{"asOf":"2026-07-24T06:23:36.665Z","block":"1400-1499 E SUSQUEHANNA AVE","blockUrl":"https://philadelphia.blockreport.homes/block/1400-1499-e-susquehanna-ave","address":"1401 E SUSQUEHANNA AVE","parcelNumber":"883000093","source":"https://property.phila.gov/?p=883000093","ownerType":"investor","kind":"hotel","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"YJ1","buildingCodeNew":"213","buildingClass":"HEALTH FAC PERS CARE M+O","buildingClassNew":"HOTEL - HI RISE","useLabel":"Hotel","owner":"ANNA & BEL LLC","coOwner":null,"marketValue":12513800,"landAssessment":2502700,"improvementAssessment":10011100,"livableArea":29738,"yearBuilt":1925,"lastSale":{"price":3000100,"date":"2021-10-15T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2021-079461","date":"2021-11-15","code":"FC-13-901.6","title":"FIRE SYSTEMS MAINTAINED","status":"CLOSED","resolutionDate":"2023-03-28","resolution":"CLOSED - STOP PROCESSING"},{"number":"VI-2023-013741","date":"2023-03-07","code":"F-1104.16.5.1.8","title":"FIRE ESCAPE REPORT REQUIRED\n","status":"COMPLIED","resolutionDate":"2024-07-09","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2024-056476","date":"2024-07-09","code":"F-1104.16.5.1.8","title":"FIRE ESCAPE REPORT REQUIRED\n","status":"COMPLIED","resolutionDate":"2024-10-15","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}],"violationCases":[{"number":"CF-2021-110432","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2021-11-16","completedDate":"2023-03-28","violations":[{"number":"VI-2021-079461","date":"2021-11-15","code":"FC-13-901.6","title":"FIRE SYSTEMS MAINTAINED","status":"CLOSED","resolutionDate":"2023-03-28","resolution":"CLOSED - STOP PROCESSING"}]},{"number":"CF-2023-018473","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"AUDITS AND INVESTIGATIONS BUILDING CERTS","status":"COMPLIED, BALANCE DUE","createdDate":"2023-03-07","completedDate":null,"violations":[{"number":"VI-2023-013741","date":"2023-03-07","code":"F-1104.16.5.1.8","title":"FIRE ESCAPE REPORT REQUIRED\n","status":"COMPLIED","resolutionDate":"2024-07-09","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]},{"number":"CF-2024-072578","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"AUDITS AND INVESTIGATIONS BUILDING CERTS","status":"CLOSED","createdDate":"2024-07-09","completedDate":"2024-10-15","violations":[{"number":"VI-2024-056476","date":"2024-07-09","code":"F-1104.16.5.1.8","title":"FIRE ESCAPE REPORT REQUIRED\n","status":"COMPLIED","resolutionDate":"2024-10-15","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]}],"violYears":[{"y":2021,"n":1,"worst":null},{"y":2023,"n":1,"worst":null},{"y":2024,"n":1,"worst":null}],"investigations":[{"caseNumber":"CF-2021-110432","date":"2021-11-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-110432","date":"2022-01-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-018473","date":"2023-03-07","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-110432","date":"2023-03-28","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-018473","date":"2023-05-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-018473","date":"2023-08-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-018473","date":"2024-07-09","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-072578","date":"2024-07-09","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-072578","date":"2024-10-09","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-072578","date":"2024-10-15","type":null,"status":"PASSED"}],"inspYears":[{"y":2021,"fails":1,"passes":0},{"y":2022,"fails":1,"passes":0},{"y":2023,"fails":3,"passes":1},{"y":2024,"fails":2,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97540584431204,"lng":-75.12623852613544,"geom":{"type":"Polygon","coordinates":[[[-75.126534029,39.975498014],[-75.126254357,39.975587373],[-75.126279849,39.975632625],[-75.126149728,39.975672867],[-75.125946311,39.975298278],[-75.126351734,39.975161322],[-75.126534029,39.975498014]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2023-005160","type":"Fire