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OWNER REPAIR"}]},{"number":"CF-2026-013814","type":"NOTICE OF VIOLATION","priority":"ADMINISTRATIVE NOTICE OF VIOLATION","responsibility":"QOL FIRE SAFETY INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-02-17","completedDate":null,"violations":[{"number":"VI-2026-008926","date":"2026-02-17","code":"F-105.6.4","title":"REPAIR GARAGES/MOTOR FUEL\n","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2020,"n":6,"worst":null},{"y":2021,"n":2,"worst":null},{"y":2026,"n":1,"worst":null}],"investigations":[{"caseNumber":"CF-2020-079712","date":"2020-11-11","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-079712","date":"2020-12-11","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-098909","date":"2021-10-07","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-098909","date":"2021-10-22","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-013814","date":"2026-02-17","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-013814","date":"2026-02-19","type":null,"status":"FAILED"}],"inspYears":[{"y":2020,"fails":1,"passes":1},{"y":2021,"fails":1,"passes":1},{"y":2026,"fails":2,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.00999772419365,"lng":-75.18852134302755,"geom":{"type":"Polygon","coordinates":[[[-75.188246255,40.009818433],[-75.188573951,40.009706684],[-75.188832188,40.009526746],[-75.189268836,40.010096597],[-75.188701901,40.010370866],[-75.187374299,40.009976291],[-75.187874179,40.009913006],[-75.188246255,40.009818433]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19129","beds":null,"baths":null,"stories":2,"lotArea":68389,"zoning":"I1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"11136 KAUI CT, BOYNTON BEACH FL, 33437","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":1251000,"taxable":1251000,"land":241500,"improvement":1009500,"taxableLand":241500,"taxableImprovement":1009500,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":1251000,"taxable":1251000,"land":241500,"improvement":1009500,"taxableLand":241500,"taxableImprovement":1009500,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":2840000,"taxable":2840000,"land":1838450,"improvement":1001550,"taxableLand":1838450,"taxableImprovement":1001550,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":2904200,"taxable":2904200,"land":1846472,"improvement":1057728,"taxableLand":1846472,"taxableImprovement":1057728,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":2913200,"taxable":2913200,"land":1848670,"improvement":1064530,"taxableLand":1848670,"taxableImprovement":1064530,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":2913200,"taxable":2913200,"land":1848670,"improvement":1064530,"taxableLand":1848670,"taxableImprovement":1064530,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":2913200,"taxable":2913200,"land":1848670,"improvement":1064530,"taxableLand":1848670,"taxableImprovement":1064530,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":3358200,"taxable":3358200,"land":2008760,"improvement":1349440,"taxableLand":2008760,"taxableImprovement":1349440,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":3358200,"taxable":3358200,"land":2008760,"improvement":1349440,"taxableLand":2008760,"taxableImprovement":1349440,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":5158060,"taxable":5158060,"land":2782540,"improvement":2375520,"taxableLand":2782540,"taxableImprovement":2375520,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":5158000,"taxable":5158000,"land":2782480,"improvement":2375520,"taxableLand":2782480,"taxableImprovement":2375520,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":4867300,"taxable":4867300,"land":2491700,"improvement":2375600,"taxableLand":2491700,"taxableImprovement":2375600,"exemptLand":0,"exemptImprovement":0}],"taxNow":72202,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"67926","date":"2007-04-11","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2008-02-28","scope":"PROVIDE 