{"asOf":"2026-07-28T11:05:53.062Z","block":"2200-2299 E ALLEGHENY AVE","blockUrl":"https://philadelphia.blockreport.homes/block/2200-2299-e-allegheny-ave","address":"2201 E ALLEGHENY AVE","parcelNumber":"884000155","source":"https://property.phila.gov/?p=884000155","ownerType":"investor","kind":"industrial","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"SC","buildingCodeNew":"268","buildingClass":"VACANT LAND COMMER < ACRE","buildingClassNew":"COLD STORAGE","useLabel":"Industrial","owner":"BGFP PHILADELPHIA LLC","coOwner":null,"marketValue":107683800,"landAssessment":21536700,"improvementAssessment":86147100,"livableArea":172155,"yearBuilt":2024,"lastSale":{"price":1,"date":"2021-12-30T05:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2026-015403","date":"2026-03-18","code":"9-3402(2)","title":"BENCHMARKING LATE","status":"CLOSED","resolutionDate":"2026-04-30","resolution":"CLOSED - ADMINISTRATIVELY"}],"violationCases":[{"number":"CF-2026-024945","type":"NOTICE OF VIOLATION","priority":"ADMINISTRATIVE NOTICE OF VIOLATION","responsibility":"OOS INVESTIGATOR","status":"COMPLIED, BALANCE DUE","createdDate":"2026-03-18","completedDate":null,"violations":[{"number":"VI-2026-015403","date":"2026-03-18","code":"9-3402(2)","title":"BENCHMARKING LATE","status":"CLOSED","resolutionDate":"2026-04-30","resolution":"CLOSED - ADMINISTRATIVELY"}]}],"violYears":[{"y":2026,"n":1,"worst":null}],"investigations":[{"caseNumber":"CF-2026-024945","date":"2026-03-18","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-024945","date":"2026-04-30","type":null,"status":"PASSED"}],"inspYears":[{"y":2026,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.99131475796704,"lng":-75.10696709480989,"geom":{"type":"Polygon","coordinates":[[[-75.105466728,39.991408615],[-75.107637281,39.990272854],[-75.108470314,39.991214807],[-75.10707993,39.991939352],[-75.106316803,39.992369874],[-75.105466728,39.991408615]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19134","beds":null,"baths":null,"stories":1,"lotArea":311537,"zoning":"CMX3","grade":"A","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"251 SAINT ASAPHS RD, BALA CYNWYD PA, 19004","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":4,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2025,"v":97894400,"taxable":13329590,"land":3933500,"improvement":93960900,"taxableLand":3933500,"taxableImprovement":9396090,"exemptLand":0,"exemptImprovement":84564810},{"y":2026,"v":97894400,"taxable":13329590,"land":3933500,"improvement":93960900,"taxableLand":3933500,"taxableImprovement":9396090,"exemptLand":0,"exemptImprovement":84564810},{"y":2027,"v":107683800,"taxable":30151410,"land":21536700,"improvement":86147100,"taxableLand":21536700,"taxableImprovement":8614710,"exemptLand":0,"exemptImprovement":77532390}],"taxNow":186588,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"102452","date":"2007-10-12","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2022-10-21","scope":"TEMPLE HEALTH DEMOLISHED AN EXISTING BUILDING AND IS INSTALLING AN OUTDOOR PARKING LOT. (EAST DISTRICT) TEMPLE HEALTH DEMOLISHED AN EXISTING BUILDING AND IS INSTALLING AN OUTDOOR PARKING LOT. (EAST DISTRICT)"},{"number":"717287","date":"2016-08-24","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2022-10-24","scope":"TEMP WIRING FOR SKELLY'S AMUSEMENTS 10/10 - 10/16/16 350KW TO FEED RIDES, GAMES AND TRAILERS AS PER 2008 NEC(NORTH DISTRICT) GENERATOR BEING BROUGHT IN BY SKELLY'S AMUSEMENTS AND WILL NEED TO BE INSPECTED BY 3 PARTY AGENCY"},{"number":"EP-2021-003729","date":"2021-04-21","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2023-05-08","scope":"Supply low voltage power to security gate. Install 3 wireless cameras as per 2017 nec"},{"number":"CP-2021-002058","date":"2021-05-13","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2022-05-12","scope":"FOR THE INSTALLATION OF A TEN-FOOT HIGH ELECTRIFIED FENCE PER APPROVED PLANS. SEPARATE ELECTRICAL PERMIT REQUIRED."