{"asOf":"2026-07-30T17:43:46.421Z","block":"3600-3699 S GALLOWAY ST","blockUrl":"https://philadelphia.blockreport.homes/block/3600-3699-s-galloway-st","address":"3650 S GALLOWAY ST","parcelNumber":"884151520","source":"https://property.phila.gov/?p=884151520","ownerType":"investor","kind":"industrial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"LC0","buildingCodeNew":"270","buildingClass":"IND WAREHOUSE MASONRY","buildingClassNew":"TRUCK TERMINAL","useLabel":"Industrial building","owner":"GONGSHING CORP","coOwner":null,"marketValue":800200,"landAssessment":160000,"improvementAssessment":640200,"livableArea":10530,"yearBuilt":2008,"lastSale":{"price":1,"date":"2007-05-10T04:00:00Z"},"openViolations":0,"violations":[{"number":"1414516","date":"2009-07-17","code":"A-000.0/11","title":"VIOL BC MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2009-07-17","underAppeal":false,"noticeUrl":null},{"number":"3675320","date":"2014-12-30","code":"PM-302.2/2","title":"EXT A-CLEAN RUBBISH/GARBAGE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2015-08-20","underAppeal":false,"noticeUrl":null},{"number":"3675319","date":"2014-12-30","code":"PM-302.2/1","title":"EXT A-CLEAN/EXTERMINATE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2015-08-20","underAppeal":false,"noticeUrl":null},{"number":"3675318","date":"2014-12-30","code":"PM-102.4/4","title":"LICENSE-VAC COMM BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2015-08-20","underAppeal":false,"noticeUrl":null},{"number":"3675322","date":"2014-12-30","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2015-08-20","underAppeal":false,"noticeUrl":null},{"number":"3675321","date":"2014-12-30","code":"PM-302.3/1","title":"EXT A-CLEAN WEEDS/PLANTS","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2015-08-20","underAppeal":false,"noticeUrl":null}],"violationCases":[{"number":"209302","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2009-08-05","completedDate":"2009-08-05","noticeUrl":null,"violations":[{"number":"1414516","date":"2009-07-17","code":"A-000.0/11","title":"VIOL BC MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2009-07-17","underAppeal":false,"noticeUrl":null}]},{"number":"464960","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2014-12-31","completedDate":"2016-07-20","noticeUrl":null,"violations":[{"number":"3675320","date":"2014-12-30","code":"PM-302.2/2","title":"EXT A-CLEAN RUBBISH/GARBAGE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2015-08-20","underAppeal":false,"noticeUrl":null},{"number":"3675319","date":"2014-12-30","code":"PM-302.2/1","title":"EXT A-CLEAN/EXTERMINATE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2015-08-20","underAppeal":false,"noticeUrl":null},{"number":"3675318","date":"2014-12-30","code":"PM-102.4/4","title":"LICENSE-VAC COMM BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2015-08-20","underAppeal":false,"noticeUrl":null},{"number":"3675322","date":"2014-12-30","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2015-08-20","underAppeal":false,"noticeUrl":null},{"number":"3675321","date":"2014-12-30","code":"PM-302.3/1","title":"EXT A-CLEAN WEEDS/PLANTS","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2015-08-20","underAppeal":false,"noticeUrl":null}]}],"violYears":[{"y":2009,"n":1,"worst":null},{"y":2014,"n":5,"worst":null}],"investigations":[{"caseNumber":"209302","date":"2009-07-17","type":"BC