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NO OTHER APPROVALS COVERED IN THIS PERMIT."},{"number":"498490","date":"2013-10-11","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-02-14","scope":"143 FIXTURES WITH PIPING"},{"number":"506100","date":"2013-11-14","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2013-12-24","scope":"NEW 6' LINE MAIN TO INSIDE BLDG (43 RESIDENTAL BLDG) PA20133100584"},{"number":"509515","date":"2014-02-20","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2015-02-14","scope":"REVISE PERMIT# 411438 TO REFLECT REVISED LAYOUT FOR USE AS A HOTEL. REVISIONS INCLUDE ADDITION OF ACCESSIBLE TYPE A AND B UNITS, PWD APPROVAL FOR USE CHANGE, NO CHANGES PERFORMED TO BUILDING ENVELOPE, ALL EXTERIOR WALLS TO BE OF NON COMBUSTIBLE CONSTRUCTION OR FIRE RETARDANT TREATED LUMBER, SPRINKLERS AND STANDPIPES PROPOSED (NFPA 13,14) CODE DESIGN PROFESSIONAL: CRAIG DEUTSCH, RA"},{"number":"524180","date":"2014-04-11","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2014-04-11","scope":"ADDITION OF MEZZANINE AND USE CHANGE AS PER PLANS."},{"number":"525514","date":"2014-04-21","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2015-05-08","scope":"INSTALL (220)LIGHTS, (300)RECEPTACLES, (125)SWITCHES, (30)EMERGENCY LIGHTS, (32)EXIT SIGNS, (46)20A/208V ROOM HVAC UNITS - NOTE: NO FIRE ALARM SYSTEM AND NO ELECTRIC SERVICE - WORK WILL COMPLY WITH THE 2008 NEC AND THE APPROVED PLANS"},{"number":"528678","date":"2014-05-12","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2015-01-30","scope":"INSTALL 73 HORNSTROBES, 52 SMOKE DETECTORS, 16 PULL STATIONS, 2 STROBES, 14 RELAY MODULES AS PER NFPA72 (CC DISTRICT)"},{"number":"525642","date":"2014-05-23","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2015-04-30","scope":"INSTALL 1200AMP METER BANK,INSTALL 400AMP RATED,CT CABINET AND 400AMP PANEL,(2)400AMP RATED,CT CABINETS FOR FUTURE USE SERVICE WORK ONLY PER 2008 NEC (HOTEL)"},{"number":"536368","date":"2014-07-09","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2015-02-14","scope":"INTERIOR ALTERATIONS TO CREATE A SIT-DOWN RESTAURANT ON THE FIRST FLOOR AND MEZZANINE. BUILDING SHALL BE FULLY SPRINKLERED AND PROVIDED WITH VOICE/ALARM COMMUNICATION SYSTEM. ACCESSIBLE TOILET FACILITIES TO BE SHARED WITH ADJACENT HOTEL LOBBY (WORK TO BE COMPLETED IN SEPARATE ALTERATIONS PERMIT). SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING, AND FIRE SUPPRESSION SYSTEMS."},{"number":"541674","date":"2014-07-09","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2015-02-14","scope":"FOR THE INSTALLATION A NEW HVAC SYSTEM IN A RESTAURANT SPACE IN A FIVE-STORY STRUCTURE. WORK TO INCLUDE NEW APPLIANCES, REGISTERS/DIFFUSERS, FANS, EXHAUSTS AND ALL SUPPLEMENTAL DUCTWORK AS SHOWN IN APPROVED PLANS."},{"number":"448262","date":"2014-07-23","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2015-02-14","scope":"REVISE PERMIT # 411438 TO CHANGE THE FLOOR TO FLOOR HEIGHT WITHOUT AFFECTING THE OVERALL BUILDING HEIGHT OF THE PROPOSED OFFICE BUILDING AS PER APPROVED PLANS. THIS PERMIT APPROVES THE USE OF THIS SPACE FOR OFFICE SPACE ONLY. NO USE CHANGES APPROVED IN THIS PERMIT REGARDLESS OF ANY RECENTLY ISSUED ZONING/USE PERMITS."},{"number":"538080","date":"2014-08-04","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2014-08-26","scope":"AMEND BUILDING PERMIT#486929 TO INCLUDE ADDITIONAL CLOSET AND MECHANICAL ROOM AT 1ST FLOOR"},{"number":"552969","date":"2014-08-29","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2015-02-14","scope":"FOR THE INSTALLATION OF A 15'-0\", UL 710 LISTED KITCHEN EXHAUST HOOD. SEPARATE KITCHEN FIRE SUPPRESSION SYSTEM PERMIT REQUIRED."