{"asOf":"2026-07-28T17:17:09.532Z","block":"9700-9799 BUSTLETON AVE","blockUrl":"https://philadelphia.blockreport.homes/block/9700-9799-bustleton-ave","address":"9708 BUSTLETON AVE","parcelNumber":"882875080","source":"https://property.phila.gov/?p=882875080","ownerType":"investor","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":"GENE STERIN TRUST","coOwner":null,"marketValue":1150000,"landAssessment":230000,"improvementAssessment":920000,"livableArea":7034,"yearBuilt":2012,"lastSale":{"price":1,"date":"2019-03-27T04:00:00Z"},"openViolations":0,"violations":[{"number":"554773","date":"2007-04-24","code":"14-1704/50","title":"NO ZONING/USE PERMIT-SIGN","status":"COMPEXCP","resolutionDate":null,"resolution":null},{"number":"612183","date":"2007-04-24","code":"09-1403.1/1","title":"SCALE 1 TO 50 LBS LO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2360107","date":"2012-02-10","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2360109","date":"2012-02-10","code":"PM-302.4/6","title":"DRAINAGE-DOWNSPOUT CONNECT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2360108","date":"2012-02-10","code":"PM-302.2/1","title":"EXT A-CLEAN/EXTERMINATE","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"110447","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2007-04-26","completedDate":"2007-06-28","violations":[{"number":"554773","date":"2007-04-24","code":"14-1704/50","title":"NO ZONING/USE PERMIT-SIGN","status":"COMPEXCP","resolutionDate":null,"resolution":null}]},{"number":"110449","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2007-04-26","completedDate":"2007-08-31","violations":[{"number":"612183","date":"2007-04-24","code":"09-1403.1/1","title":"SCALE 1 TO 50 LBS LO","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"316009","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2012-02-14","completedDate":"2012-03-27","violations":[{"number":"2360107","date":"2012-02-10","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2360109","date":"2012-02-10","code":"PM-302.4/6","title":"DRAINAGE-DOWNSPOUT CONNECT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2360108","date":"2012-02-10","code":"PM-302.2/1","title":"EXT A-CLEAN/EXTERMINATE","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2007,"n":2,"worst":null},{"y":2012,"n":3,"worst":null}],"investigations":[{"caseNumber":"110449","date":"2007-04-24","type":"BC INSP","status":"FAILED"},{"caseNumber":"110447","date":"2007-04-24","type":"BC INSP","status":"FAILED"},{"caseNumber":"110447","date":"2007-06-26","type":"BC INSP","status":"PASSED"},{"caseNumber":"110449","date":"2007-06-26","type":"BC INSP","status":"FAILED"},{"caseNumber":"110449","date":"2007-06-28","type":"BC INSP","status":"CLOSED"},{"caseNumber":"110449","date":"2007-08-28","type":"ADMIN INSP","status":"PASSED"},{"caseNumber":"316009","date":"2012-02-10","type":"CI INSP","status":"FAILED"},{"caseNumber":"316009","date":"2012-03-26","type":"CI INSP","status":"PASSED"}],"inspYears":[{"y":2007,"fails":3,"passes":2},{"y":2012,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.08865665118341,"lng":-75.03473759504652,"geom":{"type":"Polygon","coordinates":[[[-75.034790257,40.088469645],[-75.035061531,40.088623942],[-75.03479566,40.088899703],[-75.034413468,40.088682323],[-75.034620692,40.088469311],[-75.034705546,40.088448084],[-75.034790257,40.088469645]]]},"liDistrict":"EAST","certifications":[{"number":"BC-2023-015484","type":"Fire Alarm Certification","inspectionDate":"2023-07-19","result":"Certified","expirationDate":"2024-07-19","buildingId":"1302429"},{"number":"BC-2023-018653","type":"Sprinkler Certification","inspectionDate":"2023-08-31","result":"Certified","expirationDate":"2024-08-31","buildingId":"1302429"},{"number":"BC-2024-025282","type":"Sprinkler Certification","inspectionDate":"2024-09-06","result":"Certified","expirationDate":"2025-09-06","buildingId":"1302429"},{"number":"BC-2025-023943","type":"Sprinkler