INSP","status":"PASSED"},{"caseNumber":"464960","date":"2014-12-30","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"464960","date":"2015-02-05","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"464960","date":"2015-04-28","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"464960","date":"2015-08-07","type":"PRECOURT","status":"FAILED"},{"caseNumber":"464960","date":"2015-08-20","type":"PRECOURT","status":"CLOSED"}],"inspYears":[{"y":2009,"fails":0,"passes":1},{"y":2014,"fails":1,"passes":0},{"y":2015,"fails":2,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.90160532119148,"lng":-75.15720979640999,"geom":{"type":"Polygon","coordinates":[[[-75.156748268,39.901692228],[-75.156803435,39.901446455],[-75.15702469,39.901475913],[-75.157037246,39.901419972],[-75.157645112,39.901500553],[-75.15756958,39.901804342],[-75.156748268,39.901692228]]]},"liDistrict":"SOUTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19148","beds":null,"baths":null,"stories":null,"lotArea":20406,"zoning":"I2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"3200 Napoli Way, PHILADELPHIA PA, 19145","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE RELOCATION OF LOT LINES TO CREATE FOUR (4) NEW LOTS FROM ONE (1) EXISTING LOT, USES AS FOLLOW: LOT #1 BEER DISTRIBUTOR, LOT #2 PRODUCE DISTRIBUTION & WHOLESALE SALES, LOT #3 FOOD DISTRIBUTION & LOT #4 FOOD PROCESSING & WHOLES","status":"CLOSED","outcome":"Granted with conditions","date":"2012-06-05","number":"17744","relatedPermit":"370542"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":520700,"taxable":520700,"land":81600,"improvement":439100,"taxableLand":81600,"taxableImprovement":439100,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":520700,"taxable":520700,"land":81600,"improvement":439100,"taxableLand":81600,"taxableImprovement":439100,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":650700,"taxable":650700,"land":58563,"improvement":592137,"taxableLand":58563,"taxableImprovement":592137,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":684500,"taxable":684500,"land":63259,"improvement":621241,"taxableLand":63259,"taxableImprovement":621241,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":688900,"taxable":688900,"land":63666,"improvement":625234,"taxableLand":63666,"taxableImprovement":625234,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":688900,"taxable":688900,"land":63666,"improvement":625234,"taxableLand":63666,"taxableImprovement":625234,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":688900,"taxable":688900,"land":63666,"improvement":625234,"taxableLand":63666,"taxableImprovement":625234,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":789700,"taxable":789700,"land":157940,"improvement":631760,"taxableLand":157940,"taxableImprovement":631760,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":789700,"taxable":789700,"land":157940,"improvement":631760,"taxableLand":157940,"taxableImprovement":631760,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":789800,"taxable":789800,"land":157960,"improvement":631840,"taxableLand":157960,"taxableImprovement":631840,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":789800,"taxable":789800,"land":157960,"improvement":631840,"taxableLand":157960,"taxableImprovement":631840,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":800200,"taxable":800200,"land":160000,"improvement":640200,"taxableLand":160000,"taxableImprovement":640200,"exemptLand":0,"exemptImprovement":0}],"taxNow":11056,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"378431","date":"2011-12-23","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2011-12-23","scope":"FOR USE AS A FOOD PROCESSING BUSINESS WITH WHOLESALE SALES, NO SIGNS ON THIS APPLICATION, TO BE KNOWN AS 3650 S. GALLOWAY STREET."},{"number":"370542","date":"2012-07-17","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2012-08-09","scope":"FOR THE RELOCATION OF LOT LINES TO CREATE (4) LOTS FROM (1) LOT, SIZE AND LOCATION AS SHOWN IN APPLICATION."},{"number":"416704","date":"2012-07-20","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2012-07-20","scope":"FOR FOOD PROCESSING & WHOLESALE SALE, NO RETAIL SALES, NO SIGNS ON THIS APPLICATION, 3650 GALLOWAY STREET."