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SIZE AND LOCATION AS SHOWN IN APPLICATION / PLAN. FOR THE RECONFIGURATION OF EXISTING PARKING AREAS AND DRIVE AISLES; FOR A REDUCTION IN THE TOTAL NUMBER OF OPEN-AIR OFF-STREET PARKING SPACES TO A NEW TOTAL OF 482 SPACES (INCLUSIVE OF ACCESSIBLE SPACES AND PARKING FOR TRACTORS AND TRAILERS). ADDITION AS PART OF AN EXISTING FOOD DISTRIBUTION WAREHOUSE WITH ACCESSORY OFFICES, LOADING DOCKS AND SIGNAGE AND ON THE SAME LOT AS VEHICLE MAINTENANCE AND FUELING AREA AS PREVIOUSLY APPROVED. NO SIGNS THIS PERMIT."},{"number":"433215","date":"2012-10-25","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2012-10-25","scope":"FOR THE ERECTION OF A 10'-0\" TALL ORNAMENTAL FENCE WITH TWO (2) SLIDING GATES. SIZE AND LOCATION AS SHOWN IN PLANS. FOR USE AS ORNAMENTAL FENCING ACCESSORY TO AN EXISTING FOOD DISTRIBUTION CENTER, OFFICES, COMMERCIAL VEHICLE REPAIR AND MAINTENANCE AND SIGNS AS PREVIOUSLY APPROVED."},{"number":"444962","date":"2013-01-16","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2013-09-04","scope":"ALTER WILL CALL ROOM WITHIN EXISTING BUILDING ENVELOPE; CONSTRUCT RAMP, WALL, AND STRUCTURAL PAVING. PERMIT TO INCLUDE TASK 1 WORK ONLY. SEPARATE PERMIT REQUIRED FOR TASKS 2 AND 3."},{"number":"444963","date":"2013-01-16","work":"Addition","type":"BP_ADDITON","description":"ADDITION PERMIT","status":"COMPLETED","completedDate":"2013-11-18","scope":"PHASED CONSTRUCTION TASK 1 DRY DOCK RENOVATIONS : DEMOLITON OF EXISTING DRY DOCK AND CANOPY, NEW CONSTRUCTION/ ALTERATIONS FOR NEW EXTERIOR DRY DOCK AND CONCRETE APRON, EXTERIOR CANOPY, APPROX. 270' EXTERIOR WALL DEMO AND CLADDING REPLACEMENT, NEW OVERHEAD DOORS - EXTERIOR WORK AS INDICATED. STRUCTURAL MODIFICATIONS AND REINFORCING OF FRAMING, EXTERIOR SITE AND CIVIL WORK, EXTERIOR ALTERATIONS, FENCING, LANDSCAPING / LOT IMPROVMENTS FOR EXISITNG WAREHOUSE. SEWER CONNECTIONS,SEWER IMPROVEMENTS PER PWD. ADDITIONAL PERMITS REQ: ELECTRICAL, PLUMBING ,HVAC, SPRINKLERS IF MODIFIED THIS PHASE. ADDITIONAL PERMITS FOR TASK 2 & 3 PORTIONS (NOT APPROVED ON THIS PERMIT). IN CONJUNCTION/SEE AP 444962 FOR ADDITIONAL TASK 1 INTERIOR ALTERATIONS WORK."},{"number":"460929","date":"2013-04-05","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2014-03-14","scope":"STORM SEWER, SANITARY SEWER WATER SERVICE (COMM) PA20130710603 & PA20130710604 3 SEWER CONNECTIONS"},{"number":"462151","date":"2013-04-08","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2013-11-18","scope":"INSTALL (2) WALL HYDRANTS AND RELOCATE EXISTING ROOF DRAIN (TIE INTO EXISTING) - NOTE: ALTHOUGH THE WORK IS IN THE NEW DRY DOCK ADDITION (SEE BUILDING PERMIT #444963), PLAN REVIEW HAS BEEN WAIVED DUE TO THE SMALL (\"DE MINIMUS) SCOPE OF WORK - SEE OLE FILE ATTACHED"},{"number":"460798","date":"2013-04-26","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2013-09-04","scope":"MODIFY EXISTING FLUES AND NEW DUCT WORK AS PER PLANS."},{"number":"468018","date":"2013-06-05","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2015-01-30","scope":"LEVEL II ALTERATIONS TO INCLUDE DEMOLITION OF EXISTING OFFILCE SPACE, CONSTRUCT NEW OFFICE SPACE,KITCHEN AREA AND MULTI PURPOSE ROOMS, NEW EXTERIOR WALL AND RE ROOFING WORK AS PER APPROVED PLANS FOR TASKS 2 AND 3. **SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION**"},{"number":"468489","date":"2013-06-12","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2013-09-04","scope":"EXTEND EXISTING SPRINKLER SYSTEM IN ACCORDANCE WITH NFPA 13 TO PROVIDE COVERAGE TO ALTERED AREA WITHIN EXISTING STRUCTURE PER PLANS."