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Certification","inspectionDate":"2023-11-22","result":"Certified","expirationDate":"2024-11-22","buildingId":"1129096"},{"number":"BC-2024-018798","type":"Fire Alarm Certification","inspectionDate":"2024-04-18","result":"Deficient","expirationDate":null,"buildingId":"1129096"},{"number":"BC-2024-029246","type":"Fire Alarm Certification","inspectionDate":"2024-04-24","result":"Certified","expirationDate":"2025-04-24","buildingId":"1129096"},{"number":"BC-2025-000077","type":"Fire Alarm Certification","inspectionDate":"2024-11-26","result":"Certified","expirationDate":"2025-11-26","buildingId":"1129166"},{"number":"BC-2025-023948","type":"Sprinkler Certification","inspectionDate":"2025-01-06","result":"Deficient","expirationDate":null,"buildingId":"1129096"},{"number":"BC-2025-021239","type":"Sprinkler Certification","inspectionDate":"2025-06-06","result":"Deficient","expirationDate":null,"buildingId":"1129096"},{"number":"BC-2025-023860","type":"Fire Alarm Certification","inspectionDate":"2025-08-14","result":"Certified","expirationDate":"2026-08-14","buildingId":"1129096"},{"number":"BC-2025-030680","type":"Emergency and Standby Power Systems Certification","inspectionDate":"2025-11-07","result":"Certified","expirationDate":"2026-11-07","buildingId":"1129166"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19144","beds":null,"baths":null,"stories":null,"lotArea":752387,"zoning":"ICMX","grade":"B","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"101 RICHARDSON ST, BROOKLYN NY, 11211","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":10800000,"taxable":10800000,"land":2106700,"improvement":8693300,"taxableLand":2106700,"taxableImprovement":8693300,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":10800000,"taxable":10800000,"land":2106700,"improvement":8693300,"taxableLand":2106700,"taxableImprovement":8693300,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":11968200,"taxable":11968200,"land":4180910,"improvement":7787290,"taxableLand":4180910,"taxableImprovement":7787290,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":12482600,"taxable":12482600,"land":4183496,"improvement":8299104,"taxableLand":4183496,"taxableImprovement":8299104,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":12558200,"taxable":12558200,"land":4205190,"improvement":8353010,"taxableLand":4205190,"taxableImprovement":8353010,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":12558200,"taxable":12558200,"land":4205190,"improvement":8353010,"taxableLand":4205190,"taxableImprovement":8353010,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":12558200,"taxable":12558200,"land":4205190,"improvement":8353010,"taxableLand":4205190,"taxableImprovement":8353010,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":16144500,"taxable":16144500,"land":3688500,"improvement":12456000,"taxableLand":3688500,"taxableImprovement":12456000,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":16144500,"taxable":16144500,"land":3688500,"improvement":12456000,"taxableLand":3688500,"taxableImprovement":12456000,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":18917760,"taxable":18917760,"land":6487300,"improvement":12430460,"taxableLand":6487300,"taxableImprovement":12430460,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":18917700,"taxable":18917700,"land":6487240,"improvement":12430460,"taxableLand":6487240,"taxableImprovement":12430460,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":23021400,"taxable":23021400,"land":5101400,"improvement":17920000,"taxableLand":5101400,"taxableImprovement":17920000,"exemptLand":0,"exemptImprovement":0}],"taxNow":264810,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"912978","date":"2018-09-28","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2018-09-28","scope":"FOR THE ERECTION OF AN INTERIOR ADDITION TO CREATE A NEW MEZZANINE WITHIN SUITE #142 ON THE 1ST FLR OF AN EXISTING DETACHED STRUCTURE, SIZE AND LOCATION AS SHOWN ON PLAN/APPLICATION. FOR USE OF SPACE #142 AS BUSINESS AND PROFESSIONAL OFFICES, AND WAREHOUSE, WITH NO CHANGES TO OTHER EXISTING/PREVIOUSLY APPROVED USES WITHIN THE OVERALL BUILDING; NO SIGNS ON THIS PERMIT."},{"number":"898733","date":"2018-09-28","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-03-15","scope":"FOR LEVEL II ALTERATIONS WITH A PARTIAL CHANGE OF OCCUPANCY CLASSIFICATION FROM GROUP S-1 (WAREHOUSE) TO GROUPS B AND S-1 (OFFICES & WAREHOUSE), WITHIN SUITE #142 ON THE FIRST FLOOR AND NEW MEZZANINE OF THE SOUTH-MOST CORNER OF AN EXISTING MULTI-USE BUILDING, AS PER PLANS; SEPARATE PERMITS REQUIRED FOR ALL MEP/FSP WORK; BUILDING IS FULLY SPRINKLERED THROUGHOUT IN ACCORDANCE WITH NFPA 13; NO SIGNS ON THIS PERMIT; STORAGE OF COMBUSTIBLES SHALL BE IN ACCORDANCE WITH PHILADELPHIA FIRE CODE."