{"asOf":"2026-07-29T19:12:16.619Z","block":"2100-2199 SPRING GARDEN ST","blockUrl":"https://philadelphia.blockreport.homes/block/2100-2199-spring-garden-st","address":"2100-10 SPRING GARDEN ST","parcelNumber":"772048000","source":"https://property.phila.gov/?p=772048000","ownerType":"owner-occupied","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"ZE0","buildingCodeNew":"241","buildingClass":"MISC ADMIN BLDG MASONRY","buildingClassNew":"OFFICE BLDNG - Low Rise","useLabel":"Commercial","owner":"PHILA COUNTY MEDICAL","coOwner":"SOCIETY","marketValue":2016700,"landAssessment":726012,"improvementAssessment":1290688,"livableArea":22134,"yearBuilt":1964,"lastSale":{"price":525000,"date":"2010-04-29T04:00:00Z"},"openViolations":0,"violations":[{"number":"3664567","date":"2015-08-04","code":"CP-01","title":"CLIP VIOLATION 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Certification","inspectionDate":"2023-12-12","result":"Certified","expirationDate":"2024-12-12","buildingId":"1078212"},{"number":"BC-2024-022228","type":"Sprinkler Certification","inspectionDate":"2024-07-24","result":"Certified","expirationDate":"2025-07-24","buildingId":"1078212"},{"number":"BC-2025-002061","type":"Fire Alarm Certification","inspectionDate":"2025-01-22","result":"Certified","expirationDate":"2026-01-22","buildingId":"1078212"},{"number":"BC-2025-028054","type":"Sprinkler Certification","inspectionDate":"2025-07-21","result":"Certified","expirationDate":"2026-07-21","buildingId":"1078212"},{"number":"BC-2025-023937","type":"Sprinkler Certification","inspectionDate":"2025-08-25","result":"Deficient","expirationDate":null,"buildingId":"1078212"},{"number":"BC-2026-001330","type":"Fire Alarm Certification","inspectionDate":"2026-01-08","result":"Certified","expirationDate":"2027-01-08","buildingId":"1078212"},{"number":"BC-2026-017710","type":"Sprinkler Certification","inspectionDate":"2026-06-19","result":"Certified","expirationDate":"2027-06-19","buildingId":"1078212"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19130","beds":null,"baths":null,"stories":null,"lotArea":27116,"zoning":"CMX2","grade":"B","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"2100-10 SPRING GARDEN ST, PHILADELPHIA PA, 19130","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF A ONE (1) STORY ADDITION (ENTRYWAY), FOR DOCTOR'S OFFICES ON THE THIRD FLOOR, FOR THE ERECTION OF ONE (1) FLATWALL SIGN ACCESSORY TO THE DOCTOR'S OFFICES AND FOR THE CREATION OF TWENTY-ONE (21) ACCESSORY OPEN-AIR ","status":"CLOSED","outcome":"Granted with conditions","date":"2011-02-09","number":"14236","relatedPermit":"318075"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":1891800,"taxable":364494,"land":677900,"improvement":1213900,"taxableLand":135565,"taxableImprovement":228929,"exemptLand":542335,"exemptImprovement":984971},{"y":2017,"v":1891800,"taxable":364494,"land":677900,"improvement":1213900,"taxableLand":135565,"taxableImprovement":228929,"exemptLand":542335,"exemptImprovement":984971},{"y":2018,"v":2016700,"taxable":388596,"land":726012,"improvement":1290688,"taxableLand":145186,"taxableImprovement":243410,"exemptLand":580826,"exemptImprovement":1047278},{"y":2019,"v":2016700,"taxable":388596,"land":726012,"improvement":1290688,"taxableLand":145186,"taxableImprovement":243410,"exemptLand":580826,"exemptImprovement":1047278},{"y":2020,"v":2016700,"taxable":388596,"land":726012,"improvement":1290688,"taxableLand":145186,"taxableImprovement":243410,"exemptLand":580826,"exemptImprovement":1047278},{"y":2021,"v":2016700,"taxable":388596,"land":726012,"improvement":1290688,"taxableLand":145186,"taxableImprovement":243410,"exemptLand":580826,"exemptImprovement":1047278},{"y":2022,"v":2016700,"taxable":388596,"land":726012,"improvement":1290688,"taxableLand":145186,"taxableImprovement":243410,"exemptLand":580826,"exemptImprovement":1047278},{"y":2023,"v":2