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(COMMERCIAL)"},{"number":"791999","date":"2017-07-05","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-08-01","scope":"INSTALLATION OF NEW RECEPTACLES OCCUPANCY SENSORS AND LIGHT FIXTURES AS PER PLANS PER 2008 NEC."},{"number":"802103","date":"2017-07-21","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-07-31","scope":"REPLACE 1 SINK AND FAUCET WITH NO ADDITIONAL PIPING - THE INSTALLATION WILL COMPY WITH THE PHILADEPHIA PLUBMING CODE 2004"},{"number":"802820","date":"2017-07-25","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2017-07-31","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES- FOR THE INSTALLATION OF NEW DUCTWORK, REGISTERS/GRILLES/DIFFUSERS, AND WARM-AIR APPLIANCES AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS."},{"number":"848418","date":"2018-01-31","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2018-03-15","scope":"HVAC TO INCLUDE RELATED DUCTWORK, REGISTERS/DIFFUSERS WITHIN THE RECONFIGURED OFFICE LAYOUT ON THE 7TH FLOOR AS PER PLANS."},{"number":"846053","date":"2018-01-31","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-03-15","scope":"LEVEL 2 ALTERATIONS TO RECONFIGURE THE LAYOUT OF AN EXISTING OFFICE SPACE ON THE 7TH FLOOR AS PER PLANS. SEPARATE PERMITS REQUIRED FOR ELECTRICAL, PLUMBING AND FIRE SUPPRESSION."},{"number":"852792","date":"2018-02-16","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2018-03-15","scope":"EZ PERMIT SPRINKLER RELOCATION (NFPA 13)- FOR THE RELOCATION 18 SPRINKLER HEADS AS PER ATTACHED STANDARDS. DEVIATIONS FROM THESE STANDARDS REQUIRE SUBMISSION OF CONSTRUCTION AND SITE PLANS."},{"number":"852655","date":"2018-02-20","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-03-15","scope":"INSTALL KITCHEN SINK, AND POINT OF USE WATER HEATER"},{"number":"849878","date":"2018-02-20","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-11-07","scope":"OFFICE SPACE FITOUT INCLUDING 80 RECEPTACLES,18 SWITCHES,54 LIGHTS AND 10 EXIT SIGNS PER 2008 NEC (OFFICE SPACE)"},{"number":"850770","date":"2018-02-22","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-08-09","scope":"ADD ADDITIONAL HORN STROBES & STROBES TO THE RENOVATED SPACE (400 N) DEVICES TO BE TIED INTO EXISTING FIRE ALARM SYSTEM. AS PER NFPA 72. (CC DISTRICT)"},{"number":"859032","date":"2018-03-19","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-06-27","scope":"LEVEL II INTERIOR ALTERATIONS (NO CHANGE OF OCCUPANCY) FOR EXISTING SEVENTH FLOOR OFFICE SPACE WITHIN AN EXISTING BUILDING AS PER APPROVED PLANS. EXISTING BUILDING FULLY SPRINKLERED. **SEPARATE PERMITS REQUIRED FOR ANY MEP OR FIRE SUPPRESSION WORK**"},{"number":"859036","date":"2018-04-11","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2018-06-27","scope":"FOR INSTALLATION OF A NEW HVAC SYSTEM AS PER PLANS"},{"number":"869390","date":"2018-04-20","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-06-27","scope":"INSTALLATION OF KITCHEN SINK AND 1- 6/GALLON WATER HEATER"},{"number":"866483","date":"2018-05-15","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-08-07","scope":"SUPPLY 480VOLT PANEL, 30 KVA TRANSFORMER, 208VOLT PANEL, INSTALL ALL WIRING FOR OFFICE FIT OUT 26 LIGHTS, 50 RECEPTACLES, 12 SWITCHES & ALL WIRES MC CABLE TYPE AS PER 2008 NEC (CC DISTRICT)"},{"number":"888444","date":"2018-07-18","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-02-22","scope":"FOR INTERIOR ALTERATIONS ON THE 7TH FLOOR OF AN EXISTING OFFICE BUILDING, TO INCLUDE NEW INTERIOR PARTITIONS AND INTERIOR FINISHES, AS PER APPROVED PLANS. NO CHANGE IN OCCUPANCY CLASSIFICATION."