{"asOf":"2026-07-25T02:18:14.411Z","block":"2000-2099 RHAWN ST","blockUrl":"https://philadelphia.blockreport.homes/block/2000-2099-rhawn-st","address":"2010 RHAWN ST","parcelNumber":"561589300","source":"https://property.phila.gov/?p=561589300","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"WC0","buildingCodeNew":"253","buildingClass":"HSE WORSHIP ALL 3 STY MAS","buildingClassNew":"DAY CARE CENTER","useLabel":"Place of worship","owner":"STEFANOS 2010 LLC","coOwner":null,"marketValue":380500,"landAssessment":76100,"improvementAssessment":304400,"livableArea":3512,"yearBuilt":1940,"lastSale":{"price":610000,"date":"2018-04-12T04:00:00Z"},"openViolations":0,"violations":[{"number":"865655","date":"2008-03-08","code":"FC-105.6/20","title":"WELDING-PERMIT REQ¿D","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"865650","date":"2008-03-08","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"865651","date":"2008-03-08","code":"FC-2701.5/1","title":"HAZMAT-LIC REQ¿D","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"865652","date":"2008-03-08","code":"FC-505.1/1","title":"EXT ADDRESS NUMBERS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"865653","date":"2008-03-08","code":"FC-2703.5/1","title":"HAZMAT-ID SIGNS REQ¿D","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"865654","date":"2008-03-08","code":"FC-2703.9/3","title":"HAZMAT-PROTEC FROM VEH TRAFFIC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1841580","date":"2010-09-20","code":"FC-906.2/4","title":"FIRE EXTING-LABEL","status":"COMPEXCP","resolutionDate":null,"resolution":null},{"number":"1841579","date":"2010-09-20","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2167827","date":"2011-08-05","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2167830","date":"2011-08-05","code":"A-504.1/3","title":"SWO- CONSTR W/O BLDG PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2167829","date":"2011-08-05","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2167828","date":"2011-08-05","code":"A-301.1/51","title":"PERME- INST/REPL/REPAIR WIRE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2520878","date":"2012-07-09","code":"CP-305","title":"RUBBISH/GARBAGE EXTERIOR-OWNER","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"150263","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2008-03-09","completedDate":"2008-03-27","violations":[{"number":"865655","date":"2008-03-08","code":"FC-105.6/20","title":"WELDING-PERMIT REQ¿D","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"865650","date":"2008-03-08","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"865651","date":"2008-03-08","code":"FC-2701.5/1","title":"HAZMAT-LIC REQ¿D","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"865652","date":"2008-03-08","code":"FC-505.1/1","title":"EXT ADDRESS NUMBERS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"865653","date":"2008-03-08","code":"FC-2703.5/1","title":"HAZMAT-ID SIGNS REQ¿D","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"865654","date":"2008-03-08","code":"FC-2703.9/3","title":"HAZMAT-PROTEC FROM VEH TRAFFIC","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"252328","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2010-09-21","completedDate":"2010-10-06","violations":[{"number":"1841580","date":"2010-09-20","code":"FC-906.2/4","title":"FIRE EXTING-LABEL","status":"COMPEXCP","resolutionDate":null,"resolution":null},{"number":"1841579","date":"2010-09-20","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"290451","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DE","status":"CLOSED","createdDate":"2011-08-06","completedDate":"2011-09-18","violations":[{"number":"2167827","date":"2011-08-05","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2167830","date":"2011-08-05","code":"A-504.1/3","title":"SWO- CONSTR W/O BLDG PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2167829","date":"2011-08-05","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2167828","date":"2011-08-05","code":"A-301.1/51","title":"PERME- INST/REPL/REPAIR WIRE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"337698","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2012-07-09","completedDate":"2012-08-06","violations":[{"number":"2520878","date":"2012-07-09","code":"CP-305","title":"RUBBISH/GARBAGE EXTERIOR-OWNER","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2008,"n":6,"worst":null},{"y":2010,"n":2,"worst":null},{"y":2011,"n":4,"worst":null},{"y":2012,"n":1,"worst":null}],"investigations":[{"caseNumber":"150263","date":"2008-03-08","type":"CI INSP","status":"FAILED"},{"caseNumber":"150263","date":"2008-03-26","type":"CI INSP","status":"CLOSED"},{"caseNumber":"252328","date":"2010-09-20","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"252328","date":"2010-10-04","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"252328","date":"2010-10-05","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"290451","date":"2011-08-05","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"290451","date":"2011-09-16","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"337698","date":"2012-08-03","type":"ADMIN