{"asOf":"2026-07-26T16:56:40.580Z","block":"1600-1699 PINE ST","blockUrl":"https://philadelphia.blockreport.homes/block/1600-1699-pine-st","address":"1640 PINE ST","parcelNumber":"081000003","source":"https://property.phila.gov/?p=081000003","ownerType":"absentee","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"O50","buildingCodeNew":"22","buildingClass":"ROW 3 STY MASONRY","buildingClassNew":"ROW TYPICAL","useLabel":"Mixed-use","owner":"DI CIANNI FRANCESCO","coOwner":"DICIANNI LAURA","marketValue":1052700,"landAssessment":210500,"improvementAssessment":842200,"livableArea":2175,"yearBuilt":1750,"lastSale":null,"openViolations":0,"violations":[{"number":"211995167","date":"2020-03-05","code":"PM15-110.1","title":"ID STRUCTURE","status":"COMPLIED","resolutionDate":"2020-07-13","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211995170","date":"2020-03-05","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":"2020-07-13","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211995169","date":"2020-03-05","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2020-07-13","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211995168","date":"2020-03-05","code":"PM15-304.1I","title":"EXTERIOR STRUCT UNSAFE COND 9","status":"COMPLIED","resolutionDate":"2020-07-13","resolution":"COMPLIED - PERMIT OBTAINED"}],"violationCases":[{"number":"726347","type":"NOTICE OF VIOLATION","priority":"IMMINENTLY DANGEROUS","responsibility":"CSU INVESTIGATOR","status":"COMPLIED, BALANCE DUE","createdDate":"2020-03-06","completedDate":null,"violations":[{"number":"211995167","date":"2020-03-05","code":"PM15-110.1","title":"ID STRUCTURE","status":"COMPLIED","resolutionDate":"2020-07-13","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211995170","date":"2020-03-05","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":"2020-07-13","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211995169","date":"2020-03-05","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2020-07-13","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211995168","date":"2020-03-05","code":"PM15-304.1I","title":"EXTERIOR STRUCT UNSAFE COND 9","status":"COMPLIED","resolutionDate":"2020-07-13","resolution":"COMPLIED - PERMIT OBTAINED"}]}],"violYears":[{"y":2020,"n":4,"worst":"EXTERIOR STRUCT UNSAFE COND 7"}],"investigations":[{"caseNumber":"726347","date":"2020-03-25","type":null,"status":"FAILED"},{"caseNumber":"726347","date":"2020-04-06","type":null,"status":"FAILED"},{"caseNumber":"726347","date":"2020-04-09","type":null,"status":"FAILED"},{"caseNumber":"726347","date":"2020-04-15","type":null,"status":"FAILED"},{"caseNumber":"726347","date":"2020-04-17","type":null,"status":"FAILED"},{"caseNumber":"726347","date":"2020-04-28","type":null,"status":"FAILED"},{"caseNumber":"726347","date":"2020-05-11","type":null,"status":"FAILED"},{"caseNumber":"726347","date":"2020-07-13","type":null,"status":"PASSED"}],"inspYears":[{"y":2020,"fails":7,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.94597918839664,"lng":-75.16970818889864,"geom":{"type":"Polygon","coordinates":[[[-75.169694029,39.945889831],[-75.169757779,39.945898231],[-75.169722392,39.946068456],[-75.169658575,39.946060201],[-75.169694029,39.945889831]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2022-008591","type":"Fire Alarm Certification","inspectionDate":"2022-06-13","result":"Certified","expirationDate":"2023-06-13","buildingId":"1476033"},{"number":"BC-2023-013508","type":"Fire Alarm Certification","inspectionDate":"2023-06-16","result":"Certified","expirationDate":"2024-06-16","buildingId":"1476033"},{"number":"BC-2023-013509","type":"Sprinkler Certification","inspectionDate":"2023-06-16","result":"Certified","expirationDate":"2024-06-16","buildingId":"1476033"},{"number":"BC-2024-017966","type":"Fire Alarm Certification","inspectionDate":"2024-06-13","result":"Certified","expirationDate":"2025-06-13","buildingId":"1476033"},{"number":"BC-2024-017965","type":"Fire Alarm Certification","inspectionDate":"2024-06-13","result":"Certified","expirationDate":"2025-06-13","buildingId":"1476033"},{"number":"BC-2025-016876","type":"Fire Alarm Certification","inspectionDate":"2025-06-17","result":"Certified","expirationDate":"2026-06-17","buildingId":"1476033"},{"number":"BC-2025-016877","type":"Sprinkler Certification","inspectionDate":"2025-06-17","result":"Certified","expirationDate":"2026-06-17","buildingId":"1476033"},{"number":"BC-2026-017507","type":"Sprinkler Certification","inspectionDate":"2026-06-16","result":"Certified","expirationDate":"2027-06-16","buildingId":"1476033"},{"number":"BC-2026-017509","type":"Fire Alarm Certification","inspectionDate":"2026-06-16","result":"Certified","expirationDate":"2027-06-16","buildingId":"1476033"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19103","beds":2,"baths":null,"stories":3,"lotArea":990,"zoning":"CMX1","grade":null,"basement":"D","heater":"A","centralAir":true,"extCond":"4","intCond":"2","garage":null,"homestead":false,"mail":null,"appeals":[{"type":"ZBA Permit Denial - Special Exception","grounds":"SPECIAL EXCEPTION For a group practitioner medical office ( group medical, dental and health practitioner)  on the first floor and basement and not to occupy more than 2,000 sq. ft. of gross floor area.","status":"Prepare Meeting","outcome":null,"date":"2026-09-30","number":"ZP-2026-005235","relatedPermit":"ZP-2026-005235"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2024,"v":957000,"taxable":519860,"land":191400,"improvement":765600,"taxableLand":191400,"taxableImprovement":328460,"exemptLand":0,"exemptImprovement":437140},{"y":2025,"v":957000,"taxable":519860,"land":191400,"improvement":765600,"taxableLand":191400,"taxableImprovement":328460,"exemptLand":0,"exemptImprovement":437140},{"y":2026,"v":957000,"taxable":519860,"land":191400,"improvement":765600,"taxableLand":191400,"taxableImprovement":328460,"exemptLand":0,"exemptImprovement":437140},{"y":2027,"v":1052700,"taxable":571823,"land":210500,"improvement":842200,"taxableLand":210500,"taxableImprovement":361323,"exemptLand":0,"exemptImprovement":480877}],"taxNow":7277,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"1033766","date":"2020-02-04","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-08-15","scope":"FOR LEVEL III ALTERATION WITHOUT CHANGE OF OCCUPANCY CLASSIFICAION TO AN EXISTING ATTACHED STRUCTURE WITH 3-STORY REAR ADDTION. FOR USE AS AN OFFICE ON THE FIRST FLOOR WITH TWO DWELLING UNITS ABOVE. BUILDING TO BE FULLY SPRINKLERED. SEPARATE PERMITS REQUIRED FOR M.E.P.S WORK.BUILDING SHALL BE ERECTED AS PER THE APPROVED PLANS BY PHD."},{"number":"1041387","date":"2020-02-04","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2023-02-02","scope":"FOR LEVEL III ALTERATION WITH CHANGE OF OCCUPANCY CLASSIFICAION TO AN EXISTING ATTACHED STRUCTURE WITH THIRD AND FOURTH STORY ADDTION. FOR USE AS SINGLE FAMILY DWELLING UNIT WITH ACCESSORY PARKING SPACE. BUILDING TO BE FULLY SPRINKLERED. SEPARATE PERMITS REQUIRED FOR M.E.P.S WORK.SEE AP#1033766 FOR APPROVED PLANS."},{"number":"RP-2020-004898","date":"2020-07-08","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2020-07-13","scope":"Make safe permit to comply case #726347. Repair and reconstruction side foundation wall and exterior side wall per plan."},{"number":"PP-2020-009909","date":"2020-10-06","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-08-08","scope":">> Please disregard anything on the plans regarding Waverly Street, we are only doing the work proposed for 1640 Pine St Installation of water & drain lines throughout. Installation of 3 toilets, 3 lav sinks, 2 showers, 2 kitchen sinks, 3 hot water heaters, 2 washer machine stand pipes, main drain, yard drain, curb trap, 1.5\" domestic water service"},{"number":"EP-2020-009490","date":"2020-11-02","work":"Rough-In","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"Rough-In Permit for EP-2020-009063 Installation of all electrical systems as shown on drawings Service, interior wiring, fire alarm ,lighting ,receptacles, common area as per 2017 nec"},{"number":"FP-2020-001756","date":"2020-11-02","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2022-08-08","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13 & NFPA 13R THROUGHOUT AN EXISTING MIXED USE BUILDING TO INCLUDE 4\" MAIN FIRE SERVICE LINE AND 4\" DC DERINGER 20G BACKFLOW PREVENTION ASSEMBLY AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"FP-2020-001758","date":"2020-11-06","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2023-01-19","scope":"FOR THE INSTALLATION OF A TWO (2) INCH FIRE SERVICE LINE WITH TWO AND HALF INCH (2-1/2\") BACKFLOW PREVENTER, AUTOMATIC FIRE SUPPRESSION SYSTEM AS PER NFPA 13R. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/HYDRAULIC CALCULATIONS."},{"number":"PP-2020-011774","date":"2020-11-09","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-01-26","scope":"2nd floor - installation of rough plumbing for (1) shower, (1) toilet, (2) sinks, (1) washer machine, (1) floor drain. Connect to existing stack. 3rd floor - Installation of drains for existing toilet, sink & bath tub connecting to existing vent stack. Installation of 3/4\" hot & cold risers, new 1/2\" piping to each fixture. Installation of (1) toilet, (1) shower, (1) sink, (1) washer machine."},{"number":"EP-2021-006293","date":"2021-09-13","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-06-08","scope":"Installation of all electrical systems as shown on the drawings;400A service, interior wiring, Complete fire alarm system w/ low frequency sound in all sleeping areas(living rms and bedrooms) tamper switch, flow switch, lighting, receptacles, common area .ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS - 2016 NFPA-72, 2018 PHILA FIRE CODE,2017 NEC. Related Electrical Permit: EP-2020-009490 (Rough-in)"},{"number":"MP-2021-007568","date":"2021-11-23","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-08-08","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES- For the installation if New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans. Units to be self-contained within each dwelling."