{"asOf":"2026-07-25T07:55:04.068Z","block":"2500-2599 GRAYS FERRY AVE","blockUrl":"https://philadelphia.blockreport.homes/block/2500-2599-grays-ferry-ave","address":"2539 GRAYS FERRY AVE","parcelNumber":"871000335","source":"https://property.phila.gov/?p=871000335","ownerType":"absentee","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"SR","buildingCodeNew":"821","buildingClass":"VACANT LAND RESIDE < ACRE","buildingClassNew":"ROW MIXED-COM/RES-BLT AS COM","useLabel":"Mixed-use","owner":"BAIRD JOHN J","coOwner":null,"marketValue":1678700,"landAssessment":335700,"improvementAssessment":1343000,"livableArea":3950,"yearBuilt":2020,"lastSale":{"price":1,"date":"2017-08-30T04:00:00Z"},"openViolations":7,"violations":[{"number":"211954727","date":"2018-11-28","code":"A-901.13/3","title":"PENALTY- NO PLUMB PERM INFO","status":"COMPLIED","resolutionDate":"2020-12-22","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211954768","date":"2018-11-28","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":"2020-12-22","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211954769","date":"2018-11-28","code":"A-203.2/1","title":"UNAPPROVED USED MAT'L ETC","status":"COMPLIED","resolutionDate":"2020-12-22","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211954770","date":"2018-11-28","code":"A-301.1/54","title":"PERMP- INST NEW PLUMBING","status":"COMPLIED","resolutionDate":"2020-12-22","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-037969","date":"2021-06-14","code":"PM15-504.3","title":"PLUMBING SYSTEMS- HAZARDS","status":"COMPLIED","resolutionDate":"2021-07-30","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-037970","date":"2021-06-14","code":"PM15-506.2","title":"PLUMBING SYSTEMS- SANITARY MAINTENANCE","status":"COMPLIED","resolutionDate":"2021-07-30","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-055509","date":"2025-07-28","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2025-10-10","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2025-055510","date":"2025-07-28","code":"F-901.6","title":"INSPECTION, TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2026-06-25","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2025-055511","date":"2025-07-28","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2026-06-25","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2025-055512","date":"2025-07-28","code":"F-912.4.1","title":"FDC LOCKING CAPS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-055513","date":"2025-07-28","code":"F-906.7","title":"FIRE EXTINGUISHER HANGERS & BRACKETS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-055514","date":"2025-07-28","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-055515","date":"2025-07-28","code":"F-315.3.3","title":"EQUIPMENT ROOMS\n","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"665220","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2018-11-28","completedDate":"2020-12-22","violations":[{"number":"211954727","date":"2018-11-28","code":"A-901.13/3","title":"PENALTY- NO PLUMB PERM INFO","status":"COMPLIED","resolutionDate":"2020-12-22","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211954768","date":"2018-11-28","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":"2020-12-22","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211954769","date":"2018-11-28","code":"A-203.2/1","title":"UNAPPROVED USED MAT'L ETC","status":"COMPLIED","resolutionDate":"2020-12-22","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211954770","date":"2018-11-28","code":"A-301.1/54","title":"PERMP- INST NEW PLUMBING","status":"COMPLIED","resolutionDate":"2020-12-22","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2021-051949","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2021-06-15","completedDate":"2021-08-02","violations":[{"number":"VI-2021-037969","date":"2021-06-14","code":"PM15-504.3","title":"PLUMBING SYSTEMS- HAZARDS","status":"COMPLIED","resolutionDate":"2021-07-30","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-037970","date":"2021-06-14","code":"PM15-506.2","title":"PLUMBING SYSTEMS- SANITARY MAINTENANCE","status":"COMPLIED","resolutionDate":"2021-07-30","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2025-076529","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL PROPERTY MAINTENANCE INVESTIGATOR","status":"IN VIOLATION","createdDate":"2025-07-28","completedDate":null,"violations":[{"number":"VI-2025-055509","date":"2025-07-28","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2025-10-10","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2025-055510","date":"2025-07-28","code":"F-901.6","title":"INSPECTION, TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2026-06-25","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2025-055511","date":"2025-07-28","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2026-06-25","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2025-055512","date":"2025-07-28","code":"F-912.4.1","title":"FDC