{"asOf":"2026-07-23T18:27:09.226Z","block":"6000-6099 MARKET ST","blockUrl":"https://philadelphia.blockreport.homes/block/6000-6099-market-st","address":"6026 MARKET ST","parcelNumber":"031003310","source":"https://property.phila.gov/?p=031003310","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"W50","buildingCodeNew":"25","buildingClass":"APT 2-4 UNITS 3 STY MASON","buildingClassNew":"ROW MODERN","useLabel":"Apartment building","owner":"LUX 8 INVESTMENTS LLC","coOwner":null,"marketValue":464600,"landAssessment":92920,"improvementAssessment":371680,"livableArea":3760,"yearBuilt":1915,"lastSale":{"price":163636,"date":"2014-11-03T05:00:00Z"},"openViolations":0,"violations":[{"number":"1289043","date":"2007-03-07","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1289044","date":"2007-03-07","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3307426","date":"2012-04-03","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3747175","date":"2013-06-28","code":"PM-307.1/3","title":"ROOF PARTIALLY COLLAPSED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3002932","date":"2013-11-12","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3002931","date":"2013-11-12","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"104510","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2007-03-07","completedDate":"2012-04-04","violations":[{"number":"1289043","date":"2007-03-07","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1289044","date":"2007-03-07","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"322096","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2012-04-03","completedDate":"2016-07-20","violations":[{"number":"3307426","date":"2012-04-03","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"388893","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2013-06-28","completedDate":"2017-06-29","violations":[{"number":"3747175","date":"2013-06-28","code":"PM-307.1/3","title":"ROOF PARTIALLY COLLAPSED","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"410665","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2013-11-13","completedDate":"2014-03-14","violations":[{"number":"3002932","date":"2013-11-12","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3002931","date":"2013-11-12","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2007,"n":2,"worst":null},{"y":2012,"n":1,"worst":null},{"y":2013,"n":3,"worst":null}],"investigations":[{"caseNumber":"14357","date":"2003-08-13","type":"L_INITIAL","status":"CLOSED"},{"caseNumber":"104510","date":"2007-03-07","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"104510","date":"2009-04-02","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"104510","date":"2012-04-03","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"322096","date":"2012-04-03","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"322096","date":"2012-05-08","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"410665","date":"2013-11-12","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"322096","date":"2014-03-13","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"410665","date":"2014-03-14","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"322096","date":"2014-08-22","type":"PRECOURT","status":"FAILED"},{"caseNumber":"322096","date":"2014-09-04","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"388893","date":"2017-06-29","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"388893","date":"2017-06-29","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"388893","date":"2017-06-29","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"388893","date":"2017-06-29","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"450780","date":"2017-06-29","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"388893","date":"2017-06-29","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"388893","date":"2017-06-29","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"388893","date":"2017-06-29","type":"CSUINITIAL","status":"CLOSED"}],"inspYears":[{"y":2007,"fails":1,"passes":0},{"y":2009,"fails":1,"passes":0},{"y":2012,"fails":2,"passes":0},{"y":2013,"fails":1,"passes":0},{"y":2014,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.96178394158171,"lng":-75.2417360859568,"geom":{"type":"Polygon","coordinates":[[[-75.241731415,39.961943266],[-75.241675073,39.961936233],[-75.241740758,39.961624616],[-75.241797098,39.961631649],[-75.241731415,39.961943266]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2024-008872","type":"Fire