},{"number":"424155","date":"2012-09-04","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2012-09-04","scope":"FOR THE ERECTION OF A COOLER/FREEZER ADDITION, THE ERECTION OF A LOADING DOCK AND PLATFORM, FOR THE CREATION OF FIFTEEN (15) ACCESSORY OFF-STREET PARKING SPACES (2 ACCESSIBLE), THE CREATION OF A LOADING ZONE AND FOR THE ELIMINATION OF AN ACCESS EASEMENT AS SHOWN IN PLANS. FOR USE AS A FOOD PROCESSING CENTER WITH WHOLESALE SALES (NO RETAIL) AS PREVIOUSLY APPROVED. NO SIGNS ON THIS APPLICATION."},{"number":"427780","date":"2012-10-26","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":"2016-08-02","scope":"FOR THE INSTALLATION OF ONE (1) STORY PRE-MANUFACTURED WALK-IN COOLER/FREEZER UNITS TO AN EXISTING ONE (1) STORY BUILDING WITH INTERIOR ALTERATIONS TO INCLUDE THE ERECTION OF NONCOMBUSTIBLE PARTITION WALLS FOR EMPLOYEE WORK, OFFICE, & TOILET ROOM AREAS, CREATION OF EXTERIOR OPENINGS IN EXISTING BEARING WALL TO INCLUDE LOADING DOCK DOORWAY & COOLER UNIT PASS-THRU; BUILDING IS FULLY SPRINKLERED. EXTERIOR ALTERATIONS TO INCLUDE THE ERECTION OF AN EXTERIOR ACCESSIBLE ACCESS RAMP, STAIRWAY, & LOADING DOCK PLATFORM AREA."},{"number":"455923","date":"2013-04-09","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"EXPIRED","completedDate":null,"scope":"FIRST FL INSTALL 4-WC, 4-LAVS, 2-SINKS & 1-3 COMPARTMENT SINK (COMM)"},{"number":"455347","date":"2013-05-08","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2016-02-26","scope":"AMEND PERMIT NO. 427780 TO MODIFY INTERIOR LAYOUT, MODIFY SIZE/ NUMBER OF PREFABRICATED COOLERS, AND ADD RAILING TO EXTERIOR RAMP."},{"number":"424714","date":"2013-05-08","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2013-05-08","scope":"ONE STORY FREEZER ADDITION."},{"number":"484742","date":"2013-07-23","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"EXPIRED","completedDate":"2016-03-01","scope":"RELOCATE 52 EXISTING SPRINKLER HEADS(COMMERCIAL)"},{"number":"490570","date":"2013-09-16","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2015-11-16","scope":"INSTALL NEW 200 AMP SERVICE SUB PANEL - INSATLL 2 BATHROOM LIGHTS - 2 BATHROOM DANS - 2 COOLER LIGHTS - I HOOD FAN - 3 NEW CIRCUITS TO COOLER AND 1 TO FAN - AS PER 2008 NEC"},{"number":"865554","date":"2018-05-29","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-07-25","scope":"INSTALL 400AMP 3 PHASE SERVICE WITH TWO 200AMP PANELS NO INTERIOR WIRING AS PER 2008 NEC (SOUTH DISTRICT)"},{"number":"1001779","date":"2019-08-13","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2020-01-03","scope":"EZ PERMIT RE-ROOFING- FOR THE INSTALLATION OF NEW ROOF COVERINGS ON EXITING ROOFS AS PER ATTACHED STANDARD. DEVIATIONS FROM THESE STANDARDS REQUIRE SUBMISSION OF CONSTRUCTION AND SITE PLANS. REPAIR ALL OPEN SEAMS. *CONTRACTOR HAS NO EMPLOYEES PER NOTARIZED LETTER*"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2012,"k":"permit","w":"Zoning/use"},{"y":2012,"k":"permit","w":"Major alteration"},{"y":2013,"k":"permit","w":"Plumbing"},{"y":2013,"k":"permit","w":"Administrative"},{"y":2013,"k":"permit","w":"Zoning/use"},{"y":2013,"k":"permit","w":"Suppression"},{"y":2013,"k":"permit","w":"Electrical"},{"y":2014,"k":"viol","w":"5 L&I violations"},{"y":2014,"k":"insp","w":"Inspection failed"},{"y":2015,"k":"insp","w":"Inspection failed ×2"},{"y":2018,"k":"permit","w":"Electrical"},{"y":2019,"k":"permit","w":"Alteration"}],"rented":false,"licenses":[{"number":"282058","type":"Dumpster License - Private Property","status":"Active","businessName":"PENNSYLVANIA CHINA FARM INC","legalName":"PENNSYLVANIA CHINA FARM INC","address":"3650 S GALLOWAY ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2004-06-28","latestIssueDate":"2013-07-27","expirationDate":null,"inactiveDate":null},{"number":"327734","type":"Food Manufacturer / Wholesaler","status":"Inactive","businessName":"H & L TRADING INC","legalName":"H & L TRADING INC","address":"3650 S GALLOWAY ST","revenueCode":"3113","rentalCategory":null,"units":null,"issuedDate":"2005-07-25","latestIssueDate":"2007-05-02","expirationDate":"2008-04-30","inactiveDate":"2012-12-22"},{"number":"359915","type":"Food