},{"number":"PP-2022-010593","date":"2022-07-14","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-07-18","scope":"Lateral seal"},{"number":"ZP-2022-001058","date":"2022-08-10","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2025-12-24","scope":"**AMENDMENT DATED 12/24/2025 TO DOCUMENT THAT AS-BUILT LANDSCAPING IS ACCEPTABLE AS PER PCPC REGULATIONS** FOR THE REMOVAL OF TRAILER STRUCTURES; FOR THE ERECTION OF ONE (1 DETACHED STRUCTURE WITH MEZZANINE WITH NINETY- THREE (93) ACCESSORY PARKING SPACES; FOUR (4) ACCESSIBLE SPACES INCLUDING WITH ONE (1) VAN ACCESSIBLE SPACE; FOUR (4) ELECTRIC VEHICLE SPACES; EIGHTEEN (18) LOADING SPACES AND EIGHTEEN (18) BICYCLE SPACES. SIZE AND LOCATION AS SHOWN IN THE APPLICATION."},{"number":"SP-2022-000397","date":"2022-09-16","work":"General Earth Disturbance ONLY","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Expired","completedDate":"2024-04-22","scope":"FOR A SITE IMPROVEMENT. **EXTERIOR WORK ONLY**"},{"number":"SP-2022-000383","date":"2022-11-16","work":"Foundation","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Completed","completedDate":"2024-04-24","scope":"FOUNDATION ONLY FOR THE NEW WAREHOUSE AS PER APPROVED PLANS."},{"number":"CP-2022-003716","date":"2022-12-13","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-04-09","scope":"FOR THE ERECTION OF ONE DETACHED STRUCTURE FOR A WAREHOUSE, WHOLESALES AND DISTRIBUTION AND WITH BUSINESS AND PROFESSIONAL OFFICE. BUILDING TO BE FULLY SPRINKLERED. SEPARATE PERMITS REQUIRED FOR MEP & FP WORK."},{"number":"GP-2022-010081","date":"2022-12-27","work":"Tank Install/Removal","type":"General","description":"General Permit","status":"Expired","completedDate":"2026-01-28","scope":"FOR THE REMOVAL OF ONE (1) 550 GALLON UNDER GROUND TANK (UGT'S). ALL WORK TO BE DONE IN ACCORDANCE WITH PENNSYLVANIA D.E.P. REGULATIONS, ALL APPLICABLE CODES, NFPA 30 AND NFPA 31."},{"number":"EP-2023-000712","date":"2023-04-01","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-03-11","scope":"Install all incoming power and raceways as per drawings. Install all lighting and switching ,fire pump and controls as per drawings Install owner provided generator and all associated wiring as per drawings. Provide raceways for low voltage wiring . ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC. **NO FIRE ALARM ON THIS PERMIT**"},{"number":"PP-2023-001685","date":"2023-04-18","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-03-27","scope":"• Furnish and install [5] Water Closets, [7] Lavatories, [3] Urinals, [2] Kitchen Sinks, [1] Mop Sink, [4] Electric Water Cooler, [1] Electric Water Heater, [19] Floor Drain, [1] Trench Drain, [6] Hub Drains, [1] Area Drains, [7] Hose Bibs • Provide labor and material to install sanitary, vent, and domestic water piping as shown"},{"number":"FP-2023-000422","date":"2023-06-22","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2024-04-08","scope":"For installation of dry sprinkler systems per NFPA 13 in new freezer warehouse with 8-inch fire service line and BFP device as per approved plans. Fire pump to be installed per NFPA 20."},{"number":"ZP-2023-009234","date":"2023-09-28","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Install Accessory flatwall and freestanding signs, accessory to all previously permitted uses, which will remain:"},{"number":"MP-2023-004351","date":"2023-10-09","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-03-27","scope":"FOR THE INSTALLATION OF A HVAC SYSTEM INCLUDING MECHANICAL APPLIANCES, REGISTERS AND DIFFUSERS WITH ASSOCIATED DUCTWORK AS PER PLANS."},{"number":"ZP-2023-010458","date":"2023-10-25","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Construct retaining/screening wall, Reconfigure parking lot, reduce number of spaces from 93 to 90; add 4 Accessible Spaces, add 18 bicycle spaces."