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INSP","status":"FAILED"},{"caseNumber":"102338","date":"2007-06-08","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"102338","date":"2007-07-20","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"102338","date":"2007-08-24","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"126709","date":"2007-08-31","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"126709","date":"2007-10-05","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"126709","date":"2007-11-14","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"102338","date":"2007-11-14","type":"PRECOURT","status":"FAILED"},{"caseNumber":"102338","date":"2007-11-23","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"126709","date":"2007-12-18","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"164994","date":"2008-05-20","type":"BC INSP","status":"FAILED"},{"caseNumber":"102195","date":"2008-09-18","type":"CI INSP","status":"FAILED"},{"caseNumber":"164994","date":"2009-02-10","type":"BC INSP","status":"PASSED"},{"caseNumber":"102195","date":"2009-04-30","type":"CI INSP","status":"FAILED"},{"caseNumber":"102195","date":"2009-04-30","type":"CI INSP","status":"CLOSED"},{"caseNumber":"102195","date":"2009-08-12","type":"PRECOURT","status":"PASSED"},{"caseNumber":"522491","date":"2016-03-01","type":"CI INSP","status":"FAILED"},{"caseNumber":"522492","date":"2016-03-01","type":"CI INSP","status":"FAILED"},{"caseNumber":"522495","date":"2016-03-01","type":"CI INSP","status":"FAILED"},{"caseNumber":"522492","date":"2016-08-31","type":"CI INSP","status":"PASSED"},{"caseNumber":"553208","date":"2016-08-31","type":"CI INSP","status":"FAILED"},{"caseNumber":"522495","date":"2016-08-31","type":"CI INSP","status":"PASSED"},{"caseNumber":"559035","date":"2016-10-11","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"553208","date":"2016-10-13","type":"CI INSP","status":"PASSED"},{"caseNumber":"559035","date":"2016-11-17","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"559035","date":"2017-07-10","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"644532","date":"2018-07-18","type":"CI INSP","status":"FAILED"},{"caseNumber":"CF-2024-012309","date":"2024-02-16","type":null,"status":"FAILED"},{"caseNumber":"644532","date":"2024-02-16","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-016028","date":"2024-02-29","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-016028","date":"2024-04-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-012309","date":"2024-04-10","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-016028","date":"2025-04-16","type":null,"status":"PASSED"}],"inspYears":[{"y":2007,"fails":9,"passes":2},{"y":2008,"fails":2,"passes":0},{"y":2009,"fails":1,"passes":2},{"y":2016,"fails":6,"passes":3},{"y":2018,"fails":1,"passes":0},{"y":2024,"fails":3,"passes":2},{"y":2025,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.016144324221074,"lng":-75.08143595835068,"geom":{"type":"Polygon","coordinates":[[[-75.080864433,40.015952846],[-75.081069213,40.015733986],[-75.082064794,40.016291591],[-75.081819363,40.016552065],[-75.080810763,40.016012001],[-75.080864433,40.015952846]]]},"liDistrict":"EAST","certifications":[{"number":"BC-2022-010227","type":"Fire Alarm Certification","inspectionDate":"2022-07-07","result":"Certified","expirationDate":"2023-07-07","buildingId":"1235564"},{"number":"BC-2023-017508","type":"Fire Alarm Certification","inspectionDate":"2023-07-21","result":"Certified","expirationDate":"2024-07-21","buildingId":"1235564"},{"number":"BC-2024-024158","type":"Emergency and Standby Power Systems Certification","inspectionDate":"2024-07-30","result":"Certified","expirationDate":"2025-07-30","buildingId":"1235564"},{"number":"BC-2025-026618","type":"Fire Alarm Certification","inspectionDate":"2025-08-20","result":"Certified","expirationDate":"2026-08-20","buildingId":"1235564"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19124","beds":null,"baths":null,"stories":null,"lotArea":42578,"zoning":"I2","grade":"B","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"4713-37 