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SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."},{"number":"753686","date":"2017-02-02","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2017-05-08","scope":"INSTALL 13 - 95% FURNACES WITH AC SYSTEMS AND EXHAUST FAN WITH DUCT FOR RESTROOMS AS PER PLAN."},{"number":"756992","date":"2017-02-06","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-02-08","scope":"REMOVE AND REPLACE EXISTING 6\" LATERAL, CURB TRAP, FAI AND HOUSE DRAIN-PA1#20170370041-\"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"760473","date":"2017-02-17","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2017-05-10","scope":"INSTALL AND REPLACE (20) SPRINKLER HEADS. RAISE AND LOWER MAINS AS REQUIRED AND ADD HANGER AS REQUIRED."},{"number":"755139","date":"2017-03-01","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2017-04-20","scope":"INSTALLATION OF COMMERCIAL KITCHEN EXHAUST HOOD AND DUCTWORK AND FANS WITH EXHAUST DUCT TO BE CONTINUOUSLY WRAPPED IN LISTED & LABELED FIELD- APPLIED DUCT WRAP & PROTECTED FROM PHYSICAL DAMAGE WHILE MAKEUP AIR DUCT TO BE WITHIN PREVIOUSLY APPROVED FIRE-RESISTANCE RATED SHAFT ENCLOSURE CONSTRUCTION. SEPARATE PERMIT REQ'D FOR ANY ELECTRICAL WORK."},{"number":"755137","date":"2017-03-01","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2017-04-20","scope":"INSTALL ONE ANSUL WET CHEMICAL COMMERCIAL KITCHEN FIRE SUPPRESSION SYSTEM"},{"number":"756771","date":"2017-03-08","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2017-07-31","scope":"AMEND PERMIT# 722522 TO INCLUDE 2 ADDITONAL FIXTURES 1 LAVY SINK & 1 LAUNDRY TUB - THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"758691","date":"2017-03-09","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-05-10","scope":"ELECTRICAL FITOUT OF UNIT 5 TO INCLUDE RECEPTS,SWITCHES,LIGHTS,FIXTURE,ETC AS WELL AS REPLACE ALL WIRING,BOXES AND PANELS FOR RESTAURANT,NO SERVICE AND NO FIRE ALARM AS PER 2008 NEC (NORTH DISTRICT)"},{"number":"758587","date":"2017-03-09","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2017-09-11","scope":"FOR THE AMENDMENT OF PREVIOUSLY APPROVED BUILDING PERMIT#703398 TO INCLUDE REVISED CONCRETE SLAB PLAN FOR GROUND LEVEL FLOOR SPACE. ORIGINAL PERMIT APPROVED FOR LEVEL II ALTERATIONS TO AN EXISTING BUILDING FOR USE AS BUSINESS AND PROFESSIONAL OFFICE IN EACH TENANT SPACE. WORK TO ALSO INCLUDE THE ERECTION OF AN EXIT ENCLOSURE AND AN ELEVATOR TO PROVIDE AN ACCESSIBLE ROUTE TO THE PRIMARY FUNCTION AREA. BUILDING IS NOT FULLY SPRINKLERED. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. AMENDED PERMIT REQUIRED FOR SPECIAL INSPECTIONS. SEPARATE PERMITS REQUIRED FOR A CERTIFICATE OF OCCUPANCY FOR EACH SPACE, MECHANICAL, ELECTRICAL AND PLUMBING WORK."},{"number":"749913","date":"2017-03-27","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-05-08","scope":"ALTERATION: INTERIOR PLUMBING FOR A TENANT FIT-OUT OF A 1ST FLOOR (UNIT 5) OF A TAKE-OUT RESTAURANT ('LOVE & HONEY').THE INSTALLATION SHALL COMPLY WITH THE PHILADELPHIA PLUMBING CODE, 2004. FUEL GAS PIPING & EQUIPMENT IS NOT PART OF THIS PERMIT AND REQUIRE A MECHANICAL PERMIT."