016700,"taxable":388596,"land":726012,"improvement":1290688,"taxableLand":145186,"taxableImprovement":243410,"exemptLand":580826,"exemptImprovement":1047278},{"y":2024,"v":2016700,"taxable":388596,"land":726012,"improvement":1290688,"taxableLand":145186,"taxableImprovement":243410,"exemptLand":580826,"exemptImprovement":1047278},{"y":2025,"v":2016700,"taxable":388596,"land":726012,"improvement":1290688,"taxableLand":145186,"taxableImprovement":243410,"exemptLand":580826,"exemptImprovement":1047278},{"y":2026,"v":2016700,"taxable":388596,"land":726012,"improvement":1290688,"taxableLand":145186,"taxableImprovement":243410,"exemptLand":580826,"exemptImprovement":1047278},{"y":2027,"v":2016700,"taxable":388596,"land":726012,"improvement":1290688,"taxableLand":145186,"taxableImprovement":243410,"exemptLand":580826,"exemptImprovement":1047278}],"taxNow":5440,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"325118","date":"2011-02-18","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2011-02-18","scope":"USE TO PRIMARY CARE MEDICAL PRACTICE ON 3RD FLOOR OF BLDG. ERECTION OF 1 STORY ATTACHED COVERED ENTRYWAY. ACCESSORY GARAGE PARKING FOR 34 VEHICLES AS PREVIOUSLY APPROVED, EACCESSORY OPEN AIR PARKING FOR 21 VEHICLES. ERECTION OF 3 FLAT WALL SIGNS"},{"number":"318075","date":"2011-02-18","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2011-02-18","scope":"USE TO PRIMARY CARE MEDICAL PRACTICE ON 3RD FLOOR OF BLDG. ERECTION OF 1 STORY ATTACHED COVERED ENTRYWAY. ACCESSORY GARAGE PARKING FOR 34 VEHICLES AS PREVIOUSLY APPROVED, EACCESSORY OPEN AIR PARKING FOR 21 VEHICLES. ERECTION OF 3 FLAT WALL SIGNS"},{"number":"332993","date":"2011-04-12","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2011-10-13","scope":"INSTALL (5) RTU ONLY AS PER PLANS"},{"number":"342596","date":"2011-06-21","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2011-11-30","scope":"FOR THE PARTIAL DEMOLITION OF EXISTING ROOF (CREATION OF FIVE (5) BRACED OPENINGS) FOR (5) ROOFTOP HVAC UNITS AS PER PLANS."},{"number":"351446","date":"2011-07-22","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2011-08-10","scope":"INSTALL 400 AMP, 3 PHASE, 120/208 VOLT,MLO PANEL, INSTALL CONDUIT FROM MDP TO NEW PANEL LOCATION (APPROXIMATELY 30 FEET AWAY),TIE EXISTING HVAC CIRCUITS INTO NEW PANEL, INSTALL GROUNDING AS PER 2008 NEC (CC DIST)"},{"number":"361595","date":"2011-09-06","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2011-11-03","scope":"INTERIOR DEMO OF EISTING OFFICE SPACE"},{"number":"362630","date":"2011-09-14","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2011-12-13","scope":"INTERIOR FIT OUT OF THIRD FLOOR OFFICE AS PER PLANS."},{"number":"359436","date":"2011-09-30","work":"Zoning admin review","type":"ZP_ADMIN","description":"ZONING ADMIN REVIEW","status":"COMPLETED","completedDate":"2011-09-30","scope":"ADMINISTARTIVE REVIEW OF AP# 318075"},{"number":"364056","date":"2011-10-11","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2011-12-13","scope":"UPGRADE OF EXISTING PLUMBING SYSTEM WITH NEW DRAINAGE VENTS DOMESTIC WATER PIPING AND FIXTURES AS PER PLANS"},{"number":"345233","date":"2011-10-20","work":"Addition","type":"BP_ADDITON","description":"ADDITION PERMIT","status":"COMPLETED","completedDate":"2011-12-15","scope":"ERECTION OF VESTIBULE ADDITION ON SIDE OF BLDG AS PER PLANS."