Manufacturer / Wholesaler","status":"Inactive","businessName":"NEW WING SHING TRADING INC","legalName":"NEW WING SHING TRADING INC","address":"3650 S GALLOWAY ST","revenueCode":"3113","rentalCategory":null,"units":null,"issuedDate":"2006-03-14","latestIssueDate":"2006-03-14","expirationDate":"2007-04-30","inactiveDate":"2012-12-22"},{"number":"367054","type":"Food Manufacturer / Wholesaler","status":"Inactive","businessName":"PENNSYLVANIA CHINA FARM INC","legalName":"PENNSYLVANIA CHINA FARM INC","address":"3650 S GALLOWAY ST","revenueCode":"3113","rentalCategory":null,"units":null,"issuedDate":"2006-07-07","latestIssueDate":"2014-04-12","expirationDate":"2015-04-30","inactiveDate":"2015-06-29"},{"number":"481136","type":"Dumpster License - Private Property","status":"Active","businessName":"PENNSYLVANIA CHINA FARM INC","legalName":"PENNSYLVANIA CHINA FARM INC","address":"3650 S GALLOWAY ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2009-08-17","latestIssueDate":"2013-07-27","expirationDate":null,"inactiveDate":null},{"number":"488449","type":"Food Manufacturer / Wholesaler","status":"Inactive","businessName":"WAI K PANG (DONG SHENG INT'T TRADING LLC)","legalName":"WAI K PANG","address":"3650 S GALLOWAY ST","revenueCode":"3113","rentalCategory":null,"units":null,"issuedDate":"2009-11-23","latestIssueDate":"2011-04-14","expirationDate":"2012-04-30","inactiveDate":"2012-12-22"}],"licenseActivity":[{"number":"488449","type":"Food Manufacturer / Wholesaler","businessName":"WAI K PANG (DONG SHENG INT'T TRADING LLC)","legalName":"WAI K PANG","issuedDate":"2009-11-23","latestIssueDate":"2011-04-14","closureDate":"2012-12-22","expirationDate":"2012-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"367054","type":"Food Manufacturer / Wholesaler","businessName":"PENNSYLVANIA CHINA FARM INC","legalName":"PENNSYLVANIA CHINA FARM INC","issuedDate":"2006-07-07","latestIssueDate":"2014-04-12","closureDate":"2015-06-29","expirationDate":"2015-04-30","inactiveDate":"2015-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"359915","type":"Food Manufacturer / Wholesaler","businessName":"NEW WING SHING TRADING INC","legalName":"NEW WING SHING TRADING INC","issuedDate":"2006-03-14","latestIssueDate":"2006-03-14","closureDate":"2012-12-22","expirationDate":"2007-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"327734","type":"Food Manufacturer / Wholesaler","businessName":"H & L TRADING INC","legalName":"H & L TRADING INC","issuedDate":"2005-07-25","latestIssueDate":"2007-05-02","closureDate":"2012-12-22","expirationDate":"2008-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"282058","type":"Dumpster License - Private Property","businessName":"PENNSYLVANIA CHINA FARM INC","legalName":"PENNSYLVANIA CHINA FARM INC","issuedDate":"2004-06-28","latestIssueDate":"2013-07-27","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-29","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #17744: CLOSED · Granted with conditions; related permit 370542. Use permit #378431: 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: 427780 (EXPIRED), 455923 (EXPIRED), 484742 (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":"3 failed, 1 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was CLOSED on Aug 20, 2015.","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":"2 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":"Food Manufacturer / Wholesaler #327734: Inactive since Dec 22, 2012; Food Manufacturer / Wholesaler #359915: Inactive since Dec 22, 2012; Food Manufacturer / Wholesaler #367054: Inactive since Jun 29, 2015; Food Manufacturer / Wholesaler #488449: Inactive since Dec 22, 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 and appears related-party/family-held.","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 6 historical violations across 2 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/"}]}