DARRAH ST, PHILADELPHIA PA, 19124","mailOut":false,"appeals":[{"type":"LIRB Violation Appeal","grounds":"see attached","status":"Closed","outcome":"Complete","date":"2025-05-07","number":"HA-2024-001108","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":641400,"taxable":641400,"land":123500,"improvement":517900,"taxableLand":123500,"taxableImprovement":517900,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":641400,"taxable":641400,"land":123500,"improvement":517900,"taxableLand":123500,"taxableImprovement":517900,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":660600,"taxable":660600,"land":138726,"improvement":521874,"taxableLand":138726,"taxableImprovement":521874,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":669200,"taxable":669200,"land":138783,"improvement":530417,"taxableLand":138783,"taxableImprovement":530417,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":673500,"taxable":673500,"land":139675,"improvement":533825,"taxableLand":139675,"taxableImprovement":533825,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":673500,"taxable":673500,"land":139675,"improvement":533825,"taxableLand":139675,"taxableImprovement":533825,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":673500,"taxable":673500,"land":139675,"improvement":533825,"taxableLand":139675,"taxableImprovement":533825,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":847100,"taxable":847100,"land":169420,"improvement":677680,"taxableLand":169420,"taxableImprovement":677680,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":847100,"taxable":847100,"land":169420,"improvement":677680,"taxableLand":169420,"taxableImprovement":677680,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":864500,"taxable":864500,"land":259350,"improvement":605150,"taxableLand":259350,"taxableImprovement":605150,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":864500,"taxable":864500,"land":259350,"improvement":605150,"taxableLand":259350,"taxableImprovement":605150,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":1394300,"taxable":1394300,"land":278800,"improvement":1115500,"taxableLand":278800,"taxableImprovement":1115500,"exemptLand":0,"exemptImprovement":0}],"taxNow":12101,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"57541","date":"2007-02-21","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"EXPIRED","completedDate":null,"scope":"INSTALLATION OF 1850 CFM DUCTWORK (AMUNEAL MFG. CORP.) - SEE MP#57537 FOR PERMIT FOR GAS HEATER."},{"number":"57537","date":"2007-02-21","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"EXPIRED","completedDate":null,"scope":"INSTALL ONE AMERICAN STANDARD GAS HEATER (80,000 BTU'S) - AMUNEAL MFG. CORP. (SEE CASE #102338)"},{"number":"71933","date":"2007-04-27","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"ADD 75 KVA TRANSFORMER, DISCONNECT & 200A PANEL. REPLACE 70 FLOURESCENT FXTS. INSTALL 6 EXIT/EMERG LTG. (EAST DIST)"},{"number":"73281","date":"2007-05-03","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2007-05-03","scope":"SHAPING & FABRICATION OF SHEET METAL; OFFICE & CONFERENCE SPACE"},{"number":"1152","date":"2007-05-04","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2007-05-04","scope":"TIG, MIG, OXY-ACET CUTTING AND WELDING AS PART OF METAL FABRICATION OPERATION"},{"number":"73283","date":"2008-01-14","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2008-01-18","scope":"REMOVE EXISTING HAND RAIL FROM LOT SPACE;INSTALL PARTIAL SAFETY GLASS PARTITION, INSTALL MATCHING PARTITION BELOW LOFT. NOTE: SAFETY GLASS IN RAIL LOCATIONS MUST BE INSCRIBED SAFETY GLASS CONFORMING WITH SPECIFICATIONS IN CHAPTER 24 FOR HAZARDOUS LOCATIONS."},{"number":"73471","date":"2008-01-14","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"REMOVE PORTION OF PARTITIONS AND INSTALL GLASS PARTITIONS, AS INDICATED ON PLANS."