{"asOf":"2026-07-26T01:30:46.210Z","block":"7100-7199 CHEW AVE","blockUrl":"https://philadelphia.blockreport.homes/block/7100-7199-chew-ave","address":"7139 CHEW AVE","parcelNumber":"222210401","source":"https://property.phila.gov/?p=222210401","ownerType":"absentee","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"N40","buildingCodeNew":"32","buildingClass":"S/D CONV APT 2.5 STY MAS","buildingClassNew":"TWIN CONVENTIONAL","useLabel":"Apartment building","owner":"THOMAS RAMON A","coOwner":null,"marketValue":430800,"landAssessment":86160,"improvementAssessment":344640,"livableArea":2498,"yearBuilt":1925,"lastSale":{"price":21100,"date":"1999-03-08T05:00:00Z"},"openViolations":0,"violations":[{"number":"934030","date":"2008-05-02","code":"FC-914.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"934029","date":"2008-05-02","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"934031","date":"2008-05-02","code":"FC-914.1/5","title":"ANNUAL CERT STANDBY/EMERG LITE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1560214","date":"2010-01-05","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1560215","date":"2010-01-05","code":"FC-409.5/1","title":"SHELTER DRILL CONDUCT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2174369","date":"2011-08-11","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2174370","date":"2011-08-11","code":"FC-915.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2531039","date":"2011-12-09","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"2531038","date":"2011-12-09","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"2421819","date":"2012-04-25","code":"PM-102.1/1","title":"LICENSE-RES MFD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3108545","date":"2013-09-04","code":"FC-915.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3108544","date":"2013-09-04","code":"FC-906.2/1","title":"FIRE EXTING-INSTALL R2","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"158389","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2008-05-03","completedDate":"2008-12-09","violations":[{"number":"934030","date":"2008-05-02","code":"FC-914.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"934029","date":"2008-05-02","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"934031","date":"2008-05-02","code":"FC-914.1/5","title":"ANNUAL CERT STANDBY/EMERG LITE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"223798","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2010-01-06","completedDate":"2010-02-12","violations":[{"number":"1560214","date":"2010-01-05","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1560215","date":"2010-01-05","code":"FC-409.5/1","title":"SHELTER DRILL CONDUCT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"291476","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2011-08-11","completedDate":"2011-12-13","violations":[{"number":"2174369","date":"2011-08-11","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2174370","date":"2011-08-11","code":"FC-915.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"309288","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2011-12-13","completedDate":null,"violations":[{"number":"2531039","date":"2011-12-09","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"2531038","date":"2011-12-09","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"325071","type":"HAZARDOUS","priority":"HAZARDOUS","responsibility":"HCEU","status":"CLOSED","createdDate":"2012-04-25","completedDate":"2012-07-16","violations":[{"number":"2421819","date":"2012-04-25","code":"PM-102.1/1","title":"LICENSE-RES MFD","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"400654","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2013-09-05","completedDate":"2016-07-20","violations":[{"number":"3108545","date":"2013-09-04","code":"FC-915.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3108544","date":"2013-09-04","code":"FC-906.2/1","title":"FIRE EXTING-INSTALL R2","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2008,"n":3,"worst":null},{"y":2010,"n":2,"worst":null},{"y":2011,"n":4,"worst":null},{"y":2012,"n":1,"worst":null},{"y":2013,"n":2,"worst":null}],"investigations":[{"caseNumber":"158389","date":"2008-05-02","type":"CI INSP","status":"FAILED"},{"caseNumber":"158389","date":"2008-12-08","type":"CI INSP","status":"PASSED"},{"caseNumber":"223798","date":"2010-01-05","type":"CI INSP","status":"FAILED"},{"caseNumber":"223798","date":"2010-02-09","type":"CI INSP","status":"PASSED"},{"caseNumber":"291476","date":"2011-08-11","type":"CI INSP","status":"FAILED"},{"caseNumber":"309288","date":"2011-12-09","type":"CI INSP","status":"FAILED"},{"caseNumber":"291476","date":"2011-12-09","type":"CI INSP","status":"PASSED"},{"caseNumber":"325071","date":"2012-04-25","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"309288","date":"2012-05-21","type":"CI