{"asOf":"2026-07-25T20:18:20.254Z","block":"10500-10599 DRUMMOND RD","blockUrl":"https://philadelphia.blockreport.homes/block/10500-10599-drummond-rd","address":"10500 DRUMMOND RD","parcelNumber":"884284500","source":"https://property.phila.gov/?p=884284500","ownerType":"investor","kind":"industrial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"LB0","buildingCodeNew":"272","buildingClass":"IND. LGHT MFG MASONRY","buildingClassNew":"OFFICE WAREHOUSE","useLabel":"Industrial","owner":"PA NEWCO 5 LLC","coOwner":null,"marketValue":4896400,"landAssessment":1958500,"improvementAssessment":2937900,"livableArea":53222,"yearBuilt":1997,"lastSale":{"price":21850000,"date":"2024-05-20T04:00:00Z"},"openViolations":0,"violations":[{"number":"1623046","date":"2009-11-25","code":"A-301.1/71","title":"PERMB- CREATE WALL BREACH","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1623051","date":"2009-11-25","code":"A-901.13/1","title":"PENALTY- NO BLDG PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1623045","date":"2009-11-25","code":"A-301.1/3","title":"PERMB- ALTER REP'R EXT PORTION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1554221","date":"2009-11-27","code":"PM-307.1/12","title":"WALL PARTIALLY COLLAPSED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1554222","date":"2009-11-27","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2021-031156","date":"2021-05-20","code":"A-301.1/6","title":"PARTIAL DEMOLITION","status":"COMPLIED","resolutionDate":"2021-08-18","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-031157","date":"2021-05-20","code":"A-301.1/51","title":"ALTER ELECTRICAL WIRING","status":"COMPLIED","resolutionDate":"2021-08-18","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-031155","date":"2021-05-20","code":"A-301.1/4","title":"ALTER INTERIOR PORTION","status":"COMPLIED","resolutionDate":"2021-07-14","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2026-003301","date":"2026-01-15","code":"9-3402(2)","title":"BENCHMARKING LATE","status":"CLOSED","resolutionDate":"2026-03-04","resolution":"CLOSED - ADMINISTRATIVELY"}],"violationCases":[{"number":"221251","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DE","status":"CLOSED","createdDate":"2009-11-25","completedDate":"2012-10-22","violations":[{"number":"1623046","date":"2009-11-25","code":"A-301.1/71","title":"PERMB- CREATE WALL BREACH","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1623051","date":"2009-11-25","code":"A-901.13/1","title":"PENALTY- NO BLDG PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1623045","date":"2009-11-25","code":"A-301.1/3","title":"PERMB- ALTER REP'R EXT PORTION","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"221272","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2009-11-27","completedDate":"2010-01-19","violations":[{"number":"1554221","date":"2009-11-27","code":"PM-307.1/12","title":"WALL PARTIALLY COLLAPSED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1554222","date":"2009-11-27","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2021-042184","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2021-05-20","completedDate":"2021-08-18","violations":[{"number":"VI-2021-031156","date":"2021-05-20","code":"A-301.1/6","title":"PARTIAL DEMOLITION","status":"COMPLIED","resolutionDate":"2021-08-18","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-031157","date":"2021-05-20","code":"A-301.1/51","title":"ALTER ELECTRICAL WIRING","status":"COMPLIED","resolutionDate":"2021-08-18","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-031155","date":"2021-05-20","code":"A-301.1/4","title":"ALTER INTERIOR PORTION","status":"COMPLIED","resolutionDate":"2021-07-14","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2026-005052","type":"NOTICE OF VIOLATION","priority":"ADMINISTRATIVE NOTICE OF VIOLATION","responsibility":"OOS INVESTIGATOR","status":"COMPLIED, BALANCE DUE","createdDate":"2026-01-15","completedDate":null,"violations":[{"number":"VI-2026-003301","date":"2026-01-15","code":"9-3402(2)","title":"BENCHMARKING LATE","status":"CLOSED","resolutionDate":"2026-03-04","resolution":"CLOSED - ADMINISTRATIVELY"}]}],"violYears":[{"y":2009,"n":5,"worst":null},{"y":2021,"n":3,"worst":null},{"y":2026,"n":1,"worst":null}],"investigations":[{"caseNumber":"221272","date":"2009-11-25","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"221251","date":"2009-11-25","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"221272","date":"2009-12-28","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"221251","date":"2009-12-31","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"221272","date":"2010-01-19","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"221251","date":"2010-02-12","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"221251","date":"2010-03-19","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"221251","date":"2012-10-22","type":"PRECOURT","status":"PASSED"},{"caseNumber":"CF-2021-042184","date":"2021-05-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-042184","date":"2021-07-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-042184","date":"2021-08-18","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-005052","date":"2026-01-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-005052","date":"2026-03-04","type":null,"status":"PASSED"}],"inspYears":[{"y":2009,"fails":4,"passes":0},{"y":2010,"fails":0,"passes":2},{"y":2012,"fails":0,"passes":1},{"y":2021,"fails":2,"passes":1},{"y":2026,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.08666412806938,"lng":-74.99632398054834,"geom":{"type":"Polygon","coordinates":[[[-74.99530826,40.086283881],[-74.996937634,40.086137132],[-74.997557743,40.086672804],[-74.996969369,40.087073984],[-74.995449062,40.087210599],[-74.99530826,40.086283881]]]},"liDistrict":"EAST","certifications":[{"number":"BC-2023-023960","type":"Fire