},{"number":"890583","date":"2018-07-18","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2019-02-22","scope":"FOR MECHANICAL ALTERATIONS TO EXISTING SPACE, TO INCLUDE THE INSTALLATION OF ONE (1) HEAT PUMP, WITH REGISTERS/DIFFUSERS AND ASSOCIATED DUCTWORK, AS PER APPROVED PLANS."},{"number":"869743","date":"2018-07-30","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"FOR ALTERATIONS TO MEZZANINE LEVEL WITH INTERIOR FRAMING AND INTERIOR PARTITION WALL INSTALLATION PER PLANS REVIEWED BY HISTORICAL COMMISSION. **SEPARATE PERMITS REQ'D FOR ELECTRICAL AND FIRE SUPPRESSION ALTERATIONS. SEE AP#500561 FOR PREVIOUSLY APPROVED OCCUPANCY POSTING. NO WORK TO EXTERIOR.**"},{"number":"915827","date":"2018-10-03","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-12-10","scope":"ADD 3 NEW CIRCUITS FOR ELECTRICAL OUTLETS(8) AND LIGHT FIXTURES (6) IN NEW OFFICE SPACE. NEW WORK INCLUDES NEW WIRE AND ELECTRICAL BOXES AND SUPPORTS AS PER 2008 NEC."},{"number":"925397","date":"2018-11-19","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-01-29","scope":"LEVEL II INTERIOR ALTERATIONS (NO CHANGE OF OCCUPANCY) FOR EXISTING SEVENTH FLOOR OFFICE SPACE WITHIN AN EXISTING BUILDING AS PER APPROVED PLANS. EXISTING BUILDING FULLY SPRINKLERED. **SEPARATE PERMITS REQUIRED FOR ANY MEP OR FIRE SUPPRESSION WORK**"},{"number":"930956","date":"2018-11-29","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-01-11","scope":"RE ROUTE EXISTING POWER TO ACCOMODATE NEW OFFICE LAYOUT. INSTALL 20 NEW OULETS. INSTALL 7 NEW SWITCHES. REPLACE EXISTING LIGHTS WITH NEW AS PER 2008 NEC."},{"number":"931030","date":"2018-12-03","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-01-29","scope":"INSTALL NEW KITCHEN SINK AND ICE MAKER"},{"number":"934915","date":"2018-12-13","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2019-01-29","scope":"EZ PERMIT SPRINKLER RELOCATION (NFPA 13)- FOR THE RELOCATION OF SPRINKLER HEADS AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS."},{"number":"1019658","date":"2019-11-04","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-12-31","scope":"LEVEL II INTERIOR ALTERATIONS (NO CHANGE OF OCCUPANCY) TO EXISTING OFFICE SPACE ON THE FIFTH FLOOR OF AN EXISTING HIGH RISE BUILDING AS PER APPROVED PLANS. EXISTING BUILDING FULLY SPRINKLERED.ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. **SEPARATE PERMITS REQUIRED FOR ANY MEP OR FIRE SUPPRESSION WORK**"},{"number":"1027635","date":"2019-11-15","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-12-31","scope":"RELOCATE LIGHT FIXTURES TO ACCOMADATE NEW LAYOUT,RELOCATE EXISTING RECEPTACLES TO ACCOMADATE NEW LAYOUT,ALL CIRCUITS ARE EXISTING WITH NO ADDITIONAL WIRING BUT REMOVAL OF EXISTING WIRING THAT IS NO LONGER IN USE AS PER 2017 NEC (CC DISTRICT)"},{"number":"1034233","date":"2019-12-11","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-12-31","scope":"INSTALL WASTE AND WATER LINES TO 1-KITCHEN SINK ONLY.THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004 - THE INSTALLATION DOES NOT INCLUDE GARBAGE DISPOSAL OR DISHWASHER"},{"number":"1035755","date":"2019-12-17","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2019-12-31","scope":"EZ PERMIT SPRINKLER RELOCATION (NFPA 13)-RELOCATE EIGHTEEN(18) SPRINKLER HEADS FOR THE RELOCATION OF SPRINKLER HEADS AS PER ATTACHED STANDARDS. DEVIATIONS FROM THESE STANDARDS REQUIRE SUBMISSION OF CONSTRUCTION AND SITE PLANS."