LOCKING CAPS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-055513","date":"2025-07-28","code":"F-906.7","title":"FIRE EXTINGUISHER HANGERS & BRACKETS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-055514","date":"2025-07-28","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-055515","date":"2025-07-28","code":"F-315.3.3","title":"EQUIPMENT ROOMS\n","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2018,"n":4,"worst":null},{"y":2021,"n":2,"worst":null},{"y":2025,"n":7,"worst":null}],"investigations":[{"caseNumber":"665220","date":"2020-12-22","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-051949","date":"2021-06-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-051949","date":"2021-08-02","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-076529","date":"2025-07-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-076529","date":"2025-09-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-076529","date":"2025-10-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-076529","date":"2026-06-26","type":null,"status":"FAILED"}],"inspYears":[{"y":2020,"fails":0,"passes":1},{"y":2021,"fails":1,"passes":1},{"y":2025,"fails":3,"passes":0},{"y":2026,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.941330729313705,"lng":-75.18572649622807,"geom":{"type":"Polygon","coordinates":[[[-75.185687608,39.941237297],[-75.185821325,39.941366698],[-75.185788079,39.941385981],[-75.185658107,39.94136977],[-75.185687608,39.941237297]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2023-011570","type":"Sprinkler Certification","inspectionDate":"2022-11-29","result":"Certified","expirationDate":"2023-11-29","buildingId":"1550019"},{"number":"BC-2023-014447","type":"Fire Alarm Certification","inspectionDate":"2023-06-29","result":"Certified","expirationDate":"2024-06-29","buildingId":"1550019"},{"number":"BC-2023-025487","type":"Sprinkler Certification","inspectionDate":"2023-11-29","result":"Deficient","expirationDate":null,"buildingId":"1550019"},{"number":"BC-2025-023277","type":"Fire Alarm Certification","inspectionDate":"2025-08-14","result":"Certified","expirationDate":"2026-08-14","buildingId":"1550019"},{"number":"BC-2025-029626","type":"Sprinkler Certification","inspectionDate":"2025-10-20","result":"Certified","expirationDate":"2026-10-20","buildingId":"1550019"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":null,"baths":null,"stories":2,"lotArea":1164,"zoning":"RSA5","grade":"B+","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"7401 EMMA RD, BRADENTON FL, 34209","mailOut":true,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR USE AS A BUSINESS AND PROFESSIONAL OFFICE ON THE FIRST FLOOR IN AN EXISTING STRUCTURE WITH TWO (2) PREVIOUSLY APPROVED DWELLING UNITS ABOVE IN AN EXISTING STRUCTURE.(NO SIGNS ON THIS APPLICATION)","status":"Completed","outcome":"Granted","date":"2021-12-30","number":"ZP-2021-007805","relatedPermit":"ZP-2021-007805"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2025,"v":908000,"taxable":908000,"land":181600,"improvement":726400,"taxableLand":181600,"taxableImprovement":726400,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":908000,"taxable":908000,"land":181600,"improvement":726400,"taxableLand":181600,"taxableImprovement":726400,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":1678700,"taxable":1678700,"land":335700,"improvement":1343000,"taxableLand":335700,"taxableImprovement":1343000,"exemptLand":0,"exemptImprovement":0}],"taxNow":12710,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"816306","date":"2018-04-30","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2021-06-09","scope":"FOR THE ERECTION OF A THREE (3) STORY STRUCTURE WITH CELLAR, ROOF DECK, AND ROOF DECK ACCESS STRUCTURE; FOR USE AS A VACANT SHELL SPACE @ 1ST FLOOR AND TWO (2) FAMILY DWELLING ABOVE. SEPARATE CO AND FIT-OUT PERMIT REQUIRED FOR 1ST FLOOR SPACE. SEPARATE PERMIT REQUIRED FOR MEP AND FIRE SUPPRESSION WORK. THIS PERMIT TO CONTAIN UNDERPINNING (CONTINUOUS INSPECTION). Amend permit 816306 on 2/17/2021 to construct a fire pump room located in the basement as per approved plans."},{"number":"889333-RI","date":"2018-06-27","work":"Rough-In","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Cancelled","completedDate":"2020-04-09","scope":"NEW 2\" FIRE SERVICE FROM CURB TO BUILDING"},{"number":"942669","date":"2019-02-15","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-05-05","scope":"5WC, 5 LAV, 2 TUB, 2 KS, 3 WH, 2 GD, 3 RWC, 2 FD, 1 AD, 3 HD, 1-4\" FUTURE USE, (40 FU), SAN STACK VENT STACK STORM STACK, 2-3\" 1-4\" 3-4\" 1-2\", 50 GPM SEWER EJECTOR (4\") PICKING UP 2-FD/1-AD/1-HD 20 GPM SUMP PUMP (2\") PICKING UP SUBSOIL. THE INSTLLATION WILL COMPLY WITH THE 2004 PHILA PLUMBING CODE. (SOUTH DIST)"},{"number":"929726","date":"2019-03-05","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-04-27","scope":"WIRING COMMERCIAL SPACE AND 1ST AND 2ND FLOOR APARMENTS. INSTALLING 400 AMP SERVICE WITH HOUSE PANEL AS PER 2008 NEC. INSTALL FIRE ALARM AS PER NFPA 72. Amendment: The building was determined to need a sprinkler pump. Install fire pump as per 2017 NEC. Install additional fire alarm devices as per 2016 NFPA 72."