{"asOf":"2026-07-25T22:05:45.180Z","block":"1400-1499 PARRISH ST","blockUrl":"https://philadelphia.blockreport.homes/block/1400-1499-parrish-st","address":"1429-35 PARRISH ST","parcelNumber":"884342554","source":"https://property.phila.gov/?p=884342554","ownerType":"absentee","kind":"industrial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"LC0","buildingCodeNew":"273","buildingClass":"IND WAREHOUSE MASONRY","buildingClassNew":"WAREHOUSE","useLabel":"Industrial building","owner":"PEOPLE FOR PEOPLE INCORPO","coOwner":null,"marketValue":676400,"landAssessment":135200,"improvementAssessment":541200,"livableArea":13875,"yearBuilt":1920,"lastSale":{"price":1,"date":"2007-03-08T05:00:00Z"},"openViolations":0,"violations":[{"number":"3282024","date":"2014-05-16","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3282023","date":"2014-05-16","code":"PM-102.4/4","title":"LICENSE-VAC COMM BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3282025","date":"2014-05-16","code":"PM-306.2/4","title":"VAC PROP REPLAC WIN/DRS 80%","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"211937435","date":"2017-04-25","code":"PM15-304.6","title":"EXTERIOR STRUCTURE WALLS","status":"COMPLIED","resolutionDate":"2023-12-08","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"211937440","date":"2017-04-25","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":"2023-12-08","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"211937434","date":"2017-04-25","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"COMPLIED","resolutionDate":"2023-12-08","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"211937437","date":"2017-04-25","code":"PM15-304.7","title":"EXTERIOR STRUCT ROOF DRAINAGE","status":"COMPLIED","resolutionDate":"2023-12-08","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"211937436","date":"2017-04-25","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":"2023-12-08","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"211937439","date":"2017-04-25","code":"PM15-302.9","title":"EXTERIOR AREA GRAFFITI","status":"COMPLIED","resolutionDate":"2023-12-08","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"211988258","date":"2020-02-10","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":"2022-12-22","resolution":"COMPLIED - OWNER REPAIR"},{"number":"211988257","date":"2020-02-10","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2022-12-22","resolution":"COMPLIED - OWNER REPAIR"},{"number":"211988256","date":"2020-02-10","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2022-12-22","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-094786","date":"2023-12-08","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":"2023-12-21","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-094787","date":"2023-12-08","code":"PM15-901.1","title":"VACANT PROPERTIES","status":"COMPLIED","resolutionDate":"2023-12-21","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-094788","date":"2023-12-08","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2023-12-21","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"432122","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2014-05-19","completedDate":"2017-04-25","violations":[{"number":"3282024","date":"2014-05-16","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3282023","date":"2014-05-16","code":"PM-102.4/4","title":"LICENSE-VAC COMM BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3282025","date":"2014-05-16","code":"PM-306.2/4","title":"VAC PROP REPLAC WIN/DRS 80%","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"580351","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2017-04-25","completedDate":"2023-12-08","violations":[{"number":"211937435","date":"2017-04-25","code":"PM15-304.6","title":"EXTERIOR STRUCTURE WALLS","status":"COMPLIED","resolutionDate":"2023-12-08","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"211937440","date":"2017-04-25","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":"2023-12-08","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"211937434","date":"2017-04-25","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"COMPLIED","resolutionDate":"2023-12-08","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"211937437","date":"2017-04-25","code":"PM15-304.7","title":"EXTERIOR