{"asOf":"2026-07-30T12:54:47.608Z","block":"100-199 DIAMOND ST","blockUrl":"https://philadelphia.blockreport.homes/block/100-199-diamond-st","address":"174 DIAMOND ST","parcelNumber":"777112005","source":"https://property.phila.gov/?p=777112005","ownerType":"owner-occupied","kind":"commercial","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":true,"institutional":true,"buildingCode":"VC1","buildingCodeNew":"612","buildingClass":"SCHOOL 3 STY MASONRY+OTH","buildingClassNew":"SCHOOL","useLabel":"School","owner":"NORRIS SQUARE EDUCATIONAL","coOwner":null,"marketValue":1770000,"landAssessment":230100,"improvementAssessment":1539900,"livableArea":33075,"yearBuilt":1924,"lastSale":{"price":1,"date":"2011-06-24T04:00:00Z"},"openViolations":0,"violations":[{"number":"2343301","date":"2012-01-25","code":"A-000.0/1","title":"VIOL NONE 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INSP","status":"CLOSED"},{"caseNumber":"613456","date":"2018-07-27","type":"PRECOURT","status":"FAILED"},{"caseNumber":"613456","date":"2018-10-15","type":"PRECOURT","status":"FAILED"},{"caseNumber":"613456","date":"2018-12-20","type":"PRECOURT","status":"FAILED"},{"caseNumber":"CF-2024-009284","date":"2024-02-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-009284","date":"2024-07-17","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-009284","date":"2024-12-05","type":null,"status":"PASSED"}],"inspYears":[{"y":2012,"fails":2,"passes":1},{"y":2013,"fails":1,"passes":1},{"y":2017,"fails":1,"passes":0},{"y":2018,"fails":4,"passes":0},{"y":2024,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.9812532186363,"lng":-75.1355163517096,"geom":{"type":"Polygon","coordinates":[[[-75.135455701,39.981902511],[-75.135559156,39.981407308],[-75.135343492,39.981379997],[-75.135321973,39.981482991],[-75.13505971,39.981449524],[-75.135209276,39.980739238],[-75.13557498,39.980784711],[-75.135553561,39.980880605],[-75.135934576,39.980929004],[-75.135720264,39.98193752],[-75.135455701,39.981902511]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2023-004577","type":"Fire Escape Report","inspectionDate":"2018-12-10","result":"Safe","expirationDate":"2023-12-10","buildingId":"1054591"},{"number":"BC-2021-005019","type":"Fire Alarm Certification","inspectionDate":"2021-09-21","result":"Certified","expirationDate":"2022-09-21","buildingId":"1054002"},{"number":"BC-2022-014230","type":"Emergency and Standby Power Systems Certification","inspectionDate":"2022-09-28","result":"Certified","expirationDate":"2023-09-28","buildingId":"1054002"},{"number":"BC-2022-014231","type":"Fire Alarm Certification","inspectionDate":"2022-09-28","result":"Certified","expirationDate":"2023-09-28","buildingId":"1054002"},{"number":"BC-2024-028935","type":"Fire Alarm Certification","inspectionDate":"2024-08-26","result":"Certified","expirationDate":"2025-08-26","buildingId":"1054110"},{"number":"BC-2024-028934","type":"Emergency and Standby Power Systems Certification","inspectionDate":"2024-08-26","result":"Certified","expirationDate":"2025-08-26","buildingId":"1054110"},{"number":"BC-2024-029479","type":"Fire Escape Report","inspectionDate":"2024-10-22","result":"Safe","expirationDate":"2029-10-22","buildingId":"1054117"},{"number":"BC-2025-023392","type":"Fire Alarm Certification","inspectionDate":"2025-08-06","result":"Certified","expirationDate":"2026-08-06","buildingId":"1054117"},{"number":"BC-2025-023391","type":"Emergency and Standby Power Systems Certification","inspectionDate":"2025-08-06","result":"Certified","expirationDate":"2026-08-06","buildingId":"1054117"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19122","beds":null,"baths":null,"stories":null,"lotArea":66447,"zoning":"CMX2.5","grade":"A","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"174 DIAMOND ST, PHILADELPHIA PA, 19122","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"APPEAL AGAINST