{"asOf":"2026-07-26T14:07:28.367Z","block":"700-799 N 40TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/700-799-n-40th-st","address":"740 N 40TH ST","parcelNumber":"061168900","source":"https://property.phila.gov/?p=061168900","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"N50","buildingCodeNew":"36","buildingClass":"S/D CONV APT 3 STY MASON","buildingClassNew":"TWIN OLD STYLE","useLabel":"Apartment building","owner":"SUPREME DREAMS TWO LLC","coOwner":null,"marketValue":670000,"landAssessment":134000,"improvementAssessment":536000,"livableArea":2874,"yearBuilt":1915,"lastSale":{"price":320000,"date":"2023-03-21T04:00:00Z"},"openViolations":0,"violations":[{"number":"2212851","date":"2008-05-19","code":"A-503.2/2","title":"PROSEC- STD INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2212850","date":"2008-05-19","code":"A-503.1/2","title":"PROSEC- EMERG IMMED RI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2212849","date":"2008-05-19","code":"A-503.1/1","title":"PROSECUTION INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2212854","date":"2008-05-19","code":"FC-914.1/5","title":"ANNUAL CERT STANDBY/EMERG LITE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2212853","date":"2008-05-19","code":"FC-914.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2212852","date":"2008-05-19","code":"FC-901.9/1","title":"FIRE-INSTALLERS CERT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2024-009135","date":"2024-02-12","code":"A-302.10/2","title":"WORK NOT ACCORDING TO PLANS","status":"COMPLIED","resolutionDate":"2024-07-31","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"160969","type":"HAZARDOUS","priority":"HAZARDOUS","responsibility":"HCEU","status":"CLOSED","createdDate":"2008-05-19","completedDate":"2011-10-27","violations":[{"number":"2212851","date":"2008-05-19","code":"A-503.2/2","title":"PROSEC- STD INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2212850","date":"2008-05-19","code":"A-503.1/2","title":"PROSEC- EMERG IMMED RI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2212849","date":"2008-05-19","code":"A-503.1/1","title":"PROSECUTION INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2212854","date":"2008-05-19","code":"FC-914.1/5","title":"ANNUAL CERT STANDBY/EMERG LITE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2212853","date":"2008-05-19","code":"FC-914.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2212852","date":"2008-05-19","code":"FC-901.9/1","title":"FIRE-INSTALLERS CERT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2024-010993","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2024-02-12","completedDate":"2024-07-31","violations":[{"number":"VI-2024-009135","date":"2024-02-12","code":"A-302.10/2","title":"WORK NOT ACCORDING TO PLANS","status":"COMPLIED","resolutionDate":"2024-07-31","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2008,"n":6,"worst":null},{"y":2024,"n":1,"worst":null}],"investigations":[{"caseNumber":"16511","date":"2003-09-12","type":"L_INITIAL","status":"CLOSED"},{"caseNumber":"61691","date":"2005-06-16","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"74817","date":"2006-08-11","type":"HC PCH INS","status":"PASSED"},{"caseNumber":"61691","date":"2006-08-11","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"160969","date":"2008-05-19","type":"HC PCH INS","status":"FAILED"},{"caseNumber":"160969","date":"2011-03-22","type":"HC PCH INS","status":"FAILED"},{"caseNumber":"160969","date":"2011-03-22","type":"HC PCH INS","status":"CLOSED"},{"caseNumber":"160969","date":"2011-09-14","type":"PRECOURT","status":"PASSED"},{"caseNumber":"160969","date":"2011-10-27","type":"PRECOURT","status":"PASSED"},{"caseNumber":"CF-2024-010993","date":"2024-02-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-010993","date":"2024-07-31","type":null,"status":"PASSED"}],"inspYears":[{"y":2005,"fails":1,"passes":0},{"y":2006,"fails":0,"passes":2},{"y":2008,"fails":1,"passes":0},{"y":2011,"fails":1,"passes":2},{"y":2024,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.96677808812811,"lng":-75.20336568365225,"geom":{"type":"Polygon","coordinates":[[[-75.203623595,39.966714488],[-75.203634449,39.966783721],[-75.20310752,39.966841453],[-75.203095361,39.966772964],[-75.203623595,39.966714488]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2024-033881","type":"Fire Alarm Certification","inspectionDate":"2024-11-08","result":"Certified","expirationDate":"2025-11-08","buildingId":"1523160"},{"number":"BC-2024-032720","type":"Fire Alarm Certification","inspectionDate":"2024-11-08","result":"Certified","expirationDate":"2025-11-08","buildingId":"1523160"},{"number":"BC-2024-032718","type":"Fire Alarm Certification","inspectionDate":"2024-11-08","result":"Certified","expirationDate":"2025-11-08","buildingId":"1523160"},{"number":"BC-2024-031830","type":"Fire Alarm