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INSTALL NEW FIRE ALARM DEVICES AS PER PLAN."},{"number":"131127","date":"2008-02-07","work":"Fast form building","type":"L_FFORM","description":"FAST FORM BUILDING PERMIT","status":"COMPLETED","completedDate":"2017-11-28","scope":null},{"number":"119996","date":"2008-02-28","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2008-02-28","scope":"USE REGISTRATION FOR FEDEX/KINKO'S ON FIRST FLOOR IN SPACE 924 (EXTERIOR SIGNAGE TO BE HANDLED UNDER SEPARATE PERMIT)"},{"number":"125733","date":"2008-02-28","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2008-02-28","scope":"PROPOSED USE EAT AND TAKEOUT REST."},{"number":"120525","date":"2008-02-29","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2008-04-21","scope":"INTERIOR ALTERATIONS, FIT OUT, 1ST FLOOR TENANT SPACE, AS PER PLANS."},{"number":"135359","date":"2008-02-29","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2008-12-15","scope":"NEW DUCT WORK INSTALLATION FOR FIT OUT, 1ST FLOOR TENANT SPACE, AS PER PLANS."},{"number":"136269","date":"2008-03-05","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2008-04-15","scope":"2 WC, 2 LAVS, 2 FD, DRINKING F, MOP R, HWH"},{"number":"137985","date":"2008-04-17","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2008-05-28","scope":"INSTALL ELECTRICAL PANELS AND 112.5 TRANSFORMER, INSTALL RECEPTS, SWITCHES AND LIGHTS AS PER 2005 NEC (CC DISTRICT)"},{"number":"145915","date":"2008-04-25","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2008-04-25","scope":"FOR THE REFACING OF TWO (2) EXISTING FLATWALL SIGNS (26\"X16'4\" EACH), (SIZE AND LOCATION AS SHOWN IN THE APPLICATION).SIGNS ACCESSORY TO SPACE #924 (1ST FLOOR) - AN EXISTING BLUEPRINTING, DUPLICATING, PRINTING, PHOTOPROCESSING AND KINDRED REPRODUCTION SERVICES INCLUDING SHIPPING OF PACKAGES, IN THE SAME BUILDING WITH USES AS PREVIOUSLY APPROVED."},{"number":"148592","date":"2008-04-29","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2008-12-26","scope":"INSTALL 1 YORK HEAT PUMP (RESTAURANT) - SEE SEPARATE DUCTWORK PERMIT #148594"},{"number":"148594","date":"2008-04-29","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2009-01-12","scope":"DUCTWORK LESS THAN 2000 CFM FOR RESTAURANT (SEE HEAT PUMP PERMIT #148592)"},{"number":"145975","date":"2008-05-02","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2008-05-02","scope":"SIGNS ACCESSORY TO SPACE #924 (1ST FLOOR) - AN EXISTING BLUEPRINTING, DUPLICATING, PRINTING, PHOTOPROCESSING AND KINDRED REPRODUCTION SERVICES INCLUDING SHIPPING OF PACKAGES, IN THE SAME BUILDING WITH USES AS PREVIOUSLY APPROVED."},{"number":"148776","date":"2008-05-08","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2008-10-30","scope":"TENANT FIT-OUT"},{"number":"154511","date":"2008-05-27","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2008-11-05","scope":"INSTALLATION OF THE FOLLOWING, 2 WATER CLOSETS, 2 LAVYS, 2 SINKS, 1 MOP SINK, 2 FLOOR DRAINS"},{"number":"165799","date":"2008-07-22","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2008-10-30","scope":"HVAC-YORK HEAT PUMP 60,000 BTU WITH DUCT WORK INCLUDED"},{"number":"154515","date":"2008-07-25","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2009-12-07","scope":"NEW INSTALLATION OF ELECTRICAL 28 RECEPTS, 15 SWITCHES, INSTALL 100AMP PANEL 42 CIRCUITS, 200AMP MAIN AS PER 2005 NEC (CC DISTRICT)"},{"number":"182846","date":"2008-10-23","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2008-10-23","scope":"REFACE TWO (2) EXISTING FLAT WALL SIGNS."},{"number":"185863","date":"2008-10-31","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2008-11-04","scope":"RESTUARANT - LOWER 20 SPRINKLER HEADS."},{"number":"186436","date":"2008-11-04","work":"Fast form building","type":"L_FFORM","description":"FAST FORM BUILDING PERMIT","status":"COMPLETED","completedDate":"2017-11-28","scope":null},{"number":"185129","date":"2008-11-13","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2009-02-05","scope":"REPLACE WALL SIGNAGE. REMOVE AND REPLACE 2 FACES IN EXISTING FRAMES AND RECOVER 2 EXISTING AWNINGS."},{"number":"218676","date":"2009-06-02","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2010-02-25","scope":null},{"number":"252949","date":"2009-12-10","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2009-12-10","scope":"RECOVER EXISTING SIGNAGE"},{"number":"248156","date":"2009-12-17","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2009-12-17","scope":"RECOVER EXISTING SIGNAGE"},{"number":"305745","date":"2011-02-03","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2011-02-03","scope":"FACE CHANGE ONLY OF MULTIPLE SIGNS (6) ACCESSORY TO THE BANK"},{"number":"521547","date":"2014-03-10","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2014-10-07","scope":"ALTERATIONS TO EXISTING HVAC SYSTEM TO INCLUDE NEW DUCTWORK AND GRD'S AND THE INSTALLATION OF AN AIR CURTAIN SYSTEM AS PER APPROVED PLANS."