THE DEPARTMENT OF LICENSES AND INSPECTIONS FOR THE ISSUANCE OF ZONING/USE PERMIT #394948.","status":"CLOSED","outcome":"Withdrawn","date":"2012-06-19","number":"18230","relatedPermit":"394948"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":1660400,"taxable":0,"land":664500,"improvement":995900,"taxableLand":0,"taxableImprovement":0,"exemptLand":664500,"exemptImprovement":995900},{"y":2017,"v":1660400,"taxable":0,"land":664500,"improvement":995900,"taxableLand":0,"taxableImprovement":0,"exemptLand":664500,"exemptImprovement":995900},{"y":2018,"v":1770000,"taxable":0,"land":230100,"improvement":1539900,"taxableLand":0,"taxableImprovement":0,"exemptLand":230100,"exemptImprovement":1539900},{"y":2019,"v":1770000,"taxable":0,"land":230100,"improvement":1539900,"taxableLand":0,"taxableImprovement":0,"exemptLand":230100,"exemptImprovement":1539900},{"y":2020,"v":1770000,"taxable":0,"land":230100,"improvement":1539900,"taxableLand":0,"taxableImprovement":0,"exemptLand":230100,"exemptImprovement":1539900},{"y":2021,"v":1770000,"taxable":0,"land":230100,"improvement":1539900,"taxableLand":0,"taxableImprovement":0,"exemptLand":230100,"exemptImprovement":1539900},{"y":2022,"v":1770000,"taxable":0,"land":230100,"improvement":1539900,"taxableLand":0,"taxableImprovement":0,"exemptLand":230100,"exemptImprovement":1539900},{"y":2023,"v":1770000,"taxable":0,"land":230100,"improvement":1539900,"taxableLand":0,"taxableImprovement":0,"exemptLand":230100,"exemptImprovement":1539900},{"y":2024,"v":1770000,"taxable":0,"land":230100,"improvement":1539900,"taxableLand":0,"taxableImprovement":0,"exemptLand":230100,"exemptImprovement":1539900},{"y":2025,"v":1770000,"taxable":0,"land":230100,"improvement":1539900,"taxableLand":0,"taxableImprovement":0,"exemptLand":230100,"exemptImprovement":1539900},{"y":2026,"v":1770000,"taxable":0,"land":230100,"improvement":1539900,"taxableLand":0,"taxableImprovement":0,"exemptLand":230100,"exemptImprovement":1539900},{"y":2027,"v":1770000,"taxable":0,"land":230100,"improvement":1539900,"taxableLand":0,"taxableImprovement":0,"exemptLand":230100,"exemptImprovement":1539900}],"taxNow":0,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"394948","date":"2012-04-09","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2012-04-09","scope":"FOR AN EXISTING SCHOOL WITH ACCESSORY STRUCTURES FOR OFFICES , GYMNAGIUM, CLASSROOMS AND AUDITORIUM."},{"number":"427785","date":"2012-11-29","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2012-11-29","scope":"EGRESS, ACCESSIBILITY, IEBC SPRINKLER, CONSISTENCEY WITH APPROVED ZONING"},{"number":"451492","date":"2013-02-07","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALLING VARIOUS RECEPTS,LIGHTING CIRCUITS,VOICE--DATA AS PER 2008 NEC FIRE ALARM AS PER 2008 NEC AND NFPA72(OFFICE BUILDING)"},{"number":"459666","date":"2013-04-10","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"REMOVE AND REPLACE A SECTION OF THE ROOF WITH SLATE AND COPPER FLASHINGS. REPAIRS TO REMAINDER OF SLATE ROOF. REPAIR SNOW GUARDS. REPAIR AND EALSTIOMERIC COATING OF BUILT IN GUTTERS."},{"number":"457948","date":"2013-06-27","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2013-06-27","scope":"FOR RELOCATION OF LOT LINES TO CREATE ONE (1) LOT FROM TWO (2) LOTS (174 W. DIAMOND ST AND 2034 MASCHER ST) (SIZE AND LOCATION AS SHOWN IN THE APPLICATION)."},{"number":"479319","date":"2013-07-19","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2014-03-26","scope":"REMOVE, REPAIR AND REPLACE ROOFING, FLASHING AND GUTTERS ON EXISTING STRUCTURE; REPAIR AND REPOINT STONE COPING. NO STRUCTURAL MODIFICATIONS; NO CHANGES TO BUILDING HEIGHT, FLOOR AREA OR FOOTPRINT."