Escape Report","inspectionDate":"2018-01-25","result":"Safe with Repair","expirationDate":"2023-01-25","buildingId":"1033751"},{"number":"BC-2023-018208","type":"Fire Escape Report","inspectionDate":"2019-05-23","result":"Safe","expirationDate":"2024-05-23","buildingId":"1033751"},{"number":"BC-2024-014828","type":"Special Hazards Certification","inspectionDate":"2024-05-21","result":"Certified","expirationDate":"2025-05-21","buildingId":"1033751"},{"number":"BC-2024-027729","type":"Fire Escape Report","inspectionDate":"2024-06-19","result":"Safe with Repair","expirationDate":"2024-12-19","buildingId":"1033751"},{"number":"BC-2025-010192","type":"Special Hazards Certification","inspectionDate":"2025-04-15","result":"Certified","expirationDate":"2026-04-15","buildingId":"1033751"},{"number":"BC-2025-022879","type":"Sprinkler Certification","inspectionDate":"2025-06-23","result":"Certified","expirationDate":"2026-06-23","buildingId":"1033750"},{"number":"BC-2025-026258","type":"Special Hazards Certification","inspectionDate":"2025-10-08","result":"Certified","expirationDate":"2026-10-08","buildingId":"1033750"},{"number":"BC-2026-009384","type":"Special Hazards Certification","inspectionDate":"2026-04-03","result":"Certified","expirationDate":"2027-04-03","buildingId":"1033751"},{"number":"BC-2026-017755","type":"Sprinkler Certification","inspectionDate":"2026-06-16","result":"Certified","expirationDate":"2027-06-16","buildingId":"1033750"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19125","beds":null,"baths":null,"stories":3,"lotArea":16211,"zoning":"RM1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"1401 E SUSQUEHANNA AVE, PHILADELPHIA PA, 19125","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2025,"v":10948600,"taxable":3693094,"land":2189720,"improvement":8758880,"taxableLand":2189720,"taxableImprovement":1503374,"exemptLand":0,"exemptImprovement":7255506},{"y":2026,"v":10948600,"taxable":3693094,"land":2189720,"improvement":8758880,"taxableLand":2189720,"taxableImprovement":1503374,"exemptLand":0,"exemptImprovement":7255506},{"y":2027,"v":12513800,"taxable":3849794,"land":2502700,"improvement":10011100,"taxableLand":2502700,"taxableImprovement":1347094,"exemptLand":0,"exemptImprovement":8664006}],"taxNow":51696,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"147054","date":"2008-04-22","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2021-02-24","scope":"INSTALL WIRING TO DE-ENERGIZE CONVECTION OVEN UPON ACTIVATION OF FIRE SUPPRESSION SYSTEM."},{"number":"ZP-2021-009913","date":"2021-09-29","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Eating and Drinking Establishments - Sit-Down Restaurant; Residential - Household Living - Multi-Family; Visitor Accommodations"},{"number":"GM-2021-011577","date":"2021-10-25","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2023-07-31","scope":"Interior demo non-bearing walls/clean out"},{"number":"ZP-2021-014340","date":"2021-12-01","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Visitor Accommodations; Residential - Household Living - Multi-Family; Eating and Drinking Establishments - Sit-Down Restaurant"},{"number":"CP-2021-006929","date":"2022-01-26","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-08-05","scope":"FOR INTERIOR LEVEL 2 ALTERATIONS TO THE EXISTING STRUCTURE AS PER PLANS. AMENDMENT (10/20/2022) TO CHANGE OCCUPANCY CLASSIFICATION FROM R-2 TO R-1 AS PER REVISED PLANS. AMENDMENT (3/23/2024) TO CHANGE FLOOR LAYOUT INCLUDING UNIT CHANGES AND FRONT DESK AREA AS PER REVISED PLANS. AMENDMENT (8/1/2024) TO CHANGE THE LOCATION OF ACCESSIBLE UNITS AND OTHER MINOR CHANGES AS PER PLANS."