Zoning / CO Issue in Philadelphia

[Rick Ortiz]

Purchased a 3 unit property that was occupied in Philly. Purchase was done with financing. The title company  pulls a property certification from L&I stating that the building is legally registered for use as a 3 unit building.  Property is appraised as a 3 unit and mortgage underwritten as a 3 unit based on Property Certifiation. Now fast forward to getting a rental license after I took ownership. I get denied because the city claims that there is no CO on file for the property. In order to get a CO I need building plans drawn up.  And there is a chance that the property lost its zoning variance, which apparently can go away if previous owners never got there rental license for a period of time.  So I kind of opened a can of worms and was wondering if anyone has went through similair thing in Philly since Im sure Im not the only one.  At a minimum a need a CO for a property that has already been constructed and is being lived in by 3 different families.  Will they literally tear every wall down inside in order to isnpect everything or will it be a basic inspection for certain safety measures, means of egress etc..

Seperately I may have lost zoning due to the lack of previous owners rental license. That whole thing is a bit absurd considering the Property Certifcation from L&I obtained at settlement states property is legally registered for use as a 3 unit.  So not sure what good a property cert is if it isnt accurate.  

Anyone in the Philly area go through similiar situation with an existing building being rented and how was it remediated, time and money?