INSP","status":"FAILED"},{"caseNumber":"325071","date":"2012-07-11","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"309288","date":"2012-08-07","type":"CI INSP","status":"CLOSED"},{"caseNumber":"309288","date":"2013-07-17","type":"PRECOURT","status":"FAILED"},{"caseNumber":"400654","date":"2013-09-04","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"400654","date":"2013-10-29","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"400654","date":"2013-12-04","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"400654","date":"2014-03-11","type":"PRECOURT","status":"FAILED"},{"caseNumber":"400654","date":"2014-03-28","type":"PRECOURT","status":"CLOSED"}],"inspYears":[{"y":2008,"fails":1,"passes":1},{"y":2010,"fails":1,"passes":1},{"y":2011,"fails":2,"passes":1},{"y":2012,"fails":2,"passes":1},{"y":2013,"fails":3,"passes":0},{"y":2014,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.06082498699922,"lng":-75.18935074352697,"geom":{"type":"Polygon","coordinates":[[[-75.189399196,40.060718357],[-75.189473749,40.060763192],[-75.189301841,40.060931967],[-75.189228073,40.060886366],[-75.189399196,40.060718357]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2026-007228","type":"Sprinkler Certification","inspectionDate":"2025-11-04","result":"Certified","expirationDate":"2026-11-04","buildingId":"1168750"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19119","beds":null,"baths":null,"stories":3,"lotArea":2042,"zoning":"RSA3","grade":"B-","basement":"D","heater":"H","centralAir":false,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"7141 CHEW AVE, PHILADELPHIA PA, 19119","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR INCREASE IN THE TOTAL NUMBER OF DWELLING UNITS FROM TWO (2) FAMILY\nDWELLING TO MAXIMUM THREE (3) FAMILY DWELLING (MULTI FAMILY DWELLING) IN AN EXISTING\nSTRUCTURE.","status":"OPEN","outcome":"Granted","date":"2016-02-03","number":"26508","relatedPermit":"645447"},{"type":"Zoning board appeal","grounds":"PERMIT FOR INCREASE IN THE TOTAL NUMBER OF DWELLING UNITS FROM THREE (3) FAMILY\nDWELLING TO MAXIMUM FOUR (4) FAMILY DWELLING (MULTI-FAMILY DWELLING) IN AN EXISTING STRUCTURE.","status":"OPEN","outcome":"Dismissed","date":"2018-08-22","number":"33962","relatedPermit":"875395"},{"type":"Building standards appeal","grounds":"ON 07/20/2018, THE DEPARTMENT OF LICENSES AND INSPECTIONS ISSUED A NOTICE OF REFUSAL FOR APPLICATION #879597.","status":"CLOSED","outcome":"Denied","date":"2018-08-23","number":"34575","relatedPermit":"879597"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":165000,"taxable":165000,"land":22000,"improvement":143000,"taxableLand":22000,"taxableImprovement":143000,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":165000,"taxable":165000,"land":24750,"improvement":140250,"taxableLand":24750,"taxableImprovement":140250,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":165000,"taxable":165000,"land":24750,"improvement":140250,"taxableLand":24750,"taxableImprovement":140250,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":165400,"taxable":165400,"land":24810,"improvement":140590,"taxableLand":24810,"taxableImprovement":140590,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":206700,"taxable":206700,"land":31005,"improvement":175695,"taxableLand":31005,"taxableImprovement":175695,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":206700,"taxable":206700,"land":31005,"improvement":175695,"taxableLand":31005,"taxableImprovement":175695,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":206700,"taxable":206700,"land":31005,"improvement":175695,"taxableLand":31005,"taxableImprovement":175695,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":230800,"taxable":230800,"land":46160,"improvement":184640,"taxableLand":46160,"taxableImprovement":184640,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":230800,"taxable":230800,"land":46160,"improvement":184640,"taxableLand":46160,"taxableImprovement":184640,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":411400,"taxable":411400,"land":82280,"improvement":329120,"taxableLand":82280,"taxableImprovement":329120,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":411400,"taxable":411400,"land":82280,"improvement":329120,"taxableLand":82280,"taxableImprovement":329120,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":430800,"taxable":430800,"land":86160,"improvement":344640,"taxableLand":86160,"taxableImprovement":344640,"exemptLand":0,"exemptImprovement":0}],"taxNow":5759,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"645447","date":"2018-05-07","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2018-05-07","scope":"FOR INCREASE IN THE TOTAL NUMBER OF DWELLING UNITS FROM TWO (2) FAMILY DWELLING TO MAXIMUM THREE (3) FAMILY DWELLING (MULTI FAMILY DWELLING) IN AN EXISTING STRUCTURE."