{"asOf":"2026-07-23T07:59:41.214Z","block":"500-599 SOUTH ST","blockUrl":"https://philadelphia.blockreport.homes/block/500-599-south-st","address":"535 SOUTH ST","parcelNumber":"871298900","source":"https://property.phila.gov/?p=871298900","ownerType":"absentee","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"Y70","buildingCodeNew":"821","buildingClass":"STR/OFF+APT 4 STY MASONRY","buildingClassNew":"ROW MIXED-COM/RES-BLT AS COM","useLabel":"Apartment building","owner":"AXELROD MICHAEL TR","coOwner":"JOAN AXELROD 2012 IRREVOCABLE TRUST","marketValue":1024800,"landAssessment":204900,"improvementAssessment":819900,"livableArea":4880,"yearBuilt":1900,"lastSale":{"price":1,"date":"2021-01-15T05:00:00Z"},"openViolations":0,"violations":[{"number":"2545505","date":"2012-06-16","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2545506","date":"2012-06-16","code":"PM-102.4/4","title":"LICENSE-VAC COMM BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2884494","date":"2013-05-01","code":"FC-907.3/21","title":"AFDS-REQD EXIST MIX RES/NON-R","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2884493","date":"2013-05-01","code":"FC-907.3/18","title":"AFDS-REQ¿D EXIST GROUP R-2","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2884492","date":"2013-05-01","code":"FC-907.3/1","title":"FA-INSTALL REQ","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2884491","date":"2013-05-01","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3239904","date":"2014-06-21","code":"FC-901.6/12","title":"FIRE DEPT CONNECT REP DAM CAPS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3239905","date":"2014-06-21","code":"FC-915.1/4","title":"ANNUAL CERT FIRE SUPP","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2026-014170","date":"2026-03-12","code":"F-901.6","title":"INSPECTION, TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2026-05-04","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-014171","date":"2026-03-12","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2026-05-04","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2026-014172","date":"2026-03-12","code":"F-901.7","title":"SYSTEMS OUT OF SERVICE\n","status":"COMPLIED","resolutionDate":"2026-05-04","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-014173","date":"2026-03-12","code":"F-906.1","title":"FIRE EXTINGUISHERS REQUIRED\n","status":"COMPLIED","resolutionDate":"2026-04-28","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-014174","date":"2026-03-12","code":"F-906.7","title":"FIRE EXTINGUISHER HANGERS & BRACKETS\n","status":"COMPLIED","resolutionDate":"2026-04-28","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"334908","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2012-06-23","completedDate":"2015-08-20","violations":[{"number":"2545505","date":"2012-06-16","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2545506","date":"2012-06-16","code":"PM-102.4/4","title":"LICENSE-VAC COMM BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"378649","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2013-05-02","completedDate":"2015-08-21","violations":[{"number":"2884494","date":"2013-05-01","code":"FC-907.3/21","title":"AFDS-REQD EXIST MIX RES/NON-R","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2884493","date":"2013-05-01","code":"FC-907.3/18","title":"AFDS-REQ¿D EXIST GROUP R-2","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2884492","date":"2013-05-01","code":"FC-907.3/1","title":"FA-INSTALL REQ","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2884491","date":"2013-05-01","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"440397","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2014-07-02","completedDate":"2014-07-28","violations":[{"number":"3239904","date":"2014-06-21","code":"FC-901.6/12","title":"FIRE DEPT CONNECT REP DAM CAPS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3239905","date":"2014-06-21","code":"FC-915.1/4","title":"ANNUAL CERT FIRE SUPP","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2026-022585","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2026-03-12","completedDate":"2026-05-04","violations":[{"number":"VI-2026-014170","date":"2026-03-12","code":"F-901.6","title":"INSPECTION, TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2026-05-04","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-014171","date":"2026-03-12","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2026-05-04","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2026-014172","date":"2026-03-12","code":"F-901.7","title":"SYSTEMS