ SEATS)","businessName":"WILLIAM RAMPASARD","legalName":"WILLIAM RAMPASARD","issuedDate":"2019-02-07","latestIssueDate":"2020-03-03","closureDate":"2021-04-07","expirationDate":"2021-02-06","inactiveDate":"2021-04-07","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"597903","type":"Food Preparing and Serving","businessName":"LITTLE LULU'S CHILDCARE & LEARNING CENTER","legalName":"LITTLE LULU'S CHILDCARE & LEARNING CENTER","issuedDate":"2013-06-25","latestIssueDate":"2016-05-02","closureDate":"2017-06-29","expirationDate":"2017-04-30","inactiveDate":"2017-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"502994","type":"Rental","businessName":"6604 ASSOCIATES","legalName":"6604 ASSOCIATES","issuedDate":"2010-05-21","latestIssueDate":"2010-05-21","closureDate":"2011-07-11","expirationDate":"2011-02-28","inactiveDate":"2011-07-11","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 80% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $391,200 to $705,600","no permit shown in 2026-2028"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #331446: 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":"1 permit not marked completed: 379769 (EXPIRED).","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":"6 failed, 4 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Mar 13, 2019.","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":"4 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Preparing and Serving #597903: Inactive since Jun 29, 2017; Food Preparing and Serving (30+ SEATS) #801951: Inactive since Apr 7, 2021","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/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 9 historical violations across 5 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/"}]}