},{"number":"496207","date":"2013-11-01","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2015-02-06","scope":"NEW SPRINKLER INSTALLATION, CONNECT TO EXISITNG SYSTEM, EXTEND EXISTING SYSTEM FOR REMODELED TASK 2 IN EXISTING SYSCO FOODS FACILITY. RESUPPLY THREE EXISTING WET PIPE SPRINKLER SYSTEMS FROM NEW RISER ROOM AND REMOVE OLD RISERS."},{"number":"489400","date":"2013-11-12","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2015-01-30","scope":"INSTALLATION OF NEW DUCT WORK AS PER PLANS FOR TASK 2 & 3."},{"number":"489116","date":"2014-01-15","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-02-06","scope":"NEW DOMESTIC WATER PIPING, WASTE, SANITARY & STORM SEWER (WAREHOUSE)"},{"number":"524202","date":"2014-03-13","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2014-03-14","scope":"TCO FOR AP# 468018. TASK 2 AREA OF 1ST PHASE: NEW OFFICE AND COMPUTER ROOM"},{"number":"509354","date":"2014-03-21","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2015-01-30","scope":"INSTALLATION OF NFPA 13 SPRINKLER SYSTEM SERVING COMMERCIAL FACILITY. CONNECTION TO EXISTING SYSTEM. DESIGN PROFESSIONAL: MARK SHAMBAUGH, PE"},{"number":"459834","date":"2014-04-10","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2016-08-18","scope":"MODIFICATIONS AND ALTERATIONS TO EXISTING ELECTRICAL SYSTEMS AND FIRE ALARM PER 2008 NEC & NFPA 72 (COMMERCIAL)"},{"number":"522340","date":"2014-04-11","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2014-04-11","scope":"FOR THE ERECTION OF THREE, ACCESSORY. STATICALLY ILLUMINATED, FREE STANDING SIGNS (LOCATED ON THE PATISON AVE, 7TH STREET AND PACKER AVE FRONTAGES). FOR THE ERECTION OF ONE ACCESSORY, NON-ILLUMINATED FLATWALL SIGN. SIZE AND LOCATION AS SHOWN IN THE APPLICATION/PLANS. SIGNS ACCESSORY TO AN EXISTING FOOD DISTRIBUTION WAREHOUSE WITH ACCESSORY OFFICES, VEHICLE MAINTENANCE AND FUELING WITH ALL OTHER USES, PARKING, AND FENCES AS PREVIOUSLY APPROVED."},{"number":"537850","date":"2014-05-21","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2014-07-21","scope":"REPLACE IN KIND: 2- 20A CIRCUITS FOR BATTERY CHARGERS... IN ACCORDANCE WITH 2008 NEC"},{"number":"535985","date":"2014-06-20","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2015-03-27","scope":"FOR THE ERECTION OF THREE (3) FREE STANDING DOUBLE-FACED SIGNS OF METAL FRAME CONSTRUCTION W. ISOLATED SHALLOW CAST-IN-PLACE REINFORCED CONCRETE FOOTINGS & ONE (1) WALL SIGN ATTACHED TO EXISTING EXTERIOR WALL W. THROUGH ANCHORS & ADDITIONAL BACKING AS REQUIRED. SEPARATE PERMIT REQUIRED FOR ELECTRICAL WORK."},{"number":"571883","date":"2014-12-04","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2015-02-06","scope":"FOR THE INSTALLATION OF (1) ONE UL 300 LISTED WET CHEMICAL EXTINGUISHING SYSTEM SERVING TWO (2) EXHAUST HOODS WITH FORTY-NINE (49) FLOW POINTS IN ACCORDANCE WITH NFPA 17A."},{"number":"571885","date":"2014-12-04","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2015-02-06","scope":"INSTALLATION OF TWO (2) UL 710 LISTED COMMERCIAL KITCHEN EXHAUST HOODS WITH TIE IN TO PREVIOUSLY APPROVED EXHAUST/MAKE-UP DUCTWORK AND FANS (UNDER PERMIT 489400) AS PER APPROVED PLANS. ***SEPARATE PERMIT SHALL BE REQUIRED FOR INSTALLATION OF AN APPROVED AUTOMATIC FIRE SUPRESSION SYSTEM***"},{"number":"23363","date":"2015-03-02","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2015-03-02","scope":"03/11/2015 ERECT ASSEMBLY TENTS (80'X15') (30'X50') (40'X80') (15'X15') (10'X30') SYSCO FOOD SHOW"},{"number":"594412","date":"2015-03-13","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2015-10-27","scope":"INSTALL 9- 20A, 120V GFCI RECEPTACLES FOR TEMPORARY USE FROM 3/2/15 TO 3/26/15. ALL WIRING REMOVED BY 3/26/15.. SEE OPS PERMIT #23363. IN ACCORDANCE WITH 2008 NEC"},{"number":"597385","date":"2015-03-20","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2015-10-27","scope":"SUPPLY