{"asOf":"2026-07-30T07:01:09.366Z","block":"1400-1499 COTTMAN AVE","blockUrl":"https://philadelphia.blockreport.homes/block/1400-1499-cottman-ave","address":"1401-03 COTTMAN AVE","parcelNumber":"882926580","source":"https://property.phila.gov/?p=882926580","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":"IGDALOV MARK","coOwner":"IGDALOV MARINA","marketValue":415000,"landAssessment":83000,"improvementAssessment":332000,"livableArea":2240,"yearBuilt":1953,"lastSale":{"price":295000,"date":"2010-07-26T04:00:00Z"},"openViolations":0,"violations":[{"number":"697896","date":"2007-10-04","code":"A-000.0/1","title":"VIOL NONE FOUND","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2007-10-04","underAppeal":false,"noticeUrl":null},{"number":"1305482","date":"2009-04-09","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2009-07-30","underAppeal":false,"noticeUrl":null},{"number":"1305484","date":"2009-04-09","code":"FC-914.1/5","title":"ANNUAL CERT STANDBY/EMERG LITE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2009-07-30","underAppeal":false,"noticeUrl":null},{"number":"1305483","date":"2009-04-09","code":"FC-914.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2009-07-30","underAppeal":false,"noticeUrl":null},{"number":"3857651","date":"2015-12-16","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2016-03-03","underAppeal":false,"noticeUrl":null},{"number":"3857650","date":"2015-12-16","code":"FC-915.1/3","title":"ANNUAL CERT FIRE ALARM","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2016-03-03","underAppeal":false,"noticeUrl":null},{"number":"3857649","date":"2015-12-16","code":"FC-906.2/2","title":"FIRE EXTING-NEEDS INSP/TAG","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2016-03-03","underAppeal":false,"noticeUrl":null},{"number":"3857648","date":"2015-12-16","code":"FC-901.6/6","title":"FA-REPAIR SYSTEM","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2016-03-03","underAppeal":false,"noticeUrl":null},{"number":"3857647","date":"2015-12-16","code":"FC-806.1/1","title":"FIRE-REMOVE FROM CEILING","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2016-03-03","underAppeal":false,"noticeUrl":null},{"number":"3857646","date":"2015-12-16","code":"FC-803.3/2","title":"ARTWORK GRP E","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2016-03-03","underAppeal":false,"noticeUrl":null},{"number":"3857644","date":"2015-12-16","code":"FC-405.2/3","title":"EVAC DRILL-GRP E-CONDUCT","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2016-03-03","underAppeal":false,"noticeUrl":null},{"number":"3857645","date":"2015-12-16","code":"FC-604.1/1","title":"UNIT STORAGE BATTERY SYS TEST","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2016-03-03","underAppeal":false,"noticeUrl":null}],"violationCases":[{"number":"130505","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2007-10-05","completedDate":"2007-10-05","noticeUrl":null,"violations":[{"number":"697896","date":"2007-10-04","code":"A-000.0/1","title":"VIOL NONE FOUND","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2007-10-04","underAppeal":false,"noticeUrl":null}]},{"number":"196280","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2009-04-15","completedDate":"2009-08-03","noticeUrl":null,"violations":[{"number":"1305482","date":"2009-04-09","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2009-07-30","underAppeal":false,"noticeUrl":null},{"number":"1305484","date":"2009-04-09","code":"FC-914.1/5","title":"ANNUAL CERT STANDBY/EMERG LITE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2009-07-30","underAppeal":false,"noticeUrl":null},{"number":"1305483","date":"2009-04-09","code":"FC-914.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2009-07-30","underAppeal":false,"noticeUrl":null}]},{"number":"514485","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2015-12-18","completedDate":null,"noticeUrl":null,"violations":[{"number":"3857651","date":"2015-12-16","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2016-03-03","underAppeal":false,"noticeUrl":null},{"number":"3857650","date":"2015-12-16","code":"FC-915.1/3","title":"ANNUAL CERT FIRE ALARM","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2016-03-03","underAppeal":false,"noticeUrl":null},{"number":"3857649","date":"2015-12-16","code":"FC-906.2/2","title":"FIRE EXTING-NEEDS INSP/TAG","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2016-03-03","underAppeal":false,"noticeUrl":null},{"number":"3857648","date":"2015-12-16","code":"FC-901.6/6","title":"FA-REPAIR SYSTEM","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2016-03-03","underAppeal":false,"noticeUrl":null},{"number":"3857647","date":"2015-12-16","code":"FC-806.1/1","title":"FIRE-REMOVE FROM CEILING","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2016-03-03","underAppeal":false,"noticeUrl":null},{"number":"3857646","date":"2015-12-16","code":"FC-803.3/2","title":"ARTWORK GRP E","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2016-03-03","underAppeal":false,"noticeUrl":null},{"number":"3857644","date":"2015-12-16","code":"FC-405.2/3","title":"EVAC DRILL-GRP