},{"number":"502498","date":"2013-11-26","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2015-04-28","scope":"INSTALL ONE AMERIX 80LB DRY CHEMICAL SPRAY PAINT BOOTH FIRE SUPPRESSION SYSTEM"},{"number":"616145","date":"2015-07-21","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2016-02-22","scope":"FOR THE INSTALLATION OF CONCRETE PAD FOR A TANK INSTALLATION, TO INCLUDE EXPANSION JOINTS, BOLLARD INSTALLATIONS, AND ANCHOR BOLT INSTALLATIONS."},{"number":"648236","date":"2016-03-18","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2016-03-18","scope":"CONSTRUCTION OF ADDITION (1STORY STRUCTURE) FOR HOUSING OF EQUIPMRNT AND 1 PAD CONCRETE). FOR FUTURE COOLING TOWER"},{"number":"648245","date":"2016-03-18","work":"Addition","type":"BP_ADDITON","description":"ADDITION PERMIT","status":"COMPLETED","completedDate":"2016-06-05","scope":"FOR THE INSTALLATION OF A NEW ADDITION ON AN ATTACHED STRUCTURE TO INCLUDE NEW BOLLARD INSTALLATIONS, MASONRY EXTERIOR WALLS, LIGHT-FRAMED ROOF ASSEMBLY, EXTERIOR DOOR INSTALLATION, AND PRECAST LINTELS. (IEBC 2009, COMPLIANCE PATH: ADDITIONS) **SEPARATE PERMITS REQUIRED FOR ELECTRICAL AND MECHANICAL ALTERATIONS. SEPARATE PERMIT REQUIRED FOR COOLING TOWER INSTALLATION.**"},{"number":"24070","date":"2016-03-21","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2016-03-21","scope":"HOTWORKS: WELDING/CUTTING/SOLDERING/TORCH WORK - PERMIT EXPIRES: 03/21/2017"},{"number":"711945","date":"2016-09-08","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2017-12-14","scope":"FOR THE INSTALLATION COOLING TOWER AND RELOCATION OF AIR COMPRESSORS AND ASSOCIATED WORK AS PER APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR BACKFLOW PREVENTER, PLUMBING, AND ELECTRICAL WORK."},{"number":"712111","date":"2016-11-04","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-03-21","scope":"1 NEW EXHAUST FAN,3 NEW RECEPTACLES,3 NEW POWER LOUVERS. NEW POWER WIRING FOR COOLING TOWER. NEW POWER WIRING FOR 2 AIR COMPRESSORS PER 2008 NEC (COMMERICAL)EAST DISTRICT"},{"number":"24735","date":"2017-04-03","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2017-04-03","scope":"HOTWORKS: WELDING/CUTTING/SOLDERING/TORCH WORK - PERMIT EXPIRES: 4/3/18"},{"number":"25393","date":"2018-03-29","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2018-04-09","scope":"HOTWORKS: WELDING/CUTTING/SOLDERING/TORCH WORK - PERMIT EXPIRES:3/29/2018"},{"number":"752425","date":"2018-10-05","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2018-10-05","scope":"THIS PERMIT APPLICATION IS BEING SUBMITTED AT THE REQUEST OF LICENSING AND INSPECTION (NOV NO. 559035) AND SHOULD BE VIEWED IN THE CONTEXTOF THE VIOLATION ATTACHED. NITROGEN TANK (PART NUMBER 68769) WITH A 3000 GALLON CAPACITY WAS INSTALLED IN 2015 TO REPLACE TWO EXISTING NITROGEN TANKS. AMMONIA TANK (PART NUMBER NB 4946) WITH A 1000 GALLON CAPACITY WAS INSTALLED IN 2013 TO REPLAC AN IDENTICAL, EXISITGN TANK THAT HAD BEEN AT THIS LOCATION SINCE THE 1980'S. PLEASE NOTE, A PROVISIONAL PERMIT IS BEING REQUESTED FOR THE ANHYDROUS AMMONIA TANK. PLEASE REFER TO THE ATTACHED COVER LETTER, THE APPEAL LETTER, AND FIRE SAFETY BOARD DECISION LETTER FOR THE DETAILS."},{"number":"752426","date":"2018-10-05","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2021-03-23","scope":"FOR THE RESOLUTION OF BSFP CASE VIOLATION #2016-010 AND CASE VIOLATION #522491 FOR THE INSTALLATION OF AN EXTERIOR 3,000-GALLON NITROGEN TANK AND AN EXTERIOR 1,000 GALLON AMMONIA STORAGE TANK WITH FIRE-RATED ENCLOSURE ASSEMBLIES IN ACCORDANCE WITH THE PROVISIONS OF THE PHILADELPHIA FIRE CODE, SECTION F-2701.3. **SEPARATE PERMITS WILL BE REQUIRED FOR MECHANICAL, ELECTRICAL, AND SUPPRESSION SYSTEM INSTALLATIONS ASSOCIATED WITH CHEMICAL EXHAUST, VENTILATION AND FOGGING CONTAINMENT SYSTEMS.