Certification","inspectionDate":"2024-11-27","result":"Certified","expirationDate":"2025-11-27","buildingId":"1523160"},{"number":"BC-2025-028829","type":"Fire Alarm Certification","inspectionDate":"2025-10-07","result":"Certified","expirationDate":"2026-10-07","buildingId":"1523160"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19104","beds":5,"baths":4,"stories":3,"lotArea":3825,"zoning":"RM1","grade":"B-","basement":"C","heater":"H","centralAir":false,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"111 STARLAND WAY, MILFORD DE, 19963","mailOut":true,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"Permit for a three-family (multi-family) dwelling in an existing structure.","status":"Dismissed / Withdrawn","outcome":"Withdrawn","date":"2023-07-19","number":"ZP-2023-002361","relatedPermit":"ZP-2023-002361"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":97500,"taxable":97500,"land":20096,"improvement":77404,"taxableLand":20096,"taxableImprovement":77404,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":97500,"taxable":97500,"land":14625,"improvement":82875,"taxableLand":14625,"taxableImprovement":82875,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":97500,"taxable":97500,"land":14625,"improvement":82875,"taxableLand":14625,"taxableImprovement":82875,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":76500,"taxable":76500,"land":11400,"improvement":65100,"taxableLand":11400,"taxableImprovement":65100,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":79400,"taxable":79400,"land":11832,"improvement":67568,"taxableLand":11832,"taxableImprovement":67568,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":79400,"taxable":79400,"land":11832,"improvement":67568,"taxableLand":11832,"taxableImprovement":67568,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":79400,"taxable":79400,"land":11832,"improvement":67568,"taxableLand":11832,"taxableImprovement":67568,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":277900,"taxable":197900,"land":55580,"improvement":222320,"taxableLand":55580,"taxableImprovement":142320,"exemptLand":0,"exemptImprovement":80000},{"y":2024,"v":277900,"taxable":277900,"land":55580,"improvement":222320,"taxableLand":55580,"taxableImprovement":222320,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":250000,"taxable":250000,"land":50000,"improvement":200000,"taxableLand":50000,"taxableImprovement":200000,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":250000,"taxable":250000,"land":50000,"improvement":200000,"taxableLand":50000,"taxableImprovement":200000,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":670000,"taxable":249990,"land":134000,"improvement":536000,"taxableLand":134000,"taxableImprovement":115990,"exemptLand":0,"exemptImprovement":420010}],"taxNow":3500,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"102886","date":"2007-09-13","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2007-12-05","scope":"CONNECT EXISTING ANSUL SYSTEM TO EXISTING FIRE ALARM CONTROL PANEL (WEST DISTRICT)"},{"number":"136622","date":"2008-08-26","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2010-01-13","scope":"ERECTION OF EXTERIOR STAIRWAY AS PER PLANS"},{"number":"837823","date":"2017-12-07","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-04-30","scope":"MAIN DRAIN,CURB TRAP AND FAI PA20173401391(SFD) \"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":"ZP-2023-008827","date":"2023-10-01","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Multi-Family"},{"number":"CP-2023-004695","date":"2023-10-17","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-02-05","scope":"FOR LEVEL II ALTERATIONS TO AN EXISTING MIXED-USE BOARDING HOUSE/RESIDENTIAL BUILDING (R-2) FOR USE AS AN APARTMENT (R-2 OCCUPANCY, WITH FOUR (4) DWELLING UNTIS). ALTERATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS, PROVIDE FINISHES/FURNISHINGS AND ACCESSIBILITY IMPROVEMENTS THROUGHOUT. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. AMENDMENT FOR REVISED STRUCTURAL COMPONENTS AS SHOWN ON SHEETS A101 AND A200 OF THE AMENDED CONSTRUCTION DOCUMENTS."},{"number":"PP-2023-015345","date":"2023-11-08","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-02-05","scope":"2wc 2lav sinks 2showers 1kitchen 3laundry"},{"number":"EP-2023-011277","date":"2023-11-20","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-01-13","scope":"Rewire of 2nd floor studio, and 3rd floor Apt, 200-amp service, 5 meters, grounding according to NEC. 2017"},{"number":"FP-2023-002886","date":"2024-01-09","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-02-05","scope":"FOR THE INSTALLATION OF A TWO-INCH FIRE SERVICE LINE, TWO-INCH BACKFLOW PREVENTER AND FIRE SPRINKLER SYSTEM IN ACCORDANCE WITH APPROVED PLANS, HYDRAULIC CALCULATIONS AND NFPA 13R."},{"number":"PP-2024-005449","date":"2024-04-17","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-05-06","scope":"REPAIR/REPLACE 1\" WDP."