E-CONDUCT","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2016-03-03","underAppeal":false,"noticeUrl":null},{"number":"3857645","date":"2015-12-16","code":"FC-604.1/1","title":"UNIT STORAGE BATTERY SYS TEST","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2016-03-03","underAppeal":false,"noticeUrl":null}]}],"violYears":[{"y":2007,"n":1,"worst":null},{"y":2009,"n":3,"worst":null},{"y":2015,"n":8,"worst":null}],"investigations":[{"caseNumber":"54318","date":"2006-01-10","type":"CI INSP","status":"FAILED"},{"caseNumber":"54318","date":"2006-05-03","type":"CI INSP","status":"FAILED"},{"caseNumber":"54318","date":"2007-01-11","type":"CI INSP","status":"PASSED"},{"caseNumber":"130505","date":"2007-10-04","type":"CI INSP","status":"PASSED"},{"caseNumber":"196280","date":"2009-04-09","type":"CI INSP","status":"FAILED"},{"caseNumber":"196280","date":"2009-04-16","type":"CI INSP","status":"FAILED"},{"caseNumber":"196280","date":"2009-07-30","type":"CI INSP","status":"PASSED"},{"caseNumber":"514485","date":"2015-12-16","type":"CI INSP","status":"FAILED"},{"caseNumber":"514485","date":"2016-03-03","type":"CI INSP","status":"CLOSED"}],"inspYears":[{"y":2006,"fails":2,"passes":0},{"y":2007,"fails":0,"passes":2},{"y":2009,"fails":2,"passes":1},{"y":2015,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.05747468541436,"lng":-75.07633845931328,"geom":{"type":"Polygon","coordinates":[[[-75.076153358,40.057556723],[-75.076379816,40.057310831],[-75.076522454,40.057394456],[-75.076297707,40.05763799],[-75.076153358,40.057556723]]]},"liDistrict":"EAST","certifications":[{"number":"BC-2024-013982","type":"Fire Alarm Certification","inspectionDate":"2024-05-13","result":"Certified","expirationDate":"2025-05-13","buildingId":"1247820"},{"number":"BC-2024-013983","type":"Emergency and Standby Power Systems Certification","inspectionDate":"2024-05-13","result":"Certified","expirationDate":"2025-05-13","buildingId":"1247820"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19111","beds":null,"baths":null,"stories":2,"lotArea":5679,"zoning":"RSA3","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"129 FOX HOLLOW DR, FEASTERVILLE TREVOSE PA, 19053","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"CERTIFICATE FOR A DAY CARE FOR A MAXIMUM OF 50 CHILDREN WITH A MAXIMUM OF 25 CHILDREN UNDER 2 1/2 YEARS OF AGE IN AN EXISTING DAY CARE WITH ACCESSORY PREPARING AND SERVING OF FOOD IN A DETACHED STRUCTURE WITH PROPOSED NE STAIR (FIRE EXIT) O","status":"OPEN","outcome":"Withdrawn","date":"2009-05-11","number":"7309","relatedPermit":"174976"},{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR THE ERECTION OF A REAR TWO (2) STORY ADDITION (STAIR ENCLOSURE), SIDES OPEN, MAX HEIGHT NOT TO EXCEED 35 FT AS EXTENSION TO  AN EXISTING DETACHED STRUCTURE WITH EXISTING DAYCARE CENTER FOR 30 CHILDREN, FOR A PROPOSED INCREASE IN ","status":"Closed","outcome":"Withdrawn","date":"2026-06-15","number":"14762","relatedPermit":null},{"type":"Zoning board appeal","grounds":"PERMIT FOR USE TO EXTEND A DAYCARE CENTER EXISTING ON THE FIRST FLOOR TO THE SECOND-FLOOR WITHIN AN EXISTING ATTACHED STRUCTURE","status":"OPEN","outcome":"Granted with conditions","date":"2017-10-18","number":"30594","relatedPermit":"777258"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":163500,"taxable":163500,"land":56800,"improvement":106700,"taxableLand":56800,"taxableImprovement":106700,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":163500,"taxable":163500,"land":56800,"improvement":106700,"taxableLand":56800,"taxableImprovement":106700,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":180100,"taxable":180100,"land":36041,"improvement":144059,"taxableLand":36041,"taxableImprovement":144059,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":179800,"taxable":179800,"land":35960,"improvement":143840,"taxableLand":35960,"taxableImprovement":143840,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":181100,"taxable":181100,"land":36220,"improvement":144880,"taxableLand":36220,"taxableImprovement":144880,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":181100,"taxable":181100,"land":36220,"improvement":144880,"taxableLand":36220,"taxableImprovement":144880,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":181100,"taxable":181100,"land":36220,"improvement":144880,"taxableLand":36220,"taxableImprovement":144880,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":197900,"taxable":197900,"land":39579,"improvement":158321,"taxableLand":39579,"taxableImprovement":158321,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":197900,"taxable":197900,"land":39579,"improvement":158321,"taxableLand":39579,"taxableImprovement":158321,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":325000,"taxable":325000,"land":65000,"improvement":260000,"taxableLand":65000,"taxableImprovement":260000,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":325000,"taxable":325000,"land":65000,"improvement":260000,"taxableLand":65000,"taxableImprovement":260000,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":415000,"taxable":415000,"land":83000,"improvement":332000,"taxableLand":83000,"taxableImprovement":332000,"exemptLand":0,"exemptImprovement":0}],"taxNow":4549,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"777258","date":"2018-06-08","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2018-06-08","scope":"FOR THE EXTENSION OF DAY CARE CENTER FROM FIRST FLOOR THROUGH SECOND FLOOR IN AN EXISTING STRUCTURE. NO SIGN ON THIS APPLICATION"},{"number":"GM-2023-008286","date":"2023-09-13","work":"Deck (Exist. One-Family Dwellings)","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2025-11-05","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-2023-012230","date":"2023-12-06","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2024-05-06","scope":"FOR THE ERECTION OF A DECK AT THE REAR OF EXISTING DETACHED STRUCTURE. SIZE AND LOCATION AS SHOWN IN PLAN."