{"asOf":"2026-07-28T22:55:40.346Z","block":"4000-4099 RIDGE AVE","blockUrl":"https://philadelphia.blockreport.homes/block/4000-4099-ridge-ave","address":"4056 RIDGE AVE","parcelNumber":"382250300","source":"https://property.phila.gov/?p=382250300","ownerType":"investor","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O50","buildingCodeNew":"22","buildingClass":"ROW 3 STY MASONRY","buildingClassNew":"ROW TYPICAL","useLabel":"House","owner":"RIDGE AVENUE TRIPLEX LLC","coOwner":null,"marketValue":397100,"landAssessment":79420,"improvementAssessment":317680,"livableArea":2368,"yearBuilt":1930,"lastSale":{"price":1,"date":"2020-08-05T04:00:00Z"},"openViolations":5,"violations":[{"number":"3071138","date":"2014-01-21","code":"A-302.2/1","title":"PERMB- EXP'D ACTIVITY UNLAWFUL","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"VI-2021-004734","date":"2021-01-26","code":"FC-13-915.1","title":"FIRE ALARM TESTED/CERTIFIED","status":"CLOSED","resolutionDate":"2025-10-09","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2025-081097","date":"2025-10-09","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2026-07-27","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2025-081094","date":"2025-10-09","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-081093","date":"2025-10-09","code":"A-301.1/65","title":"NEW USE","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-081098","date":"2025-10-09","code":"F-103.2","title":"FIRE PROTECTION SYSTEMS\n","status":"COMPLIED","resolutionDate":"2026-07-27","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-081099","date":"2025-10-09","code":"F-105.9.3","title":"FIRE ALARM/DETECTION SYSTEMS\n","status":"COMPLIED","resolutionDate":"2026-07-27","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-016513","date":"2026-03-21","code":"A-505.8","title":"VIOLATED CEASE OPERATIONS ORDER","status":"SVN ISSUED","resolutionDate":"2026-03-23","resolution":"SVN ISSUED"},{"number":"VI-2026-046421","date":"2026-06-19","code":"A-505.8","title":"VIOLATED CEASE OPERATIONS ORDER","status":"SVN ISSUED","resolutionDate":"2026-06-23","resolution":"SVN ISSUED"}],"violationCases":[{"number":"417366","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DN","status":"CLOSED","createdDate":"2014-01-28","completedDate":"2014-05-29","violations":[{"number":"3071138","date":"2014-01-21","code":"A-302.2/1","title":"PERMB- EXP'D ACTIVITY UNLAWFUL","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"CF-2021-006400","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"COMPLIED, BALANCE DUE","createdDate":"2021-01-26","completedDate":null,"violations":[{"number":"VI-2021-004734","date":"2021-01-26","code":"FC-13-915.1","title":"FIRE ALARM TESTED/CERTIFIED","status":"CLOSED","resolutionDate":"2025-10-09","resolution":"CLOSED - REISSUED/REWRITTEN"}]},{"number":"CF-2025-072933","type":"NOTICE OF VIOLATION","priority":"ADMINISTRATIVE NOTICE OF VIOLATION","responsibility":"QOL NUISANCE PROPERTY INVESTIGATOR","status":"IN VIOLATION","createdDate":"2025-07-21","completedDate":null,"violations":[{"number":"VI-2025-081097","date":"2025-10-09","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2026-07-27","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2025-081094","date":"2025-10-09","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-081093","date":"2025-10-09","code":"A-301.1/65","title":"NEW USE","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-081098","date":"2025-10-09","code":"F-103.2","title":"FIRE PROTECTION SYSTEMS\n","status":"COMPLIED","resolutionDate":"2026-07-27","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-081099","date":"2025-10-09","code":"F-105.9.3","title":"FIRE ALARM/DETECTION SYSTEMS\n","status":"COMPLIED","resolutionDate":"2026-07-27","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2026-026779","type":"SITE VIOLATION NOTICE","priority":"ADMINISTRATIVE NOTICE OF VIOLATION","responsibility":"QOL NPU AFTER HOURS INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2026-03-23","completedDate":null,"violations":[{"number":"VI-2026-016513","date":"2026-03-21","code":"A-505.8","title":"VIOLATED CEASE OPERATIONS ORDER","status":"SVN ISSUED","resolutionDate":"2026-03-23","resolution":"SVN ISSUED"}]},{"number":"CF-2026-075192","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"QOL NPU AFTER HOURS INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2026-06-23","completedDate":null,"violations":[{"number":"VI-2026-046421","date":"2026-06-19","code":"A-505.8","title":"VIOLATED CEASE OPERATIONS ORDER","status":"SVN ISSUED","resolutionDate":"2026-06-23","resolution":"SVN