{"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":"3616-40 S GALLOWAY ST","parcelNumber":"884463810","source":"https://property.phila.gov/?p=884463810","ownerType":"absentee","kind":"industrial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":true,"institutional":false,"buildingCode":"LR0","buildingCodeNew":"273","buildingClass":"COLD STORAGE WHSE MASONRY","buildingClassNew":"WAREHOUSE","useLabel":"Industrial","owner":"PHILABUNDANCE","coOwner":null,"marketValue":1727300,"landAssessment":345400,"improvementAssessment":1381900,"livableArea":26054,"yearBuilt":1970,"lastSale":{"price":571250,"date":"1997-09-24T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2022-044969","date":"2022-06-22","code":"F-901.6.4.2","title":"SUBMISSION OF CERTIFICATIONS\n","status":"CLOSED","resolutionDate":"2025-03-06","resolution":"CLOSED - STOP PROCESSING","latestInvestigationDate":"2025-03-06","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855360586&hash=AFDAFC2AC4FBCE94EE40D948D753782C93FFDDBC2B98257395AFA7274D525FF8"},{"number":"VI-2022-044968","date":"2022-06-22","code":"F-912.7","title":"FDC INSPECTION, TESTING & MAINTENANCE\n","status":"CLOSED","resolutionDate":"2025-03-06","resolution":"CLOSED - STOP PROCESSING","latestInvestigationDate":"2025-03-06","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855360586&hash=AFDAFC2AC4FBCE94EE40D948D753782C93FFDDBC2B98257395AFA7274D525FF8"},{"number":"VI-2022-044967","date":"2022-06-22","code":"F-912.5","title":"FDC SIGNAGE REQUIRED\n","status":"CLOSED","resolutionDate":"2025-03-06","resolution":"CLOSED - STOP PROCESSING","latestInvestigationDate":"2025-03-06","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855360586&hash=AFDAFC2AC4FBCE94EE40D948D753782C93FFDDBC2B98257395AFA7274D525FF8"},{"number":"VI-2022-044970","date":"2022-06-27","code":"F-901.6","title":"INSPECTION, TESTING & MAINTENANCE\n","status":"CLOSED","resolutionDate":"2025-03-06","resolution":"CLOSED - STOP PROCESSING","latestInvestigationDate":"2025-03-06","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855360586&hash=AFDAFC2AC4FBCE94EE40D948D753782C93FFDDBC2B98257395AFA7274D525FF8"},{"number":"VI-2025-011470","date":"2025-03-06","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2025-04-11","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED","latestInvestigationDate":"2025-04-11","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855551226&hash=5874B120BF8964484D67709687E7C53547E021C4E6FB17DA989C85CA2295BFF9"},{"number":"VI-2025-011471","date":"2025-03-06","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2025-04-11","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED","latestInvestigationDate":"2025-04-11","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855551226&hash=5874B120BF8964484D67709687E7C53547E021C4E6FB17DA989C85CA2295BFF9"}],"violationCases":[{"number":"CF-2022-062414","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2022-06-27","completedDate":"2025-03-06","noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855360586&hash=AFDAFC2AC4FBCE94EE40D948D753782C93FFDDBC2B98257395AFA7274D525FF8","violations":[{"number":"VI-2022-044969","date":"2022-06-22","code":"F-901.6.4.2","title":"SUBMISSION OF CERTIFICATIONS\n","status":"CLOSED","resolutionDate":"2025-03-06","resolution":"CLOSED - STOP PROCESSING","latestInvestigationDate":"2025-03-06","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855360586&hash=AFDAFC2AC4FBCE94EE40D948D753782C93FFDDBC2B98257395AFA7274D525FF8"},{"number":"VI-2022-044968","date":"2022-06-22","code":"F-912.7","title":"FDC INSPECTION, TESTING & MAINTENANCE\n","status":"CLOSED","resolutionDate":"2025-03-06","resolution":"CLOSED - STOP PROCESSING","latestInvestigationDate":"2025-03-06","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855360586&hash=AFDAFC2AC4FBCE94EE40D948D753782C93FFDDBC2B98257395AFA7274D525FF8"},{"number":"VI-2022-044967","date":"2022-06-22","code":"F-912.5","title":"FDC