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TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2026-05-13","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=966661795&hash=6B70068B147866A84FCE707ABB2D7304BC043BB9C77ED426DC52877C1D7A82BA"},{"number":"VI-2026-012224","date":"2026-03-04","code":"PM15-307","title":"HANDRAILS & GUARDS","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2026-05-13","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=966661795&hash=6B70068B147866A84FCE707ABB2D7304BC043BB9C77ED426DC52877C1D7A82BA"},{"number":"VI-2026-012225","date":"2026-03-04","code":"PM15-305.3","title":"INTERIOR SURFACES","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2026-05-13","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=966661795&hash=6B70068B147866A84FCE707ABB2D7304BC043BB9C77ED426DC52877C1D7A82BA"},{"number":"VI-2026-012226","date":"2026-03-04","code":"PM15-605.2","title":"ELECTRICAL- RECEPTACLES","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2026-05-13","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=966661795&hash=6B70068B147866A84FCE707ABB2D7304BC043BB9C77ED426DC52877C1D7A82BA"}]},{"number":"597126","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"noticeUrl":null,"violations":[{"number":"3728492","date":"2015-06-02","code":"A-302.11/1","title":"PERMB- WK DONE W/O NOTIFY INSP","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2016-04-26","underAppeal":false,"noticeUrl":null},{"number":"3728491","date":"2015-06-02","code":"A-104.1/5","title":"DEBRIS REMOVE - CONSTR","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2016-04-26","underAppeal":false,"noticeUrl":null},{"number":"3728490","date":"2015-06-02","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2016-04-26","underAppeal":false,"noticeUrl":null}]}],"violYears":[{"y":2012,"n":2,"worst":null},{"y":2014,"n":1,"worst":null},{"y":2015,"n":8,"worst":null},{"y":2018,"n":9,"worst":"EXTERIOR STRUCT UNSAFE COND 8"},{"y":2022,"n":9,"worst":null},{"y":2023,"n":2,"worst":null},{"y":2026,"n":6,"worst":null}],"investigations":[{"caseNumber":"58151","date":"2006-04-05","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"58088","date":"2006-04-05","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"58088","date":"2009-03-18","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"58151","date":"2009-03-18","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"320256","date":"2012-03-19","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"320256","date":"2012-05-02","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"320256","date":"2012-05-02","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"451101","date":"2014-09-04","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"451101","date":"2014-10-17","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"451101","date":"2014-11-25","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"471209","date":"2015-03-16","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"451101","date":"2015-05-01","type":"PRECOURT","status":"FAILED"},{"caseNumber":"451101","date":"2015-05-14","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"480241","date":"2015-06-11","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"480241","date":"2015-07-20","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"480241","date":"2015-10-01","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"480241","date":"2015-11-17","type":"PRECOURT","status":"FAILED"},{"caseNumber":"511313","date":"2015-11-20","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"480241","date":"2016-01-20","type":"PRECOURT","status":"FAILED"},{"caseNumber":"471209","date":"2016-02-17","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"480241","date":"2016-04-06","type":"PRECOURT","status":"FAILED"},{"caseNumber":"480241","date":"2016-07-05","type":"PRECOURT","status":"FAILED"},{"caseNumber":"511313","date":"2017-04-21","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"471209","date":"2018-04-09","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"471209","date":"2018-04-19","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"633493","date":"2018-05-11","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"633493","date":"2018-05-14","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"635453","date":"2018-05-23","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"635612","date":"2018-05-23","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"635453","date":"2018-06-29","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"635612","date":"2018-06-29","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"635612","date":"2018-08-20","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"635453","date":"2018-09-26","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"CF-2022-063251","date":"2022-06-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-063251","date":"2022-09-28","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-100416","date":"2022-09-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-100423","date":"2022-09-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-100425","date