Alarm Certification","inspectionDate":"2023-11-08","result":"Certified","expirationDate":"2024-11-08","buildingId":"1397470"},{"number":"BC-2026-001103","type":"Fire Alarm Certification","inspectionDate":"2026-01-08","result":"Certified","expirationDate":"2027-01-08","buildingId":"1397470"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19139","beds":null,"baths":null,"stories":3,"lotArea":1840,"zoning":"CMX3","grade":"C+","basement":null,"heater":null,"centralAir":true,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"PO BOX 21, WYNNEWOOD PA, 19096","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":20000,"taxable":20000,"land":12400,"improvement":7600,"taxableLand":12400,"taxableImprovement":7600,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":20000,"taxable":20000,"land":12400,"improvement":7600,"taxableLand":12400,"taxableImprovement":7600,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":146400,"taxable":146400,"land":29280,"improvement":117120,"taxableLand":29280,"taxableImprovement":117120,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":214800,"taxable":68284,"land":30609,"improvement":184191,"taxableLand":30609,"taxableImprovement":37675,"exemptLand":0,"exemptImprovement":146516},{"y":2021,"v":214800,"taxable":68284,"land":30609,"improvement":184191,"taxableLand":30609,"taxableImprovement":37675,"exemptLand":0,"exemptImprovement":146516},{"y":2022,"v":214800,"taxable":68284,"land":30609,"improvement":184191,"taxableLand":30609,"taxableImprovement":37675,"exemptLand":0,"exemptImprovement":146516},{"y":2023,"v":376000,"taxable":135360,"land":75200,"improvement":300800,"taxableLand":75200,"taxableImprovement":60160,"exemptLand":0,"exemptImprovement":240640},{"y":2024,"v":376000,"taxable":135360,"land":75200,"improvement":300800,"taxableLand":75200,"taxableImprovement":60160,"exemptLand":0,"exemptImprovement":240640},{"y":2025,"v":405000,"taxable":145800,"land":81000,"improvement":324000,"taxableLand":81000,"taxableImprovement":64800,"exemptLand":0,"exemptImprovement":259200},{"y":2026,"v":405000,"taxable":145800,"land":81000,"improvement":324000,"taxableLand":81000,"taxableImprovement":64800,"exemptLand":0,"exemptImprovement":259200},{"y":2027,"v":464600,"taxable":464600,"land":92920,"improvement":371680,"taxableLand":92920,"taxableImprovement":371680,"exemptLand":0,"exemptImprovement":0}],"taxNow":2041,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"256748","date":"2010-02-23","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2010-02-23","scope":"RENOVATION OF EXISTING 3 STORY BLDG.REAR DECK ADDED TO REAR OF BLDG."},{"number":"676141","date":"2016-03-14","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-11-30","scope":"SEAL EXISTING LATERAL & FAI, REMOVE CURB TRAP FOR DEMO PA1# 2016-0740676 \"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"681227","date":"2016-11-28","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2017-06-29","scope":"FOR THE PARTIAL DEMOLITION OF AN ATTACHED STRUCTURE WITH THE REMOVAL OF FRONT BAY WINDOW, REAR PORTION OF STRUCTURE, FLOOR/ROOF FRAMING MEMBERS & ASSEMBLIES, AND THE INSTALLATION OF TEMPORARY SHORING MEMBERS FOR SUPPORT OF SIDE EXTERIOR WALLS AND FRONT WING WALLS. VALID STREETS DEPARTMENT PERMIT TO BE SECURED FOR PROPOSED TEMPORARY FENCING IN R.O.W. PEDESTRIAN PROTECTION TO BE PROVIDED IN ACCORDANCE WITH SECTION B-3306. (21 DAY DEMO START DATE WAIVED FOR I.D. CONDITION) **ASBESTOS INVESTIGATOR TO BE ON-SITE TO VERIFY PRESENCE OF ASBESTOS.** [SEPARATE PERMIT TO BE ISSUED FOR RECONSTRUCTION WORK.] <A COVERED WALKWAY OR SIDEWALK CLOURE SHALL BE REQ'D WITHIN 8 FT OF BLDG FACADE IN ACCORDANCE WITH SECTION B-3306 OF THE IBC. SEPARATE BLDG AND/OR STREETS DEPT PERMIT REQ'D.