SIGNAGE REQUIRED\n","status":"CLOSED","resolutionDate":"2025-03-06","resolution":"CLOSED - STOP PROCESSING","latestInvestigationDate":"2025-03-06","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855360586&hash=AFDAFC2AC4FBCE94EE40D948D753782C93FFDDBC2B98257395AFA7274D525FF8"},{"number":"VI-2022-044970","date":"2022-06-27","code":"F-901.6","title":"INSPECTION, TESTING & MAINTENANCE\n","status":"CLOSED","resolutionDate":"2025-03-06","resolution":"CLOSED - STOP PROCESSING","latestInvestigationDate":"2025-03-06","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855360586&hash=AFDAFC2AC4FBCE94EE40D948D753782C93FFDDBC2B98257395AFA7274D525FF8"}]},{"number":"CF-2025-014986","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2025-03-06","completedDate":"2025-04-11","noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855551226&hash=5874B120BF8964484D67709687E7C53547E021C4E6FB17DA989C85CA2295BFF9","violations":[{"number":"VI-2025-011470","date":"2025-03-06","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2025-04-11","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED","latestInvestigationDate":"2025-04-11","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855551226&hash=5874B120BF8964484D67709687E7C53547E021C4E6FB17DA989C85CA2295BFF9"},{"number":"VI-2025-011471","date":"2025-03-06","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2025-04-11","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED","latestInvestigationDate":"2025-04-11","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855551226&hash=5874B120BF8964484D67709687E7C53547E021C4E6FB17DA989C85CA2295BFF9"}]}],"violYears":[{"y":2022,"n":4,"worst":null},{"y":2025,"n":2,"worst":null}],"investigations":[{"caseNumber":"CF-2022-062414","date":"2022-06-27","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-014986","date":"2025-03-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-062414","date":"2025-03-06","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-014986","date":"2025-04-11","type":null,"status":"PASSED"}],"inspYears":[{"y":2022,"fails":1,"passes":0},{"y":2025,"fails":1,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.90232437774284,"lng":-75.15702878424753,"geom":{"type":"Polygon","coordinates":[[[-75.157348328,39.902650557],[-75.156554131,39.902553555],[-75.15668115,39.901991357],[-75.157501816,39.902098853],[-75.157379139,39.902654349],[-75.157348328,39.902650557]]]},"liDistrict":"SOUTH","certifications":[{"number":"BC-2022-001727","type":"Fire Alarm Certification","inspectionDate":"2021-10-15","result":"Certified","expirationDate":"2022-10-15","buildingId":"1421359"},{"number":"BC-2022-007534","type":"Sprinkler Certification","inspectionDate":"2022-05-05","result":"Certified","expirationDate":"2023-05-05","buildingId":"1421359"},{"number":"BC-2022-007530","type":"Fire Alarm Certification","inspectionDate":"2022-05-05","result":"Deficient","expirationDate":null,"buildingId":"1421359"},{"number":"BC-2023-010426","type":"Fire Alarm Certification","inspectionDate":"2023-05-02","result":"Certified","expirationDate":"2024-05-02","buildingId":"1421359"},{"number":"BC-2023-010427","type":"Sprinkler Certification","inspectionDate":"2023-05-02","result":"Certified","expirationDate":"2024-05-02","buildingId":"1421359"},{"number":"BC-2025-005979","type":"Sprinkler Certification","inspectionDate":"2024-04-01","result":"Certified","expirationDate":"2025-04-01","buildingId":"1421359"},{"number":"BC-2025-005980","type":"Fire Alarm Certification","inspectionDate":"2024-04-01","result":"Certified","expirationDate":"2025-04-01","buildingId":"1421359"},{"number":"BC-2025-009177","type":"Fire Alarm Certification","inspectionDate":"2025-04-02","result":"Certified","expirationDate":"2026-04-02","buildingId":"1421359"},{"number":"BC-2025-009178","type":"Sprinkler