":"2022-09-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-100429","date":"2022-09-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-100429","date":"2022-11-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-100429","date":"2022-12-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-056345","date":"2023-06-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-100429","date":"2023-07-21","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-056345","date":"2023-09-26","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-111991","date":"2023-10-26","type":null,"status":null},{"caseNumber":"CF-2023-056345","date":"2025-03-21","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-056345","date":"2025-05-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-056345","date":"2025-07-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-019377","date":"2026-03-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-019377","date":"2026-04-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-019377","date":"2026-05-13","type":null,"status":"FAILED"}],"inspYears":[{"y":2006,"fails":2,"passes":0},{"y":2009,"fails":0,"passes":2},{"y":2012,"fails":2,"passes":0},{"y":2014,"fails":2,"passes":0},{"y":2015,"fails":6,"passes":0},{"y":2016,"fails":4,"passes":0},{"y":2018,"fails":6,"passes":4},{"y":2022,"fails":7,"passes":1},{"y":2023,"fails":3,"passes":0},{"y":2025,"fails":3,"passes":0},{"y":2026,"fails":3,"passes":0}],"taxOwed":9131.96,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":9131.96,"principalDue":6204.97,"penaltyDue":451.26,"interestDue":1131.51,"otherChargesDue":1344.22,"yearsOwed":4,"oldestYearOwed":2018,"mostRecentYearOwed":2021,"mostRecentPaymentDate":"2019-12-06","assessmentYear":2022,"totalAssessment":106200,"taxableAssessment":106200,"exemptAbatementAssessment":0,"homesteadValue":0,"netTaxAfterHomestead":1486.59,"actionableAtSnapshot":true,"paymentAgreementAtSnapshot":false,"bankruptcyAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.96262327240059,"lng":-75.24414306727223,"geom":{"type":"Polygon","coordinates":[[[-75.244090551,39.962729638],[-75.244138526,39.962509189],[-75.2441953,39.962516425],[-75.244148102,39.962736859],[-75.244090551,39.962729638]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2023-003627","type":"Fire Escape Report","inspectionDate":"2018-05-18","result":"Safe","expirationDate":"2023-05-18","buildingId":"1489454"},{"number":"BC-2025-018661","type":"Fire Escape Report","inspectionDate":"2025-07-09","result":"Safe","expirationDate":"2030-07-09","buildingId":"1489454"},{"number":"BC-2025-020573","type":"Fire Escape Report","inspectionDate":"2025-07-10","result":"Safe","expirationDate":"2030-07-10","buildingId":"1489454"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19139","beds":null,"baths":null,"stories":3,"lotArea":1296,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"12 WOODROSE LN, MONROE TOWNSHIP NJ, 08831","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":93600,"taxable":93600,"land":19400,"improvement":74200,"taxableLand":19400,"taxableImprovement":74200,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":93600,"taxable":93600,"land":19400,"improvement":74200,"taxableLand":19400,"taxableImprovement":74200,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":102200,"taxable":102200,"land":20440,"improvement":81760,"taxableLand":20440,"taxableImprovement":81760,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":105200,"taxable":105200,"land":20587,"improvement":84613,"taxableLand":20587,"taxableImprovement":84613,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":106200,"taxable":106200,"land":20783,"improvement":85417,"taxableLand":20783,"taxableImprovement":85417,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":106200,"taxable":106200,"land":20783,"improvement":85417,"taxableLand":20783,"taxableImprovement":85417,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":106200,"taxable":106200,"land":20783,"improvement":85417,"taxableLand":20783,"taxableImprovement":85417,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":137400,"taxable":137400,"land":27480,"improvement":109920,"taxableLand":27480,"taxableImprovement":109920,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":137400,"taxable":137400,"land":27480,"improvement":109920,"taxableLand":27480,"taxableImprovement":109920,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":160200,"taxable":160200,"land":32040,"improvement":128160,"taxableLand":32040,"taxableImprovement":128160,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":160200,"taxable":160200,"land":32040,"improvement":128160,"taxableLand":32040,"taxableImprovement":128160,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":230800,"taxable":230800,"land":46100,"improvement":184700,"taxableLand":46100,"taxableImprovement":184700,"exemptLand":0,"exemptImprovement":0}],"taxNow":2242,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"597126","date":"2015-03-19","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"MAKE SAFE PERMIT - REPAIR/REBUILD REAR WALL WITH 8 INCH CMU OR BRICK TO RESOLVE CASE 471209. NO CHANGE IN HEIGHT OR AREA. ABUTTING SIDEWALK MUST BE CLOSED WITH FENCING A MINIMUM OF 6' IN HEIGHT. SEPARATE STREETS DEPARTMENT PERMIT REQUIRED FOR SIDEWALK CLOSURE. A SEPARATE PERMIT IS REQUIRED FOR ANY ADDITIONAL ALTERATIONS THAT ARE NOT SPECIFICALLY ADDRESSED ON CASE #471209."