6\" POLE MOUNT PPL CABINET, PROVIDE 2\" CONDUIT SLEEVE 30' FOR RF CABLE, PROVIDE 120V POWER FROM EXISTING ELECTRIC PANEL. (NORTH DIST)"},{"number":"66831","date":"2007-05-18","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2007-05-18","scope":"ERECTION OF TWO (2) ANTENNA TO AN EXISTING TOWER. AS PART OF AN EXISTING WIRELESS TELECOMMUNICATIONS FACILITY ON THE SAME LOT WITH AN EXISTING AUTO REPAIR GARAGE WITH BODY AND FENDER WORK AND ACCESSORY PARKING AND OFFICES AS PREVIOUSLY APPROVED."},{"number":"134784","date":"2008-04-04","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2008-04-04","scope":"FOR THE ERECTION OF THREE (3) PANEL ANTENNAS AND THREE (3) DISH ANTENNAS ON AN EXISTING TOWER AND FOR THE ERECTION OF ONE (1) EQUIPMENT CABINET ON THE GROUND. SIZE AND LOCATION AS SHOWN IN THE APPLICATION. ANTENNAS AND EQUIPMENT FOR USE AS WIRELESS TELECOMMUNICATIONS FACILITY AS PART OF AN EXISTING WIRELESS TELECOMMUNICATIONS FACILTY ON THE SAME LOT AS AN EXISTING AUTO REPAIR GARAGE WITH BODY AND FENDER WORK AND ACCESSORY PARKING AND OFFICES."},{"number":"186877","date":"2009-04-06","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2009-04-06","scope":"FOR A SELF-STORAGE FACILITY IN THE SAME BUILDING AS AN EXISTING AUTO REPAIR GARAGE. EXTERIOR CONTAINERS TO BE RELOCATED TO BUILDING INTERIOR."},{"number":"207296","date":"2009-04-20","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2009-12-30","scope":"ERECT 3 PANEL ANTENNAS, 3 MICROWAVE DISH ANTENNAS, 1 EQUIP CABINET"},{"number":"230163","date":"2009-09-15","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2009-09-15","scope":"FOR THE ERECTION OF SIX (6) ANTENNAS (NTE 15 FT. IN ANY DIRECTION) ON AN EXISTING TOWER AND ERECTION OF TWO (2) EQUIPMENT CABINETS ON THE GROUND (SIZE AND LOCATION AS SHOWN ON THE APPLICATION). FOR ANTENNAS AND EQUIPMENT CABINETS ACCESSORY TO AN EXISTING WIRELESS TELECOMMUNICATIONS FACILITY ON THE SAME LOT WITH AN EXISTING AUTO REPAIR GARAGE WITH BODY AND FENDER WORK AND SELF STORAGE FACILITY WITH ACCESSORY PARKING AND ACCESSORY OFFICES AS PREVIOUSLY APPROVED."},{"number":"234937","date":"2009-09-21","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2009-12-09","scope":"INSTALL 1 NEW 100AMP SERVICE, 1 - 100AMP SINGLE PHASE NEMA 3R, TELECOMM CABLE, 1 SUB PANEL AS PER 2005 NEC (NORTH DISTRICT)"},{"number":"251392","date":"2009-12-04","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"RUN 1'2\" COAX LINES FOR CELL SITE ANTENNAS."},{"number":"331078","date":"2011-04-04","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2011-04-04","scope":"FOR THE ERECTION OF ONE(1) SUPRESSION DOME AND THREE(3) LTE ANTENNAS ON AN EXISTING TOWER. SIZE AND LOCATION AS SHOWN IN THE APPLICATION. ANTENNAS AND SUPRESSION DOME FOR USE AS WIRELESS TELECOMMUNICATIONS FACILITY AS PART OF AN EXISTING WIRELESS TELECOMMUNICATIONS FACILITY ON THE SAME LOT AS AN EXISTING AUTO REPAIR GARAGE WITH BODY AND FENDER WORK AND ACCESSORY PARKING AND OFFICES."},{"number":"348841","date":"2011-06-29","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2011-06-29","scope":"FOR THE REMOVAL OF SIX (6) ANTENNAS AND FOR THE ERECTION OF THREE (3) LTE ANTENNAS, THREE (3) GSM ANTENNAS, THREE (3) REMOTE RADIO HEADS AND ONE (1) SUPPRESSION DOME. SIZE AND LOCATION AS SHOWN IN THE APPLICATION. FOR ANTENNAS AND EQUIPMENT CABINETS ACCESSORY TO AN EXISTING WIRELESS TELECOMMUNICATIONS FACILITY ON THE SAME LOT WITH AN EXISTING AUTO REPAIR GARAGE WITH BODY AND FENDER WORK AND SELF STORAGE FACILITY WITH ACCESSORY PARKING AND ACCESSORY OFFICES AS PREVIOUSLY APPROVED."