},{"number":"CP-2023-000087","date":"2023-02-17","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-10-04","scope":"LEVEL II INTERIOR ALTERATIONS AT FIRST FLOOR AND BASEMENT LEVELS (STAIRS WELL) FOR AN EXISTING OFFICE SPACE WITHIN AN EXISTING BUILDING (NO CHANGE OF OCCUPANCY) AS PER APPROVED PLANS. EXISTING BUILDING FULLY SPRINKLERED. **SEPARATE PERMITS REQUIRED FOR ANY MEP OR FIRE SUPPRESSION WORK**"},{"number":"FP-2023-001334","date":"2023-06-15","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2024-10-04","scope":"EZ PERMIT SPRINKLER RELOCATION (NFPA 13)- For the Relocation of Sprinkler Heads as per attached standards. Deviations from these standards require submission of construction and site plans. Relocate 9 Sprinkler Heads"},{"number":"CP-2026-000383","date":"2026-03-25","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR LEVEL II ALTERATIONS WITH NO CHANGE OF OCCUPANCY AT PARTIAL SECOND AND THIRD FLOORS IN EXISTING BUILDING. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION WORK."},{"number":"FP-2026-000574","date":"2026-04-01","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"EZ PERMIT SPRINKLER RELOCATION (NFPA 13)- For the relocation of sprinkler heads as per attached standards. Deviations from these standards require submission of construction and site plans. RELOCATE 20 HEADS"},{"number":"PP-2026-004723","date":"2026-04-15","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"NEW FIXTURES WITH PIPING TO 4-SINKS, 1-LAV & 1-WATER CLOSET."},{"number":"EP-2026-002662","date":"2026-04-16","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"Office renovation-replace existing lighting and furnish and install new receptacles as noted as per 2017 NEC."},{"number":"MP-2026-001831","date":"2026-04-20","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS, AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH THE MANUFACTURER’S SPECIFICATIONS. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2019,"k":"permit","w":"Suppression"},{"y":2021,"k":"viol","w":"L&I violation"},{"y":2021,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Addition and/or Alterations"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"Addition and/or Alterations"},{"y":2026,"k":"permit","w":"Alterations"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"Addition and/or Alterations"},{"y":2026,"k":"viol","w":"2 L&I violations"},{"y":2026,"k":"insp","w":"Inspection failed ×2"}],"rented":false,"licenses":[{"number":"209155","type":"Food Preparing and Serving (30+ SEATS)","status":"Inactive","businessName":"SEVEN ARCH INC","legalName":"SEVEN ARCH INC","address":"720 ARCH ST","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2004-06-24","latestIssueDate":"2004-06-24","expirationDate":"2005-04-30","inactiveDate":"2006-11-21"},{"number":"337475","type":"Hazardous Materials","status":"Inactive","businessName":"DELANCEY ARCH ASSOCIATES LP","legalName":" DELANCEY ARCH ASSOCIATES LP","address":"720 ARCH ST","revenueCode":"3335","rentalCategory":null,"units":null,"issuedDate":"2005-09-19","latestIssueDate":"2005-09-19","expirationDate":"2006-09-19","inactiveDate":null},{"number":"382419","type":"High Rise","status":"Active","businessName":"DELANCEY ARCH ASSOCIATES LP","legalName":" DELANCEY ARCH ASSOCIATES LP","address":"720 ARCH ST","revenueCode":"3629","rentalCategory":null,"units":null,"issuedDate":"2006-10-12","latestIssueDate":"2026-05-12","expirationDate":"2027-04-30","inactiveDate":null},{"number":"390262","type":"Food Preparing and Serving (30+ SEATS)","status":"Active","businessName":"SEVEN MOUNTAIN TOP INC","legalName":"SEVEN MOUNTAIN TOP INC","address":"720 ARCH