AND INSTALL (38) 120 VOLT DUPLEX GFCI RECEPTACLES FOR TEMPORARY USE-START DATE 3/2/15 AND END DATE 3/26/15 PER 2008 NEC. (SOUTH DISTRICT)"},{"number":"23536","date":"2015-06-04","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2015-06-05","scope":"06/18/2015 ERECT ASSEMBLY TENT (40'X100') SYSCO FOODS"},{"number":"23799","date":"2015-10-08","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2015-10-08","scope":"PERMIT FOR THE ERECTION OF THREE (3) TENTS (1) 80 X 150, (1) 15 X 15, AND (1) 30 X 50 LOCATED AT SYSCO FOODS"},{"number":"647340","date":"2015-10-26","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"TEMPORARY USE- 10/19/15- 10/28/15: INSTALL 38- 20A, 120V GFCI RECEPTACLES FOR ASSEMBLY TENT... IN ACCORDANCE WITH 2008 NEC"},{"number":"24238","date":"2016-05-27","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2016-05-27","scope":"6/16/16 ERECT ASSEMBLY TENT 40X100"},{"number":"24497","date":"2016-09-23","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2016-09-23","scope":"9/26/16 ERECT ASSEMBLY TENT 40X40"},{"number":"25225","date":"2017-10-23","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2017-10-23","scope":"10/20/17 ERECT ASSEMBLY TENT 40X100"},{"number":"25798","date":"2018-08-31","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2018-08-31","scope":"09/05/18 ERECT ASSEMBLY TENTS 40X140, 20X140, 20X20, 10X30, 15X15"},{"number":"936706","date":"2019-01-09","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-04-16","scope":"LEVEL II ALTERATIONS TO INCLUDE DEMOLITION OF EXISTING OFFICE SPACE, CONSTRUCT NEW OFFICE SPACE AS PER PLAN. **SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL & FIRE SUPPRESSION**"},{"number":"944652","date":"2019-01-28","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2019-04-16","scope":"RELOCATE 8 DIFFUSERS, TO COMPLY WITH EZ PERMIT STANDARDS FOR DUCTWORK"},{"number":"951047","date":"2019-02-21","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2019-03-13","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."},{"number":"947358","date":"2019-03-05","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-04-11","scope":"24 RECEPS 31 LIGHT FIXTURES 11 CONTROLS AND ASSOCIATED BRANCH CIRCUIT WIRING PER THE PLANS AND CODES EXISTING BRAND CIRCUITS MADE AVAILABLE FROM DEMO WILL BE REUSED RELOCATE EXISTING FIRE ALARM NOTIFICATION DEVICES 3 TO NEW WALLS PER 2008 NEC (SOUTH DIST)"}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2015,"k":"permit","w":"Electrical"},{"y":2015,"k":"permit","w":"Operations"},{"y":2015,"k":"permit","w":"Operations"},{"y":2015,"k":"permit","w":"Electrical"},{"y":2016,"k":"permit","w":"Operations"},{"y":2016,"k":"permit","w":"Operations"},{"y":2017,"k":"permit","w":"Operations"},{"y":2018,"k":"permit","w":"Operations"},{"y":2019,"k":"permit","w":"Major alteration"},{"y":2019,"k":"permit","w":"Mechanical"},{"y":2019,"k":"permit","w":"Suppression"},{"y":2019,"k":"permit","w":"Electrical"}],"rented":false,"licenses":[{"number":"356434","type":"Hazardous Materials","status":"Inactive","businessName":"SYSCO FOOD SERVICES OF PHILADELPHIA LLC.","legalName":"SYSCO FOOD SERVICES OF PHILADELPHIA LLC.","address":"600 PACKER AVE","revenueCode":"3335","rentalCategory":null,"units":null,"issuedDate":"2006-02-15","latestIssueDate":"2006-02-15","expirationDate":"2007-02-15","inactiveDate":"2011-06-30"},{"number":"526908","type":"Food Manufacturer / Wholesaler","status":"Active","businessName":"SYSCO CORPORATION","legalName":"SYSCO CORPORATION","address":"600 PACKER AVE","revenueCode":"3113","rentalCategory":null,"units":null,"issuedDate":"2011-03-07","latestIssueDate":"2026-05-07","expirationDate":"2027-04-30","inactiveDate":null},{"number":"526910","type":"Motor