},{"number":"616408","date":"2015-06-17","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-08-14","scope":"REPLACE 200A SERVICE CABLE & 4 GANG METER SOCKET. PROVIDE GROUNDING & 3 PANELS."},{"number":"879256","date":"2018-05-22","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2018-05-22","scope":"USE TO VACANT COMMERCIAL SPACE ON THE 1ST FLOOR OF AN EXISTING BUILDING WITH TWO(2) SINGLE FAMILY HOUSEHOLD LIVING UNITS ONE ON THE 2ND FLOOR & ONE ON THE 3RD FLOOR. *NO SIGN PERMIT ON THIS APPLICATION*"},{"number":"893451","date":"2018-07-13","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2018-07-13","scope":"FOR A PERSONAL SERVICE AT FIRST FLOOR IN THE SAME BUILDING WITH TWO(2) FAMILY HOUSEHOLD LIVING ABOVE.NO SIGN ON THIS APPLICATION."}],"storyTag":"Renovated & sold on","storyDelta":5.82,"timeline":[{"y":2016,"k":"sale","p":55000},{"y":2018,"k":"permit","w":"Use"},{"y":2018,"k":"viol","w":"9 L&I violations incl EXTERIOR STRUCT UNSAFE COND 8"},{"y":2018,"k":"permit","w":"Use"},{"y":2022,"k":"viol","w":"9 L&I violations"},{"y":2022,"k":"insp","w":"L&I: 7 failed, 1 passed"},{"y":2023,"k":"viol","w":"2 L&I violations"},{"y":2023,"k":"insp","w":"Inspection failed ×3"},{"y":2024,"k":"sale","p":375000},{"y":2025,"k":"insp","w":"Inspection failed ×3"},{"y":2026,"k":"viol","w":"6 L&I violations"},{"y":2026,"k":"insp","w":"Inspection failed ×3"}],"rented":true,"licenses":[{"number":"259516","type":"Rental","status":"Inactive","businessName":"LAWRENCE TOBLER","legalName":"LAWRENCE TOBLER","address":"6139 MARKET ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2003-09-23","latestIssueDate":"2006-04-21","expirationDate":"2005-02-28","inactiveDate":"2012-12-22"},{"number":"1010367","type":"Rental","status":"Active","businessName":"Sana Aiman","legalName":"Sana Aiman","address":"6139 MARKET ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2026-06-15","latestIssueDate":"2026-06-15","expirationDate":"2027-06-14","inactiveDate":null}],"licenseActivity":[{"number":"1010367","type":"Rental","businessName":"Sana Aiman","legalName":"Sana Aiman","issuedDate":"2026-06-15","latestIssueDate":"2026-06-15","closureDate":null,"expirationDate":"2027-06-14","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"259516","type":"Rental","businessName":"LAWRENCE TOBLER","legalName":"LAWRENCE TOBLER","issuedDate":"2003-09-23","latestIssueDate":"2006-04-21","closureDate":"2012-12-22","expirationDate":"2005-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-30","units":2,"signals":[{"kind":"record-pressure","level":"strong","title":"Records to verify together","summary":"Several independent, separately dated records stack up here and deserve prompt verification.","evidence":["6 open L&I violations","$9,132 appeared in the City's June 2022 delinquency snapshot","failed L&I inspection activity in 2022, 2023, 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 44% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $160,200 to $230,800","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":"Use permit #879256: 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":"1 permit not marked completed: 597126 (EXPIRED).","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":"6 open L&I violations","finding":"37 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":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$9,131.96 was recorded in the City’s 2022-06 delinquency snapshot for 2018–2021.","why":"That is historical evidence, not today’s amount due. A current exemption, payment, credit, or assistance agreement can coexist with an older snapshot row.","action":"Check period balances and request a dated Property Payoff statement for settlement.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"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-license","level":"verify","title":"A rental license does not transfer with the deed","finding":"1 active Rental License record matched.","why":"If dwelling space is rented, the buyer must obtain a new annual Rental License; the seller’s license is not transferable. New applications require proof of ownership and legal occupancy, tax compliance, no open L&I violations, and lead compliance where applicable.","action":"Plan the buyer’s replacement license before settlement.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (12 WOODROSE LN, MONROE TOWNSHIP NJ, 08831).","why":"A tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.","action":"Verify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1930 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"38 failed, 7 passed, and 5 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on May 13, 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":"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":"Fire Escape Report: Safe through Jul 10, 2030","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/"}]}