Certification","inspectionDate":"2025-04-02","result":"Certified","expirationDate":"2026-04-02","buildingId":"1421359"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19148","beds":null,"baths":null,"stories":null,"lotArea":40078,"zoning":"I2","grade":"B","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"PO BOX 37555, PHILADELPHIA PA, 19148","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":1384200,"taxable":0,"land":188400,"improvement":1195800,"taxableLand":0,"taxableImprovement":0,"exemptLand":188400,"exemptImprovement":1195800},{"y":2017,"v":1384200,"taxable":0,"land":188400,"improvement":1195800,"taxableLand":0,"taxableImprovement":0,"exemptLand":188400,"exemptImprovement":1195800},{"y":2018,"v":1425700,"taxable":0,"land":114056,"improvement":1311644,"taxableLand":0,"taxableImprovement":0,"exemptLand":114056,"exemptImprovement":1311644},{"y":2019,"v":1563200,"taxable":0,"land":124241,"improvement":1438959,"taxableLand":0,"taxableImprovement":0,"exemptLand":124241,"exemptImprovement":1438959},{"y":2020,"v":1573300,"taxable":0,"land":125044,"improvement":1448256,"taxableLand":0,"taxableImprovement":0,"exemptLand":125044,"exemptImprovement":1448256},{"y":2021,"v":1573300,"taxable":0,"land":125044,"improvement":1448256,"taxableLand":0,"taxableImprovement":0,"exemptLand":125044,"exemptImprovement":1448256},{"y":2022,"v":1573300,"taxable":0,"land":125044,"improvement":1448256,"taxableLand":0,"taxableImprovement":0,"exemptLand":125044,"exemptImprovement":1448256},{"y":2023,"v":1651900,"taxable":0,"land":330380,"improvement":1321520,"taxableLand":0,"taxableImprovement":0,"exemptLand":330380,"exemptImprovement":1321520},{"y":2024,"v":1651900,"taxable":0,"land":330380,"improvement":1321520,"taxableLand":0,"taxableImprovement":0,"exemptLand":330380,"exemptImprovement":1321520},{"y":2025,"v":1693500,"taxable":0,"land":508050,"improvement":1185450,"taxableLand":0,"taxableImprovement":0,"exemptLand":508050,"exemptImprovement":1185450},{"y":2026,"v":1693500,"taxable":0,"land":508050,"improvement":1185450,"taxableLand":0,"taxableImprovement":0,"exemptLand":508050,"exemptImprovement":1185450},{"y":2027,"v":1727300,"taxable":0,"land":345400,"improvement":1381900,"taxableLand":0,"taxableImprovement":0,"exemptLand":345400,"exemptImprovement":1381900}],"taxNow":0,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"465304","date":"2013-05-06","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALL SUB PANEL IN IT ROOM - INSTALL 30 KVA GENERATOR ON EXTERIOR OF BUILDING TO TRANSFER SWITCH AND SUB PANEL IN IT ROOM - AS PER 2008 NEC"},{"number":"EP-2020-001332","date":"2020-07-23","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"JOHNSON CONTROLS SHALL INSTALL A NEW ACCESS CONTROL PANEL IN THE UTILITY ROOM AND PROVIDE ACCESS CONTROL FOR THREE NEW DOORS. per 2017 nec."},{"number":"EP-2020-002622","date":"2020-07-25","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"Johnson Controls shall install two new AiPhone systems that will be independent from one another. One system shall have Front, Side and Rear Entry doors. The 2nd System shall have 1 office door for entry. ALL WORK TO BE DONE ACCORDING TO THE 2017 NEC."},{"number":"EP-2021-005019","date":"2021-05-17","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2022-12-16","scope":"Installation on cabling for security cameras AS PER NEC 2017"},{"number":"EP-2022-003091","date":"2022-04-25","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-05-04","scope":"Add one 120v 20A branch circuit for fleet plow as per 2017 nec"},{"number":"PP-2024-017001","date":"2024-12-19","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-12-27","scope":"s/i new 1-1/2\" backflow"},{"number":"EP-2025-005235","date":"2025-06-18","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"Provide and install replacement/like kind fire alarm devices in existing locations per provided drawings for the following: (1) intelligent fire alarm control panel, (1) NAC circuit extender panel, (1) duct detector, (1) smoke detector, (5) addressable modules, (1) remote annunciator, (9) dual action pull stations, (9) ceiling mount horn/strobes, (3) ceiling mount strobes, (7) wall mount strobes, and (17) wall mount horn/strobes. Provide all programming & inspections as required. Installation shall conform to latest adopted edition of the NEC (2017) and NFPA 72 (2016)."