INSP","status":"PASSED"}],"inspYears":[{"y":2008,"fails":1,"passes":0},{"y":2010,"fails":1,"passes":2},{"y":2011,"fails":1,"passes":1},{"y":2012,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.06126573263656,"lng":-75.05572407292709,"geom":{"type":"Polygon","coordinates":[[[-75.055455842,40.061297348],[-75.055698181,40.061042735],[-75.055916252,40.061164544],[-75.055853913,40.061231319],[-75.055967842,40.061295023],[-75.055790902,40.061481916],[-75.055455842,40.061297348]]]},"liDistrict":"EAST","certifications":[{"number":"BC-2021-005560","type":"Fire Alarm Certification","inspectionDate":"2021-10-01","result":"Certified","expirationDate":"2022-10-01","buildingId":"1317522"},{"number":"BC-2022-014367","type":"Fire Alarm Certification","inspectionDate":"2022-09-29","result":"Certified","expirationDate":"2023-09-29","buildingId":"1317527"},{"number":"BC-2022-014365","type":"Fire Alarm Certification","inspectionDate":"2022-09-29","result":"Certified","expirationDate":"2023-09-29","buildingId":"1317522"},{"number":"BC-2023-020096","type":"Fire Alarm Certification","inspectionDate":"2023-09-21","result":"Certified","expirationDate":"2024-09-21","buildingId":"1317522"},{"number":"BC-2023-020095","type":"Fire Alarm Certification","inspectionDate":"2023-09-21","result":"Certified","expirationDate":"2024-09-21","buildingId":"1317527"},{"number":"BC-2024-029777","type":"Fire Alarm Certification","inspectionDate":"2024-09-25","result":"Certified","expirationDate":"2025-09-25","buildingId":"1317522"},{"number":"BC-2024-029779","type":"Fire Alarm Certification","inspectionDate":"2024-10-18","result":"Certified","expirationDate":"2025-10-18","buildingId":"1317527"},{"number":"BC-2026-008678","type":"Fire Alarm Certification","inspectionDate":"2025-09-30","result":"Certified","expirationDate":"2026-09-30","buildingId":"1317522"},{"number":"BC-2026-008679","type":"Fire Alarm Certification","inspectionDate":"2025-09-30","result":"Certified","expirationDate":"2026-09-30","buildingId":"1317527"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19152","beds":null,"baths":null,"stories":null,"lotArea":5352,"zoning":"CMX1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"2035 ILLOMA LN, MERRICK NY, 11566","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR DAY CARE CENTER FOR CHILDREN, PERIODS OF LESS THAN 24 CONSECUTIVE HOURS WITH ACCESSORY PREPARATION AND SERVING OF FOOD ON EXISTING BUILDING #1 AND BUILDING # 2 AN EXISTING CHURCH PREVIOUSLY APPROVED. NO CHANGE IN HEIGHT OR AREA. ","status":"CLOSED","outcome":"Granted","date":"2012-02-01","number":"16406","relatedPermit":"360815"},{"type":"Building standards appeal","grounds":"ON 3/5/12 DEPARTMENT OF LICENSES AND INSPECTIONS ISSUED NOTICE OF REFUSAL FOR APPLICATION #366397.","status":"OPEN","outcome":"APPROVED","date":"2012-04-26","number":"17537","relatedPermit":"366397"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":121600,"taxable":121600,"land":24320,"improvement":97280,"taxableLand":24320,"taxableImprovement":97280,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":121600,"taxable":121600,"land":24320,"improvement":97280,"taxableLand":24320,"taxableImprovement":97280,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":121600,"taxable":121600,"land":24320,"improvement":97280,"taxableLand":24320,"taxableImprovement":97280,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":121600,"taxable":121600,"land":24320,"improvement":97280,"taxableLand":24320,"taxableImprovement":97280,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":121600,"taxable":121600,"land":24320,"improvement":97280,"taxableLand":24320,"taxableImprovement":97280,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":121600,"taxable":121600,"land":24320,"improvement":97280,"taxableLand":24320,"taxableImprovement":97280,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":121600,"taxable":121600,"land":24320,"improvement":97280,"taxableLand":24320,"taxableImprovement":97280,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":121600,"taxable":121600,"land":24320,"improvement":97280,"taxableLand":24320,"taxableImprovement":97280,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":121600,"taxable":121600,"land":24320,"improvement":97280,"taxableLand":24320,"taxableImprovement":97280,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":121600,"taxable":121600,"land":24320,"improvement":97280,"taxableLand":24320,"taxableImprovement":97280,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":121600,"taxable":121600,"land":24320,"improvement":97280,"taxableLand":24320,"taxableImprovement":97280,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":380500,"taxable":380500,"land":76100,"improvement":304400,"taxableLand":76100,"taxableImprovement":304400,"exemptLand":0,"exemptImprovement":0}],"taxNow":1702,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"144468","date":"2008-04-09","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2008-04-09","scope":"DAY CARE FACILITY FOR CHILDREN UNDER THE AGES OF 6 YEARS OLD."