{"asOf":"2026-07-26T12:36:36.625Z","block":"5200-5299 N 5TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/5200-5299-n-5th-st","address":"5219 N 5TH ST","parcelNumber":"871028150","source":"https://property.phila.gov/?p=871028150","ownerType":"absentee","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"S30","buildingCodeNew":"821","buildingClass":"ROW W/OFF STR 2 STY MASON","buildingClassNew":"ROW MIXED-COM/RES-BLT AS COM","useLabel":"Mixed-use","owner":"LI ZHEN CHENG","coOwner":"LO SAI YU","marketValue":145900,"landAssessment":29100,"improvementAssessment":116800,"livableArea":2316,"yearBuilt":1910,"lastSale":{"price":52500,"date":"2012-04-10T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2026-008774","date":"2026-02-13","code":"F-906.6","title":"FIRE EXTINGUISHER UNOBSTRUCTED & UNOBSCURED\n","status":"COMPLIED","resolutionDate":"2026-06-30","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-008772","date":"2026-02-13","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2026-06-30","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2026-008773","date":"2026-02-13","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"COMPLIED","resolutionDate":"2026-06-30","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-008775","date":"2026-02-13","code":"F-604.5.1","title":"EXTENSION CORD POWER SUPPLY\n","status":"COMPLIED","resolutionDate":"2026-06-30","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"CF-2026-013241","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL BUSINESS COMPLIANCE INVESTIGATOR","status":"CLOSED","createdDate":"2026-02-13","completedDate":"2026-06-30","violations":[{"number":"VI-2026-008774","date":"2026-02-13","code":"F-906.6","title":"FIRE EXTINGUISHER UNOBSTRUCTED & UNOBSCURED\n","status":"COMPLIED","resolutionDate":"2026-06-30","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-008772","date":"2026-02-13","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2026-06-30","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2026-008773","date":"2026-02-13","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"COMPLIED","resolutionDate":"2026-06-30","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-008775","date":"2026-02-13","code":"F-604.5.1","title":"EXTENSION CORD POWER SUPPLY\n","status":"COMPLIED","resolutionDate":"2026-06-30","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2026,"n":4,"worst":null}],"investigations":[{"caseNumber":"CF-2026-013241","date":"2026-02-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-013241","date":"2026-06-30","type":null,"status":"PASSED"}],"inspYears":[{"y":2026,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.03080575598705,"lng":-75.13140838650716,"geom":{"type":"Polygon","coordinates":[[[-75.131227746,40.03080584],[-75.131236614,40.030761874],[-75.13159016,40.030805979],[-75.13158084,40.030849177],[-75.131227746,40.03080584]]]},"liDistrict":"EAST","certifications":[{"number":"BC-2025-030341","type":"Fire Alarm Certification","inspectionDate":"2025-11-16","result":"Certified","expirationDate":"2026-11-16","buildingId":"1207747"},{"number":"BC-2026-005037","type":"Special Hazards Certification","inspectionDate":"2026-02-20","result":"Certified","expirationDate":"2027-02-20","buildingId":"1207747"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19120","beds":null,"baths":null,"stories":null,"lotArea":1591,"zoning":"CMX2.5","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"5","intCond":"5","garage":null,"homestead":false,"mail":"5431 N 5TH ST, PHILADELPHIA PA, 19120","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"SPECIAL EXCEPTION FOR A TAKE-OUT RESTAURANT ON 1ST FLOOR WITH EXISTING SINGLE FAMILY DWELLING ABOVE IN AN EXISTING