},{"number":"MP-2021-007569","date":"2021-11-24","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-01-26","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES For the installation of New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans. all required duct work and ventilation 2- furnace gas 96% 82,000 BTU 2 - condenser 14 seer 2ton located in yard"},{"number":"PP-2022-001776","date":"2022-02-07","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-02-22","scope":"Front rain conductor"},{"number":"AP-2024-005601","date":"2024-08-19","work":"Certificate of Occupancy (CO) (may inclu…","type":"Administrative","description":"Administrative Permit","status":"Completed","completedDate":"2024-08-28","scope":"CERTIFICATE OF OCCUPANCY FOR TWO-FAMILY HOUSEHOLD LIVING AT SECOND AND THIRD FLOORS OF EXISTING BUILDING FACING PINE STREET (REFERENCE BUILDING PERMIT 1033766 AND ZONING PERMIT 972866). NO ALTERATIONS ALLOWED UNDER THIS PERMIT. BUILDING REQUIRED TO COMPLY WITH 2018 FIRE AND PROPERTY MAINTENANCE CODES."},{"number":"ZP-2026-005233","date":"2026-05-14","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Medical, Dental, and Health Practitioner - Sole Medical, Dental, and Health Practitioner"},{"number":"CP-2026-003328","date":"2026-07-02","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR LEVEL II ALTERATIONS TO AN EXISTING ATTACHED STRUCTURE. ALTERATIONS TO INCLUDE PARTIAL DEMOLITION AND THE ERECTION OF PARTITION WALLS, PROVIDE FINISHES/FURNISHINGS AND ACCESSIBILITY IMPROVEMENTS THROUGHOUT. FOR USE AS MEDICAL, DENTAL, AND HEALTH PRACTITIONER, - SOLE MEDICAL, DENTAL, AND HEALTH PRACTITIONER. ALL WORK TO BE DONE PER APPROVED PLANS. ***************** SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. ******************************************"},{"number":"ZP-2026-005235","date":null,"work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Denied","completedDate":null,"scope":"Medical, Dental, and Health Practitioner - Group Medical, Dental, and Health Practitioner"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2020,"k":"permit","w":"Rough-In"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"Addition and/or Alterations"},{"y":2020,"k":"permit","w":"New Construction or Additions"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"Addition and/or Alterations"},{"y":2022,"k":"permit","w":"Alterations"},{"y":2024,"k":"permit","w":"Certificate of Occupancy (CO) (may inclu…"},{"y":2026,"k":"permit","w":"Change of Use"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"appeal","w":"Appeal filed"}],"rented":true,"licenses":[{"number":"0960257","type":"Rental","status":"Active","businessName":"Francesco DiCianni","legalName":"Francesco DiCianni","address":"1640 PINE ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2024-09-03","latestIssueDate":"2025-09-02","expirationDate":"2026-09-02","inactiveDate":null}],"licenseActivity":[{"number":"0960257","type":"Rental","businessName":"Francesco DiCianni","legalName":"Francesco DiCianni","issuedDate":"2024-09-03","latestIssueDate":"2025-09-02","closureDate":null,"expirationDate":"2026-09-02","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-25","units":2,"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":["3 permit events since 2023","1 zoning/board appeal since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #ZP-2026-005235: Prepare Meeting; related permit ZP-2026-005235.","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":"3 permits not marked completed: EP-2020-009490 (Issued), CP-2026-003328 (Issued), ZP-2026-005235 (Denied).","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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 4 historical violations across 1 case.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"mixed-use","level":"verify","title":"Residential and business space run on separate compliance tracks","finding":"OPA classifies this parcel as mixed-use.","why":"The zoning/use and occupancy file must cover the actual residential and commercial spaces. Dwelling units can require Rental Licenses and lead compliance; the operator can separately need an Activity License and sector license; installed fire systems can require annual certification.","action":"Match every dwelling and business use to the zoning permit, CO, current operator licenses, and life-safety filings.","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":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1750 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":"7 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jul 13, 2020.","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 and appears related-party/family-held.","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":"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 mixed-use. 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":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Jun 16, 2027; Sprinkler Certification: Certified through Jun 16, 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/"}]}