**"},{"number":"963312","date":"2019-04-02","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-12-06","scope":"MIST WASHDOWN FOR TANK SAFETY EYE WASH AND SHOWER HEAD COMBO, INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"26170","date":"2019-04-10","work":"Other (Descriptive)","type":"Operations","description":"Operations Permit","status":"Expired","completedDate":"2025-01-13","scope":null},{"number":"26170","date":"2019-04-10","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"CLOSED","completedDate":null,"scope":"HOTWORKS: WELDING/CUTTING/SOLDERING/TORCH WORK - PERMIT EXPIRES:4/10/2020"},{"number":"963129","date":"2019-06-13","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"STRUCTURAL WORK TO INCLUDE EXCAVATION, FRAMING, AND UNDERPINNING ON AN EXISTING STRUCTURE. SIZE AND LOCATION AS SHOWN IN PLANS/ APPLICATION. **SEPARATE PERMITS REQUIRED FOR ANY MEP WORK**"},{"number":"963124","date":"2019-06-20","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"SAFETY UP GRADE TO AMMONIA SYSTEM"},{"number":"ZP-2023-014003","date":"2024-01-22","work":"Full Demolition","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"demolition of masonry brick smokestack from the old heating system of an existing structure, one story structure to remain."},{"number":"CP-2023-007035","date":"2024-05-18","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":"2024-02-21","scope":"FOR THE DEMOLITION OF A SMOKESTACK PER APPROVED PLANS."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2018,"k":"permit","w":"Addition and/or Alteration"},{"y":2019,"k":"permit","w":"Plumbing"},{"y":2019,"k":"permit","w":"Other (Descriptive)"},{"y":2019,"k":"permit","w":"Operations"},{"y":2019,"k":"permit","w":"Major alteration"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"Full Demolition"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"viol","w":"13 L&I violations"},{"y":2024,"k":"insp","w":"L&I: 3 failed, 2 passed"},{"y":2025,"k":"appeal","w":"Appeal complete"},{"y":2025,"k":"insp","w":"Inspection passed"}],"rented":false,"licenses":[{"number":"714269","type":"Hazardous Materials","status":"Active","businessName":"AMUNEAL MANUFACTURING CORP","legalName":"AMUNEAL MANUFACTURING CORP","address":"4713-37 DARRAH ST","revenueCode":"3335","rentalCategory":null,"units":null,"issuedDate":"2016-09-16","latestIssueDate":"2025-08-15","expirationDate":"2026-09-15","inactiveDate":null},{"number":"944852","type":"Hot Work","status":"Active","businessName":"AMUNEAL MANUFACTURING CORP","legalName":"AMUNEAL MANUFACTURING CORP","address":"4713-37 DARRAH ST","revenueCode":"3333","rentalCategory":null,"units":null,"issuedDate":"2024-02-21","latestIssueDate":"2026-03-05","expirationDate":"2027-02-20","inactiveDate":null}],"licenseActivity":[{"number":"944852","type":"Hot Work","businessName":"AMUNEAL MANUFACTURING CORP","legalName":"AMUNEAL MANUFACTURING CORP","issuedDate":"2024-02-21","latestIssueDate":"2026-03-05","closureDate":null,"expirationDate":"2027-02-20","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"714269","type":"Hazardous Materials","businessName":"AMUNEAL MANUFACTURING CORP","legalName":"AMUNEAL MANUFACTURING CORP","issuedDate":"2016-09-16","latestIssueDate":"2025-08-15","closureDate":null,"expirationDate":"2026-09-15","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-23","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":["2 permit events since 2023","1 zoning/board appeal since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 61% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $864,500 to $1,394,300","no permit shown in 2026-2028"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #73281: COMPLETED. The history also contains “PERM Z- NEW USE.”","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":"9 permits not marked completed: 57541 (EXPIRED), 57537 (EXPIRED), 73471 (EXPIRED), 752426 (Expired), 26170 (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 Aug 20, 2026; Emergency and Standby Power Systems Certification: Certified through Jul 30, 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":"22 failed, 10 passed, and 5 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Apr 16, 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":"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 59 historical violations across 12 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/"}]}