},{"number":"879597","date":"2018-09-21","work":"Certificate of Occupancy (CO) (may inclu…","type":"Administrative","description":"Administrative Permit","status":"Issued","completedDate":null,"scope":"FOR A CERTIFICATE OF OCCUPANCY WITH A COMPLETE CHANGE OF OCCUPANCY CLASSIFICATION FROM GROUPS E & R-3 (DAY CARE/TWO-FAMILY DWELLING), TO GROUP R-2 (THREE-FAMILY DWELLING; SEE AP#645447 FOR USE PERMIT), THROUGHOUT AN EXISTING THREE (3) STORY SEMI-DETACHED STRUCTURE, AS PER PLANS; NO WORK ON THIS PERMIT; COMPLIANCE WITH THE PHILADELPHIA FIRE & PROPERTY MAINTENANCE CODES REQUIRED PRIOR TO OCCUPANCY; TO BE FULLY SPRINKLERED THROUGHOUT IN ACCORDANCE WITH NFPA 13R MINIMUM OR BETTER."},{"number":"CP-2022-001092","date":"2022-06-27","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-11-06","scope":"FOR CHANGE OF OCCUPANCY AND TO LEGALIZE LEVEL II ALTERATIONS TO INCLUDE NEW PARTITIONS, DOORS, FIXTURES, FURNISHINGS, FINISHES AS PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED PER NFPA 13R MINIMUM. SEPARATE PERMITS REQUIRED FOR MEP AND FIRE SUPPRESSION WORK."},{"number":"EP-2021-015422","date":"2022-08-10","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2023-03-07","scope":"Upgrade existing approved UL listed fire alarm system with low frequency sound in all living rms and bedrooms and tie-in sprinkler system .All work is to be done according to approved drawings-2017 nec,2016 nfpa-72,2018 phila fire code."},{"number":"EP-2022-007941","date":"2022-08-11","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-10-20","scope":"Replace receptacles, add 4 more receptacles, drive ground rod, install GFCI & AFCI breakers, lights, and ceiling fan."},{"number":"FP-2022-003297","date":"2023-01-18","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2024-11-05","scope":"INSTALL NEW 2\" FIRE SERVICE FROM STREET TO BUILDING SUPPLY AND INSTALL ALL REQUIRED SPRINKLER HEADS PER NFPA 13R SUPPLY AND INSTALL ALL REQUIRED PIPING, HANGERS AND FITTINGS PER NFPA 13R SUPPLY AND INSTALL NEW 2\" CITY-APPROVED BACKFLOW PREVENTER SUPPLY AND INSTALL NEW FIRE DEPARTMENT CONNECTION SUPPLY ALL REQUIRED BELLS, TAMPERS AND FLOW SWITCHES"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2013,"k":"viol","w":"2 L&I violations"},{"y":2013,"k":"insp","w":"Inspection failed ×3"},{"y":2014,"k":"insp","w":"Inspection failed"},{"y":2016,"k":"appeal","w":"Appeal granted"},{"y":2018,"k":"permit","w":"Use"},{"y":2018,"k":"appeal","w":"Appeal dismissed"},{"y":2018,"k":"appeal","w":"Appeal denied"},{"y":2018,"k":"permit","w":"Certificate of Occupancy (CO) (may inclu…"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Addition and/or Alterations"}],"rented":true,"licenses":[{"number":"269481","type":"Rental","status":"Active","businessName":"RAMON A THOMAS (MCCARTHY REALESTATE)","legalName":"RAMON A THOMAS","address":"7139 CHEW AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2004-07-27","latestIssueDate":"2026-04-02","expirationDate":"2027-02-28","inactiveDate":null},{"number":"659718","type":"Food Preparing and Serving","status":"Inactive","businessName":"KEREBA ENGLISH (KEREBAS KIDS CARE)","legalName":"KEREBA ENGLISH","address":"7139 CHEW AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2015-04-01","latestIssueDate":"2015-04-01","expirationDate":"2016-04-01","inactiveDate":"2015-11-06"}],"licenseActivity":[{"number":"659718","type":"Food Preparing and Serving","businessName":"KEREBA ENGLISH (KEREBAS KIDS CARE)","legalName":"KEREBA ENGLISH","issuedDate":"2015-04-01","latestIssueDate":"2015-04-01","closureDate":"2015-11-06","expirationDate":"2016-04-01","inactiveDate":"2015-11-06","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"269481","type":"Rental","businessName":"RAMON A THOMAS (MCCARTHY REALESTATE)","legalName":"RAMON A THOMAS","issuedDate":"2004-07-27","latestIssueDate":"2026-04-02","closureDate":null,"expirationDate":"2027-02-28","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-25","units":3,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 78% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $230,800 to $411,400","no permit shown in 2024-2026"],"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 #26508: OPEN · Granted; related permit 645447. Use permit #645447: 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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"2 permits not marked completed: 879597 (Issued), EP-2021-015422 (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":"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 1925 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":"10 failed, 4 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was CLOSED on Mar 28, 2014.","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 #659718: Inactive since Nov 6, 2015","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 12 historical violations across 6 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":"Sprinkler Certification: Certified through Nov 4, 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"}]}