},{"number":"552961","date":"2014-08-29","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2015-02-14","scope":"FOR THE INSTALLATION OF A KITCHEN FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 2002, STANDARD 17A. (SEE AP#552969 FOR KITCHEN EXHAUST HOOD INSTALLATION)."},{"number":"556531","date":"2014-09-18","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2015-05-08","scope":"INSTALL 42-OUTLETS, 60-LIGHTS FIXTURES, 14-SW, 8-EMER LITES TO EXIST 125 PANEL P1 & 200AMP PANEL P2, EXISTING 125A & 200A 3 SINGLE PHASE 120V/208V SERV AS PER NEC 2008 (HOTEL & RESTAURANT)"},{"number":"551946","date":"2014-09-26","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2015-02-14","scope":"INSTALL 3 TON HEAT PUMP SPLIT SYSTEMS, INSTALL ALL DUCTWORK ASSOCIATE, INSTALL 42 WINDOW UNITS (HEATING AND AIR), INSTALL DUCTWORKS ALL 42 BATHROOM EXHAUST, ALL ACCORDING TO THE PLAN."},{"number":"566673","date":"2014-12-15","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2015-01-05","scope":"AMENDING BUILDING PERMIT#536368 TO REFLECT THE LEGALIZATION OF MEZZANINE"},{"number":"579440","date":"2015-01-30","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2015-01-30","scope":"INSTALL ONE SIGNGLE FACE ILLUM WALL SIGN ON SIDE ELEVATION"},{"number":"508786","date":"2015-02-06","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2015-02-14","scope":"FOR THE INSTALLATION OF A NEW FIRE SUPPRESSION SYSTEM AND MANUAL WET STANDPIPE SYSTEM IN ACCORDANCE TO NFPA 2007, STANDARD 13 AND 14, WITH INSTALLATION OF NEW 6\" DIAMETER FIRE SERVICE LINE, NEW BACKFLOW PREVENTION ASSEMBLY, AND NEW ELECTRIC FIRE PUMP."},{"number":"562233","date":"2015-02-09","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-06-20","scope":"INTERIOR PLUMBING FIT-OUT FOR A RESTAURANT - WATER SUPPLY TO EQUIPMENT MUST BE PROTECTED FROM BACKFLOW BY AN APPROVED METHOD LISTED IN TABLE 608.1 OF THE INTERNATIONAL PLUMBING CODE 2009 - THE INSTALLATION WILL COMPLY WITH THE APPROVED PLANS AND THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"590890","date":"2015-02-17","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2015-02-17","scope":"ADMINISTRATIVE CO FOR SIT IN RESTAURANT ON FIRST FLOOR AND MEZZANINE ALSO 5 STORY HOTEL."},{"number":"587867","date":"2015-03-13","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"REVOKED","completedDate":"2015-03-13","scope":"FOR THE ERECTION OF ONE (1) STATICALLY ILLUMINATED DOUBLE-FACED PROJECTING SIGN ALONG CHERRY ST FRONTAGE W. OTHER SIGN AS PREVIOUSLY APPROVED ADJACENT TO APPLETREE ST FRONTAGE; SIZE & LOCATION AS SHOWN IN APPROVED PLANS. FOR USE AS VISITOR ACCOMMODATIONS FOR (42) UNITS W. ACCESSORY SIGNAGE ON THE SAME LOT AS A SIT-DOWN RESTAURANT AS PREVIOUSLY APPROVED."},{"number":"587871","date":"2015-04-13","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"EXPIRED","completedDate":null,"scope":"INSTALL ONE FLATWALL SIGN, AS PER PLANS."},{"number":"615667","date":"2015-06-29","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2015-06-29","scope":"INSTALL ONE SINGLE FACE ILLUM WALL SIGN ON FRONT ELEVATION"},{"number":"621103","date":"2015-07-17","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"EXPIRED","completedDate":null,"scope":"FOR THE INSTALLATION OF ONE ACCESSORY INTERNALLY ILLUMINATED FLAT WALL SIGN PER SUBMTTED PLAN. EXISTING ELECTRIC."},{"number":"752485","date":"2017-06-09","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2017-06-09","scope":"FOR THE ERECTION OF ONE (1) ACCESSORY, DOUBLE-SIDED, STATICALLY ILLUMINATED PROJECTION SIGN, SIZE AND LOCATION AS SHOWN ON PLAN/APPLICATION. SIGN ACCESSORY TO PREVIOUSLY APPROVED USE OF VISITOR ACCOMMODATIONS WITHIN AN EXISTING STRUCTURE."