},{"number":"903069","date":"2019-03-06","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2021-05-25","scope":"INSTALL A NEW FIRE SPRINKLER SYSTME IN THE BUILDING. BASEMENT & 1ST FLOOR WILL BE NFPA13 WITH NFPA 13R SYSTEM ABOVE. A NFPA13R FIRE PUMP WILL BE NEEDED FOR THE 2ND & 3RD RESIDENTIAL FLOOR."},{"number":"967571","date":"2019-04-16","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-05-05","scope":"For the installation if New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans."},{"number":"ZP-2021-007805","date":"2021-12-21","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Office - Business and Professional"},{"number":"CP-2022-000193","date":"2022-01-27","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2026-04-09","scope":"FOR LEVEL II ALTERATIONS TO INCLUDE A CHANGE IN OCCUPANCY TO A COMMERCIAL SPACE LOCATED ON THE 1ST FLOOR LEVEL OF AN EXISTING STRUCTURE. FOR USE AS A BUSINESS AND PROFESIOANL OFFICE . ALTERATIONS TO INCLUDE FINISHES/FURNISHINGS, THROUGHOUT. BUILDING IS FULLY SPRINKLERED. ** ALL WORK TO BE DONE PER APPROVED PLANS.** IF FIELD CONDITIONS VARY CONTACT DESIGN PROFESSIONAL PRIOR TO THE START OF ANY WORK. **SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK**"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2020,"k":"insp","w":"Inspection passed"},{"y":2021,"k":"viol","w":"2 L&I violations"},{"y":2021,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2021,"k":"permit","w":"Change of Use"},{"y":2021,"k":"appeal","w":"Appeal granted"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"viol","w":"7 L&I violations"},{"y":2025,"k":"insp","w":"Inspection failed ×3"},{"y":2026,"k":"insp","w":"Inspection failed"}],"rented":false,"licenses":[{"number":"609300","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"JOHN & EDWARD HENDERSON BAIRD","legalName":"JOHN & EDWARD HENDERSON BAIRD","address":"2539 GRAYS FERRY AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2013-10-31","latestIssueDate":"2016-03-08","expirationDate":"2017-02-28","inactiveDate":"2017-04-29"}],"licenseActivity":[{"number":"609300","type":"Vacant Residential Property / Lot","businessName":"JOHN & EDWARD HENDERSON BAIRD","legalName":"JOHN & EDWARD HENDERSON BAIRD","issuedDate":"2013-10-31","latestIssueDate":"2016-03-08","closureDate":"2017-04-29","expirationDate":"2017-02-28","inactiveDate":"2017-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["7 open L&I violations","failed L&I inspection activity in 2025, 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 85% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $908,000 to $1,678,700","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":"Appeal #ZP-2021-007805: Completed · Granted; related permit ZP-2021-007805.","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":"2 permits not marked completed: 889333-RI (Cancelled), CP-2022-000193 (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":"7 open L&I violations","finding":"13 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"mixed-use","level":"verify","title":"Residential and business space run on separate compliance tracks","finding":"OPA classifies this parcel as mixed-use.","why":"The zoning/use and occupancy file must cover the actual residential and commercial spaces. Dwelling units can require Rental Licenses and lead compliance; the operator can separately need an Activity License and sector license; installed fire systems can require annual certification.","action":"Match every dwelling and business use to the zoning permit, CO, current operator licenses, and life-safety filings.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"rental-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as mixed-use; no active Rental License row matched.","why":"A multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.","action":"Confirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"5 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jun 26, 2026.","why":"A PASSED or FAILED value applies to that inspection visit. CLOSED is a separate source status; none of the three alone proves the parent permit or violation case closed—or describes today’s condition.","action":"Open the parent case/permit for each material failure and confirm its later disposition.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #609300: Inactive since Apr 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":"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":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as mixed-use. 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":"Sprinkler Certification: Certified through Oct 20, 2026; Fire Alarm Certification: Certified through Aug 14, 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/"}]}