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INSP","status":"CLOSED"},{"caseNumber":"454387","date":"2014-09-26","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"454387","date":"2014-11-02","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"459250","date":"2014-11-03","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"454387","date":"2014-11-07","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"459250","date":"2014-11-07","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"459250","date":"2014-12-11","type":"PRECOURT","status":"FAILED"},{"caseNumber":"459250","date":"2016-02-13","type":"PRECOURT","status":"FAILED"},{"caseNumber":"459250","date":"2016-07-26","type":"PRECOURT","status":"FAILED"},{"caseNumber":"459250","date":"2016-11-30","type":"PRECOURT","status":"FAILED"},{"caseNumber":"459250","date":"2017-01-26","type":"PRECOURT","status":"FAILED"},{"caseNumber":"454387","date":"2017-01-26","type":"PRECOURT","status":"FAILED"},{"caseNumber":"459250","date":"2017-04-07","type":"PRECOURT","status":"FAILED"},{"caseNumber":"459250","date":"2017-07-13","type":"PRECOURT","status":"FAILED"},{"caseNumber":"459250","date":"2018-01-24","type":"PRECOURT","status":"FAILED"},{"caseNumber":"627814","date":"2018-04-05","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"454387","date":"2018-04-05","type":"PRECOURT","status":"NONE"},{"caseNumber":"459250","date":"2018-04-05","type":"PRECOURT","status":"NONE"},{"caseNumber":"627814","date":"2018-04-26","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"627814","date":"2018-08-09","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"627814","date":"2018-10-29","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"CF-2023-046364","date":"2023-05-19","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-046364","date":"2023-09-18","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-046364","date":"2023-11-02","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-046364","date":"2024-05-07","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-027658","date":"2025-04-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-046364","date":"2025-04-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-027758","date":"2025-04-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-027758","date":"2025-08-26","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-027658","date":"2025-08-26","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-009918","date":"2026-02-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-009918","date":"2026-02-05","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-009918","date":"2026-06-16","type":null,"status":"FAILED"}],"inspYears":[{"y":2006,"fails":3,"passes":0},{"y":2008,"fails":2,"passes":0},{"y":2009,"fails":1,"passes":0},{"y":2010,"fails":8,"passes":0},{"y":2011,"fails":8,"passes":0},{"y":2012,"fails":6,"passes":0},{"y":2013,"fails":2,"passes":0},{"y":2014,"fails":6,"passes":0},{"y":2016,"fails":3,"passes":0},{"y":2017,"fails":4,"passes":0},{"y":2018,"fails":4,"passes":1},{"y":2023,"fails":3,"passes":0},{"y":2024,"fails":1,"passes":0},{"y":2025,"fails":3,"passes":2},{"y":2026,"fails":3,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.009951745007065,"lng":-75.15053367901363,"geom":{"type":"Polygon","coordinates":[[[-75.150259366,40.010022136],[-75.150300572,40.009832903],[-75.150844708,40.009901465],[-75.150815956,40.010037027],[-75.150621285,40.010010375],[-75.150608601,40.010067329],[-75.150259366,40.010022136]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2026-017467","type":"Facade Report","inspectionDate":"2026-03-05","result":"Unsafe","expirationDate":null,"buildingId":"1218101"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19140","beds":null,"baths":null,"stories":14,"lotArea":9720,"zoning":"CMX4","grade":"A","basement":null,"heater":null,"centralAir":null,"extCond":"7","intCond":"7","garage":null,"homestead":false,"mail":"3701-03 