STRUCT ROOF DRAINAGE","status":"COMPLIED","resolutionDate":"2023-12-08","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"211937436","date":"2017-04-25","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":"2023-12-08","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"211937439","date":"2017-04-25","code":"PM15-302.9","title":"EXTERIOR AREA GRAFFITI","status":"COMPLIED","resolutionDate":"2023-12-08","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]},{"number":"723982","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2020-02-11","completedDate":"2022-12-22","violations":[{"number":"211988258","date":"2020-02-10","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":"2022-12-22","resolution":"COMPLIED - OWNER REPAIR"},{"number":"211988257","date":"2020-02-10","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2022-12-22","resolution":"COMPLIED - OWNER REPAIR"},{"number":"211988256","date":"2020-02-10","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2022-12-22","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2023-124703","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2023-12-08","completedDate":"2023-12-21","violations":[{"number":"VI-2023-094786","date":"2023-12-08","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":"2023-12-21","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-094787","date":"2023-12-08","code":"PM15-901.1","title":"VACANT PROPERTIES","status":"COMPLIED","resolutionDate":"2023-12-21","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-094788","date":"2023-12-08","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2023-12-21","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2014,"n":3,"worst":null},{"y":2017,"n":6,"worst":null},{"y":2020,"n":3,"worst":"EXTERIOR STRUCT UNSAFE COND 7"},{"y":2023,"n":3,"worst":null}],"investigations":[{"caseNumber":"39984","date":"2005-06-07","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"39984","date":"2005-06-07","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"432122","date":"2014-05-16","type":"CI INSP","status":"FAILED"},{"caseNumber":"432122","date":"2014-06-20","type":"CI INSP","status":"FAILED"},{"caseNumber":"432122","date":"2014-08-05","type":"CI INSP","status":"CLOSED"},{"caseNumber":"432122","date":"2017-04-25","type":"PRECOURT","status":"PASSED"},{"caseNumber":"580351","date":"2017-04-25","type":"CI INSP","status":"FAILED"},{"caseNumber":"580351","date":"2017-05-31","type":"CI INSP","status":"FAILED"},{"caseNumber":"580351","date":"2017-07-07","type":"CI INSP","status":"CLOSED"},{"caseNumber":"723982","date":"2020-02-10","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"723982","date":"2022-03-26","type":null,"status":"FAILED"},{"caseNumber":"723982","date":"2022-09-28","type":null,"status":"FAILED"},{"caseNumber":"723982","date":"2022-12-22","type":null,"status":"PASSED"},{"caseNumber":"580351","date":"2023-12-08","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-124703","date":"2023-12-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-124703","date":"2023-12-21","type":null,"status":"PASSED"}],"inspYears":[{"y":2014,"fails":2,"passes":0},{"y":2017,"fails":2,"passes":1},{"y":2020,"fails":1,"passes":0},{"y":2022,"fails":2,"passes":1},{"y":2023,"fails":1,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.96944537362395,"lng":-75.16104630738378,"geom":{"type":"Polygon","coordinates":[[[-75.160876979,39.96966979],[-75.160904704,39.969536541],[-75.160797291,39.969522784],[-75.160841532,39.969318496],[-75.161052365,39.96934471],[-75.16108408,39.969198589],[-75.161279692,39.969223378],[-75.161209397,39.969563292],[-75.161112243,39.969550799],[-75.161082698,39.969695517],[-75.160876979,39.96966979]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19130","beds":null,"baths":null,"stories":null,"lotArea":14500,"zoning":"RM1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"800 N BROAD ST, PHILADELPHIA PA, 