{"asOf":"2026-07-24T23:54:34.803Z","block":"11900-11999 BUSTLETON AVE","blockUrl":"https://philadelphia.blockreport.homes/block/11900-11999-bustleton-ave","address":"11909 BUSTLETON AVE","parcelNumber":"882898820","source":"https://property.phila.gov/?p=882898820","ownerType":"absentee","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"AA0","buildingCodeNew":"254","buildingClass":"STORE 1 STY MASONRY","buildingClassNew":"DOWNTOWN ROW TYPE-* SNGL OCCP","useLabel":"Store","owner":"PAN HSIAO H","coOwner":null,"marketValue":659000,"landAssessment":131800,"improvementAssessment":527200,"livableArea":3600,"yearBuilt":1982,"lastSale":{"price":650000,"date":"2006-06-26T04:00:00Z"},"openViolations":0,"violations":[{"number":"1485140","date":"2009-10-05","code":"19-2602.4/1","title":"CAL PROHIBITED CONDUCT","status":"COMPEXCP","resolutionDate":null,"resolution":null},{"number":"VI-2024-006256","date":"2024-01-31","code":"LO-1","title":"FAIL OBTAIN LICENSE\n","status":"COMPLIED","resolutionDate":"2024-08-12","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2024-006279","date":"2024-01-31","code":"F-906.4","title":"FIRE EXTINGUISHER COOKING EQUIPMENT\n","status":"COMPLIED","resolutionDate":"2024-11-13","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-006262","date":"2024-01-31","code":"F-904.5.1","title":"WET CHEMICAL SYSTEM TEST\n","status":"COMPLIED","resolutionDate":"2024-11-13","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2024-006257","date":"2024-01-31","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2025-06-03","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2024-092480","date":"2024-11-13","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2025-01-06","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2025-001736","date":"2025-01-13","code":"F-912.4.1","title":"FDC LOCKING CAPS\n","status":"COMPLIED","resolutionDate":"2025-02-24","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"216559","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2009-10-06","completedDate":"2009-10-26","violations":[{"number":"1485140","date":"2009-10-05","code":"19-2602.4/1","title":"CAL PROHIBITED CONDUCT","status":"COMPEXCP","resolutionDate":null,"resolution":null}]},{"number":"CF-2024-007727","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUSINESS COMPLIANCE INVESTIGATOR","status":"CLOSED","createdDate":"2024-01-31","completedDate":"2025-07-31","violations":[{"number":"VI-2024-006256","date":"2024-01-31","code":"LO-1","title":"FAIL OBTAIN LICENSE\n","status":"COMPLIED","resolutionDate":"2024-08-12","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2024-006279","date":"2024-01-31","code":"F-906.4","title":"FIRE EXTINGUISHER COOKING EQUIPMENT\n","status":"COMPLIED","resolutionDate":"2024-11-13","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-006262","date":"2024-01-31","code":"F-904.5.1","title":"WET CHEMICAL SYSTEM TEST\n","status":"COMPLIED","resolutionDate":"2024-11-13","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2024-006257","date":"2024-01-31","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2025-06-03","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]},{"number":"CF-2024-119984","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUSINESS COMPLIANCE INVESTIGATOR","status":"CLOSED","createdDate":"2024-11-14","completedDate":"2025-01-06","violations":[{"number":"VI-2024-092480","date":"2024-11-13","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2025-01-06","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]},{"number":"CF-2025-002316","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUSINESS COMPLIANCE INVESTIGATOR","status":"CLOSED","createdDate":"2025-01-13","completedDate":"2025-02-25","violations":[{"number":"VI-2025-001736","date":"2025-01-13","code":"F-912.4.1","title":"FDC LOCKING CAPS\n","status":"COMPLIED","resolutionDate":"2025-02-24","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2009,"n":1,"worst":null},{"y":2024,"n":5,"worst":null},{"y":2025,"n":1,"worst":null}],"investigations":[{"caseNumber":"216559","date":"2009-10-05","type":"BC INSP","status":"FAILED"},{"caseNumber":"216559","date":"2009-10-23","type":"BC INSP","status":"PASSED"},{"caseNumber":"CF-2024-007727","date":"2024-01-31","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-007727","date":"2024-04-24","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-007727","date":"2024-08-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-007727","date":"2024-11-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-119984","date":"2024-11-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-119984","date":"2025-01-06","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-007727","date":"2025-01-13","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-002316","date":"2025-01-13","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-002316","date":"2025-02-25","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-007727","date":"2025-02-25","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-007727","date":"2025-06-03","type":null,"status":"PASSED"}],"inspYears":[{"y":2009,"fails":1,"passes":1},{"y":2024,"fails":5,"passes":0},{"y":2025,"fails":3,"passes":3}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.12170430253663,"lng":-75.01589161411502,"geom":{"type":"Polygon","coordinates":[[[-75.015651925,40.121650805],[-75.015738518,40.121563492],[-75.016147538,40.121696587],[-75.01606767,40.121850928],[-75.015637438,40.121710058],[-75.015651925,40.121650805]]]},"liDistrict":"EAST","certifications":[{"number":"BC-2023-018963","type":"Fire