},{"number":"339057","date":"2011-07-26","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2012-10-17","scope":"THREE (3) LTE / GSM ANTENNA ARRAYS MOUNTED ON TOWER, NEW EQUIPMENT CABINETS IN EXISTING EQUIPMENT SHELTER"},{"number":"411264","date":"2012-06-15","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2012-07-26","scope":"INSTALLING IN 2-1/0 DC CABLES FROM EXISTING 48V POWER PLANT TO NEW LTE EQUIPMENT RACK PER 2008 NEC"},{"number":"435803","date":"2012-12-07","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2012-12-07","scope":"FOR THE REMOVAL OF SIX (6) TOWER MOUNTED ANTENNAS. FOR THE ERECTION OF SIX (6) TOWER MOUNTED ANTENNAS. ALL REPLACEMENT ANTENNAS SAME SIZE INSTALLED IN SAME LOCATION. APPEARANCE TO MATCH COLOR OR SIMILATE MATERIALS OF TOWER. FOR USE AS A WIRELESS TELECOMMUNICATIONS SERVICE ON SAME LOT WITH EXISTINGBUILDING."},{"number":"442400","date":"2013-01-11","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2013-08-08","scope":"REMOVE SIX (6) EXISTING ANTENNAS AND INSTALL SIX (6) NEW ANTENNAS. **ELECTRICAL WORK REQUIRES ADDITIONAL PERMITS**"},{"number":"452742","date":"2013-02-08","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2013-07-20","scope":"UPGRADE BREAKER FROM 50AMP TO 60AMP AND REPLACE WIRE IF NECESSARY, INSTALLATION OF TELECOM/DATA WIRING AND/OR EQUIPMENT, REMOVE AND REPLACE 3 ANTENNAS, INSTALL 3 LINES OF FIBER FROM ANTENNA TO EQUIPMENT AS PER 2008 NEC (CELL TOWER)"},{"number":"467957","date":"2013-05-30","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2013-08-17","scope":"INSTALL ONLY (1)80KW 1P 120/240V GENERATOR, (1)200AMP ATS SWITCH AND (1)800AMP DISTRIBUTION PANEL PER 2008 NEC (CELL TOWER)"},{"number":"541999","date":"2014-06-10","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALL CONDUIT INSIDE AND OUTSIDE OF BUILDING, UNDERGROUND FOR FUTURE COMMUNICAITONS WIRE AS PER 2008 NEC (NORTH DISTRICT)"},{"number":"664545","date":"2016-01-27","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2016-08-19","scope":"REMOVE EXISTING 60A CIRCUIT BREAKER, INSTALL 80A CIRCUIT BREAKER... IN ACCORDANCE WITH 2008"},{"number":"701979","date":"2016-06-22","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-08-26","scope":"3/4 RPZ BACK FLOW (COMMERCIAL) THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"EP-2022-005742","date":"2022-06-08","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-06-13","scope":"Install (3) new antenna, (6) radio heads on existing structure Install new 200 amp service Install wiring from PPC cabinet to energy cabinet Provide trenching or above ground conduit path for power & fiber As per 2017 nec"}],"storyTag":"Improved","storyDelta":0,"timeline":[{"y":2013,"k":"permit","w":"Electrical"},{"y":2013,"k":"permit","w":"Electrical"},{"y":2014,"k":"permit","w":"Electrical"},{"y":2016,"k":"permit","w":"Electrical"},{"y":2016,"k":"permit","w":"Plumbing"},{"y":2020,"k":"viol","w":"6 L&I violations"},{"y":2020,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2021,"k":"viol","w":"2 L&I violations"},{"y":2021,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"viol","w":"L&I violation"},{"y":2026,"k":"insp","w":"Inspection failed ×2"}],"rented":false,"licenses":[{"number":"299594","type":"Outdoor Advertising Sign","status":"Closed","businessName":"CLEAR CHANNEL OUTDOOR (MATT BRADLEY)","legalName":"CLEAR CHANNEL OUTDOOR","address":"3520 INDIAN QUEEN LN","revenueCode":"3708","rentalCategory":null,"units":null,"issuedDate":"2004-03-25","latestIssueDate":"2005-04-20","expirationDate":"2007-03-31","inactiveDate":null},{"number":"299385","type":"Outdoor Advertising Sign","status":"Inactive","businessName":"CBS OUTDOOR INC. (CBS OUTDOOR INC.)","legalName":"CBS OUTDOOR INC.","address":"3520 INDIAN QUEEN