},{"number":"797338","date":"2017-07-06","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2017-07-06","scope":"USE OF UNIT # 1 FOR PERSONAL SERVICES IN AN EXISTING BUILDING. NO SIGNS ON THIS PERMIT"},{"number":"777289","date":"2017-08-15","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2017-08-15","scope":"FOR THE CREATION OF TWO (2) SPACES (UNIT # 3 AND UNIT # 4) FROM TWO (2) SPACES. UNIT # 4 - FOR A PREPARED FOOD SHOP (PER PROVISO - HOURS OF OPERATION SUNDAY THRU THURSDAY 6 AM TO 11 PM, FRIDAY AND SATURDAY 6 AM TO 1 AM), UNIT # 3 - VACANT SPACE (USE REGISTRATION PERMIT REQUIRE PRIOR TO OCCUPANCY) ON 1ST FLOOR WITH ALL OTHER USES AS PREVIOUSLY APPROVED IN AN EXISTING STRUCTURE. NO SIGN ON THIS PERMIT."},{"number":"813190","date":"2017-09-01","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2017-10-10","scope":"TEMPORARY CERTIFICATE OF OCCUPANCY FOR:1ST FLOOR- BUSINESS SPACE #2 (102), 2ND FLOOR- BUSINESS SPACE # 6 (201), #2 (202), #1 (203), #7 (204) , 3RD FLOOR-BUSINESS SPACE # 3 (301), #2 (302), #1 (303), #4 (204)"},{"number":"809231","date":"2017-09-18","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2017-09-26","scope":"FOR THE AMENDMENT OF AP#703398 TO DOCUMENT THE REMOVAL OF THE PROPOSED SPRINKLER SYSTEM AND FOR THE INSTALLATION OF A FIRE RATED DOOR TO ENSURE EXISTING EXIT ENCLOSURE (STAIR#1) LEADS DIRECTLY TO THE EXTERIOR OF THE BUILDING. ORIGINAL PERMIT APPROVED FOR LEVEL II ALTERATIONS TO AN EXISTING BUILDING FOR USE AS BUSINESS AND PROFESSIONAL OFFICE IN EACH TENANT SPACE. WORK TO ALSO INCLUDE THE ERECTION OF AN EXIT ENCLOSURE AND AN ELEVATOR TO PROVIDE AN ACCESSIBLE ROUTE TO THE PRIMARY FUNCTION AREA. BUILDING IS NOT SPRINKLERED. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. AMENDED PERMIT REQUIRED FOR SPECIAL INSPECTIONS. SEPARATE PERMITS REQUIRED FOR A CERTIFICATE OF OCCUPANCY FOR EACH SPACE, MECHANICAL, ELECTRICAL AND PLUMBING WORK."},{"number":"818047","date":"2017-11-07","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2017-11-16","scope":"FOR THE ISSUANCE OF A CERTIFICATE OF OCCUPANCY FOR SPACE #3 IN BUILDING #1, FOR BARBERSHOP, AS PER APPROVED PLANS."},{"number":"848352","date":"2018-03-22","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-05-09","scope":"INSTALLATION OF NEW DOOR AND PREFABRICATED LANDING AND STAIRS IN EXISTING OPENING.(SIZE AND LOCATION AS SHOWN ON PLANS)"},{"number":"834251","date":"2018-05-22","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2018-05-22","scope":"PER PROVISO - USE LIMITED TO SPACE # 301; TEMPORARY VARIANCE TO EXPIRE ON 05/01/2022. FOR THE CREATION OF SEVEN (7) TENANT SPACES (301, 302A, 302B, 303A, 303B, 303C, 304) FROM ONE (1) TENANT SPACE ON 3RD FLOOR. UNIT # 301 - FOR A TATTOO PARLOR, UNITS - 302A, 302B, 303A, 303B, 303C, 304 - VACANT SPACES (USE REGISTRATION PERMIT REQUIRE PRIOR TO OCCUPANCY) ON 3RD FLOOR WITH ALL OTHER USES AS PREVIOUSLY APPROVED IN AN EXISTING STRUCTURE. NO SIGN ON THIS PERMIT."},{"number":"865202","date":"2018-06-06","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALL NEW 200AMP 3 PHASE OVERHEAD SERVICE, RELOCATE EXISTING 80AMP 3PHASE PANEL BOARD AND ADD NEW 200AMP 3PHASE PANEL WITH ALL GROUNDING AS PER 2008 NEC (NORTH DISTRICT)"},{"number":"890355","date":"2018-07-10","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-01-23","scope":"LEVEL II INTERIOR ALTERATIONS (NO CHANGE OF OCCUPANCY) TO CONSTRUCT AN ACCESSIBLE TOILET ROOM IN SHELL TENANT SPACE UNIT 104 (UNIT #4) ON THE FIRST FLOOR OF AN EXISTING BUILDING AS PER APPROVED PLANS. EXISTING BUILDING NOT REQUIRED TO BE SPRINKLERED. SEPARATE PERMIT REQUIRED TO FIT-OUT SPACE PRIOR TO OCCUPANCY. **SEPARATE PERMITS REQUIRED FOR MEP WORK**"},{"number":"894102","date":"2018-07-24","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-01-23","scope":"ALTERATIONS: INTERIO PLUMBING; (NO CHANGE OF OCCUPANCY) TO CONSTRUCT AN ACCESSIBLE TOILET ROOM IN SHELL TENANT SPACE UNIT 104 (UNIT #4) ON THE FIRST FLOOR; ADA TOILET; 1 LAVATORY -THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"GP-2020-004792","date":"2020-07-09","work":"Shelter/Platform","type":"General","description":"General Permit","status":"Completed","completedDate":"2021-01-13","scope":null},{"number":"ZP-2022-008527","date":"2022-07-21","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Personal Services - Body Art Service"},{"number":"CP-2022-005505","date":"2022-10-27","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-01-05","scope":"FOR EXTERIOR MASONRY WALL REPAIRS/RESTORATION AND STRUCTURAL REPAIRS PER APPROVED PLANS."},{"number":"CP-2023-001448","date":"2023-03-28","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2025-03-05","scope":"Removing 9 temporary columns in the basement and replacing with 9 new steel permanent columns as per approved plans."},{"number":"ZP-2024-005838","date":"2024-06-10","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Medical, Dental, and Health Practitioner - Group Medical, Dental, and Health Practitioner"},{"number":"CP-2024-004043","date":"2024-07-30","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-11-01","scope":"FOR LEVEL II ALTERATIONS TO SUITE 310 AND SUITE 330 IN AN EXISTING STRUCTURE. ALTERATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS, PROVIDE FINISHES/FURNISHINGS AND ACCESSIBILITY IMPROVEMENTS THROUGHOUT. FOR USE IN SUITE 310 AS GROUP MEDICAL, DENTAL, AND HEALTH PRACTITIONER. FOR USE IN SUITE 330 AS PREVIOUSLY APPROVED. ALL WORK TO BE DONE PER APPROVED PLANS. ***************** SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. ******************************************"},{"number":"EP-2024-008411","date":"2024-08-28","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-10-23","scope":"Rewire office space with lights , outlets , switches , exit and emergency lights as per 2017 NEC Code"},{"number":"MP-2024-004031","date":"2024-09-10","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-10-29","scope":"FOR THE INSTALLATION OF A NEW REGISTERS/DIFFUSERS AND ASSOCIATED DUCTWORK TIED INTO EXISTING SYSTEM AS PER APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR ELECTRICAL, PLUMBING, FIRE SUPPRESSION."},{"number":"CP-2025-002453","date":"2025-06-04","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-09-02","scope":"FOR LEVEL II ALTERATIONS TO AN EXISTING TENANT SPACE FOR USE AS A BUSINESS OCCUPANCY, ALTERATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS, PROVIDE FINISHES/FURNISHINGS AND ACCESSIBILITY IMPROVEMENTS THROUGHOUT. 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. ** NO CERTIFICATE OF OCCUPANCY REQUIRED FOR THIS WORK. ALTERATIONS SHALL BE DONE IN A MANNER THAT DOES NOT IMPACT THE EGRESS OR THE LEVEL OF FIRE PROTECTION PROVIDED AS PER SECTION A-701.1 (EXCEPTION 2) OF THE PHILADELPHIA ADMINISTRATIVE CODE **"},{"number":"EP-2025-006520","date":"2025-07-13","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-08-26","scope":"Install lights, outlets, switches as per 2017 NEC code"},{"number":"PP-2025-008023","date":"2025-07-18","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-09-02","scope":"Furnish and install one kitchen sink and one insta hot water heater. all piling must be metallic installed to the 2018 Philadelphia Plumbing Code section 