Certification","inspectionDate":"2025-09-08","result":"Certified","expirationDate":"2026-09-08","buildingId":"1302429"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19115","beds":null,"baths":null,"stories":1,"lotArea":16404,"zoning":"CMX1","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"PO BOX 52221, PHILADELPHIA PA, 19115","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE RELOCATION OF LOT LINE TO CREATE TWO(2) LOTS FROM ONE(1) LOT ONE(1) BRT ACCOUNT FOR USE AS FOLLOWS:\nLOT 1: EXISTING SINGLE FAMILY DWELLING. LOT 2: SPACE: \"A\" GROCERY STORE; SPACE# \"B\" VACANT (USE REGISTRATION PERMIT REQUIRED ","status":"CLOSED","outcome":"Granted with conditions","date":"2012-03-07","number":"16759","relatedPermit":"374349"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":482500,"taxable":482500,"land":246100,"improvement":236400,"taxableLand":246100,"taxableImprovement":236400,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":482500,"taxable":482500,"land":246100,"improvement":236400,"taxableLand":246100,"taxableImprovement":236400,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":586000,"taxable":586000,"land":147000,"improvement":439000,"taxableLand":147000,"taxableImprovement":439000,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":586000,"taxable":586000,"land":147000,"improvement":439000,"taxableLand":147000,"taxableImprovement":439000,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":586000,"taxable":586000,"land":147000,"improvement":439000,"taxableLand":147000,"taxableImprovement":439000,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":586000,"taxable":586000,"land":147000,"improvement":439000,"taxableLand":147000,"taxableImprovement":439000,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":586000,"taxable":586000,"land":147000,"improvement":439000,"taxableLand":147000,"taxableImprovement":439000,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":640300,"taxable":640300,"land":128068,"improvement":512232,"taxableLand":128068,"taxableImprovement":512232,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":640300,"taxable":640300,"land":128068,"improvement":512232,"taxableLand":128068,"taxableImprovement":512232,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":695500,"taxable":695500,"land":139100,"improvement":556400,"taxableLand":139100,"taxableImprovement":556400,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":695500,"taxable":695500,"land":139100,"improvement":556400,"taxableLand":139100,"taxableImprovement":556400,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":1150000,"taxable":1150000,"land":230000,"improvement":920000,"taxableLand":230000,"taxableImprovement":920000,"exemptLand":0,"exemptImprovement":0}],"taxNow":9736,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"374349","date":"2012-03-15","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2012-03-15","scope":"SUBDIVIDE/RELOCATE LOT LINES TO CREATE 2 LOTS FROM 1 LOT WITH ZONING DISTRICT BOUNDARIES."},{"number":"410124","date":"2012-06-11","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2012-12-05","scope":"2550 SQUARE FEET OF STUCCO_-_EXTERIOR PLASTER. INSTALLATION OF THESE MATERIALS SHALL BE IN COMPLIANCE WITH ASTMC926 AND ASTMC1063 AND THE PROVISIONS OF THIS CODE. R703.6.1 LATH. ALL LATH AND LATH ATTACHMENTS SHALL BE OF CORROSION- RESISTANT MATERIALS. EXPANDED METAL OR WOVEN WIRE LATH SHALL BE ATTACHED WITH 1-1/2-INCH-LONG (38 MM), 11 GAGE NAILS HAVING A 7/16-INCH (11.1 MM) HEAD, OR 7/8-INCH-LONG (22.2 MM), 16 GAGE STAPLES, SPACED AT NO MORE THAN 6 INCHES (152 MM), OR AS OTHERWISE APPROVED. CONTACT INSPECTOR AT DISTRICT OFFICE FOR WALL INSPECTION PRIOR TO STARTING WORK."