STRUCTURE.","status":"OPEN","outcome":"Withdrawn","date":"2019-08-21","number":"37336","relatedPermit":"971629"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":128600,"taxable":128600,"land":31800,"improvement":96800,"taxableLand":31800,"taxableImprovement":96800,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":128600,"taxable":128600,"land":31800,"improvement":96800,"taxableLand":31800,"taxableImprovement":96800,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":123900,"taxable":123900,"land":24780,"improvement":99120,"taxableLand":24780,"taxableImprovement":99120,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":131200,"taxable":131200,"land":26240,"improvement":104960,"taxableLand":26240,"taxableImprovement":104960,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":132500,"taxable":132500,"land":26500,"improvement":106000,"taxableLand":26500,"taxableImprovement":106000,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":132500,"taxable":132500,"land":26500,"improvement":106000,"taxableLand":26500,"taxableImprovement":106000,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":132500,"taxable":132500,"land":26500,"improvement":106000,"taxableLand":26500,"taxableImprovement":106000,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":142300,"taxable":142300,"land":28460,"improvement":113840,"taxableLand":28460,"taxableImprovement":113840,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":142300,"taxable":142300,"land":28460,"improvement":113840,"taxableLand":28460,"taxableImprovement":113840,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":136200,"taxable":136200,"land":27240,"improvement":108960,"taxableLand":27240,"taxableImprovement":108960,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":136200,"taxable":136200,"land":27240,"improvement":108960,"taxableLand":27240,"taxableImprovement":108960,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":145900,"taxable":145900,"land":29100,"improvement":116800,"taxableLand":29100,"taxableImprovement":116800,"exemptLand":0,"exemptImprovement":0}],"taxNow":1907,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"565023","date":"2014-09-30","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2014-09-30","scope":"FOOD, BEVERAGE AND GROCERY AND PREPARED FOOD SHOP ON FIRST FLOOR AND OTHER USES AS PREVIOUSLY APPROVED IN THE SAME EXISTING STRUCTURE.NO SIGN ON THIS PERMIT."},{"number":"586886","date":"2015-01-28","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2015-01-28","scope":"RESTAURANT ON FIRST FLOOR AND OTHER USES PREVIOUSLY APPROVED THE SAME EXISTING STRUCTURE."},{"number":"1044666","date":"2020-02-20","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2020-02-20","scope":"APPLICATION TO CHANGE/REGISTER THE USE OF PROPOSED 1ST FLOOR EAT-IN RESTAURANT--OTHER USES AS PREVIOUSLY APPROVED. NO SIGN ON THIS PERMIT"},{"number":"AP-2020-005575","date":"2020-09-17","work":"Certificate of Occupancy (CO) (may inclu…","type":"Administrative","description":"Administrative Permit","status":"Expired","completedDate":"2022-02-11","scope":"FOR A CERTIFICATE OF OCCUPANCY FOR A SIT DOWN RESTAURANT ON THE GROUND FLOOR OF AN EXISTING STRUCTURE. NO ALTERATIONS APPROVED ON THIS PERMIT. BUILDING SHALL COMPLY WITH THE PHILADELPHIA PROPERTY MAINTENANCE AND FIRE CODES PRIOR TO OCCUPANCY. SEPARATE PERMITS REQUIRED FOR ALTERATIONS."},{"number":"EP-2021-005051","date":"2021-10-04","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-12-17","scope":"REPLACE (11) EXISTING RECEPTACLES WITH GFCI RECEPTACLES, PROVIDE CIRCUITING AND (2) GFCI RECEPTACLES IN THE BATHROOMS. INSTALL (2) EXIT SIGNS WITH REMOTE HEADS IN THE KITCHEN AND AT ENTRANCE, INSTALL (1) EMERGENCY WALL PACK WITH REMOTE HEADS IN THE BATHROOMS. INSTALL (2) FIRE ALARM STROBES IN THE BATHROOMS, (1) HORN STROBE IN THE RETAIL AREA, (1) SMOKE DETECTOR IN THE VESTIBULE. ALL WORK IN ACCORDANCE WITH THE 2017 NEC & 2016 NFPA-72."