Alarm Certification","inspectionDate":"2023-09-15","result":"Certified","expirationDate":"2024-09-15","buildingId":"1345318"},{"number":"BC-2024-022946","type":"Special Hazards Certification","inspectionDate":"2024-08-13","result":"Certified","expirationDate":"2025-08-13","buildingId":"1345318"},{"number":"BC-2024-032674","type":"Fire Alarm Certification","inspectionDate":"2024-12-10","result":"Certified","expirationDate":"2025-12-10","buildingId":"1345318"},{"number":"BC-2025-011497","type":"Sprinkler Certification","inspectionDate":"2025-04-18","result":"Certified","expirationDate":"2026-04-18","buildingId":"1345318"},{"number":"BC-2026-009664","type":"Special Hazards Certification","inspectionDate":"2026-03-31","result":"Certified","expirationDate":"2027-03-31","buildingId":"1345318"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19116","beds":null,"baths":null,"stories":1,"lotArea":7904,"zoning":"CA1","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"16006 24TH AVE, WHITESTONE NY, 11357","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":405600,"taxable":405600,"land":158100,"improvement":247500,"taxableLand":158100,"taxableImprovement":247500,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":405600,"taxable":405600,"land":158100,"improvement":247500,"taxableLand":158100,"taxableImprovement":247500,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":474900,"taxable":474900,"land":94959,"improvement":379941,"taxableLand":94959,"taxableImprovement":379941,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":503500,"taxable":503500,"land":100700,"improvement":402800,"taxableLand":100700,"taxableImprovement":402800,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":507200,"taxable":507200,"land":101440,"improvement":405760,"taxableLand":101440,"taxableImprovement":405760,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":507200,"taxable":507200,"land":101440,"improvement":405760,"taxableLand":101440,"taxableImprovement":405760,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":507200,"taxable":507200,"land":101440,"improvement":405760,"taxableLand":101440,"taxableImprovement":405760,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":554200,"taxable":554200,"land":110846,"improvement":443354,"taxableLand":110846,"taxableImprovement":443354,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":554200,"taxable":554200,"land":110846,"improvement":443354,"taxableLand":110846,"taxableImprovement":443354,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":595700,"taxable":595700,"land":119140,"improvement":476560,"taxableLand":119140,"taxableImprovement":476560,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":595700,"taxable":595700,"land":119140,"improvement":476560,"taxableLand":119140,"taxableImprovement":476560,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":659000,"taxable":659000,"land":131800,"improvement":527200,"taxableLand":131800,"taxableImprovement":527200,"exemptLand":0,"exemptImprovement":0}],"taxNow":8339,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"175198","date":"2008-09-05","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2008-09-05","scope":"USE TO ORTHODONTIST OFFICE"},{"number":"ZP-2022-005607","date":"2022-05-26","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Eating and Drinking Establishments - Sit-Down Restaurant"},{"number":"CP-2022-002892","date":"2022-07-12","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-07-08","scope":"FOR LEVEL III ALTERATIONS AND CHANGE IN OCCUPANCY PER APPROVED PLANS. TENANT SPACE TO BE FULLY SPRINKLERED WITH NFPA 13. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION. *AMEND 9-16-22, REVISE BASEMENT FLOOR PLAN TO ADD CHANGING ROOM, BATHROOM AND MECHANICAL ROOM*"},{"number":"MP-2022-003100","date":"2022-08-07","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-05-11","scope":"FOR THE INSTALLATION OF TWO (2) ROOF TOP EXHAUST FANS AND ONE (1) TYPE ONE (1) COMMERCIAL KITCHEN EXHAUST HOOD WITH SUPPLY/EXHAUST TIE-IN TO ONE (1) RETURN AIR FAN, ONE (1) EXHAUST FAN & ALL ASSOCIATED RETURN/EXHAUST DUCTWORK.***SEPARATE PERMIT SHALL BE REQUIRED FOR INSTALLATION OF AN APPROVED AUTOMATIC FIRE SUPRESSION SYSTEM***"},{"number":"MP-2022-003907","date":"2022-08-09","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-10-06","scope":"FOR THE INSTALLATION OF HVAC APPLIANCES, GRDs, AND ASSOCIATED DUCTWORK. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IMC. APPLIANCES TO BE INSTALLED PER MANUFACTURER SPECIFICATIONS. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. IF SITE CONDITIONS VARY, CONTACT DESIGN ENGINEER PRIOR TO START OF WORK. SEE CP-2022-002892 FOR ASSOCIATED BUILDING PERMIT. SEE MP-2022-003100 FOR SEPARATE APPROVAL OF COMMERCIAL KITCHEN HOOD WORK REFERENCED ON PLANS."