N BROAD ST, PHILADELPHIA PA, 19140","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE LOT ADJUSTMENT TO CREATE TWO (2) LOTS (PARCEL \"A\" AND \"B\" ON PLAN) FROM FIVE (5) EXISTING LOTS (3701-03 (PREMISES \"A\", \"B\", \"C\", \"D\") AND 3707 N BROAD STREET.). FOR THE ERECTION OF ONE STAIR TOWER ADDITION. (SIZE AND LOCATION","status":"OPEN","outcome":"Granted","date":"2017-02-22","number":"29666","relatedPermit":"739887"},{"type":"Building standards appeal","grounds":"ON  THE DEPARTMENT OF LICENSES AND INSPECTIONS ISSUED AN IMMINENTLY DANGEROUS BUILDING VIOLATION, CASE # 627814.","status":"CLOSED","outcome":"APPROVED","date":"2018-04-30","number":"33533","relatedPermit":"627814"},{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR THE ERECTION OF A ROOF DECK AT 12TH FLOOR; FOR THE ADDITION OF EXISTING ELEVATOR ROOF DECK ACCESS STRUCTURE (INCREASE 109 SF GFA) (ACCESSIBLE ELEVATOR VESTIBULE) AND FOR THE PROPOSED ADDITION TO EXISTING ELEVATOR ROOF DECK ACCESS","status":"Completed","outcome":"Granted","date":"2023-01-06","number":"ZP-2022-004734","relatedPermit":"ZP-2022-004734"}],"taxYears":[{"year":2011,"total":40806.61,"principal":25066.32,"interest":11655.84,"penalty":1754.64},{"year":2012,"total":39894.9,"principal":26032.32,"interest":9762.12,"penalty":1822.26},{"year":2013,"total":38755.29,"principal":26967.96,"interest":7685.87,"penalty":1887.76}],"taxNet":119456.8,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":1080000,"taxable":1080000,"land":145000,"improvement":935000,"taxableLand":145000,"taxableImprovement":935000,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":1080000,"taxable":1080000,"land":145000,"improvement":935000,"taxableLand":145000,"taxableImprovement":935000,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":1700000,"taxable":1700000,"land":510000,"improvement":1190000,"taxableLand":510000,"taxableImprovement":1190000,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":1700000,"taxable":1700000,"land":510000,"improvement":1190000,"taxableLand":510000,"taxableImprovement":1190000,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":1725400,"taxable":1725400,"land":517620,"improvement":1207780,"taxableLand":517620,"taxableImprovement":1207780,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":1725400,"taxable":1725400,"land":517620,"improvement":1207780,"taxableLand":517620,"taxableImprovement":1207780,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":1725400,"taxable":1725400,"land":517620,"improvement":1207780,"taxableLand":517620,"taxableImprovement":1207780,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":1725400,"taxable":1725400,"land":345080,"improvement":1380320,"taxableLand":345080,"taxableImprovement":1380320,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":1725400,"taxable":1725400,"land":345080,"improvement":1380320,"taxableLand":345080,"taxableImprovement":1380320,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":1725000,"taxable":1725000,"land":345000,"improvement":1380000,"taxableLand":345000,"taxableImprovement":1380000,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":1725000,"taxable":1725000,"land":345000,"improvement":1380000,"taxableLand":345000,"taxableImprovement":1380000,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":1725000,"taxable":1725000,"land":345000,"improvement":1380000,"taxableLand":345000,"taxableImprovement":1380000,"exemptLand":0,"exemptImprovement":0}],"taxNow":24147,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"308975","date":"2010-11-18","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":null,"scope":"EMERGENCY FACADE REPAIRS AS PER STRUCTURAL ENGINEERS REPORT. MAINTAIN SCAFFOLDING AND BOUNCE BOARDS, INSTALL SAFETY NETTING ATOUND CORBELS, REMOVE LOOSE MASONRY MATERIALS AT PARAPET LEVEL AND SHORE UP TERRA COTTA PARRAPET WALLS WITH TEMPORARY BRACING."