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19102","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":7500000,"taxable":0,"land":6000000,"improvement":1500000,"taxableLand":0,"taxableImprovement":0,"exemptLand":6000000,"exemptImprovement":1500000},{"y":2017,"v":7500000,"taxable":0,"land":6000000,"improvement":1500000,"taxableLand":0,"taxableImprovement":0,"exemptLand":6000000,"exemptImprovement":1500000},{"y":2018,"v":7995300,"taxable":0,"land":1039389,"improvement":6955911,"taxableLand":0,"taxableImprovement":0,"exemptLand":1039389,"exemptImprovement":6955911},{"y":2019,"v":7995300,"taxable":0,"land":1039389,"improvement":6955911,"taxableLand":0,"taxableImprovement":0,"exemptLand":1039389,"exemptImprovement":6955911},{"y":2020,"v":7995300,"taxable":0,"land":1039389,"improvement":6955911,"taxableLand":0,"taxableImprovement":0,"exemptLand":1039389,"exemptImprovement":6955911},{"y":2021,"v":7995300,"taxable":0,"land":1039389,"improvement":6955911,"taxableLand":0,"taxableImprovement":0,"exemptLand":1039389,"exemptImprovement":6955911},{"y":2022,"v":7995300,"taxable":0,"land":1039389,"improvement":6955911,"taxableLand":0,"taxableImprovement":0,"exemptLand":1039389,"exemptImprovement":6955911},{"y":2023,"v":7995300,"taxable":0,"land":1039389,"improvement":6955911,"taxableLand":0,"taxableImprovement":0,"exemptLand":1039389,"exemptImprovement":6955911},{"y":2024,"v":7995300,"taxable":0,"land":1039389,"improvement":6955911,"taxableLand":0,"taxableImprovement":0,"exemptLand":1039389,"exemptImprovement":6955911},{"y":2025,"v":7995300,"taxable":0,"land":1039389,"improvement":6955911,"taxableLand":0,"taxableImprovement":0,"exemptLand":1039389,"exemptImprovement":6955911},{"y":2026,"v":7995300,"taxable":0,"land":1039389,"improvement":6955911,"taxableLand":0,"taxableImprovement":0,"exemptLand":1039389,"exemptImprovement":6955911},{"y":2027,"v":7995300,"taxable":0,"land":1039389,"improvement":6955911,"taxableLand":0,"taxableImprovement":0,"exemptLand":1039389,"exemptImprovement":6955911}],"taxNow":0,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"1539","date":"2007-10-05","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2007-10-05","scope":"PHILADELPHIA FIRE DEPARTMENT FIRE CODE UNIT OUTDOOR FIREWORKS APPROVAL - AERIAL EFFECTS @ GLEN FOERD MANISON - 10/07/07."},{"number":"3845","date":"2008-04-01","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2008-04-01","scope":"EXTENTION OF PREVIOUS PERMIT #76309 (OLD SYSTEM) NOTE: LO PLACARD FROM ORIGINAL PERMIT FOR 150 PERSONS STILL VALID"},{"number":"16788","date":"2009-01-29","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2009-01-29","scope":"EXTENTION OF PREVIOUS PERMIT #3845 NOTE: LO PLACARD FROM ORIGINAL PERMIT FOR 218 PERSONS STILL VALID"},{"number":"309693","date":"2010-11-04","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2010-12-08","scope":"REPLACE TUB DRAIN, NEW BATHTUB. INSTALL WATER CLOSET, (2) VANITIES, 3/4\" COPPER WATER SERVICE- METER TO PIT. (HISTORICAL APPROVAL MAY BE REQUIRED FOR THIS WORK)"},{"number":"311708","date":"2010-11-23","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2011-06-14","scope":"REPLACING THE EXISTING DETERIORATED TERNE METAL FLAT SEAM ROOFING WITH NEW FLAT SEAM AND STANDING SEAM COPPER ROOF, REPAIRING THE DETERIORATED WOOD BALUSTRADE AROUND THE PERIMETER OF THE ROOF AND ENHANCING RAINWATER CONDUCTING SYSTEMS(INCLUDING REPLACEMENT OF UNDERSIZED OUTLET TUBES, INSTALLATION OF ADDITIONAL DOWNSPOUTS AND INSTALLATION OF NEW UNDERGROUND DRAIN LINE) AS PER PLANS."