{"asOf":"2026-07-23T07:59:41.214Z","block":"500-599 SOUTH ST","blockUrl":"https://philadelphia.blockreport.homes/block/500-599-south-st","address":"513 SOUTH ST","parcelNumber":"871016550","source":"https://property.phila.gov/?p=871016550","ownerType":"investor","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"Y50","buildingCodeNew":"821","buildingClass":"STR/OFF+APT 3 STY MASONRY","buildingClassNew":"ROW MIXED-COM/RES-BLT AS COM","useLabel":"Apartment building","owner":"YEDID INVESTMENTS ASSOC","coOwner":null,"marketValue":897300,"landAssessment":179400,"improvementAssessment":717900,"livableArea":3708,"yearBuilt":1900,"lastSale":{"price":610000,"date":"2002-05-01T04:00:00Z"},"openViolations":0,"violations":[{"number":"1347024","date":"2009-01-23","code":"FC-914.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1347025","date":"2009-04-13","code":"A.CNE.000","title":"COULD NOT ENTER","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3226339","date":"2014-06-21","code":"FC-901.6/1","title":"FIRE MAINTENANCE TEST REQ¿D","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3226340","date":"2014-06-21","code":"FC-915.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4050254","date":"2016-06-18","code":"FC-901.6/6","title":"FA-REPAIR SYSTEM","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4050255","date":"2016-06-18","code":"FC-906.2/2","title":"FIRE EXTING-NEEDS INSP/TAG","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4050256","date":"2016-06-18","code":"FC-907.4/4","title":"FIRE-PULL STATION SIGNS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4050257","date":"2016-06-18","code":"FC-915.1/3","title":"ANNUAL CERT FIRE ALARM","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4089242","date":"2016-09-21","code":"FC-915.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4089241","date":"2016-09-21","code":"FC-901.6/6","title":"FA-REPAIR SYSTEM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2023-090455","date":"2023-11-17","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2025-07-08","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2023-090454","date":"2023-11-17","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"COMPLIED","resolutionDate":"2024-10-21","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2023-090453","date":"2023-11-17","code":"A-301.1/65","title":"NEW USE","status":"COMPLIED","resolutionDate":"2024-10-21","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}],"violationCases":[{"number":"190257","type":"HAZARDOUS","priority":"HAZARDOUS","responsibility":"HCEU","status":"CLOSED","createdDate":"2009-01-26","completedDate":null,"violations":[{"number":"1347024","date":"2009-01-23","code":"FC-914.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1347025","date":"2009-04-13","code":"A.CNE.000","title":"COULD NOT ENTER","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"438466","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2014-06-21","completedDate":"2014-07-22","violations":[{"number":"3226339","date":"2014-06-21","code":"FC-901.6/1","title":"FIRE MAINTENANCE TEST REQ¿D","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3226340","date":"2014-06-21","code":"FC-915.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"540106","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2016-06-18","completedDate":"2016-09-21","violations":[{"number":"4050254","date":"2016-06-18","code":"FC-901.6/6","title":"FA-REPAIR SYSTEM","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4050255","date":"2016-06-18","code":"FC-906.2/2","title":"FIRE EXTING-NEEDS INSP/TAG","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4050256","date":"2016-06-18","code":"FC-907.4/4","title":"FIRE-PULL STATION SIGNS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4050257","date":"2016-06-18","code":"FC-915.1/3","title":"ANNUAL CERT FIRE ALARM","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"556200","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2016-09-21","completedDate":"2016-10-27","violations":[{"number":"4089242","date":"2016-09-21","code":"FC-915.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4089241","date":"2016-09-21","code":"FC-901.6/6","title":"FA-REPAIR SYSTEM","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2023-119654","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL NPU AFTER HOURS INVESTIGATOR","status":"CLOSED","createdDate":"2023-11-18","completedDate":"2026-03-19","violations":[{"number":"VI-2023-090455","date":"2023-11-17","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2025-07-08","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2023-090454","date":"2023-11-17","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"COMPLIED","resolutionDate":"2024-10-21","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2023-090453","date":"2023-11-17","code":"A-301.1/65","title":"NEW USE","status":"COMPLIED","resolutionDate":"2024-10-21","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]}],"violYears":[{"y":2009,"n":2,"worst":null},{"y":2014,"n":2,"worst":null},{"y":2016,"n":6,"worst":null},{"y":2023,"n":3,"worst":null}],"investigations":[{"caseNumber":"53175","date":"2006-01-09","type":"BC