},{"number":"PP-2024-010178","date":"2024-07-25","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-01-07","scope":"Installation of a 1” RPZ back-flow assembly"},{"number":"EP-2024-005366","date":"2024-08-30","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-01-22","scope":"INSTALL A NEW FIRE ALARM SYSTEM THROUGHOUT THE BASEMENT, 1ST, 2ND, 3RD FLOORS & THE COMMON AREAS. ALL WORK IN ACCORDANCE WITH THE 2017 NEC. * FIRE ALARM WORK ONLY. NO BRANCH CIRCUIT WIRING."},{"number":"ZP-2023-002361","date":null,"work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Refused","completedDate":"2023-08-02","scope":null}],"storyTag":"New construction","storyDelta":3.27,"timeline":[{"y":2023,"k":"sale","p":320000},{"y":2023,"k":"appeal","w":"Appeal withdrawn"},{"y":2023,"k":"permit","w":"Change of Use"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2024,"k":"viol","w":"L&I violation"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2024,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"}],"rented":true,"licenses":[{"number":"201652","type":"Food Preparing and Serving","status":"Inactive","businessName":"JAYS INC","legalName":"JAYS INC","address":"740 N 40TH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2004-05-16","latestIssueDate":"2007-04-23","expirationDate":"2008-04-30","inactiveDate":"2012-12-22"},{"number":"256979","type":"Rental","status":"Closed","businessName":"GALETTE AND GUITEAU BOARDING HOME","legalName":"GALETTE AND GUITEAU BOARDING HOME","address":"740 N 40TH ST","revenueCode":"3202","rentalCategory":null,"units":9,"issuedDate":"2004-08-26","latestIssueDate":"2014-05-24","expirationDate":"2015-02-28","inactiveDate":"2015-04-29"},{"number":"446399","type":"Rental","status":"Inactive","businessName":"JOCELINE GALETTE","legalName":"JOCELINE GALETTE","address":"740 N 40TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2008-05-22","latestIssueDate":"2008-05-22","expirationDate":"2009-05-22","inactiveDate":"2012-08-31"},{"number":"0972386","type":"Rental","status":"Active","businessName":"Supreme Dreams Two LLC","legalName":"Supreme Dreams Two LLC","address":"740 N 40TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":4,"issuedDate":"2025-02-25","latestIssueDate":"2026-01-10","expirationDate":"2027-02-24","inactiveDate":null}],"licenseActivity":[{"number":"0972386","type":"Rental","businessName":"Supreme Dreams Two LLC","legalName":"Supreme Dreams Two LLC","issuedDate":"2025-02-25","latestIssueDate":"2026-01-10","closureDate":null,"expirationDate":"2027-02-24","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"446399","type":"Rental","businessName":"JOCELINE GALETTE","legalName":"JOCELINE GALETTE","issuedDate":"2008-05-22","latestIssueDate":"2008-05-22","closureDate":"2012-08-31","expirationDate":"2009-05-22","inactiveDate":"2012-08-31","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"256979","type":"Rental","businessName":"GALETTE AND GUITEAU BOARDING HOME","legalName":"GALETTE AND GUITEAU BOARDING HOME","issuedDate":"2004-08-26","latestIssueDate":"2014-05-24","closureDate":"2015-04-29","expirationDate":"2015-02-28","inactiveDate":"2015-04-29","status":"Closed","statusLabel":"Inactive","active":false},{"number":"201652","type":"Food Preparing and Serving","businessName":"JAYS INC","legalName":"JAYS INC","issuedDate":"2004-05-16","latestIssueDate":"2007-04-23","closureDate":"2012-12-22","expirationDate":"2008-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","units":4,"signals":[{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 8 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2023","permit activity in 2023, 2024"],"caveat":"This does not show that the property is listed or that a sale is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 168% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $250,000 to $670,000","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":"Appeal #ZP-2023-002361: Dismissed / Withdrawn · Withdrawn; related permit ZP-2023-002361.","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":"1 permit not marked completed: ZP-2023-002361 (Refused).","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":"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 (111 STARLAND WAY, MILFORD DE, 19963).","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":"4 failed, 5 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jul 31, 2024.","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":"Food Preparing and Serving #201652: Inactive since Dec 22, 2012","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":"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 7 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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Oct 7, 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":"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"}]}