},{"number":"315010","date":"2010-12-06","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2011-01-18","scope":"REPLACEMENT OF TWO EXISTING RAIN CONDUCTORS AND TWO EXISTING INLETS - STORM DRAINS DIRECTLY INTO THE RIVER PER CHAPTER 10 OF THE PHILADELPHIA PLUMBING CODE (NO SEWER CONNECTION)"},{"number":"360351","date":"2011-08-26","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2011-08-31","scope":"REPAIR HOUSE DRAIN ON PRIVATE PROPERTY"},{"number":"22710","date":"2014-01-16","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2014-01-16","scope":"11/15/2014 ERECTION ONE (1) ASSEMBLY USE TENT AND ONE (1) COOK TENT/////////CONTACT KIM GORSKI 267-306-7402"},{"number":"23246","date":"2014-11-05","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2014-11-05","scope":"11/14/2011 ERECT ONE ASSEMBLY USE TENT (60'X96') AND (1)COOKTENT (20'X30')"},{"number":"23448","date":"2015-04-27","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2015-04-27","scope":"04/16/2015 ERECT ASSEMBLY TENT(60'X90') OPEN AIRE AFFAIRS FAIRMOUNT PARK"},{"number":"599122","date":"2015-04-28","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2016-08-15","scope":"INSTALLATION OF WET CHEMICAL COMMERCIAL KITCHEN HOOD FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 17A WITHIN 8'-0\" KITCHEN HOOD TO PROTECT SIX BURNER RANGE AND ASSOCIATED DUCTS (CONVECTION OVEN IS LIGHT DUTY APPLIANCE). SEPARATE MECHANICAL PERMIT REQUIRED IF HOOD IS NEWLY INSTALLED AT SUBJECT LOCATION OR BEING REPLACED AT THIS TIME. SEPARATE PERMITS REQUIRED FOR ANY ELECTRICAL AND PLUMBING WORK. **PROPERTY IS HISTORIC, NO EXTERIOR WORK ALLOWED**"},{"number":"23852","date":"2015-11-09","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2015-11-09","scope":"10/16/2015 - ERECT ASSEMBLY TENT (60' X 100') AT GLEN FOERD MANSION."},{"number":"24028","date":"2016-02-19","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2016-02-19","scope":"3/24/16 ERECT ASSEMBLY TENT 65X100, 20X30 AT 5001 GRANT AVE GLEN FORD MANSION"},{"number":"24029","date":"2016-02-19","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2016-02-19","scope":"3/24/16 ERECT COOK TENT 16X24 AT 5001 GRANT AVE GLEN FORD MANSION"},{"number":"24648","date":"2017-01-19","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2017-01-19","scope":"3/8/17 ERECT ASSEMBLY TENTS 66X98, 20X30, 20X20"},{"number":"25108","date":"2017-08-24","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2017-08-24","scope":"9/4/17 ERECT ASSEMBLY TENTS 20X20, 20X30, 16X16, 66X98"},{"number":"25335","date":"2018-02-06","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2018-04-16","scope":"3/28/18 ERECT ASSEMBLY TENT 20X20,20X30,16X16,66X98"},{"number":"25748","date":"2018-08-16","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2018-08-16","scope":"09/28/18 ERECT ASSEMBLY TENTS: 20X20 COOK TENT,20X30 REST ROOM ONLY,16X16 STORAGE ONLY,66X98 TABLES & CHAIRS"},{"number":"26145","date":"2019-03-28","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2019-03-28","scope":"03/07/2019 ERECT 3 ASSEMBLY TENTS: 66X98, 30X20, 20X40"},{"number":"OP-2021-000098","date":"2021-03-22","work":"Temporary Tents and Canopies","type":"Operations","description":"Operations Permit","status":"Expired","completedDate":"2022-04-12","scope":"Installing temporary tents at Glen Foerd AS PER 2018 PHILADELPHIA FIRE CODE. TENTS TO BE INSTALLED IN THE TENANT/OWNER PROPERTY."},{"number":"OP-2022-000145","date":"2022-04-26","work":"Temporary Tents and Canopies","type":"Operations","description":"Operations Permit","status":"Expired","completedDate":"2023-09-27","scope":"install Tent as per 2018 Philadelphia Fire Code."},{"number":"CP-2022-005876","date":"2022-10-31","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-08-11","scope":"FOR REPAIR TO AN EXISTING STRUCTURE. WORK TO INLCUDE THE STONE MASONRY WALL REPAIR, WINDOWS REPLACEMENT AND ROOF STRUCTURE REPAIR PER APPROVED PLANS. **EXTERIOR WORK ONLY**"},{"number":"CP-2023-000524","date":"2023-02-10","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-08-11","scope":"For repairs to the columns supporting the porch at the southeast corner of an existing three (3) story detached structure used as Group A-3 (Banquet Hall), as per plans; no other work on this permit."