},{"number":"PP-2022-006827","date":"2022-05-03","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2022-12-13","scope":"Repair piping on main drain in basement and underfloor plumbing to 3 fixtures AS PER PPC 2018"},{"number":"ZP-2022-005430","date":"2022-05-18","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Eating and Drinking Establishments - Sit-Down Restaurant"},{"number":"AP-2022-003733","date":"2022-06-06","work":"Certificate of Occupancy (CO) (may inclu…","type":"Administrative","description":"Administrative Permit","status":"Completed","completedDate":"2022-06-21","scope":"FOR THE CHANGE OF OCCUPANCY OF FIRST FLOOR AS SIT DOWN RESTAURANT (BUSINESS OCCUPANCY). SIZE AND LOCATION AS SHOWN ON PLANS. NO WORK PERMITTED UNDER THIS PERMIT."}],"storyTag":"Improved","storyDelta":-0.36,"timeline":[{"y":2012,"k":"sale","p":52500},{"y":2014,"k":"permit","w":"Use"},{"y":2015,"k":"permit","w":"Use"},{"y":2019,"k":"appeal","w":"Appeal withdrawn"},{"y":2020,"k":"permit","w":"Use"},{"y":2020,"k":"permit","w":"Certificate of Occupancy (CO) (may inclu…"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Alterations"},{"y":2022,"k":"permit","w":"Change of Use"},{"y":2022,"k":"permit","w":"Certificate of Occupancy (CO) (may inclu…"},{"y":2026,"k":"viol","w":"4 L&I violations"},{"y":2026,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":false,"licenses":[{"number":"204417","type":"Food Preparing and Serving","status":"Inactive","businessName":"WOO GYU YOON (MIRAK RESTAURANT)","legalName":"WOO GYU YOON","address":"5219 N 5TH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"1998-10-16","latestIssueDate":"1998-10-16","expirationDate":"1999-04-30","inactiveDate":null},{"number":"205177","type":"Food Preparing and Serving","status":"Inactive","businessName":"YOUN-HA JUNG","legalName":"YOUN-HA JUNG","address":"5219 N 5TH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2000-04-06","latestIssueDate":"2000-04-06","expirationDate":"2001-04-30","inactiveDate":null},{"number":"205575","type":"Food Preparing and Serving","status":"Inactive","businessName":"MYUNG HWA KIM (DA YAE RANG)","legalName":"MYUNG HWA KIM","address":"5219 N 5TH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2002-05-06","latestIssueDate":"2002-05-06","expirationDate":"2003-04-30","inactiveDate":null},{"number":"206580","type":"Food Preparing and Serving","status":"Inactive","businessName":"JOO H AHN (DREAM RESTAURANT)","legalName":"JOO H AHN","address":"5219 N 5TH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2003-06-03","latestIssueDate":"2003-06-03","expirationDate":"2004-04-30","inactiveDate":null},{"number":"258337","type":"Rental","status":"Inactive","businessName":"ANGEL RAMOS","legalName":"ANGEL RAMOS","address":"5219 N 5TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2004-04-01","latestIssueDate":"2004-04-01","expirationDate":"2005-02-28","inactiveDate":"2012-12-22"},{"number":"328760","type":"Food Preparing and Serving","status":"Inactive","businessName":"PAL BOK INC","legalName":"PAL BOK INC","address":"5219 N 5TH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2005-08-01","latestIssueDate":"2006-05-31","expirationDate":"2007-04-30","inactiveDate":"2012-12-22"},{"number":"523239","type":"Food Preparing and Serving","status":"Inactive","businessName":"TIENDA MEXICANA PALAPA INC","legalName":"TIENDA MEXICANA PALAPA INC","address":"5219 N 5TH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2011-01-12","latestIssueDate":"2012-09-05","expirationDate":"2013-04-30","inactiveDate":null},{"number":"902494","type":"Food Preparing and Serving","status":"Inactive","businessName":"Fercho Ricuras Restaurant and Bakery Inc","legalName":"Fercho Ricuras Restaurant and Bakery Inc","address":"5219 N 5TH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2022-08-05","latestIssueDate":"2022-08-05","expirationDate":"2023-08-04","inactiveDate":"2023-10-03"},{"number":"0997759","type":"Food Preparing and Serving (30+ SEATS)","status":"Active","businessName":"Seven Hernandez Corp (7 Power Latin Restaurant)","legalName":"Seven Hernandez Corp","address":"5219 