},{"number":"EP-2023-004188","date":"2023-11-14","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-02-01","scope":"Provide and install a complete building fire alarm system including pull stations, smoke detectors, AV devices and a complete Vesda smoke detection system within the freezer area. Provide controls for all pre-action, wet and Dry risers as per 2016 NFPA 72."},{"number":"EP-2023-005427","date":"2023-12-05","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-03-21","scope":"INSTALL (2) 277/480V/ 800 AMP PANELS & FEEDERS, (2) 120/208V 100 AMP PANELS & FEEDERS, (2) 30 KV TRANSFORMERS. PROVIDE POWER FOR THE REFRIGREATION EQUIPMENT, AUTOMATION CHARGING PANELS, CONVEYOR PANELS, & HEAT TRACE. INSTALL WP GFCI RECEPTACLES. ALL WORK IN ACCORDANCE WITH THE 2017 NEC."},{"number":"EP-2023-011724","date":"2023-12-27","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-03-01","scope":"Installation of hydrogen equipment control panels, communication wiring, fiber optic, explosion proof junction boxes. Seal off all fittings. All work to be provided by 2017 NEC"},{"number":"CP-2023-007030","date":"2024-02-29","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-04-08","scope":"FOR CIVIL/STRUCTURAL SITEWORK ASSOCIATED WITH THE INSTALLATION OF MECHANICAL EQUIPMENT FOR HYDROGEN STORAGE AND RE-FUELING PROJECT."},{"number":"MP-2023-005518","date":"2024-03-19","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-03-27","scope":"FOR THE INSTALLATION OF MECHANICAL EQUIPMENT FOR HYDROGEN STORAGE AND RE-FUELING PROJECT."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2023,"k":"permit","w":"New Construction or Additions"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2023,"k":"permit","w":"Addition and/or Alterations"},{"y":2023,"k":"permit","w":"New construction, addition, GFA change"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2026,"k":"viol","w":"L&I violation"},{"y":2026,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":false,"licenses":[{"number":"529019","type":"Carnival","status":"Inactive","businessName":"PORT RICHMOND TIGERS SPORTS ASSOCIATION","legalName":"PORT RICHMOND TIGERS SPORTS ASSOCIATION","address":"2201 E ALLEGHENY AVE","revenueCode":"3028","rentalCategory":null,"units":null,"issuedDate":"2011-03-30","latestIssueDate":"2011-03-30","expirationDate":"2011-03-31","inactiveDate":null},{"number":"559726","type":"Food Estab, Retail Non-Permanent Location (Annual)","status":"Inactive","businessName":"S&S AMUSEMENTS INC","legalName":"S&S AMUSEMENTS INC","address":"2201 E ALLEGHENY AVE","revenueCode":"3112","rentalCategory":null,"units":null,"issuedDate":"2012-04-03","latestIssueDate":"2012-04-03","expirationDate":"2013-04-30","inactiveDate":null},{"number":"559727","type":"Food Estab, Retail Non-Permanent Location (Annual)","status":"Inactive","businessName":"S&S AMUSEMENTS INC","legalName":"S&S AMUSEMENTS INC","address":"2201 E ALLEGHENY AVE","revenueCode":"3112","rentalCategory":null,"units":null,"issuedDate":"2012-04-03","latestIssueDate":"2012-04-03","expirationDate":"2013-04-30","inactiveDate":null},{"number":"559728","type":"Food Estab, Retail Non-Permanent Location (Annual)","status":"Inactive","businessName":"S&S AMUSEMENTS INC","legalName":"S&S AMUSEMENTS INC","address":"2201 E ALLEGHENY AVE","revenueCode":"3112","rentalCategory":null,"units":null,"issuedDate":"2012-04-03","latestIssueDate":"2012-04-03","expirationDate":"2013-04-30","inactiveDate":null},{"number":"559729","type":"Food Estab, Retail Non-Permanent Location (Annual)","status":"Inactive","businessName":"S&S AMUSEMENTS INC","legalName":"S&S AMUSEMENTS INC","address":"2201 E ALLEGHENY AVE","revenueCode":"3112","rentalCategory":null,"units":null,"issuedDate":"2012-04-03","latestIssueDate":"2012-04-03","expirationDate":"2013-04-30","inactiveDate":null},{"number":"559730","type":"Food Estab, Retail Non-Permanent Location (Annual)","status":"Inactive","businessName":"S&S AMUSEMENTS INC","legalName":"S&S AMUSEMENTS INC","address":"2201 E ALLEGHENY