},{"number":"521108","date":"2014-03-10","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2014-10-07","scope":"LEVEL II INTERIOR ALTERATIONS TO EXISTING FINANCIAL INSTITUTION TENANT SPACE AS PER APPROVED PLANS. **SEPARATE PERMITS REQUIRED FOR ANY MEP & FIRE SUPPRESSION WORK**"},{"number":"546833","date":"2014-07-14","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2014-11-14","scope":"INSTALL DISCONNECTS & WIRING FOR HVAC UPGRADES, WIRING DEVICES AT UNITS,2 PANELS, 1 30KVA TRANSFORMER & ASSOCIATED WIRING.DISCONNECT 6 OLD HVAC UNITS & REMOVE/REINSTALL RECESS LIGHTS PER 2008 NEC. PANEL D-1 TO BE 100A MCB & SECONDARY BOND TO BE #6."},{"number":"544907","date":"2014-07-23","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"EXPIRED","completedDate":null,"scope":"REVISE PERMIT 521547 TO INCLUDE ADDITIONAL ALTERATIONS TO EXISTING HVAC SYSTEM INCLUDING NEW DUCTWORK AND GRD'S AS PER APPROVED PLANS."},{"number":"554632","date":"2014-09-17","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2015-01-16","scope":"RELOCATE 4 EXISTING RECEPTS CKTS, ADD 3 20A DEDICATED RECEPTS & ADD 1 40A OVEN CIRCUIT AS PER NEC 2008 (RESTAURANT)"},{"number":"551512","date":"2014-09-26","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2014-10-21","scope":"RELOCATE ONE INTERIOR WALL 6 FT AND ADD 13 FT OF CABINETS & CORIAN COUNTER TOP."},{"number":"568305","date":"2014-10-16","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2014-10-21","scope":"RELOCATE 2 EXISTING SPRINKLER HEADS TO NEW CEILING HEIGHT IN SPACE 910."},{"number":"747658","date":"2017-01-31","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2017-05-15","scope":"FOR INTERIOR ALTERATIONS TO EXISTING SPACE TO INCLLUDE NEW INTERIOR PARTITIONS AND INTERIOR FINISHES, AS PER APPROVED PLANS."},{"number":"755690","date":"2017-01-31","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2017-05-15","scope":"RELOCATE SPRINKLERS"},{"number":"757058","date":"2017-03-06","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-05-15","scope":"ALTERATION: INTERIOR PLUMBING FOR THE FIT-OUT OF THE RESOURCE CENTER TOILET ROOMS, ON THE GROUND FLOOR. THE INSTALLATION SHALL COMPLY WITH.THE PHILADELPHIA PLUMBING CODE, 2004."},{"number":"758708","date":"2017-04-19","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-05-15","scope":"INSTALL 57 LIGHTS, 42 RECEPTACLES, 1-30KVA TRANSFORMER, 1-225 AMP PANEL AND FEEDER AS PER NEC 2008 & FIRE ALARM- 1 SMOKE DETECTOR 2 HEAT DETECTORS 2 PULL STATIONS 5 HORN STROBES AS PER NFPA 72"},{"number":"753118","date":"2017-04-20","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2017-05-15","scope":"INSTALL NEW DUCTOWRK TO SERVE EXISITNG SPACE INCLUDING 4 NEW VAV'S AS PER PLAN."},{"number":"767123","date":"2017-05-25","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2017-05-25","scope":"FOR ERECTION OF ONE AWNING SIGN AND ONE FLAT WALL SIGN AND ONE WINDOW SIGN. SIZE AND LOCATION AS SHOWN ON THE APPLICATION. USE: SIGN ACCESSORY TO BUSINESS AND PROFESSIONAL OFFICE AS PREVIOUSLY APPROVED IN AN EXISTING STRUCTURE."},{"number":"1039312","date":"2020-06-09","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Expired","completedDate":"2025-08-28","scope":"FOR THE RECOVERING OF SIX EXISTING AWNING SIGNS WITH NO SIGN COPY OR LOGOS AND THE REMOVAL OF SIX FLAT WALL SIGNS AND THE ERECTION OF SIX INTERNALLY ILLUMINATED FLAT WALL SIGNS(SIZE AND LOCATION AS SHOWN ON PLANS)"},{"number":"CP-2021-004573","date":"2021-07-23","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-10-18","scope":"FOR LEVEL I ALTERATIONS TO AN EXISTING FINANCIAL INSTITUTION, 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 PROFESSIONAL PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"EP-2021-007599","date":"2021-07-29","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-09-27","scope":"Rework power, lighting as shown per APPROVED DRAWINGS-2017 NEC."},{"number":"FP-2021-002261","date":"2021-08-13","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2021-10-29","scope":"relocate (2) sprinkler heads in Bank of America"},{"number":"EP-2021-008904","date":"2021-08-31","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-09-27","scope":"Rework fire alarm per plans and specs as per 2016 NFPA 72"},{"number":"EP-2022-011050","date":"2022-11-02","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-12-22","scope":"Replace Lighting Per Plans as per 2017 nec"},{"number":"EP-2024-008365","date":"2024-09-05","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-11-12","scope":"Replace florescent tubes and bulbs with LED at a supply of 120 Volts, 378 watt"},{"number":"MP-2024-004189","date":"2025-03-27","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Expired","completedDate":"2026-03-30","scope":"FOR INSTALLATION OF HVAC APPLIANCE PER APPROVED PLAN AND MANUFACTURER'S SPECIFICATIONS."