},{"number":"EP-2022-008073","date":"2022-08-31","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-06-05","scope":"Replacing 35 outlets, 40 lights, 15 switches. Using 12-2, 12-3, 10-2 MC cables as per 2017 NEC. NO FIRE ALARM. Amendment: Work description: 12 emergency lights, 11 exit signs, 111 lights, 142 outlets and 100 amps sub panel"},{"number":"FP-2022-002214","date":"2022-09-12","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2023-10-17","scope":"FOR THE INSTALLATION OF AN AUTOMATIC WET SPRINKLER SYSTEM THROUGHOUT A ONE (1) STORY RESTAURANT WITH BASEMENT TO INCLUDE A NEW TWO (2) INCH FIRE SERVICE LINE AND A NEW TWO (2) INCH BACKFLOW PREVENTION DEVICE. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH NFPA 13 BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA. IF SITE CONDITIONS VARY, CONTACT DESIGN ENGINEER PRIOR TO START OF WORK. SEE CP-2022-002892 FOR ASSOCIATED BUILDING ALTERATIONS PERMIT."},{"number":"PP-2022-011347","date":"2022-10-13","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-10-17","scope":"INSTALL I BACKFLOW PREVENTER, 3 HAND SINKS, 4 FLOOR SINKS, 1 PREP SINK 1 3 COMPARTMENT POT SINK, 2 GREASE INTERCEPTORS, 2 FLOOR DRAINS, 1 EJECTOR SUMP PUMP, 2 LAVATORIES, 2 WATER CLOSETS AND 1 HOT WATER HEATER ACCORDING TO THE 2018 PPC."},{"number":"PP-2023-000519","date":"2023-01-12","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-10-17","scope":"INSTALL 1\" WDP & 1\" BACKFLOW DEVICE"},{"number":"FP-2023-000945","date":"2023-04-28","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2024-06-28","scope":"EZ KITCHEN FIRE SUPPRESSION- For the installation of New Wet Chemical Kitchen Fire Suppression System as per attached standard. Deviations from these standards require submission of construction and site plans. To install a new wet chemical hood fire suppression system for a 12'-0\" hood system."},{"number":"EP-2023-004276","date":"2023-09-09","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-03-07","scope":"INSTALL A NEW FIRE ALARM SYTEM THROUGHOUT THE BASEMENT & FIRST FLOORS. ALL WORK IN ACCORDANCE WITH THE 2017 NEC & 2016 NFPA-72."}],"storyTag":"New construction","storyDelta":0.51,"timeline":[{"y":2022,"k":"permit","w":"Addition and/or Alterations"},{"y":2022,"k":"permit","w":"Addition and/or Alterations"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Addition and/or Alterations"},{"y":2022,"k":"permit","w":"Alterations"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"viol","w":"5 L&I violations"},{"y":2024,"k":"insp","w":"Inspection failed ×5"},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2025,"k":"insp","w":"L&I: 3 failed, 3 passed"}],"rented":true,"licenses":[{"number":"401335","type":"Rental","status":"Active","businessName":"HSIAO H PAN","legalName":"HSIAO H PAN","address":"11909 BUSTLETON AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2007-02-28","latestIssueDate":"2026-04-12","expirationDate":"2027-02-28","inactiveDate":null},{"number":"0957944","type":"Food Preparing and Serving (30+ SEATS)","status":"Active","businessName":"11909 BUSTLETON AVE MANAGEMENT LLC (MASAL CAFE AND BAKERY)","legalName":"11909 BUSTLETON AVE MANAGEMENT LLC","address":"11909 BUSTLETON AVE","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2024-08-03","latestIssueDate":"2025-08-04","expirationDate":"2026-08-02","inactiveDate":null}],"licenseActivity":[{"number":"0957944","type":"Food Preparing and Serving (30+ SEATS)","businessName":"11909 BUSTLETON AVE MANAGEMENT LLC (MASAL CAFE AND BAKERY)","legalName":"11909 BUSTLETON AVE MANAGEMENT LLC","issuedDate":"2024-08-03","latestIssueDate":"2025-08-04","closureDate":null,"expirationDate":"2026-08-02","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"401335","type":"Rental","businessName":"HSIAO H PAN","legalName":"HSIAO H PAN","issuedDate":"2007-02-28","latestIssueDate":"2026-04-12","closureDate":null,"expirationDate":"2027-02-28","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"transition-activity","level":"watch","title":"Recent transition activity","summary":"The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.","evidence":["3 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #175198: 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 Dec 10, 2025; Special Hazards Certification: Certified through Mar 31, 2027; Sprinkler Certification: Certified through Apr 18, 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":"rental-license","level":"verify","title":"A rental license does not transfer with the deed","finding":"1 active Rental License record matched.","why":"If dwelling space is rented, the buyer must obtain a new annual Rental License; the seller’s license is not transferable. New applications require proof of ownership and legal occupancy, tax compliance, no open L&I violations, and lead compliance where applicable.","action":"Plan the buyer’s replacement license before settlement.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (16006 24TH AVE, WHITESTONE NY, 11357).","why":"A tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.","action":"Verify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"9 failed, 4 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jun 3, 2025.","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":"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 7 historical violations across 4 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/"}]}