INSP","status":"FAILED"},{"caseNumber":"53175","date":"2006-04-25","type":"BC INSP","status":"PASSED"},{"caseNumber":"53175","date":"2008-11-14","type":"BC INSP","status":"PASSED"},{"caseNumber":"190257","date":"2009-01-23","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"190257","date":"2009-03-30","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"190257","date":"2009-05-12","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"190257","date":"2009-06-01","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"190257","date":"2014-06-21","type":"PRECOURT","status":"PASSED"},{"caseNumber":"438466","date":"2014-06-21","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"438466","date":"2014-07-22","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"540106","date":"2016-06-18","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"540106","date":"2016-08-16","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"540106","date":"2016-09-21","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"556200","date":"2016-09-21","type":"CI INSP","status":"FAILED"},{"caseNumber":"556200","date":"2016-10-26","type":"CI INSP","status":"PASSED"},{"caseNumber":"CF-2023-119654","date":"2023-11-18","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-119654","date":"2024-02-27","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-119654","date":"2024-10-21","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-119654","date":"2025-03-26","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-119654","date":"2025-05-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-119654","date":"2025-07-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-119654","date":"2026-03-03","type":null,"status":"PASSED"}],"inspYears":[{"y":2006,"fails":1,"passes":1},{"y":2008,"fails":0,"passes":1},{"y":2009,"fails":3,"passes":0},{"y":2014,"fails":1,"passes":2},{"y":2016,"fails":3,"passes":1},{"y":2023,"fails":1,"passes":0},{"y":2024,"fails":2,"passes":0},{"y":2025,"fails":3,"passes":0},{"y":2026,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.94208018434552,"lng":-75.15127352597005,"geom":{"type":"Polygon","coordinates":[[[-75.1512161,39.942196226],[-75.151265791,39.941951556],[-75.151328197,39.941959241],[-75.151285807,39.942204705],[-75.1512161,39.942196226]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2025-015435","type":"Fire Alarm Certification","inspectionDate":"2023-12-06","result":"Certified","expirationDate":"2024-12-06","buildingId":"1551211"},{"number":"BC-2025-015436","type":"Fire Alarm Certification","inspectionDate":"2024-11-19","result":"Certified","expirationDate":"2025-11-19","buildingId":"1551211"},{"number":"BC-2025-030700","type":"Fire Alarm Certification","inspectionDate":"2025-11-10","result":"Certified","expirationDate":"2026-11-10","buildingId":"1551211"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19147","beds":null,"baths":null,"stories":null,"lotArea":1692,"zoning":"CMX3","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"2312 E 3RD ST, BROOKLYN NY, 11223","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":735000,"taxable":735000,"land":225000,"improvement":510000,"taxableLand":225000,"taxableImprovement":510000,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":735000,"taxable":735000,"land":225000,"improvement":510000,"taxableLand":225000,"taxableImprovement":510000,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":802000,"taxable":802000,"land":160400,"improvement":641600,"taxableLand":160400,"taxableImprovement":641600,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":726100,"taxable":726100,"land":145220,"improvement":580880,"taxableLand":145220,"taxableImprovement":580880,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":733300,"taxable":733300,"land":146660,"improvement":586640,"taxableLand":146660,"taxableImprovement":586640,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":733300,"taxable":733300,"land":146660,"improvement":586640,"taxableLand":146660,"taxableImprovement":586640,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":733300,"taxable":733300,"land":146660,"improvement":586640,"taxableLand":146660,"taxableImprovement":586640,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":710800,"taxable":710800,"land":142100,"improvement":568700,"taxableLand":142100,"taxableImprovement":568700,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":710800,"taxable":710800,"land":142100,"improvement":568700,"taxableLand":142100,"taxableImprovement":568700,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":873500,"taxable":873500,"land":174700,"improvement":698800,"taxableLand":174700,"taxableImprovement":698800,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":873500,"taxable":873500,"land":174700,"improvement":698800,"taxableLand":174700,"taxableImprovement":698800,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":897300,"taxable":897300,"land":179400,"improvement":717900,"taxableLand":179400,"taxableImprovement":717900,"exemptLand":0,"exemptImprovement":0}],"taxNow":12227,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"488670","date":"2013-08-12","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-05-20","scope":"INSTALL 