},{"number":"GM-2026-001268","date":"2026-03-12","work":"Roof Covering Replacement","type":"General Permit Minor","description":"General Permit Minor","status":"Issued","completedDate":null,"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":"GM-2026-001269","date":"2026-03-12","work":"Masonry Facade Replacement","type":"General Permit Minor","description":"General Permit Minor","status":"Issued","completedDate":null,"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."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"viol","w":"4 L&I violations"},{"y":2022,"k":"insp","w":"Inspection failed"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"viol","w":"2 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 1 failed, 2 passed"},{"y":2026,"k":"permit","w":"Roof Covering Replacement"},{"y":2026,"k":"permit","w":"Masonry Facade Replacement"}],"rented":false,"licenses":[{"number":"281714","type":"Dumpster License - Private Property","status":"Inactive","businessName":"PHILABUNDANCE","legalName":"PHILABUNDANCE","address":"3616-40 S GALLOWAY ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2005-01-28","latestIssueDate":"2005-01-28","expirationDate":null,"inactiveDate":null},{"number":"334072","type":"Food Manufacturer / Wholesaler","status":"Inactive","businessName":"PHILABUNDANCE","legalName":"PHILABUNDANCE","address":"3616-40 S GALLOWAY ST","revenueCode":"3113","rentalCategory":null,"units":null,"issuedDate":"2005-08-24","latestIssueDate":"2025-04-23","expirationDate":"2026-04-30","inactiveDate":"2026-06-29"}],"licenseActivity":[{"number":"334072","type":"Food Manufacturer / Wholesaler","businessName":"PHILABUNDANCE","legalName":"PHILABUNDANCE","issuedDate":"2005-08-24","latestIssueDate":"2025-04-23","closureDate":"2026-06-29","expirationDate":"2026-04-30","inactiveDate":"2026-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"281714","type":"Dumpster License - Private Property","businessName":"PHILABUNDANCE","legalName":"PHILABUNDANCE","issuedDate":"2005-01-28","latestIssueDate":"2005-01-28","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-29","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":["4 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"6 permits not marked completed: EP-2020-001332 (Issued), EP-2020-002622 (Issued), EP-2021-005019 (Expired), EP-2025-005235 (Issued), GM-2026-001268 (Issued). 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 Apr 2, 2026; Sprinkler Certification: Certified through Apr 2, 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":"2 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Apr 11, 2025.","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 #281714: Inactive; Food Manufacturer / Wholesaler #334072: Inactive since Jun 29, 2026","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":"full-tax-exemption","level":"verify","title":"OPA shows a full exemption; its legal basis is unverified","finding":"OPA currently marks the land and building assessment fully tax-exempt; BlockReport does not receive the exemption determination or basis.","why":"Full OPA exemptions can have different legal bases, including government, religious, charitable/institutional, veteran, or other treatment. The current owner/use record is not a buyer’s tax forecast.","action":"Confirm the exact exemption basis, buyer eligibility, and next tax-year treatment directly with OPA.","url":"https://www.phila.gov/departments/office-of-property-assessment/tax-exemptions-and-abatements/"},{"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/"}]}