N 5TH ST","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2026-01-20","latestIssueDate":"2026-01-20","expirationDate":"2027-01-19","inactiveDate":null}],"licenseActivity":[{"number":"0997759","type":"Food Preparing and Serving (30+ SEATS)","businessName":"Seven Hernandez Corp (7 Power Latin Restaurant)","legalName":"Seven Hernandez Corp","issuedDate":"2026-01-20","latestIssueDate":"2026-01-20","closureDate":null,"expirationDate":"2027-01-19","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"902494","type":"Food Preparing and Serving","businessName":"Fercho Ricuras Restaurant and Bakery Inc","legalName":"Fercho Ricuras Restaurant and Bakery Inc","issuedDate":"2022-08-05","latestIssueDate":"2022-08-05","closureDate":"2023-10-03","expirationDate":"2023-08-04","inactiveDate":"2023-10-03","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"523239","type":"Food Preparing and Serving","businessName":"TIENDA MEXICANA PALAPA INC","legalName":"TIENDA MEXICANA PALAPA INC","issuedDate":"2011-01-12","latestIssueDate":"2012-09-05","closureDate":"2013-04-30","expirationDate":"2013-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"328760","type":"Food Preparing and Serving","businessName":"PAL BOK INC","legalName":"PAL BOK INC","issuedDate":"2005-08-01","latestIssueDate":"2006-05-31","closureDate":"2012-12-22","expirationDate":"2007-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"258337","type":"Rental","businessName":"ANGEL RAMOS","legalName":"ANGEL RAMOS","issuedDate":"2004-04-01","latestIssueDate":"2004-04-01","closureDate":"2012-12-22","expirationDate":"2005-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"206580","type":"Food Preparing and Serving","businessName":"JOO H AHN (DREAM RESTAURANT)","legalName":"JOO H AHN","issuedDate":"2003-06-03","latestIssueDate":"2003-06-03","closureDate":"2004-04-30","expirationDate":"2004-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"205575","type":"Food Preparing and Serving","businessName":"MYUNG HWA KIM (DA YAE RANG)","legalName":"MYUNG HWA KIM","issuedDate":"2002-05-06","latestIssueDate":"2002-05-06","closureDate":"2003-04-30","expirationDate":"2003-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"205177","type":"Food Preparing and Serving","businessName":"YOUN-HA JUNG","legalName":"YOUN-HA JUNG","issuedDate":"2000-04-06","latestIssueDate":"2000-04-06","closureDate":"2001-04-30","expirationDate":"2001-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"204417","type":"Food Preparing and Serving","businessName":"WOO GYU YOON (MIRAK RESTAURANT)","legalName":"WOO GYU YOON","issuedDate":"1998-10-16","latestIssueDate":"1998-10-16","closureDate":null,"expirationDate":"1999-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #37336: OPEN · Withdrawn; related permit 971629. Use permit #565023: 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":"2 permits not marked completed: AP-2020-005575 (Expired), PP-2022-006827 (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":"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":"1 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jun 30, 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 Preparing and Serving #204417: Inactive; Food Preparing and Serving #205177: Inactive; Food Preparing and Serving #205575: Inactive; Food Preparing and Serving #206580: 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":"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 4 historical violations across 1 case.","why":"A closed case is materially better than an open one, but it does not by itself prove that every altered use, unit, or concealed condition matches today’s approvals.","action":"Use the closed cases to target the inspection and occupancy-file review.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Nov 16, 2026; Special Hazards Certification: Certified through Feb 20, 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/"}]}