},{"number":"612163","date":"2015-05-22","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2017-12-29","scope":"MAKE SAFE PERMIT - FOR (FACADE AND STRUCTURAL REPAIRS AND REMOVAL TO ADDRESS CONDITIONS OUTLINED IN VIOLATION AND ENGINEERS REPORTED FROM LARSEN AND LANDIS DATED 5/19/2015) TO RESOLVE CASE 459250. ABUTTING SIDEWALK MUST BE CLOSED WITH FENCING A MINIMUM OF 6’ IN HEIGHT. SEPARATE STREETS DEPARTMENT PERMIT REQUIRED FOR SIDEWALK CLOSURE. A SEPARATE PERMIT IS REQUIRED FOR ANY ADDITIONAL ALTERATIONS THAT ARE NOT SPECIFICALLY ADDRESSED ON CASE 459250. WORK TO START WITHIN 10 DAYS."},{"number":"739887","date":"2017-03-22","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2017-03-22","scope":"5 LOTS TO BE SUBDIVIDED AND CONSOLIDATED INTO TWO LOTS. ONE STAIR TOWER TO BE CONSTRUCTED ON THE NORTH SIDE OF THE BUILDING. 1ST FLOOR: SUNDRIES, PHARMACUTICALS, AND CONVIENANCE SALE. 2ND FLOOR: BUSINESS AND PROFESSIONAL. 3RD FLOOR: BUSINESS AND PROFESSIONAL. 4TH FLOOR- 14TH FLOOR: 82 DWELLING UNITS"},{"number":"774364","date":"2017-05-12","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2017-05-12","scope":"ONE STAIR TOWER TO BE CONSTRUCTED ON THE NORTH SIDE OF THE BUILDING. 1ST FLOOR: SUNDRIES, PHARMACUTICALS, AND CONVIENANCE SALE. 2ND FLOOR: BUSINESS AND PROFESSIONAL. 3RD FLOOR: BUSINESS AND PROFESSIONAL. 4TH FLOOR- 14TH FLOOR: 82 DWELLING UNITS"},{"number":"905938","date":"2018-08-28","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-10-29","scope":"MAKE SAFE PERMIT- FOR ASCERTAIN ALL MISALIGNED AND CRACKED MASONRY IS STABLE AND ANY LOOSE MASONRY IS REMOVED. ALTERNATIVELY, PROVIDE NETTING TO SECURE LOOSE MASONRY. REPLACE FENCING TO RESTRICT SITE ACCESS. REMOVE ALL LOOSE DEBRIS LYING ON FLOORS WITHIN 4' OF EXT.WALLS, RESECURE NETTING . COVER ALL ORNAMENTAL TERRA COTTA REPLACE/REATTACH ALL PLYWOOD.REPLACE/RESECURE ALL LOOSE NETTING AS PER ENGINEER'S REPORT, TO RESOLVE CASE 627814. ABUTTING SIDEWALK MUST BE CLOSED WITH FENCING A MINIMUM OF 6' IN HEIGHT. SEPARATE STREETS DEPARTMENT PERMIT REQUIRED FOR SIDEWALK CLOSURE. A SEPARATE PERMIT IS REQUIRED FOR ANY ADDITIONAL ALTERATIONS THAT ARE NOT SPECIFICALLY ADDRESSED ON CASE #627814."},{"number":"924685","date":"2018-11-05","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2019-05-06","scope":"REMOVE (1) 5000 GALLON UNDERGROUND STORAGE TANKS. THE REMOVAL MUST COMPLY WITH THE REGULATIONS OF THE PENNSYLVANIA DEPARTMENT OF ENVIRONMENTAL PROTECTION (PADEP) NO WORK TO EXTERIOR. NO CHANGES TO WINDOWS AND DOORS"},{"number":"988860","date":"2019-06-26","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2022-10-18","scope":"INTERIOR DEMO OF NON LOAD BEARING PARTITIONS ONLY. NO WORK TO THE EXTERIOR OF PROPERTY. (COMMERCIAL)"},{"number":"ZP-2020-000632","date":"2020-04-17","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Visitor Accommodations; Eating and Drinking Establishments - Sit-Down Restaurant"},{"number":"ZP-2021-006853","date":"2021-07-14","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Visitor Accommodations; Eating and Drinking Establishments - Sit-Down Restaurant"},{"number":"CP-2021-006242","date":"2021-12-07","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR LEVEL 3 ALTERATIONS TO AN EXISTING HIGH-RISE BUILDING FOR HOTEL USE AS PER PLANS. AMENDMENT (3/21/2023) TO CHANGE LAYOUT TO CREATE NEW SLEEPING ROOMS AND ADD ROOF DECK AS PER REVISED PLANS."},{"number":"FP-2022-000783","date":"2022-05-18","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"INSTALL NEW 6 INCH DRY STANDPIPE RISER COMPLYING WITH NFPA 14, WITH 2.5 INCH BRASS FIRE DEPARTMENT VALVES, AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"ZP-2022-004734","date":"2022-12-14","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF A ROOF DECK AT 12TH FLOOR; FOR THE ADDITION OF EXISTING ELEVATOR ROOF DECK ACCESS STRUCTURE (INCREASE 109 SF GFA) (ACCESSIBLE ELEVATOR VESTIBULE) AND FOR THE PROPOSED ADDITION TO EXISTING ELEVATOR ROOF DECK ACCESS STRUCTURE (488 SF) (TOTAL GFA OF BUILDING 116,600 SF). SIZE AND LOCATION AS SHOWN IN THE APPLICATION."