},{"number":"364068","date":"2011-10-24","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2011-12-13","scope":"UPGRADE EXISITING HVAC SYSTEM WITH NEW DUCTWORK, GRILLS, REGISTERS AND DIFUSERSREPAIR EXISITING HEAT PUMPS AS PER PLANS"},{"number":"373048","date":"2011-11-09","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2013-02-07","scope":"INSTALL 1-120V LIGHTING CIRCUIT, 2 RECESSED LIGHT FIXTURES, 1-6FT 240V ELECTRIC BASEBOARD HEATER IN NEW ENTRANCE FOYER AS PER 2008 NEC(COMMERCIAL OFFICE SPACE)(CC DIST)(1ST FLOOR ONLY)"},{"number":"365707","date":"2011-11-09","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"ETIRE FLOOR FITOUT, REUSE FEEDS TO 2 EXISTING PANELS BUT REPLACE PANELS WITH NEW,LIGHTS OCCUPANCY SENSORS, OUTLETS AS PER 2008 NEC,NFPA-72, HEALTH CARE"},{"number":"373181","date":"2011-11-09","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2011-12-15","scope":"RELOCATE 1 SPRINKLER HEAD IN SIDE ENTRYWAY(COMMERCIAL)"},{"number":"375984","date":"2011-11-29","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2011-12-13","scope":"3RD FLOOR - RELOCATE EXISTING SPRINKLER HEADS (APPROXIMATELY 60) UTILIZING CHROME SEMI-RECESSED HEADS TO PROVIDE PROPER COVERAGE DUE TO BUILDING RENOVATIONS"},{"number":"369173","date":"2011-12-02","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2012-02-15","scope":"INSTALL 93 CAT6, PLENUM CABLES FOR VOICE AND DATA APPLICATIONS, 1-50-PAIR RISER CABLE FOR VOICE FEED AND CLENT NETWORK EQUIPMENT (3RD FLOOR ONLY) AS PER 2008 NEC (CC DISTRICT)"},{"number":"469761","date":"2013-05-07","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2013-11-22","scope":"REROOF MEDICAL CENTER"},{"number":"830315","date":"2017-11-07","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-05-09","scope":"INSTALL BACKFLOW PREVENTOR WATT 4\" MODEL #957(COMMERCIAL)THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"ZP-2020-010356","date":"2021-03-30","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Child Care - Child Care Center"},{"number":"CP-2020-007227","date":"2021-04-01","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2021-12-07","scope":"FOR CHANGE OF OCCUPANCY TO I-4 AND LEVEL III ALTERATIONS TO INCLUDE NEW PARTITIONS, FIXTURES, FURNISHINGS, FINISHES, ROOF FRAMING AS PER APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR MEP AND FIRE SUPPRESSION WORK. **NO PLAYGROUND EQUIPMENT THIS PERMIT**"},{"number":"MP-2021-002244","date":"2021-04-20","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-10-21","scope":"FOR THE INSTALLATION OF APPLIANCES, REGISTERS, DIFFUSERS, AND ASSOCIATED DUCTWORK AND PIPING THROUGHOUT A GROUP I-4 DAY CARE CENTER. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IMC. APPLIANCES TO BE INSTALLED PER MANUFACTURER'S SPECIFICATIONS. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. IF SITE CONDITIONS VARY, CONTACT DESIGN ENGINEER PRIOR TO START OF WORK. SEE CP-2020-007227 FOR ASSOCIATED ALTERATIONS WORK."},{"number":"PP-2021-005689","date":"2021-04-23","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-10-08","scope":"Alterations: Interior plumbing. All proposed work to be done in accordance with Philadelphia Plumbing Code 2018."},{"number":"ZP-2021-001181","date":"2021-05-19","work":"Parking Only","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF ACCESSORY STRUCTURES TO EXISTING BUILDING ON A LOT. SIZE AND LOCATION AS SHOWN PER APPLICATION/PLAN."},{"number":"FP-2021-001510","date":"2021-05-25","work":"Rough-In","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2021-06-16","scope":"Rough-In Permit for FP-2021-001463 1st & 2nd Floor (CP-2020-007227)"},{"number":"FP-2021-001463","date":"2021-05-27","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2021-10-08","scope":"FOR THE ADDITION OF A NEW WET SPRINKLER SYSTEM TO NEWLY RENOVATED 1ST AND 2D FLOORS WITH ASSOCIATED PIPING AND EXISTING FLOOR CONTROL VALVE ASSEMBLIES, FIRE DEPARTMENT CONNECTION, FIRE SERVICE, AND STANDPIPES. AUTOMATIC FIRE SUPPRESSION SYSTEM AS PER NFPA 13. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/HYDRAULIC CALCULATIONS."},{"number":"EP-2021-003402","date":"2021-06-16","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-10-14","scope":"Install(109) receptacles, (27) GFCI's, (8) quads. (1) 30amp recept, (2) new panelboards, 100' of heat trace, power to (19) ex fans, (2) condensers, (1) water heater, (18) TU's, (4) CU's, (1) DOAS, (227) lights, (2) ltg Cntrl panels, (22) occupancy sensors, (12) switches, (11) room controllers,(1) FA panel, (1) booster panel, (33) smoke detectors, (6) relays, (7) pull stations, (4) monitor modules, (2) duct detectors, and (39) AV devices (1) LOC. ALL WORK TO BE DONE ACCORDING TO APPROVED DRAWINGS. 