{"asOf":"2026-07-24T16:50:56.980Z","block":"8300-8399 RIDGE AVE","blockUrl":"https://philadelphia.blockreport.homes/block/8300-8399-ridge-ave","address":"8300 RIDGE AVE","parcelNumber":"884465820","source":"https://property.phila.gov/?p=884465820","ownerType":"investor","kind":"industrial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"LU1","buildingCodeNew":"271","buildingClass":"IND BLDG MINI WHSE MAS+O","buildingClassNew":"MINI WAREHOUSE","useLabel":"Industrial","owner":"AREC 10 LLC","coOwner":null,"marketValue":1888000,"landAssessment":1132800,"improvementAssessment":755200,"livableArea":13486,"yearBuilt":null,"lastSale":{"price":1,"date":"2005-06-07T04:00:00Z"},"openViolations":0,"violations":[{"number":"2126330","date":"2010-05-30","code":"PM-307.1/9","title":"WALL FRACTURED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1946809","date":"2010-07-27","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1946808","date":"2010-07-27","code":"PM-302.3/1","title":"EXT A-CLEAN WEEDS/PLANTS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2308051","date":"2011-08-24","code":"PM-312.2/1","title":"EXT-TREES PRUNE/REMOVE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2308050","date":"2011-08-24","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2023-040530","date":"2023-06-08","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2023-07-18","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-045215","date":"2023-06-27","code":"F-509.1","title":"FIRE PROTECTION ROOM IDENTIFICATION\n","status":"COMPLIED","resolutionDate":"2023-09-08","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-045216","date":"2023-06-27","code":"F-315.3.3","title":"EQUIPMENT ROOMS\n","status":"COMPLIED","resolutionDate":"2023-08-03","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-045217","date":"2023-06-27","code":"F-105.1.4","title":"CONSTRUCTION PERMITS\n","status":"CLOSED","resolutionDate":"2024-11-30","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-045218","date":"2023-06-27","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"CLOSED","resolutionDate":"2024-11-30","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-045219","date":"2023-06-27","code":"F-701.2","title":"FIRE RESISTANCE RATED CONSTRUCTION\n","status":"CLOSED","resolutionDate":"2024-11-30","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-045220","date":"2023-06-27","code":"F-315.3","title":"STORAGE IN BUILDINGS\n","status":"COMPLIED","resolutionDate":"2023-08-03","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-045213","date":"2023-06-27","code":"F-105.6.1.8","title":"HAZARDOUS MATERIALS\n","status":"CLOSED","resolutionDate":"2024-11-30","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-045221","date":"2023-06-27","code":"F-313.1","title":"FUELED EQUIPMENT\n","status":"COMPLIED","resolutionDate":"2023-08-03","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-045214","date":"2023-06-27","code":"F-705.2.3","title":"HOLD-OPEN DEVICES & CLOSERS\n","status":"COMPLIED","resolutionDate":"2023-09-08","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-045212","date":"2023-06-27","code":"F-912.5","title":"FDC SIGNAGE REQUIRED\n","status":"CLOSED","resolutionDate":"2024-11-30","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-045211","date":"2023-06-27","code":"F-106.2.2","title":"RE-INSPECTION & TESTING\n","status":"CLOSED","resolutionDate":"2024-11-30","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-045210","date":"2023-06-27","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"CLOSED","resolutionDate":"2024-11-30","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2025-036538","date":"2025-05-27","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2025-06-27","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"237315","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2010-05-30","completedDate":"2012-11-14","violations":[{"number":"2126330","date":"2010-05-30","code":"PM-307.1/9","title":"WALL FRACTURED","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"245282","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2010-07-30","completedDate":"2011-05-12","violations":[{"number":"1946809","date":"2010-07-27","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1946808","date":"2010-07-27","code":"PM-302.3/1","title":"EXT A-CLEAN WEEDS/PLANTS","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"293640","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2011-08-24","completedDate":"2011-12-30","violations":[{"number":"2308051","date":"2011-08-24","code":"PM-312.2/1","title":"EXT-TREES PRUNE/REMOVE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2308050","date":"2011-08-24","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2023-054061","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2023-06-08","completedDate":"2023-07-18","violations":[{"number":"VI-2023-040530","date":"2023-06-08","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2023-07-18","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2023-060101","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CODE ENFORCEMENT COURTS","status":"COMPLIED, BALANCE DUE","createdDate":"2023-06-27","completedDate":null,"violations":[{"number":"VI-2023-045215","date":"2023-06-27","code":"F-509.1","title":"FIRE PROTECTION ROOM IDENTIFICATION\n","status":"COMPLIED","resolutionDate":"2023-09-08","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-045216","date":"2023-06-27","code":"F-315.3.3","title":"EQUIPMENT