Vehicle Repair / Fuel Dispensing","status":"Inactive","businessName":"SYSCO CORPORATION","legalName":"SYSCO CORPORATION","address":"600 PACKER AVE","revenueCode":"3311","rentalCategory":null,"units":null,"issuedDate":"2011-03-07","latestIssueDate":"2013-12-18","expirationDate":"2014-12-31","inactiveDate":"2015-03-01"},{"number":"537654","type":"Hazardous Materials","status":"Inactive","businessName":"SYSCO CORPORATION","legalName":"SYSCO CORPORATION","address":"600 PACKER AVE","revenueCode":"3335","rentalCategory":null,"units":null,"issuedDate":"2011-07-07","latestIssueDate":"2013-12-10","expirationDate":"2014-12-31","inactiveDate":"2015-03-01"},{"number":"539491","type":"Hazardous Materials","status":"Inactive","businessName":"SYSCO CORPORATION","legalName":"SYSCO CORPORATION","address":"600 PACKER AVE","revenueCode":"3335","rentalCategory":null,"units":null,"issuedDate":"2011-07-27","latestIssueDate":"2011-07-27","expirationDate":"2011-12-31","inactiveDate":"2012-01-04"}],"licenseActivity":[{"number":"537654","type":"Hazardous Materials","businessName":"SYSCO CORPORATION","legalName":"SYSCO CORPORATION","issuedDate":"2011-07-07","latestIssueDate":"2013-12-10","closureDate":"2015-03-01","expirationDate":"2014-12-31","inactiveDate":"2015-03-01","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"526908","type":"Food Manufacturer / Wholesaler","businessName":"SYSCO CORPORATION","legalName":"SYSCO CORPORATION","issuedDate":"2011-03-07","latestIssueDate":"2026-05-07","closureDate":null,"expirationDate":"2027-04-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"526910","type":"Motor Vehicle Repair / Fuel Dispensing","businessName":"SYSCO CORPORATION","legalName":"SYSCO CORPORATION","issuedDate":"2011-03-07","latestIssueDate":"2013-12-18","closureDate":"2015-03-01","expirationDate":"2014-12-31","inactiveDate":"2015-03-01","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"356434","type":"Hazardous Materials","businessName":"SYSCO FOOD SERVICES OF PHILADELPHIA LLC.","legalName":"SYSCO FOOD SERVICES OF PHILADELPHIA LLC.","issuedDate":"2006-02-15","latestIssueDate":"2006-02-15","closureDate":"2011-06-30","expirationDate":"2007-02-15","inactiveDate":"2011-06-30","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #16908: CLOSED · Granted; related permit 356740. Use permit #231578: 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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Special Hazards Certification: Certified through Apr 30, 2027; Sprinkler Certification: Certified through Jul 26, 2024; Fire Alarm Certification: Certified through Dec 11, 2026","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":"6 failed, 5 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jan 10, 2012.","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":"Hazardous Materials #356434: Inactive since Jun 30, 2011; Motor Vehicle Repair / Fuel Dispensing #526910: Inactive since Mar 1, 2015; Hazardous Materials #537654: Inactive since Mar 1, 2015; Hazardous Materials #539491: Inactive since Jan 4, 2012","why":"A license record proves the licensed activity existed at that time. An inactive or expired license does not establish that the business still operates—or that it may legally reopen under the same use.","action":"If business income matters, verify the current tenant, use registration, and active license in eCLIPSE.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/licenses/business-licenses/"},{"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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 7 historical violations across 4 cases.","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/"}]}