ISSUED"}]}],"violYears":[{"y":2014,"n":1,"worst":null},{"y":2021,"n":1,"worst":null},{"y":2025,"n":5,"worst":null},{"y":2026,"n":2,"worst":null}],"investigations":[{"caseNumber":"417366","date":"2014-01-28","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"417366","date":"2014-03-07","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"417366","date":"2014-05-29","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"CF-2021-006400","date":"2021-01-26","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-006400","date":"2021-03-05","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-006400","date":"2022-02-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-006400","date":"2022-06-24","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-072933","date":"2025-08-19","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-072933","date":"2025-10-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-006400","date":"2025-10-10","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-072933","date":"2025-10-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-072933","date":"2025-11-17","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-026779","date":"2026-03-23","type":null,"status":null},{"caseNumber":"CF-2026-075192","date":"2026-06-23","type":null,"status":null},{"caseNumber":"CF-2025-072933","date":"2026-07-27","type":null,"status":"FAILED"}],"inspYears":[{"y":2014,"fails":2,"passes":1},{"y":2021,"fails":2,"passes":0},{"y":2022,"fails":2,"passes":0},{"y":2025,"fails":4,"passes":1},{"y":2026,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.00754611436187,"lng":-75.1909414275338,"geom":{"type":"Polygon","coordinates":[[[-75.190853069,40.00766825],[-75.19096536,40.007407673],[-75.191029785,40.007423978],[-75.190917496,40.007684555],[-75.190853069,40.00766825]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2026-000757","type":"Fire Alarm Certification","inspectionDate":"2026-01-08","result":"Certified","expirationDate":"2027-01-08","buildingId":"1006809"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19129","beds":4,"baths":null,"stories":3,"lotArea":1900,"zoning":"ICMX","grade":"C","basement":"D","heater":"H","centralAir":false,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"2 WATERVIEW RD APT E11, WEST CHESTER PA, 19380","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR TWO (2) FAMILY DWELLING FROM 2ND THRU 3RD FLOORS WITH EXISTING\nBUSINESS/PROFESSIONAL OFFICE ON 1ST FLOOR IN AN EXISTING STRUCTURE.\nNO PLANS SUBMITTED WITH THIS APPLICATION.","status":"OPEN","outcome":"Granted with conditions","date":"2018-02-07","number":"32194","relatedPermit":"821517"},{"type":"LIRB Violation Appeal","grounds":"INTENT TO CEASE OPERATIONS\n\nNEED MORE TIME","status":"In Process","outcome":null,"date":"2026-07-28","number":"HA-2025-004676","relatedPermit":null}],"taxYears":[{"year":2014,"total":434.69,"principal":0,"interest":25.28,"penalty":264.28},{"year":2015,"total":753.93,"principal":0,"interest":305.89,"penalty":264.28},{"year":2016,"total":3963.23,"principal":3553.6,"interest":59.16,"penalty":39.44}],"taxNet":5151.85,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":4,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":245000,"taxable":245000,"land":18810,"improvement":226190,"taxableLand":18810,"taxableImprovement":226190,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":245000,"taxable":245000,"land":36750,"improvement":208250,"taxableLand":36750,"taxableImprovement":208250,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":245000,"taxable":245000,"land":36750,"improvement":208250,"taxableLand":36750,"taxableImprovement":208250,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":242500,"taxable":242500,"land":36375,"improvement":206125,"taxableLand":36375,"taxableImprovement":206125,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":232300,"taxable":232300,"land":34845,"improvement":197455,"taxableLand":34845,"taxableImprovement":197455,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":232300,"taxable":232300,"land":34845,"improvement":197455,"taxableLand":34845,"taxableImprovement":197455,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":232300,"taxable":232300,"land":34845,"improvement":197455,"taxableLand":34845,"taxableImprovement":197455,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":311300,"taxable":311300,"land":62260,"improvement":249040,"taxableLand":62260,"taxableImprovement":249040,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":311300,"taxable":311300,"land":62260,"improvement":249040,"taxableLand":62260,"taxableImprovement":249040,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":361100,"taxable":361100,"land":72220,"improvement":288880,"taxableLand":72220,"taxableImprovement":288880,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":361100,"taxable":361100,"land":72220,"improvement":288880,"taxableLand":72220,"taxableImprovement":288880,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":397100,"taxable":397100,"land":79420,"improvement":317680,"taxableLand":79420,"taxableImprovement":317680,"exemptLand":0,"exemptImprovement":0}],"taxNow":5055,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"247597","date":"2009-11-12","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2009-11-12","scope":"USE 1ST FL FOR THE RETAIL SALE OF FLOORING AND WALL COVERINGS 2ND AND 3RD FL. TO REMAIN VACANT"},{"number":"389881","date":"2012-03-26","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"EXTERIOR FACADE AND STORE FRONT ALTERATIONS,DOORS, WINDOWS, AND NEW EXTERIOR ACCESSIBLE RAMP ENTRY(POST SIGNAGE) ON RODNEY ST, AS PER PLANS. INTERIOR EXISTING CONDITIONS FOR SHOWROOM, AS PER PLANS. VACANT UPPER FLOORS(SEPARATE ENTRANCEWAY) REQUIRE USE PERMIT AND CO IF FUTURE OCCUPANCY. ADD'L PERMITS REQ: ELECTRICAL, PLUMBING, HVAC"},{"number":"529371","date":"2014-05-16","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2014-05-29","scope":"EXTENSION OF TIME FOR PERMIT #389881"},{"number":"537150","date":"2014-05-16","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2014-05-16","scope":"CHANGE USE OF SECOND AND THIRD FLOORS TO OFFICE SPACE"},{"number":"525517","date":"2014-07-18","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"FITTING OUT TWO FLOORS, 2ND AND 3RD FOR OFFICE SPACE. NON STRUCTURAL PARTITIONS, WINDOW REPLACEMENT, DRYWALL, FLOORING AND INSULATION. PRIOR 1ST FLOOR APPROVALS #389881. NO SIGNS THIS PERMIT. ADDITIONAL PERMITS REQ: ELECTRICAL,PLUMBING, HVAC."