ROOMS\n","status":"COMPLIED","resolutionDate":"2023-08-03","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-045217","date":"2023-06-27","code":"F-105.1.4","title":"CONSTRUCTION PERMITS\n","status":"CLOSED","resolutionDate":"2024-11-30","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-045218","date":"2023-06-27","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"CLOSED","resolutionDate":"2024-11-30","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-045219","date":"2023-06-27","code":"F-701.2","title":"FIRE RESISTANCE RATED CONSTRUCTION\n","status":"CLOSED","resolutionDate":"2024-11-30","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-045220","date":"2023-06-27","code":"F-315.3","title":"STORAGE IN BUILDINGS\n","status":"COMPLIED","resolutionDate":"2023-08-03","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-045213","date":"2023-06-27","code":"F-105.6.1.8","title":"HAZARDOUS MATERIALS\n","status":"CLOSED","resolutionDate":"2024-11-30","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-045221","date":"2023-06-27","code":"F-313.1","title":"FUELED EQUIPMENT\n","status":"COMPLIED","resolutionDate":"2023-08-03","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-045214","date":"2023-06-27","code":"F-705.2.3","title":"HOLD-OPEN DEVICES & CLOSERS\n","status":"COMPLIED","resolutionDate":"2023-09-08","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-045212","date":"2023-06-27","code":"F-912.5","title":"FDC SIGNAGE REQUIRED\n","status":"CLOSED","resolutionDate":"2024-11-30","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-045211","date":"2023-06-27","code":"F-106.2.2","title":"RE-INSPECTION & TESTING\n","status":"CLOSED","resolutionDate":"2024-11-30","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-045210","date":"2023-06-27","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"CLOSED","resolutionDate":"2024-11-30","resolution":"CLOSED - ADMINISTRATIVELY"}]},{"number":"CF-2025-048765","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2025-05-27","completedDate":"2025-06-27","violations":[{"number":"VI-2025-036538","date":"2025-05-27","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2025-06-27","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2010,"n":3,"worst":null},{"y":2011,"n":2,"worst":null},{"y":2023,"n":13,"worst":null},{"y":2025,"n":1,"worst":null}],"investigations":[{"caseNumber":"1054","date":"2002-08-14","type":"L_INITIAL","status":"PASSED"},{"caseNumber":"67948","date":"2006-06-19","type":"CI INSP","status":"FAILED"},{"caseNumber":"67948","date":"2006-07-07","type":"CI INSP","status":"PASSED"},{"caseNumber":"72897","date":"2006-07-27","type":"CI INSP","status":"FAILED"},{"caseNumber":"72897","date":"2006-08-22","type":"CI INSP","status":"PASSED"},{"caseNumber":"81794","date":"2006-09-27","type":"BC INSP","status":"PASSED"},{"caseNumber":"237315","date":"2010-05-30","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"237315","date":"2010-06-28","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"245282","date":"2010-07-27","type":"CI INSP","status":"FAILED"},{"caseNumber":"245282","date":"2010-11-08","type":"CI INSP","status":"FAILED"},{"caseNumber":"245282","date":"2011-01-10","type":"CI INSP","status":"FAILED"},{"caseNumber":"245282","date":"2011-05-11","type":"CI INSP","status":"PASSED"},{"caseNumber":"237315","date":"2011-06-28","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"293640","date":"2011-08-24","type":"CI INSP","status":"FAILED"},{"caseNumber":"293640","date":"2011-12-13","type":"CI INSP","status":"FAILED"},{"caseNumber":"293640","date":"2011-12-20","type":"CI INSP","status":"PASSED"},{"caseNumber":"237315","date":"2012-11-14","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"CF-2023-054061","date":"2023-06-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-060101","date":"2023-06-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-054061","date":"2023-07-18","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-060101","date":"2023-08-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-060101","date":"2023-09-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-060101","date":"2024-11-30","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-048765","date":"2025-05-27","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-048765","date":"2025-06-27","type":null,"status":"PASSED"}],"inspYears":[{"y":2002,"fails":0,"passes":1},{"y":2006,"fails":2,"passes":3},{"y":2010,"fails":4,"passes":0},{"y":2011,"fails":4,"passes":2},{"y":2012,"fails":0,"passes":1},{"y":2023,"fails":4,"passes":1},{"y":2024,"fails":0,"passes":1},{"y":2025,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.060018513846934,"lng":-75.23898715309319,"geom":{"type":"Polygon","coordinates":[[[-75.238430504,40.059818012],[-75.23891566,40.05949106],[-75.238980344,40.059477773],[-75.239657215,40.060077616],[-75.238848426,40.060629054],[-75.238578423,40.06011939],[-75.23841518,40.059894792],[-75.238430504,40.059818012]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2023-008138","type":"Fire Alarm Certification","inspectionDate":"2023-01-24","result":"Certified","expirationDate":"2024-01-24","buildingId":"1097954"},{"number":"BC-2023-012536","type":"Sprinkler Certification","inspectionDate":"2023-03-15","result":"Deficient","expirationDate":null,"buildingId":"1097954"},{"number":"BC-2024-002913","type":"Fire Alarm Certification","inspectionDate":"2023-12-20","result":"Certified","expirationDate":"2024-12-20","buildingId":"1097954"},{"number":"BC-2024-017293","type":"Sprinkler Certification","inspectionDate":"2024-03-11","result":"Deficient","expirationDate":null,"buildingId":"1097954"},{"number":"BC-2025-003928","type":"Fire