Alarm Certification","inspectionDate":"2023-10-31","result":"Certified","expirationDate":"2024-10-31","buildingId":"1298242"},{"number":"BC-2024-007277","type":"Sprinkler Certification","inspectionDate":"2024-03-18","result":"Certified","expirationDate":"2025-03-18","buildingId":"1298242"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19154","beds":null,"baths":null,"stories":null,"lotArea":177140,"zoning":"I2","grade":"B","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"800 3RD AVE SUITE 2701, NEW YORK NY, 10022","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":2500000,"taxable":2500000,"land":513700,"improvement":1986300,"taxableLand":513700,"taxableImprovement":1986300,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":2500000,"taxable":2500000,"land":513700,"improvement":1986300,"taxableLand":513700,"taxableImprovement":1986300,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":3059100,"taxable":3059100,"land":550638,"improvement":2508462,"taxableLand":550638,"taxableImprovement":2508462,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":3056300,"taxable":3056300,"land":567154,"improvement":2489146,"taxableLand":567154,"taxableImprovement":2489146,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":3076100,"taxable":3076100,"land":570828,"improvement":2505272,"taxableLand":570828,"taxableImprovement":2505272,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":3076100,"taxable":3076100,"land":570828,"improvement":2505272,"taxableLand":570828,"taxableImprovement":2505272,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":3076100,"taxable":3076100,"land":570828,"improvement":2505272,"taxableLand":570828,"taxableImprovement":2505272,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":3533200,"taxable":3533200,"land":706640,"improvement":2826560,"taxableLand":706640,"taxableImprovement":2826560,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":3533200,"taxable":3533200,"land":706640,"improvement":2826560,"taxableLand":706640,"taxableImprovement":2826560,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":4790000,"taxable":4790000,"land":1437000,"improvement":3353000,"taxableLand":1437000,"taxableImprovement":3353000,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":4790000,"taxable":4790000,"land":1437000,"improvement":3353000,"taxableLand":1437000,"taxableImprovement":3353000,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":4896400,"taxable":4896400,"land":1958500,"improvement":2937900,"taxableLand":1958500,"taxableImprovement":2937900,"exemptLand":0,"exemptImprovement":0}],"taxNow":67050,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"82548","date":"2007-06-12","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2007-06-12","scope":"CHANGE TO INDUSTRIAL SEWING THREAD DISTRIBUTION"},{"number":"252936","date":"2009-12-14","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2010-01-19","scope":"EMERGENCY REPAIRS TO WALL CORNER AT NEW DOOR OPENINGS. INTERIOR MODIFICATIONS CONSTRUCTION OF NEW ACCESSORY OFFICE."},{"number":"252937","date":"2010-01-19","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2010-01-19","scope":"CREATION OF TWO (2) TENANT SPACES FROM ONE (1) TENANT SPACE. UNIT 1 - EXISTING WAREHOUSE AND DISTRIBUTION CENTER FOR INDUSTRIAL SEWING THREAD WITH ACCESSORY OFFICE SPACE ( NO RETAIL OR WHOLESALE SALES) UNIT B- DISTRIBUTION AND STORAGE OF NEWPAPER. NO STORAGE OF WASTE PAPER WITH ACCESSORY PARKING AS PREVIOUSLY APPROVED. NO SIGN ON THIS APPLICATION."},{"number":"258038","date":"2010-02-08","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2010-03-28","scope":"\"INTERIOR ALTERATIONS AS PER PLANS.\" PERMIT TO INCLUDE A CERTIFICATE OF OCCUPANCY FOR THE SUBDIVIDED TENANT SPACES AND ACCESSORY OFFICE, AND THE CONSTRUCTION OF PARTITIONS TO CREATE AN ACCESSORY OFFICE WITH ACCESSIBLE BATHS IN SPACE 2 AND AN ACCESSORY LOADING RAMP. SEPARATE PERMITS REQUIRED FOR PLUMBING, ELECTRICAL, MECHANICAL AND FIRE SUPPRESSION WORK."},{"number":"262340","date":"2010-02-17","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2010-04-07","scope":"3 TOILETS, 3 LAVS, 1 MOP SINK"},{"number":"264127","date":"2010-03-04","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2010-04-01","scope":"HVAC / DUCTWORK PER PLAN"},{"number":"265497","date":"2010-03-12","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2010-04-01","scope":"REVISION TO A/P 258038 TO INCLUDE; THE ERECTION OF A FULL HEIGHT TENANT SEPARATION WALL,CHANGES TO THE ORIGINAL PLAN FOR LAYOUT OF THE ACCESSIBLE BATHROOMS, MOP SINK, SEWAGE PUMP ROOM, AND THE REMOVAL OF MASONRY INFILL AND THE RESTORATION OF AN EXISTING GARAGE DOOR OPENING WITH NEW OVERHEAD DOOR (2)."