26 NEW LIGHTS - 3 EXIT LIGHTS - 14 SWITCHES - 20 RECEPTACLES - 1 FLOOR RECEPTACLE - 3 COMMUNICATION OUTLETS - USING EXISTING PANEL AND SERVICE - AS PER 2008 NEC"},{"number":"PP-2023-011471","date":"2023-08-17","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2025-03-03","scope":"REPLACE 3/4\" BACKFLOW DEVICE"},{"number":"ZP-2023-005158","date":"2023-11-22","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Retail Sales - Consumer Goods; Retail Sales - Food, Beverages, and Groceries"},{"number":"AP-2024-002141","date":"2024-04-17","work":"Certificate of Occupancy (CO) (may inclu…","type":"Administrative","description":"Administrative Permit","status":"Issued","completedDate":null,"scope":"FOR THE DOCUMENTATIONS OF A CERTIFICATE OF OCCUPANCY FOR A RETAIL SALE OF FOOD, BEVERAGES, AND GROCERIES AND CONSUMER GOODS AT FIRST FLOOR. *********NO WORK APPROVED ON THIS PERMIT. **********************"},{"number":"ZP-2025-009460","date":"2025-12-07","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Eating and Drinking Establishments - Sit-Down Restaurant"},{"number":"CP-2025-004920","date":"2025-12-15","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR LEVEL II ALTERATIONS TO AN EXISTING STRUCTRE. FOR USE AS A BUSINESS OCCUPANCY (SIT-DOWN RESTAURANT). ALTERATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS, PROVIDE FINISHES/FURNISHINGS AND ACCESSIBILITY IMPROVMENTS THROUGHOUT. 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":"EP-2026-000064","date":"2026-02-02","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"Existing 200 amps service. Wiring of the 1st floor according to approved electrical plans. ***NO FIRE ALARM ON THIS PERMIT***"},{"number":"PP-2026-001812","date":"2026-04-16","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"ALTERATIONS TO RESTAURANT. INTERIOR INSTALLATION OF DRAINAGE, WASTE, VENT, AND WATER SUPPLY FOR LISTED FIXTURES. ALL MATERIALS SHALL BE METALLIC TO ROOF EXTENSION. VENTING TO BE DESIGNED AND INSTALLED IN ACCORDANCE WITH SECTION 919 PHILADELPHIA SINGLE STACK VENT SYSTEM. ALL WORK TO BE INSTALLED IN STRICT COMPLIANCE WITH 2018 PPC AND APPROVED PLANS"},{"number":"MP-2026-003452","date":"2026-07-01","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"FOR A MECHANICAL WORK TO ACCOMMODATE AN EXISTING STRUCTURE. ALL WORK TO BE DONE PER APPROVED PLANS.** IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. **"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2023,"k":"insp","w":"Inspection failed"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2023,"k":"permit","w":"Change of Use"},{"y":2024,"k":"permit","w":"Certificate of Occupancy (CO) (may inclu…"},{"y":2024,"k":"insp","w":"Inspection failed ×2"},{"y":2025,"k":"insp","w":"Inspection failed ×3"},{"y":2025,"k":"permit","w":"Change of Use"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"Alterations"},{"y":2026,"k":"permit","w":"Addition and/or Alterations"},{"y":2026,"k":"insp","w":"Inspection passed"}],"rented":false,"licenses":[{"number":"0962437","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"PHILLY MR EXOTIX 3 LLC","legalName":"PHILLY MR EXOTIX 3 LLC","address":"513 SOUTH ST","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2024-10-01","latestIssueDate":"2024-10-01","expirationDate":"2025-09-30","inactiveDate":"2025-11-29"}],"licenseActivity":[{"number":"0962437","type":"Food Establishment, Retail Permanent Location","businessName":"PHILLY MR EXOTIX 3 LLC","legalName":"PHILLY MR EXOTIX 3 LLC","issuedDate":"2024-10-01","latestIssueDate":"2024-10-01","closureDate":"2025-11-29","expirationDate":"2025-09-30","inactiveDate":"2025-11-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","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":["8 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":"The history also contains “OCCUPIED W/O TCO OR CO.”","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":"6 permits not marked completed: PP-2023-011471 (Expired), AP-2024-002141 (Issued), CP-2025-004920 (Issued), EP-2026-000064 (Issued), PP-2026-001812 (Issued). 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":"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":"14 failed, 6 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Mar 3, 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":"Food Establishment, Retail Permanent Location #0962437: Inactive since Nov 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":"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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 13 historical violations across 5 cases.","why":"A closed case is materially better than an open one, but it does not by itself prove that every altered use, unit, or concealed condition matches today’s approvals.","action":"Use the closed cases to target the inspection and occupancy-file review.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Nov 10, 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/"}]}