},{"number":"515987","date":"2014-01-21","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2014-08-11","scope":"REPLACEMENT OF EXISTING KITCHEN FIXTURES, SINKS, GREASE TRAP AND SAFEWASTE, INSTALL OFSOME WASTE AND WATER SUPPLY"},{"number":"515358","date":"2014-02-20","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2014-08-27","scope":"FOR INTERIOR DEMOLITION @ EXIST. KITCHEN & FOR PRESCRIPTIVE ALTERATIONS W. NO CHANGE OF OCCUPANCY CLASSIFICATION WITHIN AN EXISTING EDUCATIONAL FACILITY TO INCLUDE SET OUT CONSTRUCTION (FURRING) AT EXIST. WALLS, ERECTION OF PARTITION WALLS FOR FUTURE KITCHEN EQUIPMENT, & CREATION OF MECHANICAL ROOM; WORK AREA TO BE PARTIALLY SPRINKLERED @ COMM. COOKING OPERATIONS. ASBESTOS ABATEMENT TO BE COMPLETED PRIOR TO COMMENCEMENT OF PERMITTED WORK. SEPARATE PERMIT REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING, & FIRE SUPPRESSION WORK."},{"number":"529608","date":"2014-04-24","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2014-08-11","scope":"FOR THE INSTALLATION OF ONE (1) TYPE 1 COMMERCIAL KITCHEN HOOD (UL 710) , SUPPLY/EXHAUST DUCTWORK, AND MAKE UP AIR FAN. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS. ***MANUFACTURER'S INSTALLATION INSTRUCTION SHALL BE AVAILABLE ON THE JOB SITE AT THE TIME OF INSPECTION***"},{"number":"529602","date":"2014-04-24","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2014-08-27","scope":"INSTALL ONE (1) NEW WET CHEMICAL FIRE SUPRESSION SYSTEM IN ACCORDANCE WITH NFPA 17A, SEE APPLICATION #529608 FOR KITCHEN HOOD APPROVAL."},{"number":"509466","date":"2014-05-21","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2016-10-18","scope":"INTERIOR AND EXTERIOR REPAIRS AND ALTERATIONS TO EXISTING EDUCATIONAL AND TRAINING CENTER. WORK TO INCLUDE: EXTERIOR MASONRY REHABILITATION, REPLACEMENT VINYL WINDOWS, INSTALLATION OF NEW ELEVATOR AND ELEVATOR MACHINE ROOM, REHABILITATION OF EXISTING TOILET FACILITIES, REPAIR OF EXISTING FINISHES, ACCESSIBILTY IMPROVEMENTS, AND NEW PARTITION WALL INSTALLATIONS. SEPARATE PERMITS SHALL BE REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING AND KITCHEN HOOD INSTALLATION PERMITS. ASBESTOS ABATEMENT REQUIRED PRIOR TO COMMENCEMENT OF PERMIT WORK AS PER ASBESTOS INSPECTION REPORT. (IEBC 2009, COMPLIANCE PATH: WORK-AREA METHOD, LEVEL II ALTERATIONS)"},{"number":"634539","date":"2015-10-05","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-09-30","scope":"NEW 10\" SEWER CONNECTION AND LATERAL PA20152312411(EDUCATIONAL FACILITY)SELF CERTIFICATION'S ARE NO LONGER PERMITTED\",\"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FT IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"CP-2024-005105","date":"2025-09-22","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"*ASBESTOS ABATEMENT REQUIRED PRIOR START OF WORK.* FOR REPAIRS AND ALTERATIONS TO AN EXISTING EDUCATION AND TRAINING CENTER (B, E, & A-3) INCLUDING FINISHES, ACCESSIBILITY UPGRADES, AND LEVEL 2 ALTERATIONS AS PER APPLICATION/PLANS AND IN ACCORDANCE WITH THE 2018 IEBC. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMIT REQUIRED FOR ELECTRICAL, MECHANICAL, AND PLUMBING WORK."},{"number":"MP-2025-006731","date":"2026-03-06","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF HVAC APPLIANCES (GAS-FIRED FURNACES, EXHAUST FANS, HEAT RECOVERY UNIT, SPLIT-SYSTEM AIR CONDITIONERS, AND HEATERS), GRDs, LOUVERS, AND ASSOCIATED DUCTWORK AND PIPING. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IMC. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. SEE CP-2024-005105 FOR ASSOCIATED BUILDING PERMIT."},{"number":"CP-2026-000911","date":"2026-05-26","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR LEVEL II ALTERATIONS (WITH NO CHANGE OF OCCUPANCY) AT BASEMENT OF EXISTING BUILDING. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL AND PLUMBING."},{"number":"EP-2025-012150","date":"2026-06-03","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"Install 800 amp service with grounding. Install receptacles, lighting, lighting control, power for HVAC equipment, empty conduits for data, panels, and feeders as per 2017 NEC. Install fire alarm as per 2016 NFPA 72."