},{"number":"194908","date":"2008-12-31","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2008-12-31","scope":"USE PERMIT FROM VACANT TO 1ST FL. RECEPTION/ACCESSORY OFFICE AND ADMIN. AREA, 2ND FL WORSHIP/SANCTUARY"},{"number":"199336","date":"2009-03-02","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2009-03-02","scope":"INSTALLATION OF SIGNS ACC TO CHURCH"},{"number":"312275","date":"2010-11-17","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"DEMOLITION OF INTERIOR NON-LOAD BEARING WALLS."},{"number":"357035","date":"2011-08-08","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2012-05-15","scope":"INTERIOR DEMOLITION AND 38 FOOT OF NEW FRAME WALL ON THE INTERIOR PRIMETER. INSTALL REPLACEMENT WINDOWS AND DOORS NO CHANGE TO EXISTING OPENINGS. INSTALL NEW FLOOR TILE"},{"number":"358690","date":"2011-08-19","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2011-08-19","scope":"USE OF GARAGE TO A MEETING ROOM"},{"number":"369833","date":"2011-11-08","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"SEPARATE STRUCTURE WILL BE DISCONNECTING POWER FROM ANOTHER BUILDING. WILL MEET PECO TO INSTALL NEW DROP, NEW 200 AMP SERVICE CABLE, METER BOX AND 40 POSITION PANEL BOX... IN ACCORDANCE WITH 2008 NEC (NO WORK IN BUILDING)"},{"number":"373449","date":"2011-11-10","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-12-02","scope":"HOUSE DRAIN"},{"number":"360815","date":"2012-02-07","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2012-02-07","scope":"FOR A DAYCARE BUILDING #1"},{"number":"408968","date":"2012-06-04","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2012-06-04","scope":"NON ILLUMINATED FLAT WALL SIGN"},{"number":"409237","date":"2012-06-12","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2012-07-31","scope":"NON ILLUMINATED FLAT WALL SIGN"},{"number":"404348","date":"2012-06-26","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2012-09-11","scope":"INSTALLATION OF HANDICAP RAMP AND INSTALL ENTRY DOOR AT ENTRY OF RAMP AS PART OF DAYCARE."},{"number":"366397","date":"2012-06-26","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2012-09-12","scope":"COSMETIC INTERIOR WORK WILL BE DONE TO THE BUILDING INCLUDING PAINTING, CARPET, FLOORING, AND FIXTURES. EXTERIOR WORK WILL INCLUDE GARDENING, AND WINDOW CLEANING"},{"number":"420779","date":"2012-09-05","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2012-09-11","scope":"AMENDING BLDG PERMIT # 404348. TO REFLECT CHANGE IN WAY DOOR OPENS"},{"number":"889975","date":"2018-06-29","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2018-06-29","scope":"FOR A DAY CARE CENTER NOT MORE THAN TWENTY-FOUR(24) CONSECUTIVE HOURS WITH ACCESSORY PREPARATION AND SERVING OF FOOD AT BUILDING# 2 ON THE SAME LOT EXISTING DAY CARE CENTER AT BUILDING # 1. NO SIGN ON THIS APPLICATION."},{"number":"928479","date":"2019-02-06","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2019-02-11","scope":"APPLICATION FOR CERTIFICATE OF OCCUPANCY FOR DAYCARE IN EXISTING BUILDING. NO CONSTRUCTION WORK ON THIS PERMIT."}],"storyTag":"Renovated & sold on","storyDelta":0.45,"timeline":[{"y":2012,"k":"permit","w":"Use"},{"y":2012,"k":"appeal","w":"Appeal approved"},{"y":2012,"k":"permit","w":"Zoning/use"},{"y":2012,"k":"permit","w":"Sign"},{"y":2012,"k":"permit","w":"Major alteration"},{"y":2012,"k":"permit","w":"Major alteration"},{"y":2012,"k":"viol","w":"L&I violation"},{"y":2012,"k":"insp","w":"Inspection passed"},{"y":2012,"k":"permit","w":"Administrative"},{"y":2018,"k":"sale","p":610000},{"y":2018,"k":"permit","w":"Use"},{"y":2019,"k":"permit","w":"Administrative"}],"rented":false,"licenses":[{"number":"569391","type":"Food Preparing and Serving (30+ SEATS)","status":"Inactive","businessName":"VINMAR ENTERPRISES INC","legalName":"VINMAR ENTERPRISES INC","address":"2010 RHAWN ST","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2012-07-23","latestIssueDate":"2016-05-03","expirationDate":"2017-04-30","inactiveDate":"2017-06-29"}],"licenseActivity":[{"number":"569391","type":"Food Preparing and Serving (30+ SEATS)","businessName":"VINMAR ENTERPRISES INC","legalName":"VINMAR ENTERPRISES INC","issuedDate":"2012-07-23","latestIssueDate":"2016-05-03","closureDate":"2017-06-29","expirationDate":"2017-04-30","inactiveDate":"2017-06-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 213% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $121,600 to $380,500","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":"Use permit #144468: COMPLETED. The history also contains “PERM Z- NEW USE.”","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: 312275 (EXPIRED).","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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"3 failed, 4 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Aug 3, 2012.","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 (30+ SEATS) #569391: Inactive since Jun 29, 2017","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 commercial. 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 13 historical violations across 4 cases.","why":"A closed case is materially better than an open one, but it does not by itself prove that every altered use, unit, or concealed condition matches today’s approvals.","action":"Use the closed cases to target the inspection and occupancy-file review.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Sep 30, 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/"}]}