},{"number":"419113","date":"2012-08-08","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2012-08-08","scope":"SPACE: \"A\" GROCERY STORE; SPACE# \"B\" VACANT (USE REGISTRATION PERMIT REQUIRED PRIOR TO OCCUPANCY) AND SPACE\"C\"; VACANT (USE REGISTRATION PERMIT REQUIRED PRIOR TO OCCUPANCY) WITH AN EXISTING 12 OFF-STREET PARKING SPACES. SIZE AND LOCATION AS SHOWN IN THE APPLICATION."},{"number":"407621","date":"2012-09-13","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2012-10-01","scope":"ALTERATIONS/DEMOLITION OF SECTION OF EXTERIOR DECK/PORCH TO COMPLY WITH DEPARTMENT'S REQUEST TO RECOGNIZE LOT LINES."},{"number":"407617","date":"2012-10-01","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2012-10-01","scope":"REMOVE 2ND FLOOR DECK-SFD"},{"number":"516443","date":"2014-01-29","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2014-01-29","scope":"FOR THE CREATION OF ONE (1) TENANT SPACE FROM THREE (3) TENANT SPACES FOR USE AS A DAYCARE CENTER WITH ACCESSORY PARKING AND ALL OTHER USES AS PREVIOUSLY APPROVED. NO SIGN ON THIS PERMIT."},{"number":"518358","date":"2014-02-05","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2014-04-30","scope":"REPLACE 35 OUTLETS AND 12 SWITCHES PER 2008 NE (COMMERCIAL)"},{"number":"515639","date":"2014-02-07","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2014-03-10","scope":"LEVEL II INTERIOR ALTERATIONS WITH A PARTIAL CHANGE OF OCCUPANCY TO CREATE ONE TENANT SPACE FROM THREE EXISTING SPACES AS PER APPROVED PLANS. **SEPARATE MEP & FIRE SUPPRESSION PERMITS REQUIRED**"},{"number":"518808","date":"2014-02-19","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2014-03-10","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM AND 2\" SERVICE IN ACCORDANCE WITH NFPA 13 THROUGHOUT THE ENTIRE BUILDING. ALL WORK SHALL COMPLY WITH THE APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"547250","date":"2014-07-03","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2014-07-29","scope":"REPLACE 5\" CI CURB TRAP, FAI, NEW VENT BOX (COMM) PA20141820308 SELF-CERIFICATION'S ARE NO LONGER PERMITTED - ALL EXCAVATIONS & PLUMBING TRENCHES IN EXCESS OF 5' IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2012,"k":"permit","w":"Zoning"},{"y":2012,"k":"permit","w":"Alteration"},{"y":2012,"k":"viol","w":"3 L&I violations"},{"y":2012,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2012,"k":"permit","w":"Use"},{"y":2012,"k":"permit","w":"Alteration"},{"y":2012,"k":"permit","w":"Zoning"},{"y":2014,"k":"permit","w":"Use"},{"y":2014,"k":"permit","w":"Electrical"},{"y":2014,"k":"permit","w":"Major alteration"},{"y":2014,"k":"permit","w":"Suppression"},{"y":2014,"k":"permit","w":"Plumbing"}],"rented":false,"licenses":[{"number":"280248","type":"Dumpster License - Private Property","status":"Inactive","businessName":"PENNYPACK FLOWERS","legalName":"PENNYPACK FLOWERS","address":"9708 BUSTLETON AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"1998-12-04","latestIssueDate":"1998-12-04","expirationDate":"2010-07-31","inactiveDate":null},{"number":"245786","type":"Rental","status":"Inactive","businessName":"GENE STERIN (FLORA STERIN)","legalName":"GENE STERIN","address":"9708 BUSTLETON AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2004-05-21","latestIssueDate":"2015-03-13","expirationDate":"2015-02-28","inactiveDate":null},{"number":"200217","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"REAL GARDEN","legalName":"REAL GARDEN","address":"9708 BUSTLETON AVE","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2004-07-02","latestIssueDate":"2004-07-02","expirationDate":"2005-04-30","inactiveDate":"2012-12-22"},{"number":"344925","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"GREEN FRAMERS MARKET,INC","legalName":"GREEN FRAMERS MARKET,INC","address":"9708 BUSTLETON AVE","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2005-11-10","latestIssueDate":"2013-05-11","expirationDate":"2014-04-30","inactiveDate":null},{"number":"537625","type":"Dumpster License - Private