},{"number":"OP-2023-000072","date":"2023-03-16","work":"Temporary Tents and Canopies","type":"Operations","description":"Operations Permit","status":"Expired","completedDate":"2023-11-24","scope":"INSTALLATION OF SEASONAL TENTS AS ACCESSORY TO THE PRIMARY USE AS PER 2018 PHILADELPHIA FIRE CODE."},{"number":"OP-2023-000454","date":"2023-10-19","work":"Temporary Tents and Canopies","type":"Operations","description":"Operations Permit","status":"Expired","completedDate":"2024-01-03","scope":"Installation of temporary tents. FAIRMOUNT PARK APPROVAL REQUIRED."},{"number":"CP-2024-000604","date":"2024-03-20","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2026-06-10","scope":"FOR LEVEL 2 ALTERATIONS INCLUDING THE REPAIRS AND RESTORATION OF UNPORCH, WOOD COLUMNS, PANELING BALUSTRADES AND WINDOWS AS PER PLANS. NO CHANGE IN OCCUOANCY CLASSIFICATION."},{"number":"CP-2023-006188","date":"2024-05-06","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-06-04","scope":"FOR REPAIRS TO BOATHOUSE STONE PIERS AND WALLS AS PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IEBC AND PA DEP APPROVAL. SEPARATE PERMITS TO BE OBTAINED FOR ANY ADDITIONAL WORK. IF SITE CONDITIONS VARY, CONTACT DESIGN PROFESSIONAL PRIOR TO START OF WORK."},{"number":"PP-2025-003775","date":"2025-03-21","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-03-27","scope":"Replace 3/4\" water service with new water service"},{"number":"OP-2025-000058","date":"2025-03-25","work":"Temporary Tents and Canopies","type":"Operations","description":"Operations Permit","status":"Expired","completedDate":"2025-06-16","scope":"Install a temporary 20' x 25' tent on the private property of Glen Ford for a private one day event. Tenting will be on the private property and will not impact streets or sidewalks. Install 4/9/25 Event 4/11/25 Remove 4/12/25. INSTALLATION AS PER MANUFACTURERS SPECIFICATIONS."},{"number":"EP-2025-004284","date":"2025-07-14","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2026-05-18","scope":"Install electrical service upgrades, including all distribution equipment, feeders, vaults, receptacles, and enclosures as per drawings and 2017 NEC."},{"number":"CP-2025-003772","date":"2025-08-01","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR THE RESTORATION AND REPAIR OF EXTERIOR FACADE INCLUDING WINDOWS AND DOORS, INSTALLATION OF ADA RAMP AND TO REBUILD THE CUPOLA ON THE THREE STORY PORTION OF AN EXISTING BUILDING. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"OP-2026-000046","date":"2026-03-26","work":"Temporary Tents and Canopies","type":"Operations","description":"Operations Permit","status":"Issued","completedDate":null,"scope":"TENT CANNOT BE ERECTED LONGER THAN 180 DAYS ASSEMBLY USE TENT - LAWFUL OCCUPANCY SHALL BE AS POSTED - REMOVAL DATE ELECTRICAL PERMIT REQUIRED, UNLESS POWER IS PROVIDED THROUGH EXISTING EXTERIOR GROUND FAULT PROTECTED RECEPTACLES AND POWER CORDS ARE RATED EXTRA HEAVY DUTY WITH U. L. LABEL STATING SUCH RATING. NO COOKING OR HEATING PERMITTED WITH THIS APPROVAL. IF TENT IS NOT READY FOR INSPECTION TO INCLUDE ELECTRICAL COMPONENTS, AN ADDITIONAL WILL BE APPLIED FOR ANY AFTER HOURS INSPECTION WITH POSSIBLE ISSUANCE OF CODE VIOLATION NOTICES. ELECTRICAL PERMIT NUMBER MUST BE PROVIDED 24-HRS PRIOR TO EVENT. Streets Department permit is required for street closure prior to the start work if applicable."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2022,"k":"permit","w":"Temporary Tents and Canopies"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Temporary Tents and Canopies"},{"y":2023,"k":"permit","w":"Temporary Tents and Canopies"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Alterations"},{"y":2025,"k":"permit","w":"Temporary Tents and Canopies"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"Temporary Tents and Canopies"}],"rented":false,"licenses":[{"number":"279019","type":"Dumpster License - Private Property","status":"Inactive","businessName":"JACK CONROY (CONROY CATE. AT GLEN FOERD INC)","legalName":"JACK