919"},{"number":"MP-2025-003436","date":"2025-07-25","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-09-02","scope":"FOR THE INSTALLATION OF HVAC APPLIANCES, EQUIPMENT, DUCTWORK AND REGISTERS/DIFFUSERS TO SUITE 320 OF AN EXISTING STRUCTURE PER APPROVED PLANS AND MANUFACTURER'S SPECIFICATIONS. *2018 IMC REVIEW*"},{"number":"CP-2026-001583","date":"2026-04-13","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2026-06-22","scope":"LEVEL II INTERIOR ALTERATIONS (NO CHANGE OF OCCUPANCY) FOR RENOVATIONS TO EXISTING SECOND FLOOR OFFICE SPACE (SUITE 201) AS PER APPROVED PLANS. EXISTING BUILDING NOT REQUIRED TO BE SPRINKLERED. *2018 IEBC REVIEW* **SEPARATE PERMITS REQUIRED FOR ANY MEP WORK**"},{"number":"EP-2026-003215","date":"2026-04-23","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2026-06-12","scope":"Wire up1 office with 2 light fixture , 11 receptacles, and 1 track lights all wiring will be as per 2017 NEC code"},{"number":"PP-2026-005667","date":"2026-05-13","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2026-06-17","scope":"INSTALLATION OF 3 FIXTURES IN COMPLIANCE WITH 2018 PPC AND EZ PLUMBING STANDARD."},{"number":"MP-2026-002450","date":"2026-05-18","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"FOR INSTALLATION OF HVAC DUCTWORK AND REGISTERS/DIFFUSERS PER APPROVED PLANS."}],"storyTag":"Improved","storyDelta":0,"timeline":[{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"Alterations"},{"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":"750097","type":"Food Preparing and Serving","status":"Active","businessName":"TRUE LOVE GOODS LLC","legalName":"TRUE LOVE GOODS LLC","address":"1100-06 N FRONT ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2017-08-29","latestIssueDate":"2026-07-14","expirationDate":"2027-08-28","inactiveDate":null}],"licenseActivity":[{"number":"750097","type":"Food Preparing and Serving","businessName":"TRUE LOVE GOODS LLC","legalName":"TRUE LOVE GOODS LLC","issuedDate":"2017-08-29","latestIssueDate":"2026-07-14","closureDate":null,"expirationDate":"2027-08-28","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-28","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","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":["10 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":"Special Hazards Certification: Certified through Jun 22, 2027; Fire Alarm Certification: Deficient; Sprinkler Certification: Certified through Oct 20, 2026","why":"Fire-protection certifications apply to the named system and inspection period only; they are not a whole-building safety certificate. Philadelphia generally requires annual sprinkler, standpipe, fire-alarm, special-hazard, and emergency-power inspections where those systems exist.","action":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #28535: CLOSED · Granted; related permit 704139. Use permit #571697: 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: 575767 (EXPIRED), 565068 (ABANDONED), CP-2023-001448 (Expired), MP-2026-002450 (Issued). 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":"violations","level":"attention","title":"2 open L&I violations","finding":"14 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":"9 failed, 4 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Mar 6, 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":"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/"},{"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/"}],"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/"}]}