},{"number":"ZP-2022-009978","date":"2022-09-15","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Visitor Accommodations"},{"number":"FP-2022-002748","date":"2022-11-01","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2024-08-02","scope":"INSTALL NEW 2\" FIRE SERVICE FROM STREET TO BUILDING SUPPLY AND INSTALL NEW SPRINKLERS THROUGH-OUT PER NFPA 13 SUPPLY AND INSTALL NEW PIPING, HANGERS AND FITTINGS PER NFPA 13 SUPPLY AND INSTALL NEW 2.5\" CITY-APPROVED BACKFLOW PREVENTER SUPPLY AND INSTALL NEW STANDPIPES IN STAIR TOWERS SUPPLY AND INSTALL NEW FIRE DEPARTMENT CONNECTION SUPPLY AND INSTALL ALL REQUIRED BELLS, TAMPERS AND FLOW SWITCHES"},{"number":"PP-2022-017669","date":"2023-03-13","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-08-02","scope":"INSTALL 62 WATER CLOSETS, 63 LAVATORIES, 52 SHOWER/TUBS, 3 KITCHEN SINKS, 27 BAR SINKS, 6 WASHING MACHINE BOXES, 4 BACKWATER VALVES, 2 HOT WATER HEATERS, 4 FLOOR DRAINS, 1 HUB DRAIN, 1 SUMP PUMP, 3 BACKFLOW PREVENTERS, 2 ICE MAKERS, 19 ROOF DRAINS AND 3 AREA DRAINS ACCORDING TO THE 2018 PPC."},{"number":"ZP-2023-001904","date":"2023-03-23","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2024-08-05","scope":"FOR THE INSTALLATION OF AN IN-GROUND SWIMMING POOL ACCESSORY TO THE EXISTING ATTACHED STRUCTURE. SIZE AND LOCATION AS SHOWN IN APPLIATION/PLANS."},{"number":"CP-2023-000784","date":"2023-03-29","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-08-05","scope":"FOR A FACADE IMPROVEMENT. FOR THE REPLACEMENT OF EXTERIOR WINDOWS AND EXTERIOR RAMP PER APPROVED PLANS.**EXTERIOR WORK ONLY**"},{"number":"PP-2023-005159","date":"2023-04-17","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-08-03","scope":"Installing Two 8\" Curb Traps, 6\" Main Drain 4\" Fresh Air Inlet, 4\" Water Service"},{"number":"CP-2023-001696","date":"2023-04-24","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-08-05","scope":"FOR THE ERECTION OF AN IN GROUND SWIMMING POOL WITH ADA CHAIR LIFT AS PER APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR ANY OTHER WORK."},{"number":"MP-2023-000761","date":"2023-06-01","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-08-02","scope":"FOR INSTALLATION OF HVAC SYSTEM AS PER APPROVED PLANS"},{"number":"EP-2023-002886","date":"2023-06-07","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-06-25","scope":"INSTALL MAIN SERVICE, SERVICE EQUIPMENT AND ALL METERS. 800 AMP MDP, 600 AMP HOUSE DISTRIBUTION PANEL, AND 800 AMP MLO COMMERCIAL DISTRIBUTION PANEL. WIRE THROUGHOUT: OUTLETS, SWITCHES, LIGHT FIXTURES, SMOKE ALARMS, SMOKE DETECTION & DOOR RELEASES IN HORIZONTAL EXITS, EMERGENCY LIGHTS, EXIT SIGNS, AND GROUNDING AS PER 2017 NEC. INSTALL FIRE ALARM SYSTEM AS PER 2016 NFPA 72 AND 2018 PHILADELPHIA FIRE CODE."},{"number":"PP-2023-015047","date":"2023-11-17","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-08-05","scope":"REPLACING FIXTURES IN COMMERCIAL KITCHEN ONLY 5-KITCHEN SINKS 1-DISHWASHER STATION 2-ICE MAKERS 5-LAVATORY"},{"number":"EP-2024-001822","date":"2024-03-04","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-06-25","scope":"Install distribution equipment 800A MLO Main Panel and feeder panels., wiring throughout and installing light fixtures, outlets, switches, emergency lights, exit signs fire alarm system . ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC,2016 NFPA-72,2018 PHILA FIRE CODE. **This electrical permit is for restaurant fitout only** *SEPARATE EL.PERMIT REQ'D FOR R-1 OCCUPANCY*"},{"number":"MP-2024-001155","date":"2024-03-25","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Expired","completedDate":"2025-03-26","scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS, AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH THE MANUFACTURER’S SPECIFICATIONS. FOR USE AS PREVIOUSLY APPROVED. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"AP-2024-007238","date":"2024-09-30","work":"Certificate of Occupancy (CO) (may inclu…","type":"Administrative","description":"Administrative Permit","status":"Completed","completedDate":"2024-10-07","scope":"For the issuance of certificate of occupancy to correct the previously issued CO. For a visitor accommodation structure to include fifty (50)units). Also to include an assembly space on the first floor with plumbing fixtures located at the basement level. ** No work approved on this permit**"},{"number":"PP-2025-007057","date":"2025-05-30","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-06-05","scope":"6\" Sanitary Line Replacement, FAI, HT, MD"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Addition and/or Alterations"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"viol","w":"L&I violation"},{"y":2023,"k":"insp","w":"L&I: 3 failed, 1 passed"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"viol","w":"L&I violation"},{"y":2024,"k":"insp","w":"L&I: 2 failed, 2 passed"},{"y":2024,"k":"permit","w":"Certificate of Occupancy (CO) (may inclu…"},{"y":2025,"k":"permit","w":"Alterations"}],"rented":false,"licenses":[{"number":"208697","type":"Food Preparing and Serving (30+ SEATS)","status":"Closed","businessName":"PENN ASYLUM INC","legalName":"PENN ASYLUM INC","address":"1401 E SUSQUEHANNA AVE","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2004-04-17","latestIssueDate":"2020-04-27","expirationDate":"2021-04-30","inactiveDate":"2021-06-29"},{"number":"0957589","type":"Food Preparing and Serving (30+ SEATS)","status":"Active","businessName":"Anna & Bel LLC (Bastia)","legalName":"Anna & Bel LLC","address":"1401 E SUSQUEHANNA AVE","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2024-07-30","latestIssueDate":"2025-06-30","expirationDate":"2026-07-29","inactiveDate":null},{"number":"0963804","type":"Rental","status":"Inactive","businessName":"Anna and Bel LLC (Anna & Bel Hotel)","legalName":"Anna and Bel LLC","address":"1401 E SUSQUEHANNA AVE","revenueCode":"3202","rentalCategory":"Hotel","units":50,"issuedDate":"2024-10-21","latestIssueDate":"2024-10-21","expirationDate":"2025-10-20","inactiveDate":"2025-12-19"}],"licenseActivity":[{"number":"0963804","type":"Rental","businessName":"Anna and Bel LLC (Anna & Bel Hotel)","legalName":"Anna and Bel LLC","issuedDate":"2024-10-21","latestIssueDate":"2024-10-21","closureDate":"2025-12-19","expirationDate":"2025-10-20","inactiveDate":"2025-12-19","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"0957589","type":"Food Preparing and Serving (30+ SEATS)","businessName":"Anna & Bel LLC (Bastia)","legalName":"Anna & Bel LLC","issuedDate":"2024-07-30","latestIssueDate":"2025-06-30","closureDate":null,"expirationDate":"2026-07-29","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"208697","type":"Food Preparing and Serving (30+ SEATS)","businessName":"PENN ASYLUM INC","legalName":"PENN ASYLUM INC","issuedDate":"2004-04-17","latestIssueDate":"2020-04-27","closureDate":"2021-06-29","expirationDate":"2021-04-30","inactiveDate":"2021-06-29","status":"Closed","statusLabel":"Inactive","active":false}],"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":["8 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"3 permits not marked completed: 147054 (Expired), GM-2021-011577 (Expired), MP-2024-001155 (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 Escape Report: Safe with Repair through Dec 19, 2024; Special Hazards Certification: Certified through Apr 3, 2027; Sprinkler Certification: Certified through Jun 16, 2027","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":"7 failed, 3 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Oct 15, 2024.","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 (30+ SEATS) #208697: Closed since Jun 29, 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":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 3 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/"}]}