},{"number":"263674","date":"2010-03-17","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"WAREHOUSE OFFICE - 17 LIGHTS,9 SWITCH,30 RECEIPT,1 FIXIT SIGN, 2 EMERGENCY PACK, 3 REMOTE DOUBLE HEAD EMERGENCY. A/C UNIT NEW PANEL 200AMP 120/240 SINGLE PHASE AS PER 2005 NEC (EAST DISTRICT)"},{"number":"267466","date":"2010-03-18","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"RELOCATE 5 HORN STROBES, NO LOAD CHANGE OR VOLTAGE DROP CHANGE, NOTIFICATION APPLIANCES LOCATED AS REQUIRED BY NFPA-72 (EAST DIST)"},{"number":"485485","date":"2013-07-25","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2013-08-06","scope":"REPAIR 12\" STORM DRAIN UNDER FRONT LAWN PA20132061314"},{"number":"709394","date":"2016-07-22","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2016-07-22","scope":"A WAREHOUSE (FOR RETAIL STORE MERCHANDISE STORAGE) ON UNIT #1 AND OTHER USES AS PREVIOUSLY APPROVED IN AN EXISTING STRUCTURE. NO SIGN ON THIS PERMIT."},{"number":"CP-2021-003207","date":"2021-06-12","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR A LEVEL II INTERIOR ALTERATION TO ACCOMMODATE A PORTION OF AN EXISTING STRUCTURE. ALTERATION TO INCLUDE THE ERECTION OF NEW WALL PARTITIONS, PROVIDE FINISHES AND FURNISHING AS PER APPROVED PLANS**IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK**IEBC 2018** SEPARATE PERMITS REQUIRED FOR ANY MECHANICAL,ELECTRICAL ,PLUMBING & FIRE SUPPRESSION WORK**NO SIGNS ON THIS PERMIT**"},{"number":"EP-2021-005909","date":"2021-07-23","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"Provide new electrical service and power to specific equipment as shown on drawings as per 2017 NEC."},{"number":"ZP-2021-008070","date":"2021-07-29","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF A NON-ILLUMINATED, DOUBLE FACED FREESTANDING SIGN. SIZE AND LOCATION AS PER PLANS. (SEPARATE PERMIT TO BE REQUIRED FOR FLATWALL SIGN INSTALLATION.)"},{"number":"ZP-2021-009151","date":"2021-08-03","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Wholesale, Distribution, and Storage - Warehouse.; Limited Industrial"},{"number":"ZP-2021-005902","date":"2021-08-04","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2021-10-07","scope":"FOR THE ERECTION OF ONE (1) NON-ILLUMINATED WALL SIGN AT THE DRUMMOND ROAD FRONTAGE. SIZE AND LOCATION AS SHOWN IN APPLICATION / PLAN."},{"number":"GP-2021-008550","date":"2021-08-26","work":"Sign","type":"General","description":"General Permit","status":"Completed","completedDate":"2021-10-07","scope":"FOR THE INSTALLATION OF A NON-ILLUMINATED, DOUBLE FACED FREESTANDING SIGN. AND THE ERECTION OF ONE (1) NON-ILLUMINATED WALL SIGN AT THE DRUMMOND ROAD FRONTAGE. SIZE AND LOCATION AS SHOWN IN APPLICATION / PLAN."},{"number":"GM-2024-010787","date":"2025-03-26","work":"Roof Covering Replacement","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2025-09-29","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."}],"storyTag":"Renovated & sold on","storyDelta":9.93,"timeline":[{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"viol","w":"3 L&I violations"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2021,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2021,"k":"permit","w":"Change of Use"},{"y":2021,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2021,"k":"permit","w":"Sign"},{"y":2024,"k":"sale","p":21850000},{"y":2025,"k":"permit","w":"Roof Covering Replacement"},{"y":2026,"k":"viol","w":"L&I violation"},{"y":2026,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":false,"licenses":[{"number":"278496","type":"Dumpster License - Private Property","status":"Inactive","businessName":"AMERICAN & EFIRD INC","legalName":"AMERICAN & EFIRD INC","address":"10500 DRUMMOND RD","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"1999-09-09","latestIssueDate":"2010-07-22","expirationDate":"2011-07-31","inactiveDate":null}],"licenseActivity":[{"number":"278496","type":"Dumpster License - Private Property","businessName":"AMERICAN & EFIRD INC","legalName":"AMERICAN & EFIRD INC","issuedDate":"1999-09-09","latestIssueDate":"2010-07-22","closureDate":"2011-07-31","expirationDate":"2011-07-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","signals":[{"kind":"post-purchase-work","level":"watch","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 1 permit event matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2024","permit activity in 2025"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #82548: 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-2021-003207 (Issued), EP-2021-005909 (Issued), GM-2024-010787 (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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Oct 31, 2024; Sprinkler Certification: Certified through Mar 18, 2025","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":"7 failed, 5 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Mar 4, 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":"Dumpster License - Private Property #278496: 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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 9 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/"}]}