Property","status":"Active","businessName":"GENE STERIN (FLORA STERIN)","legalName":"GENE STERIN","address":"9708 BUSTLETON AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2011-06-30","latestIssueDate":"2013-08-03","expirationDate":null,"inactiveDate":null},{"number":"559979","type":"Dumpster License - Private Property","status":"Active","businessName":"GREEN FRAMERS MARKET,INC","legalName":"GREEN FRAMERS MARKET,INC","address":"9708 BUSTLETON AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2012-04-05","latestIssueDate":"2013-08-03","expirationDate":null,"inactiveDate":null},{"number":"750748","type":"Food Preparing and Serving (30+ SEATS)","status":"Active","businessName":"JOY AND CARE INC","legalName":"JOY AND CARE INC ","address":"9708 BUSTLETON AVE","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2017-09-06","latestIssueDate":"2025-10-24","expirationDate":"2026-09-05","inactiveDate":null}],"licenseActivity":[{"number":"750748","type":"Food Preparing and Serving (30+ SEATS)","businessName":"JOY AND CARE INC","legalName":"JOY AND CARE INC ","issuedDate":"2017-09-06","latestIssueDate":"2025-10-24","closureDate":null,"expirationDate":"2026-09-05","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"559979","type":"Dumpster License - Private Property","businessName":"GREEN FRAMERS MARKET,INC","legalName":"GREEN FRAMERS MARKET,INC","issuedDate":"2012-04-05","latestIssueDate":"2013-08-03","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"537625","type":"Dumpster License - Private Property","businessName":"GENE STERIN (FLORA STERIN)","legalName":"GENE STERIN","issuedDate":"2011-06-30","latestIssueDate":"2013-08-03","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"344925","type":"Food Establishment, Retail Permanent Location","businessName":"GREEN FRAMERS MARKET,INC","legalName":"GREEN FRAMERS MARKET,INC","issuedDate":"2005-11-10","latestIssueDate":"2013-05-11","closureDate":"2014-04-30","expirationDate":"2014-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"200217","type":"Food Establishment, Retail Permanent Location","businessName":"REAL GARDEN","legalName":"REAL GARDEN","issuedDate":"2004-07-02","latestIssueDate":"2004-07-02","closureDate":"2012-12-22","expirationDate":"2005-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"245786","type":"Rental","businessName":"GENE STERIN (FLORA STERIN)","legalName":"GENE STERIN","issuedDate":"2004-05-21","latestIssueDate":"2015-03-13","closureDate":"2015-02-28","expirationDate":"2015-02-28","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"280248","type":"Dumpster License - Private Property","businessName":"PENNYPACK FLOWERS","legalName":"PENNYPACK FLOWERS","issuedDate":"1998-12-04","latestIssueDate":"1998-12-04","closureDate":"2010-07-31","expirationDate":"2010-07-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-27","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 65% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $695,500 to $1,150,000","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":"Appeal #16759: CLOSED · Granted with conditions; related permit 374349. Use permit #419113: 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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Jul 19, 2024; Sprinkler Certification: Certified through Sep 8, 2026","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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"4 failed, 3 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Mar 26, 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":"Dumpster License - Private Property #280248: Inactive; Food Establishment, Retail Permanent Location #200217: Inactive since Dec 22, 2012; Food Establishment, Retail Permanent Location #344925: 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 5 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/"}],"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/"}]}