},{"number":"791636","date":"2017-06-27","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"EXPIRED","completedDate":null,"scope":"FOR ERECTION OF ONE (1) DOUBLE SIDED PROJECTION SIGN AS PER PLANS"},{"number":"820710","date":"2018-03-06","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2018-03-06","scope":"FOR THE ERECTION OF SIX(6) STORY AND FIVE(5) STORY ADDITIONS WITH MEZZANINE OF AN EXISTING FIVE(5) STORY STRUCTURE.SIZE AND LOCATION AS SHOWN IN THE APPLICATIONFOR A VISITOR ACCOMODATION FROM FIRST FLOOR THRU SIXTH(6TH) FLOORS, FOR A VACANT COMMERCIAL USE AT FIRST FLOOR AND AT MEZZANINE LEVEL ( USE REGISTRATION PERMIT REQUIRED PRIOR TO OCCUPANCY) AND VISITOR ACCOMMODATION FROM SECOND FLOOR THRU 5TH FLOOR WITH SEVEN(7) ACCESSORY PARKING"},{"number":"PP-2023-016878","date":"2023-12-14","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-12-26","scope":"REPAIR/REPLACE CT & FAI"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2017,"k":"permit","w":"Zoning/use"},{"y":2017,"k":"permit","w":"Sign"},{"y":2018,"k":"permit","w":"Zoning/use"},{"y":2018,"k":"viol","w":"2 L&I violations"},{"y":2019,"k":"viol","w":"5 L&I violations"},{"y":2021,"k":"viol","w":"8 L&I violations"},{"y":2021,"k":"insp","w":"Inspection failed ×2"},{"y":2022,"k":"insp","w":"Inspection passed"},{"y":2023,"k":"viol","w":"5 L&I violations"},{"y":2023,"k":"insp","w":"Inspection failed ×2"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2024,"k":"insp","w":"Inspection passed"}],"rented":false,"licenses":[{"number":"437411","type":"Public Garage / Parking Lot","status":"Inactive","businessName":"CENTRAL PARKING SYSTEMS OF PA INC","legalName":"CENTRAL PARKING SYSTEMS OF PA INC","address":"1020-26 CHERRY ST","revenueCode":"3371","rentalCategory":null,"units":null,"issuedDate":"2008-03-27","latestIssueDate":"2008-03-27","expirationDate":"2008-12-31","inactiveDate":"2009-01-14"},{"number":"466553","type":"Public Garage / Parking Lot","status":"Inactive","businessName":"NORTHWEST CORNER TWELTH AND WALNUT LP","legalName":"NORTHWEST CORNER TWELTH AND WALNUT LP","address":"1020-26 CHERRY ST","revenueCode":"3371","rentalCategory":null,"units":null,"issuedDate":"2009-03-04","latestIssueDate":"2009-12-21","expirationDate":"2010-12-31","inactiveDate":"2012-07-24"},{"number":"653143","type":"Dumpster License - Private Property","status":"Active","businessName":"BC PHILLY INC","legalName":"BC PHILLY INC","address":"1020-26 CHERRY ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2015-01-23","latestIssueDate":"2015-01-23","expirationDate":null,"inactiveDate":null},{"number":"653142","type":"Food Preparing and Serving (30+ SEATS)","status":"Inactive","businessName":"BC PHILLY INC","legalName":"BC PHILLY INC","address":"1020-26 CHERRY ST","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2015-01-23","latestIssueDate":"2020-07-10","expirationDate":"2021-04-30","inactiveDate":"2021-06-29"},{"number":"680457","type":"Food Preparing and Serving (30+ SEATS)","status":"Active","businessName":"BC PHILLY INC","legalName":"BC PHILLY INC","address":"1020-26 CHERRY ST","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2015-10-13","latestIssueDate":"2026-04-09","expirationDate":"2027-04-30","inactiveDate":null},{"number":"780867","type":"Food Preparing and Serving","status":"Inactive","businessName":"CITY HOTEL GROUP INC","legalName":"CITY HOTEL GROUP INC","address":"1020-26 CHERRY ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2018-06-20","latestIssueDate":"2020-02-20","expirationDate":"2020-06-19","inactiveDate":"2020-08-18"},{"number":"831939","type":"Rental","status":"Inactive","businessName":"448 LOFTS LLC","legalName":"448 LOFTS LLC ","address":"1020-26 CHERRY ST","revenueCode":"3202","rentalCategory":"Hotel","units":42,"issuedDate":"2019-12-17","latestIssueDate":"2024-12-30","expirationDate":"2025-12-16","inactiveDate":"2026-02-14"},{"number":"846881","type":"Sidewalk Cafe (Temporary)","status":"Inactive","businessName":"BC