CONROY","address":"5001 GRANT AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2000-03-07","latestIssueDate":"2013-04-09","expirationDate":"2013-07-31","inactiveDate":null},{"number":"208918","type":"Food Preparing and Serving (30+ SEATS)","status":"Inactive","businessName":"JACK CONROY (CONROY CATERING AT THE GLEN)","legalName":"JACK CONROY","address":"5001 GRANT AVE","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2004-07-16","latestIssueDate":"2013-04-09","expirationDate":"2014-04-30","inactiveDate":"2014-03-21"},{"number":"585237","type":"Special Permit","status":"Inactive","businessName":"ALZHEIMER'S ASSOCIATION DELAWARE VALLEY CHAPTER","legalName":"ALZHEIMER'S ASSOCIATION DELAWARE VALLEY CHAPTER","address":"5001 GRANT AVE","revenueCode":"3845","rentalCategory":null,"units":null,"issuedDate":"2013-02-25","latestIssueDate":"2013-02-25","expirationDate":"2013-02-28","inactiveDate":null},{"number":"909817","type":"Food Preparing and Serving","status":"Active","businessName":"JRCHINC (Jamie Hollander Gourmet Foods)","legalName":"JRCHINC","address":"5001 GRANT AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2022-11-02","latestIssueDate":"2026-03-30","expirationDate":"2026-11-01","inactiveDate":null}],"licenseActivity":[{"number":"909817","type":"Food Preparing and Serving","businessName":"JRCHINC (Jamie Hollander Gourmet Foods)","legalName":"JRCHINC","issuedDate":"2022-11-02","latestIssueDate":"2026-03-30","closureDate":null,"expirationDate":"2026-11-01","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"585237","type":"Special Permit","businessName":"ALZHEIMER'S ASSOCIATION DELAWARE VALLEY CHAPTER","legalName":"ALZHEIMER'S ASSOCIATION DELAWARE VALLEY CHAPTER","issuedDate":"2013-02-25","latestIssueDate":"2013-02-25","closureDate":"2013-02-28","expirationDate":"2013-02-28","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"208918","type":"Food Preparing and Serving (30+ SEATS)","businessName":"JACK CONROY (CONROY CATERING AT THE GLEN)","legalName":"JACK CONROY","issuedDate":"2004-07-16","latestIssueDate":"2013-04-09","closureDate":"2014-03-21","expirationDate":"2014-04-30","inactiveDate":"2014-03-21","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"279019","type":"Dumpster License - Private Property","businessName":"JACK CONROY (CONROY CATE. AT GLEN FOERD INC)","legalName":"JACK CONROY","issuedDate":"2000-03-07","latestIssueDate":"2013-04-09","closureDate":"2013-07-31","expirationDate":"2013-07-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","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":["10 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"7 permits not marked completed: OP-2021-000098 (Expired), OP-2022-000145 (Expired), OP-2023-000072 (Expired), OP-2023-000454 (Expired), OP-2025-000058 (Expired). At least one row also carries a completion date, so the City fields conflict.","why":"Issued work is not the same as approved final work. L&I uses final inspections and required certifications to close construction permits; expired, withdrawn, and completed are different City statuses.","action":"Open the permit file and confirm final inspections, holds, and any resulting occupancy certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 37 historical violations across 16 cases.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","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":"25 failed, 20 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Dec 10, 2021.","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":"Dumpster License - Private Property #279019: Inactive; Food Preparing and Serving (30+ SEATS) #208918: Inactive since Mar 21, 2014; Special Permit #585237: Inactive","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":"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":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Mar 19, 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/"}]}