19130","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"CERTIFICATE FOR A COMMUNITY CENTER TO INCLUDING BASKETBALL (ATHLETIC HALL), LOCKER ROOM, MEETING ROOMS, ARTS AND CRAFTS AND DANCE CLASSES WITHIN AN EXISTING STRUCTURE.","status":"CLOSED","outcome":"Granted with conditions","date":"2009-03-25","number":"7851","relatedPermit":"188028"},{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR CREATE OF FORTY-FIVE (45) NON-ACCESSORY INTERIOR PARKING SPACES (INCLUDING TWO (2) ACCESSIBLE SPACES, ONE (1) OF WHICH IS VAN ACCESSIBLE AND FIVE (5) BICYCLE PARKING SPACE ON AN ACCESSIBLE ROUTE AND FOR CHANGE OF USE TO NON-ACCES","status":"Completed","outcome":"Granted","date":"2026-03-23","number":"ZP-2025-006767","relatedPermit":"ZP-2025-006767"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":617100,"taxable":0,"land":533800,"improvement":83300,"taxableLand":0,"taxableImprovement":0,"exemptLand":533800,"exemptImprovement":83300},{"y":2017,"v":617100,"taxable":0,"land":533800,"improvement":83300,"taxableLand":0,"taxableImprovement":0,"exemptLand":533800,"exemptImprovement":83300},{"y":2018,"v":635600,"taxable":0,"land":552972,"improvement":82628,"taxableLand":0,"taxableImprovement":0,"exemptLand":552972,"exemptImprovement":82628},{"y":2019,"v":635600,"taxable":0,"land":362500,"improvement":273100,"taxableLand":0,"taxableImprovement":0,"exemptLand":362500,"exemptImprovement":273100},{"y":2020,"v":639700,"taxable":639700,"land":364838,"improvement":274862,"taxableLand":364838,"taxableImprovement":274862,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":639700,"taxable":639700,"land":364838,"improvement":274862,"taxableLand":364838,"taxableImprovement":274862,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":639700,"taxable":639700,"land":364838,"improvement":274862,"taxableLand":364838,"taxableImprovement":274862,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":732600,"taxable":732600,"land":146520,"improvement":586080,"taxableLand":146520,"taxableImprovement":586080,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":732600,"taxable":732600,"land":146520,"improvement":586080,"taxableLand":146520,"taxableImprovement":586080,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":749300,"taxable":749300,"land":224790,"improvement":524510,"taxableLand":224790,"taxableImprovement":524510,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":749300,"taxable":749300,"land":224790,"improvement":524510,"taxableLand":224790,"taxableImprovement":524510,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":676400,"taxable":676400,"land":135200,"improvement":541200,"taxableLand":135200,"taxableImprovement":541200,"exemptLand":0,"exemptImprovement":0}],"taxNow":10489,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"188028","date":"2009-03-26","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2009-03-26","scope":"USE TO COMMUNITY CENTER"},{"number":"ZP-2025-006767","date":"2026-02-25","work":"Parking Only","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR CREATE OF FORTY-FIVE (45) NON-ACCESSORY INTERIOR PARKING SPACES (INCLUDING TWO (2) ACCESSIBLE SPACES, ONE (1) OF WHICH IS VAN ACCESSIBLE AND FIVE (5) BICYCLE PARKING SPACE ON AN ACCESSIBLE ROUTE AND FOR CHANGE OF USE TO NON-ACCESSORY STRUCTURED PARKING. SIZE AND LOCATION AS SHOWN ON THE APPLICATION AND PLAN."}],"storyTag":"Improved","storyDelta":0.29,"timeline":[{"y":2009,"k":"appeal","w":"Appeal granted with conditions"},{"y":2009,"k":"permit","w":"Use"},{"y":2014,"k":"viol","w":"3 L&I violations"},{"y":2017,"k":"viol","w":"6 L&I violations"},{"y":2017,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2020,"k":"viol","w":"3 L&I violations incl EXTERIOR STRUCT UNSAFE COND 7"},{"y":2020,"k":"insp","w":"Inspection failed"},{"y":2022,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2023,"k":"viol","w":"3 L&I violations"},{"y":2023,"k":"insp","w":"L&I: 1 failed, 2 passed"},{"y":2026,"k":"permit","w":"Parking Only"},{"y":2026,"k":"appeal","w":"Appeal granted"}],"rented":false,"licenses":[{"number":"284859","type":"Hazardous Materials","status":"Inactive","businessName":"JOHN