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2014,"k":"permit","w":"Suppression"},{"y":2014,"k":"permit","w":"Major alteration"},{"y":2015,"k":"permit","w":"Plumbing"},{"y":2017,"k":"viol","w":"3 L&I violations"},{"y":2017,"k":"insp","w":"Inspection failed"},{"y":2018,"k":"insp","w":"Inspection failed ×4"},{"y":2024,"k":"viol","w":"L&I violation"},{"y":2024,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"Addition and/or Alterations"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"}],"rented":false,"licenses":[{"number":"611660","type":"Dumpster License - Private Property","status":"Active","businessName":"NORRIS SQUARE CIVIC ASSOC (NORRIS SQ EDUCATION CORP)","legalName":"NORRIS SQUARE CIVIC ASSOC","address":"174 DIAMOND ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2013-12-03","latestIssueDate":"2013-12-03","expirationDate":null,"inactiveDate":null},{"number":"618926","type":"Food Preparing and Serving (30+ SEATS)","status":"Inactive","businessName":"NORRIS SQUARE CIVIC ASSOC (MARISOL STOCKETT)","legalName":"NORRIS SQUARE CIVIC ASSOC","address":"174 DIAMOND ST","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2014-02-24","latestIssueDate":"2024-04-30","expirationDate":"2025-04-30","inactiveDate":"2025-06-29"}],"licenseActivity":[{"number":"618926","type":"Food Preparing and Serving (30+ SEATS)","businessName":"NORRIS SQUARE CIVIC ASSOC (MARISOL STOCKETT)","legalName":"NORRIS SQUARE CIVIC ASSOC","issuedDate":"2014-02-24","latestIssueDate":"2024-04-30","closureDate":"2025-06-29","expirationDate":"2025-04-30","inactiveDate":"2025-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"611660","type":"Dumpster License - Private Property","businessName":"NORRIS SQUARE CIVIC ASSOC (NORRIS SQ EDUCATION CORP)","legalName":"NORRIS SQUARE CIVIC ASSOC","issuedDate":"2013-12-03","latestIssueDate":"2013-12-03","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-29","signals":[{"kind":"transition-activity","level":"watch","title":"Recent transition activity","summary":"The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.","evidence":["4 permit events 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 #18230: CLOSED · Withdrawn; related permit 394948. Use permit #394948: 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":"5 permits not marked completed: 459666 (EXPIRED), CP-2024-005105 (Issued), MP-2025-006731 (Issued), CP-2026-000911 (Issued), EP-2025-012150 (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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"10 failed, 3 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Dec 5, 2024.","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) #618926: Inactive since Jun 29, 2025","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 and appears related-party/family-held.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"id":"full-tax-exemption","level":"verify","title":"OPA shows a full exemption; its legal basis is unverified","finding":"OPA currently marks the land and building assessment fully tax-exempt; BlockReport does not receive the exemption determination or basis.","why":"Full OPA exemptions can have different legal bases, including government, religious, charitable/institutional, veteran, or other treatment. The current owner/use record is not a buyer’s tax forecast.","action":"Confirm the exact exemption basis, buyer eligibility, and next tax-year treatment directly with OPA.","url":"https://www.phila.gov/departments/office-of-property-assessment/tax-exemptions-and-abatements/"},{"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 6 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 Escape Report: Safe through Oct 22, 2029; Fire Alarm Certification: Certified through Aug 6, 2026; Emergency and Standby Power Systems Certification: Certified through Aug 6, 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/"}]}