},{"number":"RP-2023-011100","date":"2024-02-23","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2024-05-06","scope":"FOR THE ADDITION OF A DECK (10'x8') AT THE FIRST FLOOR REAR OF AN EXISTING STRUCTURE. DETAILS AS SHOWN ON PLAN."}],"storyTag":"New construction","storyDelta":0,"timeline":[{"y":2007,"k":"insp","w":"Inspection passed ×2"},{"y":2009,"k":"appeal","w":"Appeal withdrawn"},{"y":2009,"k":"viol","w":"3 L&I violations"},{"y":2009,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2015,"k":"viol","w":"8 L&I violations"},{"y":2015,"k":"insp","w":"Inspection failed"},{"y":2017,"k":"appeal","w":"Appeal granted with conditions"},{"y":2018,"k":"permit","w":"Use"},{"y":2023,"k":"permit","w":"Deck (Exist. One-Family Dwellings)"},{"y":2023,"k":"permit","w":"New construction, addition, GFA change"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"appeal","w":"Appeal withdrawn"}],"rented":false,"licenses":[{"number":"433158","type":"Food Preparing and Serving","status":"Inactive","businessName":"LAND OF HAPPY KIDS","legalName":"LAND OF HAPPY KIDS","address":"1401-03 COTTMAN AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2008-01-14","latestIssueDate":"2012-05-05","expirationDate":"2013-04-30","inactiveDate":"2013-02-08"},{"number":"584138","type":"Food Preparing and Serving","status":"Inactive","businessName":"LAND OF HAPPY KIDS TWO INC","legalName":"LAND OF HAPPY KIDS TWO INC","address":"1401-03 COTTMAN AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2013-02-08","latestIssueDate":"2016-03-11","expirationDate":"2016-04-30","inactiveDate":"2016-06-29"},{"number":"738336","type":"Food Preparing and Serving","status":"Inactive","businessName":"LAND OF HAPPY KIDS 3","legalName":"LAND OF HAPPY KIDS 3","address":"1401-03 COTTMAN AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2017-05-11","latestIssueDate":"2017-05-11","expirationDate":"2018-05-10","inactiveDate":"2018-07-09"}],"licenseActivity":[{"number":"738336","type":"Food Preparing and Serving","businessName":"LAND OF HAPPY KIDS 3","legalName":"LAND OF HAPPY KIDS 3","issuedDate":"2017-05-11","latestIssueDate":"2017-05-11","closureDate":"2018-07-09","expirationDate":"2018-05-10","inactiveDate":"2018-07-09","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"584138","type":"Food Preparing and Serving","businessName":"LAND OF HAPPY KIDS TWO INC","legalName":"LAND OF HAPPY KIDS TWO INC","issuedDate":"2013-02-08","latestIssueDate":"2016-03-11","closureDate":"2016-06-29","expirationDate":"2016-04-30","inactiveDate":"2016-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"433158","type":"Food Preparing and Serving","businessName":"LAND OF HAPPY KIDS","legalName":"LAND OF HAPPY KIDS","issuedDate":"2008-01-14","latestIssueDate":"2012-05-05","closureDate":"2013-02-08","expirationDate":"2013-04-30","inactiveDate":"2013-02-08","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-29","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","1 zoning/board appeal since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 28% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $325,000 to $415,000","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 #30594: OPEN · Granted with conditions; related permit 777258. Use permit #777258: 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: GM-2023-008286 (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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through May 13, 2025; Emergency and Standby Power Systems Certification: Certified through May 13, 2025","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":"5 failed, 3 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was CLOSED on Mar 3, 2016.","why":"A PASSED or FAILED value applies to that inspection visit. CLOSED is a separate source status; none of the three alone proves the parent permit or violation case closed—or describes today’s condition.","action":"Open the parent case/permit for each material failure and confirm its later disposition.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Preparing and Serving #433158: Inactive since Feb 8, 2013; Food Preparing and Serving #584138: Inactive since Jun 29, 2016; Food Preparing and Serving #738336: Inactive since Jul 9, 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":"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 12 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/"}]}