CURRIE INC","legalName":"JOHN CURRIE INC","address":"1429-35 PARRISH ST","revenueCode":"3335","rentalCategory":null,"units":null,"issuedDate":"2002-01-03","latestIssueDate":"2002-01-03","expirationDate":"2009-06-30","inactiveDate":null},{"number":"284610","type":"Motor Vehicle Repair / Fuel Dispensing","status":"Inactive","businessName":"JOHN CURRY INC","legalName":"JOHN CURRY INC","address":"1429-35 PARRISH ST","revenueCode":"3311","rentalCategory":null,"units":null,"issuedDate":"2003-01-24","latestIssueDate":"2003-01-24","expirationDate":"2004-12-31","inactiveDate":null},{"number":"286408","type":"Hazardous Materials","status":"Inactive","businessName":"THE BIG BUS CO OF PA INC","legalName":"THE BIG BUS CO OF PA INC","address":"1429-35 PARRISH ST","revenueCode":"3335","rentalCategory":null,"units":null,"issuedDate":"2003-10-27","latestIssueDate":"2003-10-27","expirationDate":"2006-11-30","inactiveDate":null},{"number":"284396","type":"Motor Vehicle Repair / Fuel Dispensing","status":"Inactive","businessName":"THE BIG BUS CO OF PA INC","legalName":"THE BIG BUS CO OF PA INC","address":"1429-35 PARRISH ST","revenueCode":"3311","rentalCategory":null,"units":null,"issuedDate":"2004-07-16","latestIssueDate":"2006-04-21","expirationDate":"2006-12-31","inactiveDate":"2012-07-24"},{"number":"1008864","type":"Public Garage / Parking Lot","status":"Active","businessName":"People for People, Inc.","legalName":"People for People, Inc. ","address":"1429-35 PARRISH ST","revenueCode":"3371","rentalCategory":null,"units":null,"issuedDate":"2026-05-29","latestIssueDate":"2026-05-29","expirationDate":"2027-05-28","inactiveDate":null}],"licenseActivity":[{"number":"1008864","type":"Public Garage / Parking Lot","businessName":"People for People, Inc.","legalName":"People for People, Inc. ","issuedDate":"2026-05-29","latestIssueDate":"2026-05-29","closureDate":null,"expirationDate":"2027-05-28","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"284396","type":"Motor Vehicle Repair / Fuel Dispensing","businessName":"THE BIG BUS CO OF PA INC","legalName":"THE BIG BUS CO OF PA INC","issuedDate":"2004-07-16","latestIssueDate":"2006-04-21","closureDate":"2012-07-24","expirationDate":"2006-12-31","inactiveDate":"2012-07-24","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"286408","type":"Hazardous Materials","businessName":"THE BIG BUS CO OF PA INC","legalName":"THE BIG BUS CO OF PA INC","issuedDate":"2003-10-27","latestIssueDate":"2003-10-27","closureDate":"2006-11-30","expirationDate":"2006-11-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"284610","type":"Motor Vehicle Repair / Fuel Dispensing","businessName":"JOHN CURRY INC","legalName":"JOHN CURRY INC","issuedDate":"2003-01-24","latestIssueDate":"2003-01-24","closureDate":"2004-12-31","expirationDate":"2004-12-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"284859","type":"Hazardous Materials","businessName":"JOHN CURRIE INC","legalName":"JOHN CURRIE INC","issuedDate":"2002-01-03","latestIssueDate":"2002-01-03","closureDate":"2009-06-30","expirationDate":"2009-06-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","signals":[{"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":["1 permit event since 2023","1 zoning/board appeal since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #ZP-2025-006767: Completed · Granted; related permit ZP-2025-006767. Use permit #188028: 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":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 15 historical violations across 4 cases.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","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":"8 failed, 4 passed, and 4 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Dec 21, 2023.","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 #284859: Inactive; Motor Vehicle Repair / Fuel Dispensing #284610: Inactive; Hazardous Materials #286408: Inactive; Motor Vehicle Repair / Fuel Dispensing #284396: Inactive since Jul 24, 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/"}],"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/"}]}