},{"number":"821517","date":"2018-02-16","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2018-02-16","scope":"FOR TWO (2) FAMILY DWELLING FROM 2ND THRU 3RD FLOORS WITH EXISTING BUSINESS AND PROFESSIONAL OFFICE ON 1ST FLOOR IN AN EXISTING STRUCTURE WITH TWO (2) ACCESSORY SURFACE PARKING SPACES (SIZE AND LOCATION AS SHOWN IN THE APPLICATION). NO SIGN ON THIS PERMIT."},{"number":"915987","date":"2018-10-05","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2019-09-26","scope":"INSTALL (2) HEAT PUMPS , (2) AC 2 TON 24,000 BTU 14 SEER CFM 800 ALL WITH DUCTWORK"},{"number":"933794","date":"2018-12-11","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-09-26","scope":null},{"number":"907434","date":"2019-01-28","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-09-26","scope":"INTERIOR ALTERATIONS THROUGHOUT EXISTING THREE STORY BUILDING TO ESTABLISH BUSINESS AND PROFESSIONAL OFFICE ON THE GROUND FLOOR AND TWO DWELLING UNITS ON THE SECOND AND THIRD FLOORS AS PER APPROVED PLANS. FOR ISSUANCE OF CERTIFICATE OF OCCUPANCY. * 2009 IBC *"},{"number":"913820","date":"2019-02-08","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-10-01","scope":"INSTALLING A COMPLETE FIRE ALARM SYSTEM TO INCLUDE SMOKES,HEAT DETECTORS,PULLS,HORN/STROBES,STROBES,HORNS AND PANEL AS PER NFPA72 (NORTH DISTRICT)"},{"number":"908966","date":"2019-03-06","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-10-01","scope":"INSTALL 400AMP SERVICE & HOUSE PANEL, UNIT PANEL IN 2ND & 3RD FLOOR, 50-LIGHTS, 50-RECPTS, 2-SWITCHES, & CKTS FOR HVAC KITCHEN, WATER HEATER & LIGHTING & EMERGENCY LIGHTING FOR COMMON AREAS AS PER NEC 2008 ** SEE LOG**"},{"number":"ZP-2025-011719","date":"2025-12-20","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Assembly and Entertainment - Event Assembly Activity"},{"number":"AP-2025-009967","date":"2026-03-22","work":"Certificate of Occupancy (CO) (may inclu…","type":"Administrative","description":"Administrative Permit","status":"Issued","completedDate":null,"scope":"For change of use to the 1st floor front to a community center for event assembly activity."}],"storyTag":"Improved","storyDelta":0.34,"timeline":[{"y":2019,"k":"permit","w":"Electrical"},{"y":2019,"k":"permit","w":"Electrical"},{"y":2021,"k":"viol","w":"L&I violation"},{"y":2021,"k":"insp","w":"Inspection failed ×2"},{"y":2022,"k":"insp","w":"Inspection failed ×2"},{"y":2025,"k":"viol","w":"5 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 4 failed, 1 passed"},{"y":2025,"k":"permit","w":"Change of Use"},{"y":2026,"k":"permit","w":"Certificate of Occupancy (CO) (may inclu…"},{"y":2026,"k":"viol","w":"2 L&I violations"},{"y":2026,"k":"appeal","w":"Appeal filed"},{"y":2026,"k":"insp","w":"Inspection failed"}],"rented":false,"licenses":[{"number":"276492","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"VO VINH","legalName":"VO VINH","address":"4056 RIDGE AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2004-05-06","latestIssueDate":"2004-05-06","expirationDate":"2006-02-28","inactiveDate":"2012-12-22"}],"licenseActivity":[{"number":"276492","type":"Vacant Residential Property / Lot","businessName":"VO VINH","legalName":"VO VINH","issuedDate":"2004-05-06","latestIssueDate":"2004-05-06","closureDate":"2012-12-22","expirationDate":"2006-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-27","signals":[{"kind":"record-pressure","level":"strong","title":"Records to verify together","summary":"Several independent, separately dated records stack up here and deserve prompt verification.","evidence":["5 open L&I violations","a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2021, 2022, 2025, 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"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":["2 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 #32194: OPEN · Granted with conditions; related permit 821517. Use permit #247597: COMPLETED. The history also contains “OCCUPIED W/O TCO OR CO.”","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: 389881 (EXPIRED), 525517 (EXPIRED), AP-2025-009967 (Issued).","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":"5 open L&I violations","finding":"9 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"11 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jul 27, 2026.","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":"Vacant Residential Property / Lot #276492: 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":"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.","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":"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"}]}