Alarm Certification","inspectionDate":"2024-11-19","result":"Certified","expirationDate":"2025-11-19","buildingId":"1097954"},{"number":"BC-2025-011946","type":"Sprinkler Certification","inspectionDate":"2025-04-25","result":"Certified","expirationDate":"2026-04-25","buildingId":"1097954"},{"number":"BC-2026-000752","type":"Fire Alarm Certification","inspectionDate":"2025-11-04","result":"Certified","expirationDate":"2026-11-04","buildingId":"1097954"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19128","beds":null,"baths":null,"stories":null,"lotArea":76332,"zoning":"CA1","grade":"B","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"2727 N CENTRAL AVE, PHOENIX AZ, 85004","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":1458000,"taxable":1458000,"land":213700,"improvement":1244300,"taxableLand":213700,"taxableImprovement":1244300,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":1458000,"taxable":1458000,"land":213700,"improvement":1244300,"taxableLand":213700,"taxableImprovement":1244300,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":1501700,"taxable":1501700,"land":1126275,"improvement":375425,"taxableLand":1126275,"taxableImprovement":375425,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":1618000,"taxable":1618000,"land":610543,"improvement":1007457,"taxableLand":610543,"taxableImprovement":1007457,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":1628500,"taxable":1628500,"land":614505,"improvement":1013995,"taxableLand":614505,"taxableImprovement":1013995,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":1628500,"taxable":1628500,"land":614505,"improvement":1013995,"taxableLand":614505,"taxableImprovement":1013995,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":1628500,"taxable":1628500,"land":614505,"improvement":1013995,"taxableLand":614505,"taxableImprovement":1013995,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":1872800,"taxable":1872800,"land":561840,"improvement":1310960,"taxableLand":561840,"taxableImprovement":1310960,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":1872800,"taxable":1872800,"land":561840,"improvement":1310960,"taxableLand":561840,"taxableImprovement":1310960,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":1888000,"taxable":1888000,"land":566400,"improvement":1321600,"taxableLand":566400,"taxableImprovement":1321600,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":1888000,"taxable":1888000,"land":566400,"improvement":1321600,"taxableLand":566400,"taxableImprovement":1321600,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":1888000,"taxable":1888000,"land":1132800,"improvement":755200,"taxableLand":1132800,"taxableImprovement":755200,"exemptLand":0,"exemptImprovement":0}],"taxNow":26428,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"428514","date":"2012-11-05","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2012-11-27","scope":"INSTALL A NEW BACKFLOW PREVENTER IN THE U-HAUL SPACE AS PER PLANS."},{"number":"908375","date":"2018-10-03","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"RELOCATE THE EXISTING ELECTRICAL SERVICE 400AMP AS PER NEC 2008 NORTH DISTRICT"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2010,"k":"viol","w":"3 L&I violations"},{"y":2011,"k":"viol","w":"2 L&I violations"},{"y":2012,"k":"insp","w":"Inspection passed"},{"y":2012,"k":"permit","w":"Suppression"},{"y":2018,"k":"permit","w":"Electrical"},{"y":2023,"k":"viol","w":"13 L&I violations"},{"y":2023,"k":"insp","w":"L&I: 4 failed, 1 passed"},{"y":2024,"k":"insp","w":"Inspection passed"},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2025,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":false,"licenses":[{"number":"286362","type":"Hazardous Materials","status":"Inactive","businessName":"U HAUL CO OF PENNSYLVANIA INC","legalName":"U HAUL CO OF PENNSYLVANIA INC","address":"8300 RIDGE AVE","revenueCode":"3335","rentalCategory":null,"units":null,"issuedDate":"2001-10-26","latestIssueDate":"2001-10-26","expirationDate":"2002-10-26","inactiveDate":null},{"number":"514339","type":"Dumpster License - Private Property","status":"Active","businessName":"JOSEPH THOMAS (U HAUL COMPANY)","legalName":"JOSEPH THOMAS","address":"8300 RIDGE AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2010-09-13","latestIssueDate":"2013-08-06","expirationDate":null,"inactiveDate":null}],"licenseActivity":[{"number":"514339","type":"Dumpster License - Private Property","businessName":"JOSEPH THOMAS (U HAUL COMPANY)","legalName":"JOSEPH THOMAS","issuedDate":"2010-09-13","latestIssueDate":"2013-08-06","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"286362","type":"Hazardous Materials","businessName":"U HAUL CO OF PENNSYLVANIA INC","legalName":"U HAUL CO OF PENNSYLVANIA INC","issuedDate":"2001-10-26","latestIssueDate":"2001-10-26","closureDate":"2002-10-26","expirationDate":"2002-10-26","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","signals":[],"legalChecks":[{"id":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Nov 4, 2026; Sprinkler Certification: Certified through Apr 25, 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":"15 failed, 10 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jun 27, 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":"Hazardous Materials #286362: 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":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 19 historical violations across 6 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/"}]}