>"},{"number":"703838","date":"2016-11-28","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2017-06-29","scope":"FOR THE RECONSTRUCTION OF A LIGHT-FRAMED, THREE-STORY ATTACHED STRUCTURE. WORK TO INCLUDE THE ERECTION OF BRACED WALL PANELS, WALL REPAIR AND SELECTIVE REPLACEMENT, NEW STRUCTURAL MODIFICATIONS, AND EXTERIOR WALL FINISHES AS SHOWN IN APPROVED PLANS. TEMPORARY STEEL-FRAMED SHORING TO BE PROVIDED FOR SUPPORT OF 1ST STORY WING WALL. PERMIT ISSUED TO COMPLY L+I VIOLATION (CASE NO. 388893). (SEPARATE PERMITS TO BE REQUIRED FOR FIT-OUT AND OCCUPANCY.) [SEE PLANS UNDER AP#681227] <A COVERED WALKWAY OR SIDEWALK CLOURE SHALL BE REQ'D WITHIN 8 FT OF BLDG FACADE IN ACCORDANCE WITH SECTION B-3306 OF THE IBC. SEPARATE BLDG AND/OR STREETS DEPT PERMIT REQ'D.>"},{"number":"797370","date":"2017-07-10","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2017-07-10","scope":"FOR A CHANGE IN USE FOR THE EXISTING STRUCTURE TO 3 DWELLING UNITS"},{"number":"799527","date":"2017-08-01","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-03-16","scope":"FOR LEVEL III INTERIOR ALTERATION OF THE EXISTING STRUCTURE TO INCLUDE THE ERECTION OF NON BEARING PARTITIONS AND FINISHES. FOR THE CHANGE OF USE TO A THREE (3) FAMILY DWELLING. NO CHANGES IN BUILDING HEIGHT OR AREA. STRUCTURE SPRINKLERED PER NFPA 13R MINIMUM. SEPARATE PERMIT REQUIRED FOR PLUMBING, MECHANICAL, ELECTRICAL AND FIRE SUPPRESSION."},{"number":"819805","date":"2017-09-28","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2018-03-16","scope":"INSTALL 3 HVAC UNITS WITH DUCTWORK (MULTI-FAMILY)"},{"number":"816813","date":"2017-10-17","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-03-16","scope":"FOR LEVEL III INTERIOR ALTERATION OF THE EXISTING STRUCTURE TO INCLUDE THE ERECTION OF NON BEARING PARTITIONS AND FINISHES. FOR THE CHANGE OF USE TO A THREE (3) FAMILY DWELLING."},{"number":"818864","date":"2017-10-23","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-03-16","scope":"NEW 300A INCOMING SERVICE GANG METER SOCKET 3 METERS FRO APTS 150A PER POSITION.1 METER FOR HOUSE 100A PER POSITION.WIRING THROUGHOUT WIRING LIGHTS,SWITCHES,OUTLETS AND BATTERY BACK UP SMOKE/CO DETECTORS.LOW VOLTAGE WIRING OF PHONE CABLE AND DOORBELL PER 2008 NEC (TRIPLEX)*NO FIRE ON THIS PERMIT*"},{"number":"820043","date":"2017-11-03","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-03-16","scope":"INSTALLATION OF FA SYSTEM,SMOKE DETECTORS,PULL STATION,HORN/STROBES,FIRE ALARM CONTROL PANEL.RUN 20AMP CIRCUIT FOR FA CONTROL PANEL PER NFPA 72(TRIPLEX)"},{"number":"830332","date":"2017-11-17","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2017-11-17","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH CELLAR AND FRONT BAY WINDOW(COMPLETELY OUT SIDE THE PROPERTY LINES) TO USE AS A THREE FAMILY HOUSEHOLD LIVING (SIZE AND LOCATION S SHOWN ON PLAN).(REF. USE PERMIT #797370)."},{"number":"820901","date":"2017-11-21","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2018-03-16","scope":"FOR THE INSTALLATION OF A \"TWO (2) INCH\" FIRE SERVICE LINE WITH BACKFLOW PREVENTOR AND AUTOMATIC FIRE SUPPRESSION SYSTEM AS PER NFPA 13. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/HYDRAULIC CALCULATIONS"},{"number":"834063","date":"2017-11-21","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-12-01","scope":"REPLACE CURB TRAP,FAI,EXTERIOR MAIN DRAIN AND INSTALL NEW 1\"WATER SERVICE-PA1#20173241121-\"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""}],"storyTag":"Improved","storyDelta":-0.18,"timeline":[{"y":2016,"k":"permit","w":"Demolition"},{"y":2016,"k":"permit","w":"Major alteration"},{"y":2017,"k":"demo"},{"y":2017,"k":"permit","w":"Use"},{"y":2017,"k":"permit","w":"Major alteration"},{"y":2017,"k":"permit","w":"Mechanical"},{"y":2017,"k":"permit","w":"Plumbing"},{"y":2017,"k":"permit","w":"Electrical"},{"y":2017,"k":"permit","w":"Electrical"},{"y":2017,"k":"permit","w":"Zoning/use"},{"y":2017,"k":"permit","w":"Suppression"},{"y":2017,"k":"permit","w":"Plumbing"}],"rented":true,"licenses":[{"number":"771331","type":"Rental","status":"Active","businessName":"Lux 