PHILLY INC","legalName":"BC PHILLY INC","address":"1020-26 CHERRY ST","revenueCode":"3123","rentalCategory":null,"units":null,"issuedDate":"2020-07-24","latestIssueDate":"2021-12-18","expirationDate":"2022-12-31","inactiveDate":"2023-02-28"}],"licenseActivity":[{"number":"846881","type":"Sidewalk Cafe (Temporary)","businessName":"BC PHILLY INC","legalName":"BC PHILLY INC","issuedDate":"2020-07-24","latestIssueDate":"2021-12-18","closureDate":"2023-02-28","expirationDate":"2022-12-31","inactiveDate":"2023-02-28","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"831939","type":"Rental","businessName":"448 LOFTS LLC","legalName":"448 LOFTS LLC ","issuedDate":"2019-12-17","latestIssueDate":"2024-12-30","closureDate":"2026-02-14","expirationDate":"2025-12-16","inactiveDate":"2026-02-14","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"780867","type":"Food Preparing and Serving","businessName":"CITY HOTEL GROUP INC","legalName":"CITY HOTEL GROUP INC","issuedDate":"2018-06-20","latestIssueDate":"2020-02-20","closureDate":"2020-08-18","expirationDate":"2020-06-19","inactiveDate":"2020-08-18","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"653143","type":"Dumpster License - Private Property","businessName":"BC PHILLY INC","legalName":"BC PHILLY INC","issuedDate":"2015-01-23","latestIssueDate":"2015-01-23","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"680457","type":"Food Preparing and Serving (30+ SEATS)","businessName":"BC PHILLY INC","legalName":"BC PHILLY INC","issuedDate":"2015-01-23","latestIssueDate":"2026-04-09","closureDate":null,"expirationDate":"2027-04-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"466553","type":"Public Garage / Parking Lot","businessName":"NORTHWEST CORNER TWELTH AND WALNUT LP","legalName":"NORTHWEST CORNER TWELTH AND WALNUT LP","issuedDate":"2009-03-04","latestIssueDate":"2009-12-21","closureDate":"2012-07-24","expirationDate":"2010-12-31","inactiveDate":"2012-07-24","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"437411","type":"Public Garage / Parking Lot","businessName":"CENTRAL PARKING SYSTEMS OF PA INC","legalName":"CENTRAL PARKING SYSTEMS OF PA INC","issuedDate":"2008-03-27","latestIssueDate":"2008-03-27","closureDate":"2009-01-14","expirationDate":"2008-12-31","inactiveDate":"2009-01-14","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","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":["a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2021, 2023"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 62% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $1,740,100 to $2,818,000","no permit shown in 2024-2026"],"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 #30176: OPEN · Granted; related permit 752485. Use permit #400621: 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":"4 permits not marked completed: 587867 (REVOKED), 587871 (EXPIRED), 621103 (EXPIRED), 791636 (EXPIRED).","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 Aug 1, 2026; Sprinkler Certification: Certified through Jul 31, 2026; Special Hazards Certification: Certified through Aug 14, 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":"14 failed, 7 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Jan 8, 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":"Public Garage / Parking Lot #437411: Inactive since Jan 14, 2009; Public Garage / Parking Lot #466553: Inactive since Jul 24, 2012; Food Preparing and Serving (30+ SEATS) #653142: Inactive since Jun 29, 2021; Food Preparing and Serving #780867: Inactive since Aug 18, 2020","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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 31 historical violations across 9 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/"}]}