ST","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2006-11-03","latestIssueDate":"2026-03-30","expirationDate":"2027-04-30","inactiveDate":null},{"number":"517967","type":"High Rise","status":"Expired","businessName":"DELANCEY ARCH ASSOCIATES LP","legalName":" DELANCEY ARCH ASSOCIATES LP","address":"720 ARCH ST","revenueCode":"3629","rentalCategory":null,"units":null,"issuedDate":"2010-10-26","latestIssueDate":"2010-10-26","expirationDate":"2011-04-30","inactiveDate":null},{"number":"376911","type":"Special Assembly Occupancy","status":"Inactive","businessName":"SEVEN MOUNTAIN TOP INC","legalName":"SEVEN MOUNTAIN TOP INC","address":"720 ARCH ST","revenueCode":"3006","rentalCategory":null,"units":null,"issuedDate":"2012-05-31","latestIssueDate":"2020-11-25","expirationDate":"2022-08-31","inactiveDate":"2022-10-30"}],"licenseActivity":[{"number":"376911","type":"Special Assembly Occupancy","businessName":"SEVEN MOUNTAIN TOP INC","legalName":"SEVEN MOUNTAIN TOP INC","issuedDate":"2012-05-31","latestIssueDate":"2020-11-25","closureDate":"2022-10-30","expirationDate":"2022-08-31","inactiveDate":"2022-10-30","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"390262","type":"Food Preparing and Serving (30+ SEATS)","businessName":"SEVEN MOUNTAIN TOP INC","legalName":"SEVEN MOUNTAIN TOP INC","issuedDate":"2006-11-03","latestIssueDate":"2026-03-30","closureDate":null,"expirationDate":"2027-04-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"382419","type":"High Rise","businessName":"DELANCEY ARCH ASSOCIATES LP","legalName":" DELANCEY ARCH ASSOCIATES LP","issuedDate":"2006-10-12","latestIssueDate":"2026-05-12","closureDate":null,"expirationDate":"2027-04-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"337475","type":"Hazardous Materials","businessName":"DELANCEY ARCH ASSOCIATES LP","legalName":" DELANCEY ARCH ASSOCIATES LP","issuedDate":"2005-09-19","latestIssueDate":"2005-09-19","closureDate":"2006-09-19","expirationDate":"2006-09-19","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"209155","type":"Food Preparing and Serving (30+ SEATS)","businessName":"SEVEN ARCH INC","legalName":"SEVEN ARCH INC","issuedDate":"2004-06-24","latestIssueDate":"2004-06-24","closureDate":"2006-11-21","expirationDate":"2005-04-30","inactiveDate":"2006-11-21","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["2 open L&I violations","a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"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":["7 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"building-certifications","level":"urgent","title":"A life-safety certification is deficient","finding":"Facade Report: Safe with Repair through Jul 1, 2027; Fire Alarm Certification: Certified through Jan 22, 2027; Sprinkler Certification: Deficient","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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"8 permits not marked completed: 632202 (EXPIRED), 652071 (EXPIRED), 869743 (EXPIRED), CP-2026-000383 (Issued), FP-2026-000574 (Issued).","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":"violations","level":"attention","title":"2 open L&I violations","finding":"54 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"35 failed, 20 passed, and 5 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on May 1, 2026.","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) #209155: Inactive since Nov 21, 2006; Hazardous Materials #337475: Inactive; High Rise #517967: Expired; Special Assembly Occupancy #376911: Inactive since Oct 30, 2022","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/"}],"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/"}]}