8 Investments LLC","legalName":"Lux 8 Investments LLC","address":"6026 MARKET ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2018-04-03","latestIssueDate":"2026-03-16","expirationDate":"2027-04-02","inactiveDate":null}],"licenseActivity":[{"number":"771331","type":"Rental","businessName":"Lux 8 Investments LLC","legalName":"Lux 8 Investments LLC","issuedDate":"2018-04-03","latestIssueDate":"2026-03-16","closureDate":null,"expirationDate":"2027-04-02","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-23","units":3,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #256748: 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":"rental-license","level":"verify","title":"A rental license does not transfer with the deed","finding":"1 active Rental License record matched.","why":"If dwelling space is rented, the buyer must obtain a new annual Rental License; the seller’s license is not transferable. New applications require proof of ownership and legal occupancy, tax compliance, no open L&I violations, and lead compliance where applicable.","action":"Plan the buyer’s replacement license before settlement.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (PO BOX 21, WYNNEWOOD PA, 19096).","why":"A tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.","action":"Verify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1915 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"6 failed, 0 passed, and 13 CLOSED investigation outcomes are in the fetched history; the latest dated visit was CLOSED on Jun 29, 2017.","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":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as multi-family. BlockReport does not receive a current Commercial Trash account balance.","why":"Philadelphia charges qualifying small commercial, mixed-use, and multi-unit properties that use City collection; exemptions and private collection can change applicability. A use category alone does not prove a fee is due.","action":"Check the Commercial Trash account inside the date-effective Property Payoff.","url":"https://www.phila.gov/2026-06-09-pay-your-trash-fee-bill-by-june-30/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 6 historical violations across 4 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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Jan 8, 2027","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":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"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/"},{"title":"Seller-specific tax relief is not the buyer’s bill","body":"LOOP and low-income or senior Real Estate Tax freezes depend on the qualifying owner and continued program eligibility; a buyer cannot assume the seller’s capped or frozen bill continues. A separately verified property abatement often remains with the property for its remaining term, but program-specific new-owner filing, use, and tax-compliance conditions still must be confirmed—not inferred from the reduced assessment alone.","action":"Have Revenue or OPA identify every current benefit, model the buyer’s bill without seller-specific relief, and confirm any verified abatement in writing.","url":"https://www.phila.gov/services/payments-assistance-taxes/payment-plans-and-assistance-programs/income-based-programs-for-residents/apply-for-the-longtime-owner-occupants-program-loop/","secondaryUrl":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/tax-freeze/"},{"title":"Seller disclosure and independent inspections","body":"For a covered Pennsylvania residential transfer, obtain the statutory seller disclosure. It reports the seller’s knowledge; it is not a warranty, title search, code review, or substitute for inspections. Because OPA dates this building before 1978, separately obtain the required federal/City lead disclosures and any test results.","action":"Have the agreement and disclosure reviewed for this transaction’s coverage and exceptions.","url":"https://www.pa.gov/agencies/dos/department-and-offices/bpoa/boards-commissions/real-estate-commission"}]}