},{"number":"CP-2023-000306","date":"2023-02-15","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2026-03-10","scope":"FOR THE ERECTION OF A 102'-0\" TALL 10-STORY ADDITION CONTAINING 24 NEW HOTEL GUEST ROOMS AS . THE ADDITION WILL BE INTEGRATED WITH ADJACENT EXISTING HISTORICAL \"BEURY\" BUILDING. THE BUILDING WILL BE CONSTRUCTED USING NON-COMBUSTIBLE MATERIALS, INCLUDING STEEL STRUCTURE, CONCRETE FLOOR SLABS, AND A MASONRY EXTERIOR ENVELOPE."},{"number":"ZP-2023-001153","date":"2023-03-29","work":"Lot Line Relocation","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR A LOT LINE RELOCATION OF TWO (2) DEEDED LOTS (3701-03 N BROAD ST AND 3705 N BROAD ST.) TO TWO (2) PROPOSED PARCELS (PARCEL \"B\" AND PARCEL \"C). SIZE AND LOCATION PER APPROVED PLAN AND LEGAL DESCRIPTIONS."},{"number":"ZP-2023-003535","date":"2023-04-04","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Eating and Drinking Establishments - Sit-Down Restaurant; Visitor Accommodations"},{"number":"EP-2023-002273","date":"2023-04-12","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-05-19","scope":"Install 600 amp 480 volt 3 phase service, panels, disconnect switches, transformer & feeders. for temporary power for construction and hoist equipment as per 2017 nec"}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2023,"k":"appeal","w":"Appeal granted"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Lot Line Relocation"},{"y":2023,"k":"permit","w":"Change of Use"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"viol","w":"L&I violation"},{"y":2023,"k":"insp","w":"Inspection failed ×3"},{"y":2024,"k":"insp","w":"Inspection failed"},{"y":2025,"k":"viol","w":"6 L&I violations incl UNSAFE STRUCTURE"},{"y":2025,"k":"insp","w":"L&I: 3 failed, 2 passed"},{"y":2026,"k":"viol","w":"2 L&I violations"},{"y":2026,"k":"insp","w":"Inspection failed ×3"}],"rented":false,"licenses":[{"number":"276198","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"BUERY CORP","legalName":"BUERY CORP","address":"3701-03 N BROAD ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2003-03-10","latestIssueDate":"2003-03-10","expirationDate":"2004-02-29","inactiveDate":"2012-12-22"}],"licenseActivity":[{"number":"276198","type":"Vacant Residential Property / Lot","businessName":"BUERY CORP","legalName":"BUERY CORP","issuedDate":"2003-03-10","latestIssueDate":"2003-03-10","closureDate":"2012-12-22","expirationDate":"2004-02-29","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-27","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":["1 open L&I violation","a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2023, 2024, 2025, 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":["4 permit events since 2023","1 zoning/board appeal 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: Unsafe","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":"Use permit #774364: COMPLETED. The history also contains “PERM Z- NEW USE.”","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: 988860 (Expired), CP-2021-006242 (Issued), FP-2022-000783 (Issued), CP-2023-000306 (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":"violations","level":"attention","title":"1 open L&I violation","finding":"43 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":"57 failed, 3 passed, and 10 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jun 16, 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":"Vacant Residential Property / Lot #276198: Inactive since Dec 22, 2012","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/"}],"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/"}]}