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Addition and/or Alterations"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"viol","w":"6 L&I violations"},{"y":2022,"k":"insp","w":"L&I: 6 failed, 2 passed"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"insp","w":"L&I: 2 failed, 2 passed"},{"y":2024,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"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":"282333","type":"Dumpster License - Private Property","status":"Active","businessName":"INTERPARK INCORPORATED","legalName":"INTERPARK INCORPORATED","address":"910-32 CHESTNUT ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2001-05-09","latestIssueDate":"2012-07-13","expirationDate":null,"inactiveDate":"2014-10-30"},{"number":"286850","type":"Public Garage / Parking Lot","status":"Inactive","businessName":"INTERPARKING INC","legalName":"INTERPARKING INC","address":"910-32 CHESTNUT ST","revenueCode":"3371","rentalCategory":null,"units":null,"issuedDate":"2005-01-06","latestIssueDate":"2012-12-11","expirationDate":"2013-12-31","inactiveDate":"2014-10-30"},{"number":"459922","type":"Food Preparing and Serving","status":"Active","businessName":"BINA'S INC (SUBWAY)","legalName":"BINA'S INC","address":"910-32 CHESTNUT ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2008-10-30","latestIssueDate":"2026-04-09","expirationDate":"2027-04-30","inactiveDate":null},{"number":"444606","type":"Public Garage / Parking Lot","status":"Active","businessName":"INTERPARKING INC","legalName":"INTERPARKING INC","address":"910-32 CHESTNUT ST","revenueCode":"3371","rentalCategory":null,"units":null,"issuedDate":"2012-09-23","latestIssueDate":"2025-12-31","expirationDate":"2026-12-31","inactiveDate":null},{"number":"603362","type":"Dumpster License - Public ROW","status":"Inactive","businessName":"BANK OF AMERICA NATIONAL ASSOCIATION","legalName":"BANK OF AMERICA NATIONAL ASSOCIATION","address":"910-32 CHESTNUT ST","revenueCode":"3417","rentalCategory":null,"units":null,"issuedDate":"2013-08-26","latestIssueDate":"2015-10-25","expirationDate":"2016-03-31","inactiveDate":"2016-05-30"}],"licenseActivity":[{"number":"603362","type":"Dumpster License - Public ROW","businessName":"BANK OF AMERICA NATIONAL ASSOCIATION","legalName":"BANK OF AMERICA NATIONAL ASSOCIATION","issuedDate":"2013-08-26","latestIssueDate":"2015-10-25","closureDate":"2016-05-30","expirationDate":"2016-03-31","inactiveDate":"2016-05-30","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"459922","type":"Food Preparing and Serving","businessName":"BINA'S INC (SUBWAY)","legalName":"BINA'S INC","issuedDate":"2008-10-30","latestIssueDate":"2026-04-09","closureDate":null,"expirationDate":"2027-04-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"444606","type":"Public Garage / Parking Lot","businessName":"INTERPARKING INC","legalName":"INTERPARKING INC","issuedDate":"2005-01-06","latestIssueDate":"2025-12-31","closureDate":null,"expirationDate":"2026-12-31","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"282333","type":"Dumpster License - Private Property","businessName":"INTERPARK INCORPORATED","legalName":"INTERPARK INCORPORATED","issuedDate":"2001-05-09","latestIssueDate":"2012-07-13","closureDate":"2014-10-30","expirationDate":null,"inactiveDate":"2014-10-30","status":"Active","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","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":["5 open L&I violations","failed L&I inspection activity in 2022, 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #4611: CLOSED · Granted with conditions; related permit 119996. Use permit #73053: 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: 118587 (Expired), 544907 (EXPIRED), 1039312 (Expired), MP-2024-004189 (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":"5 open L&I violations","finding":"17 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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Mar 20, 2027; Facade Report: Safe with Repair through May 8, 2026; Sprinkler Certification: Certified through Dec 24, 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":"16 failed, 13 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was FAILED on May 27, 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":"Public Garage / Parking Lot #286850: Inactive since Oct 30, 2014; Dumpster License - Public ROW #603362: Inactive since May 30, 2016","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/"}]}