AVE","revenueCode":"3112","rentalCategory":null,"units":null,"issuedDate":"2012-04-03","latestIssueDate":"2012-04-03","expirationDate":"2013-04-30","inactiveDate":null},{"number":"559732","type":"Food Estab, Retail Non-Permanent Location (Annual)","status":"Inactive","businessName":"S&S AMUSEMENTS INC","legalName":"S&S AMUSEMENTS INC","address":"2201 E ALLEGHENY AVE","revenueCode":"3112","rentalCategory":null,"units":null,"issuedDate":"2012-04-03","latestIssueDate":"2012-04-03","expirationDate":"2013-04-30","inactiveDate":null},{"number":"586097","type":"Carnival","status":"Inactive","businessName":"PORT RICHMOND TIGERS SPORTS ASSOCIATION","legalName":"PORT RICHMOND TIGERS SPORTS ASSOCIATION","address":"2201 E ALLEGHENY AVE","revenueCode":"3028","rentalCategory":null,"units":null,"issuedDate":"2013-03-07","latestIssueDate":"2013-03-07","expirationDate":"2013-03-31","inactiveDate":null},{"number":"620600","type":"Carnival","status":"Inactive","businessName":"PORT RICHMOND TIGERS SPORTS ASSOCIATION","legalName":"PORT RICHMOND TIGERS SPORTS ASSOCIATION","address":"2201 E ALLEGHENY AVE","revenueCode":"3028","rentalCategory":null,"units":null,"issuedDate":"2014-03-07","latestIssueDate":"2014-03-07","expirationDate":"2014-03-31","inactiveDate":null},{"number":"640760","type":"Carnival","status":"Inactive","businessName":"PORT RICHMOND TIGERS SPORTS ASSOCIAT","legalName":"PORT RICHMOND TIGERS SPORTS ASSOCIAT","address":"2201 E ALLEGHENY AVE","revenueCode":"3028","rentalCategory":null,"units":null,"issuedDate":"2014-09-24","latestIssueDate":"2014-09-24","expirationDate":"2014-09-30","inactiveDate":null},{"number":"677839","type":"Carnival","status":"Inactive","businessName":"PORT RICHMOND TIGERS SPORTS ASSOCIAT","legalName":"PORT RICHMOND TIGERS SPORTS ASSOCIAT","address":"2201 E ALLEGHENY AVE","revenueCode":"3028","rentalCategory":null,"units":null,"issuedDate":"2015-10-14","latestIssueDate":"2015-10-14","expirationDate":"2015-10-31","inactiveDate":null}],"licenseActivity":[{"number":"677839","type":"Carnival","businessName":"PORT RICHMOND TIGERS SPORTS ASSOCIAT","legalName":"PORT RICHMOND TIGERS SPORTS ASSOCIAT","issuedDate":"2014-09-24","latestIssueDate":"2015-10-14","closureDate":"2015-10-31","expirationDate":"2015-10-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"559726","type":"Food Estab, Retail Non-Permanent Location (Annual)","businessName":"S&S AMUSEMENTS INC","legalName":"S&S AMUSEMENTS INC","issuedDate":"2012-04-03","latestIssueDate":"2012-04-03","closureDate":"2013-04-30","expirationDate":"2013-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"620600","type":"Carnival","businessName":"PORT RICHMOND TIGERS SPORTS ASSOCIATION","legalName":"PORT RICHMOND TIGERS SPORTS ASSOCIATION","issuedDate":"2011-03-30","latestIssueDate":"2014-03-07","closureDate":"2014-03-31","expirationDate":"2014-03-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-27","signals":[{"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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"6 permits not marked completed: 102452 (Expired), 717287 (Expired), EP-2021-003729 (Expired), CP-2021-002058 (Expired), SP-2022-000397 (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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"1 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Apr 30, 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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"4 fire/suppression-related permits matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Carnival #529019: Inactive; Food Estab, Retail Non-Permanent Location (Annual) #559726: Inactive; Food Estab, Retail Non-Permanent Location (Annual) #559727: Inactive; Food Estab, Retail Non-Permanent Location (Annual) #559728: Inactive","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/"},{"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/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 1 historical violation across 1 case.","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/"}]}