2017 NEC and 2016 NFPA-72."},{"number":"EP-2021-006704","date":"2021-07-02","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-10-14","scope":"Tele/Data and camera wiring install in an existing/refurbished building as per 2017 nec"},{"number":"ZP-2021-007587","date":"2021-07-26","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2021-10-07","scope":"For the erection of one (1) accessory, statically illuminated wall sign, size and location as shown on plan/application."},{"number":"GP-2021-007983","date":"2021-08-20","work":"Sign","type":"General","description":"General Permit","status":"Completed","completedDate":"2021-10-07","scope":"For the erection of one (1) accessory, statically illuminated wall sign accessory to existing use of Educational Facilities."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2017,"k":"permit","w":"Plumbing"},{"y":2021,"k":"permit","w":"Change of Use"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Addition and/or Alterations"},{"y":2021,"k":"permit","w":"Alterations"},{"y":2021,"k":"permit","w":"Parking Only"},{"y":2021,"k":"permit","w":"Rough-In"},{"y":2021,"k":"permit","w":"Addition and/or Alterations"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2021,"k":"permit","w":"Sign"}],"rented":false,"licenses":[{"number":"558691","type":"Dumpster License - Private Property","status":"Active","businessName":"PHILA COUNTY MEDICAL SOCIETY","legalName":"PHILA COUNTY MEDICAL SOCIETY","address":"2100-10 SPRING GARDEN ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2012-03-23","latestIssueDate":"2013-07-27","expirationDate":null,"inactiveDate":null},{"number":"814483","type":"Public Garage / Parking Lot","status":"Active","businessName":"LAZ Parking Mid Atlantic LLC","legalName":"LAZ Parking Mid Atlantic LLC","address":"2100-10 SPRING GARDEN ST","revenueCode":"3371","rentalCategory":null,"units":null,"issuedDate":"2019-06-04","latestIssueDate":"2026-04-24","expirationDate":"2027-06-03","inactiveDate":null},{"number":"880147","type":"Food Preparing and Serving (30+ SEATS)","status":"Active","businessName":"SPG School, LLC (The Goddard School)","legalName":"SPG School, LLC","address":"2100 SPRING GARDEN ST","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2021-10-25","latestIssueDate":"2025-09-10","expirationDate":"2026-10-24","inactiveDate":null}],"licenseActivity":[{"number":"880147","type":"Food Preparing and Serving (30+ SEATS)","businessName":"SPG School, LLC (The Goddard School)","legalName":"SPG School, LLC","issuedDate":"2021-10-25","latestIssueDate":"2025-09-10","closureDate":null,"expirationDate":"2026-10-24","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"814483","type":"Public Garage / Parking Lot","businessName":"LAZ Parking Mid Atlantic LLC","legalName":"LAZ Parking Mid Atlantic LLC","issuedDate":"2019-06-04","latestIssueDate":"2026-04-24","closureDate":null,"expirationDate":"2027-06-03","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"558691","type":"Dumpster License - Private Property","businessName":"PHILA COUNTY MEDICAL SOCIETY","legalName":"PHILA COUNTY MEDICAL SOCIETY","issuedDate":"2012-03-23","latestIssueDate":"2013-07-27","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-28","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #325118: 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":"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 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 2 historical violations across 1 case.","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 Jun 19, 2027; 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/"}]}