},{"number":"931546","date":"2018-12-11","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2019-03-11","scope":"EXTENSION OF AN EXISTING NFPA 13 SPRINKLER SYSTEM TO PROTECT ABOVE AND BELOW NEW MEZZANINE FOR OFFICE/WAREHOUSE SPACE AS PER APPROVED PLANS. NO WORK TO EXISTING SPRINKLER RISER OR MAIN FEED. WORK TO BE PERFORMED BY A PHILADELPHIA LICENSED FIRE SUPPRESSION CONTRACTOR."},{"number":"949059","date":"2019-02-25","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-03-12","scope":"INSTALLATION OF NEW FACP INSTALLATION OF NEW INITIATING AND INDICATING DEVICE PER 2008 NEC (NORTH DISTRICT)"},{"number":"978621","date":"2019-06-10","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2019-06-10","scope":"CHURCH/RELIGIOUS ASSEMBLY/PLACE OF WORSHIP IN AN EXISTING STRUCTURE. NO SIGN ON THIS PERMIT."},{"number":"CP-2023-002748","date":"2023-07-27","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-08-08","scope":"MAKE SAFE: TO COMPLY THE VIOLATIONS IN CF-2023-035530 REPAIR OF MASONARY SILL AND STORE FRONT DOOR, WINDOW, OVERHEAD ROLLING SHUTTER. Non load bearing wall and rehang roll up door as per Engineer report. A separate permit is required for any additional alterations that are not specifically addressed on case #CF-2023-035530 ."},{"number":"CP-2023-004578","date":"2023-09-21","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"LEVEL II ALTERATIONS (NO CHANGE OF OCCUPANCY) FOR RENOVATIONS TO EXISTING STORAGE SPACE WITH ACCESSORY OFFICES (SUITE 130) ON THE FIRST FLOOR OF AN EXISTING BUILDING AS PER APPROVED PLANS. EXISTING BUILDING NOT REQUIRED TO BE SPRINKLERED. *2018 IEBC REVIEW* **SEPARATE PERMITS REQUIRED FOR ANY MEP WORK** AMENDMENT APPROVED 10/21/23 AMEND ALTERATIONS PERMIT CP-2023-004578 TO INCLUDE DEMOLITION OF EXISTING TOILET FACILITIES AND CREATION OF NEW TOILET ROOMS AS PER APPROVED PLANS. **SEPARATE PERMIT REQUIRED FOR PLUMBING WORK**"},{"number":"EP-2023-009271","date":"2023-10-03","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-03-22","scope":"WIRE OFFICES SPACES ACCORDING TO THE DROWINGS, HOME RUNS WILL BE FED FROM EXISTING PANEL 200 AMP 3PH NEW WIRES,SWITCHES,LIGHTS,OUTLETS,ER LIGHTS, ACCORDING TO NEC 2017"},{"number":"MP-2023-005179","date":"2023-12-11","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-04-05","scope":"FOR INSTALLATION OF HVAC SYSTEM AS PER APPROVED PLANS."},{"number":"PP-2023-013407","date":"2024-01-04","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-04-05","scope":"INSTALL 1 WATER FOUNTAIN, 7 WATER CLOSETS, 3 URINALS, 6 LAVATORIES, 1 KITCHEN SINK, 1 DISHWASHER, 1 MOP SINK AND 1 HOT WATER HEATER ACCORDING TO THE 2018 PPC AND PER PLANS."},{"number":"EP-2023-011038","date":"2024-01-05","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"ADDING NEW WIRES, HORNS, STROBES, PULL STATIONS TO EXISTING PANEL ACCORDING TO 2016 NFPA72."},{"number":"CP-2024-000406","date":"2024-02-14","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2026-05-14","scope":"FOR LEVEL 2 ALTERATIONS TO CREATE COMMON SPACE THRU EXISTING WAREHOUSE/LOADING DECK AS PER PLANS. NO CHANGE IN OCCUPANCY CLASSIFICATION."},{"number":"EP-2024-000927","date":"2024-02-21","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-02-27","scope":"Electrical Permit for combo CP-2024-000406"},{"number":"CP-2024-005303","date":"2024-10-31","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-01-18","scope":"LEVEL II INTERIOR ALTERATIONS (NO CHANGE OF OCCUPANCY) FOR RENOVATIONS TO EXISTING MEDICAL OFFICE SPACE (SUITE 200) IN AN EXISTING BUILDING AS PER APPROVED PLANS. EXISTING BUILDING FULLY SPRINKLERED. *2018 IEBC REVIEW* **SEPARATE PERMITS REQUIRED FOR ANY MEP OR FIRE SUPPRESSION WORK**"},{"number":"EP-2024-010784","date":"2024-11-05","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-12-27","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."},{"number":"PP-2024-015578","date":"2024-11-13","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-01-08","scope":"FIXTURE REPLACEMENT WITH PIPING: 2 Toilets, 2 Sinks, 1 Kitchen Sink 5 FIXTURES"},{"number":"FP-2024-002491","date":"2024-11-26","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-01-18","scope":"EZ SPRINKLER HEAD RELOCATION DOCUMENT SIGNED - Please upload the MOST RECENT EZ-Standard sprinkler head relocation form, both pages signed, acknowledging the standard. We will complete processing your Application as soon as the EZ-Standard Statement is received. Relocate (37) sprinklers to accommodate renovations to suite 200"},{"number":"CP-2024-005550","date":"2024-12-03","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-08-16","scope":"LEVEL II ALTERATIONS WITH PARTIAL CHANGE OF OCCUPANCY TO CREATE A RELIGIOUS ASSEMBLY USE IN SUITE 203 OF AN EXISTING BUILDING AS PER APPROVED PLANS. EXISTING BUILDING SPRINKLERED. *2018 IEBC REVIEW* **SEPARATE PERMITS REQUIRED FOR MEP & FIRE SUPPRESSION WORK**"},{"number":"ZP-2024-012415","date":"2024-12-30","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Public, Civic, and Institutional - Educational Facilities"},{"number":"EP-2025-000137","date":"2025-01-13","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-08-11","scope":"INSTALL THREE FEEDER CABLES TO SUPPLY THREE SUBPANELS WITH PROPER DISCONNECT. INSTALL LIGHTINGS, SWITCHES AND RECEPTACLE OUTLETS ACCORDING TO THE 2017 NEC AND PER PLANS. ************** SEPARATE PERMIT IS REQUIRE FOR THE FIRE ALARM SYSTEM **********"},{"number":"FP-2025-000363","date":"2025-02-25","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-08-16","scope":"EZ PERMIT SPRINKLER RELOCATION (NFPA 13)- For the relocation of sprinkler heads as per attached standards. Deviations from these standards require submission of construction and site plans. Relocate 200 existing sprinkler heads"},{"number":"MP-2025-000363","date":"2025-03-13","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-08-16","scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS, AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH THE MANUFACTURER’S SPECIFICATIONS. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."},{"number":"MP-2025-001953","date":"2025-04-03","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-08-16","scope":"FOR INSTALLATION OF MECHANICAL FUEL GAS PIPING IN ACCORDANCE WITH APPROVED PLANS. *REFERENCE PERMIT MP-2025-000363 FOR INSTALLATION OF HVAC APPLIANCES*"},{"number":"PP-2025-001730","date":"2025-04-09","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-08-16","scope":"Install water and drain lines to 30 fixtures. Installation must comply with 2018 PPC section 919 13- toilet 12- lav 2 - kitchen sink 1-shower 2 - water fountains"},{"number":"EP-2025-003121","date":"2025-04-28","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-08-11","scope":"INSTALL FIRE ALARM SYSTEM ACCORDING TO THE 2017 NEC, 2016 NFPA 72 AND PER PLANS."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Change of Use"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"permit","w":"Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"viol","w":"6 L&I violations"},{"y":2025,"k":"insp","w":"Inspection failed ×6"},{"y":2026,"k":"viol","w":"4 L&I violations"},{"y":2026,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":false,"licenses":[{"number":"898686","type":"Food Preparing and Serving","status":"Inactive","businessName":"Philly Movements Dance Company LLC","legalName":"Philly Movements Dance Company LLC","address":"4422-88 WISSAHICKON AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2022-06-16","latestIssueDate":"2024-06-25","expirationDate":"2025-06-15","inactiveDate":"2025-08-14"},{"number":"0987814","type":"Food Preparing and Serving (30+ SEATS)","status":"Active","businessName":"Wissahickon Charter School (Wissahickon Charter School)","legalName":"Wissahickon Charter School","address":"4422-88 WISSAHICKON AVE","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2025-09-03","latestIssueDate":"2025-09-03","expirationDate":"2026-09-02","inactiveDate":null}],"licenseActivity":[{"number":"0987814","type":"Food Preparing and Serving (30+ SEATS)","businessName":"Wissahickon Charter School (Wissahickon Charter School)","legalName":"Wissahickon Charter School","issuedDate":"2025-09-03","latestIssueDate":"2025-09-03","closureDate":null,"expirationDate":"2026-09-02","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"898686","type":"Food Preparing and Serving","businessName":"Philly Movements Dance Company LLC","legalName":"Philly Movements Dance Company LLC","issuedDate":"2022-06-16","latestIssueDate":"2024-06-25","closureDate":"2025-08-14","expirationDate":"2025-06-15","inactiveDate":"2025-08-14","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-29","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 2021, 2023, 2025"],"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":["8 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":"Emergency and Standby Power Systems Certification: Certified through Nov 7, 2026; Fire Alarm Certification: Certified through Aug 14, 2026; Facade Report: Safe with Repair through Dec 16, 2027; Sprinkler Certification: Deficient","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 #912978: 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":"3 permits not marked completed: CP-2023-004578 (Issued), EP-2023-011038 (Issued), CP-2024-000406 (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":"23 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":"12 failed, 6 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jul 9, 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":"Food Preparing and Serving #898686: Inactive since Aug 14, 2025","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/"}]}