LN","revenueCode":"3708","rentalCategory":null,"units":null,"issuedDate":"2004-12-24","latestIssueDate":"2005-04-20","expirationDate":"2007-03-31","inactiveDate":null},{"number":"353389","type":"Motor Vehicle Repair / Fuel Dispensing","status":"Inactive","businessName":"JOSEPH P LONG","legalName":"JOSEPH P LONG","address":"3520 INDIAN QUEEN LN","revenueCode":"3311","rentalCategory":null,"units":null,"issuedDate":"2007-01-18","latestIssueDate":"2021-03-07","expirationDate":"2021-12-31","inactiveDate":"2022-03-01"},{"number":"883764","type":"Hazardous Materials","status":"Inactive","businessName":"SEAN LONG LLC (JOE LONG'S EAST FALLS AUTOMOTIVE)","legalName":"SEAN LONG LLC","address":"3520 INDIAN QUEEN LN","revenueCode":"3335","rentalCategory":null,"units":null,"issuedDate":"2021-12-20","latestIssueDate":"2023-03-21","expirationDate":"2023-12-19","inactiveDate":"2024-02-17"},{"number":"883765","type":"Motor Vehicle Repair / Fuel Dispensing","status":"Active","businessName":"SEAN LONG LLC (JOE LONG'S EAST FALLS AUTOMOTIVE)","legalName":"SEAN LONG LLC","address":"3520 INDIAN QUEEN LN","revenueCode":"3311","rentalCategory":null,"units":null,"issuedDate":"2021-12-20","latestIssueDate":"2026-03-05","expirationDate":"2026-12-19","inactiveDate":null}],"licenseActivity":[{"number":"883764","type":"Hazardous Materials","businessName":"SEAN LONG LLC (JOE LONG'S EAST FALLS AUTOMOTIVE)","legalName":"SEAN LONG LLC","issuedDate":"2021-12-20","latestIssueDate":"2023-03-21","closureDate":"2024-02-17","expirationDate":"2023-12-19","inactiveDate":"2024-02-17","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"883765","type":"Motor Vehicle Repair / Fuel Dispensing","businessName":"SEAN LONG LLC (JOE LONG'S EAST FALLS AUTOMOTIVE)","legalName":"SEAN LONG LLC","issuedDate":"2021-12-20","latestIssueDate":"2026-03-05","closureDate":null,"expirationDate":"2026-12-19","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"353389","type":"Motor Vehicle Repair / Fuel Dispensing","businessName":"JOSEPH P LONG","legalName":"JOSEPH P LONG","issuedDate":"2007-01-18","latestIssueDate":"2021-03-07","closureDate":"2022-03-01","expirationDate":"2021-12-31","inactiveDate":"2022-03-01","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"299385","type":"Outdoor Advertising Sign","businessName":"CBS OUTDOOR INC. (CBS OUTDOOR INC.)","legalName":"CBS OUTDOOR INC.","issuedDate":"2004-12-24","latestIssueDate":"2005-04-20","closureDate":"2007-03-31","expirationDate":"2007-03-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"299594","type":"Outdoor Advertising Sign","businessName":"CLEAR CHANNEL OUTDOOR (MATT BRADLEY)","legalName":"CLEAR CHANNEL OUTDOOR","issuedDate":"2004-03-25","latestIssueDate":"2005-04-20","closureDate":"2007-03-31","expirationDate":"2007-03-31","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false}],"businessLicenseSourceDate":"2026-07-28","signals":[{"kind":"record-pressure","level":"watch","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["1 open L&I violation","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."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #66831: 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":"violations","level":"attention","title":"1 open L&I violation","finding":"9 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":"4 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Feb 19, 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":"1 fire/suppression-related permit 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":"Outdoor Advertising Sign #299594: Closed; Outdoor Advertising Sign #299385: Inactive; Motor Vehicle Repair / Fuel Dispensing #353389: Inactive since Mar 1, 2022; Hazardous Materials #883764: Inactive since Feb 17, 2024","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/"}]}