OUT OF SERVICE\n","status":"COMPLIED","resolutionDate":"2026-05-04","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-014173","date":"2026-03-12","code":"F-906.1","title":"FIRE EXTINGUISHERS REQUIRED\n","status":"COMPLIED","resolutionDate":"2026-04-28","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-014174","date":"2026-03-12","code":"F-906.7","title":"FIRE EXTINGUISHER HANGERS & BRACKETS\n","status":"COMPLIED","resolutionDate":"2026-04-28","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2012,"n":2,"worst":null},{"y":2013,"n":4,"worst":null},{"y":2014,"n":2,"worst":null},{"y":2026,"n":5,"worst":null}],"investigations":[{"caseNumber":"54620","date":"2006-01-04","type":"BC INSP","status":"PASSED"},{"caseNumber":"334908","date":"2012-06-16","type":"CI INSP","status":"FAILED"},{"caseNumber":"334908","date":"2012-08-07","type":"CI INSP","status":"FAILED"},{"caseNumber":"334908","date":"2012-09-28","type":"CI INSP","status":"PASSED"},{"caseNumber":"378649","date":"2013-05-01","type":"CI INSP","status":"FAILED"},{"caseNumber":"378649","date":"2013-06-19","type":"CI INSP","status":"FAILED"},{"caseNumber":"378649","date":"2013-08-01","type":"CI INSP","status":"CLOSED"},{"caseNumber":"440397","date":"2014-06-21","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"440397","date":"2014-07-28","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"378649","date":"2015-08-20","type":"PRECOURT","status":"PASSED"},{"caseNumber":"CF-2026-022585","date":"2026-03-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-022585","date":"2026-04-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-022585","date":"2026-05-04","type":null,"status":"PASSED"}],"inspYears":[{"y":2006,"fails":0,"passes":1},{"y":2012,"fails":2,"passes":1},{"y":2013,"fails":2,"passes":0},{"y":2014,"fails":1,"passes":1},{"y":2015,"fails":0,"passes":1},{"y":2026,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.94216933174887,"lng":-75.152023638131,"geom":{"type":"Polygon","coordinates":[[[-75.152015008,39.942043342],[-75.152084261,39.942051665],[-75.152032343,39.942295495],[-75.151962949,39.942286492],[-75.152015008,39.942043342]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2024-024150","type":"Sprinkler Certification","inspectionDate":"2024-08-12","result":"Certified","expirationDate":"2025-08-12","buildingId":"1374151"},{"number":"BC-2025-021753","type":"Sprinkler Certification","inspectionDate":"2025-08-05","result":"Certified","expirationDate":"2026-08-05","buildingId":"1374151"},{"number":"BC-2026-012332","type":"Fire Alarm Certification","inspectionDate":"2026-05-01","result":"Certified","expirationDate":"2027-05-01","buildingId":"1374151"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19147","beds":null,"baths":null,"stories":null,"lotArea":1800,"zoning":"CMX3","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"6312 NORTHERN BLVD, EAST NORWICH NY, 11732","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF A ONE (1) STORY ADDITION ABOVE PART OF AN EXISTING ONE (1) STORY PORTION (TWO (2) STORY TOTAL,NOT TO EXCEED 24' IN HEIGHT) OF AN EXISTING FOUR (4) STORY ATTACHED STRUCTURE. FOR THE PARTIAL DEMOLATION OF ROOF, THE ","status":"CLOSED","outcome":"Granted","date":"2013-01-15","number":"19509","relatedPermit":"413353"},{"type":"RB_LIRB","grounds":"THERE WAS A WATER MAIN LEAK A FEW MONTHS AGO, AND THE CITY DUG UP THE STREET AND SIDEWALK. WE BELIEVE THAT WATER MAIN BREAK IS WHAT IS CAUSING AND HAS CAUSED THE DAMAGE TO THESE LOCATIONS.","status":"OPEN","outcome":null,"date":"2020-01-02","number":"39567","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":976000,"taxable":318700,"land":225000,"improvement":751000,"taxableLand":225000,"taxableImprovement":93700,"exemptLand":0,"exemptImprovement":657300},{"y":2017,"v":976000,"taxable":318700,"land":225000,"improvement":751000,"taxableLand":225000,"taxableImprovement":93700,"exemptLand":0,"exemptImprovement":657300},{"y":2018,"v":1073600,"taxable":321900,"land":214700,"improvement":858900,"taxableLand":214700,"taxableImprovement":107200,"exemptLand":0,"exemptImprovement":751700},{"y":2019,"v":1155600,"taxable":346505,"land":231120,"improvement":924480,"taxableLand":231120,"taxableImprovement":115385,"exemptLand":0,"exemptImprovement":809095},{"y":2020,"v":1167100,"taxable":349953,"land":233420,"improvement":933680,"taxableLand":233420,"taxableImprovement":116533,"exemptLand":0,"exemptImprovement":817147},{"y":2021,"v":1167100,"taxable":349953,"land":233420,"improvement":933680,"taxableLand":233420,"taxableImprovement":116533,"exemptLand":0,"exemptImprovement":817147},{"y":2022,"v":1167100,"taxable":349953,"land":233420,"improvement":933680,"taxableLand":233420,"taxableImprovement":116533,"exemptLand":0,"exemptImprovement":817147},{"y":2023,"v":1045400,"taxable":309368,"land":209000,"improvement":836400,"taxableLand":209000,"taxableImprovement":100368,"exemptLand":0,"exemptImprovement":736032},{"y":2024,"v":1045400,"taxable":309368,"land":209000,"improvement":836400,"taxableLand":209000,"taxableImprovement":100368,"exemptLand":0,"exemptImprovement":736032},{"y":2025,"v":1043100,"taxable":1043100,"land":208620,"improvement":834480,"taxableLand":208620,"taxableImprovement":834480,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":1043100,"taxable":1043100,"land":208620,"improvement":834480,"taxableLand":208620,"taxableImprovement":834480,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":1024800,"taxable":1024800,"land":204900,"improvement":819900,"taxableLand":204900,"taxableImprovement":819900,"exemptLand":0,"exemptImprovement":0}],"taxNow":14601,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"400129","date":"2012-04-18","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2012-04-18","scope":"FOR USE AS A THREE (3) FAMILY DWELLING IN THE SAME BUILDING AS AN EXISTING COMMERCIAL RETAIL SPACE ON THE FIRST FLOOR AS PREVIOUSLY APPROVED."},{"number":"413353","date":"2013-01-25","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2013-01-25","scope":"CHANGE IN HEIGHT OF BUILDLING"},{"number":"486187","date":"2013-07-30","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2014-02-11","scope":"INSTALL 3 HVAC UNITS WITH ASSOCIATED DUCTWORK(MIXED USE)"},{"number":"453273","date":"2013-08-08","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2014-05-23","scope":"RENOVATION TO EXISTING BUILDING INCLUDING INTERIOR ALTERATIONS AND LOFT/ STAIR ENCLOSURE ADDITIONS TO CONVERT 2ND-4TH FLOORS TO 3 FAMILY DWELLING IN SAME BUILDING WITH 1ST FLOOR RETAIL SPACE. SEPARATE PERMITS REQUIRED FOR MECHANICAL,ELECTRICAL, PLUMBING, AND FORE SUPPRESSION."},{"number":"471828","date":"2013-08-13","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2014-05-23","scope":"FOR THE INSTALLATION OF A FIRE SUPPRESSION SYSTEM THROUGHOUT AN EXISTING BUILDING, WITH GROUND FLOOR COMPLYING WITH NFPA 2007, STANDARD 13 DESIGN AND 2ND, 3RD, & 4TH FLR COMPLYING WITH NFPA 2007, STANDARD 13R DESIGN. FIRE SERVICE LINE DIAMETER OF 4-IN."},{"number":"488950","date":"2013-08-13","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2014-02-11","scope":"INSTALL 4 TOILETS - 4 LAVS - 3 SHOWERS - 3 KITCHEN SINKS - 3 WASHER BOXES - 3 WATER HEATERS"},{"number":"482329","date":"2013-08-14","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2014-04-14","scope":"WIRE 3-APT, WIRE COMMON AREAS & INSTALL 200AMP SERVICE & 4 POSITION METER SOCKET FOR ABOVE UNITS TO INCULDE SERVICE PANEL & HOUSE PANEL AS PER NEC 2008 (MULTI UNITS & RETAIL)"},{"number":"511448","date":"2014-02-04","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2014-04-14","scope":"INSTALL NEW FIRE ALARM SYSTEM THROUGH OUT PROPERTY AS PER NEC NFPA 72 (SOUTH DISTRICT)"},{"number":"1041102","date":"2020-01-13","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2020-01-15","scope":"REPLACE 3/4\" WATER SERVICE FROM CURB STOP TO WATER METER AS PER 2004 PPC"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2013,"k":"permit","w":"Major alteration"},{"y":2013,"k":"permit","w":"Suppression"},{"y":2013,"k":"permit","w":"Plumbing"},{"y":2013,"k":"permit","w":"Electrical"},{"y":2014,"k":"permit","w":"Electrical"},{"y":2014,"k":"viol","w":"2 L&I violations"},{"y":2014,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2015,"k":"insp","w":"Inspection passed"},{"y":2020,"k":"appeal","w":"Appeal filed"},{"y":2020,"k":"permit","w":"Plumbing"},{"y":2026,"k":"viol","w":"5 L&I violations"},{"y":2026,"k":"insp","w":"L&I: 2 failed, 1 passed"}],"rented":true,"licenses":[{"number":"621550","type":"Rental","status":"Active","businessName":"AXELFORD MICHAEL (TRIAD REALTY AGENT)","legalName":"AXELFORD MICHAEL","address":"535 SOUTH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2014-03-14","latestIssueDate":"2026-01-21","expirationDate":"2027-02-28","inactiveDate":null}],"licenseActivity":[{"number":"621550","type":"Rental","businessName":"AXELFORD MICHAEL (TRIAD REALTY AGENT)","legalName":"AXELFORD MICHAEL","issuedDate":"2014-03-14","latestIssueDate":"2026-01-21","closureDate":null,"expirationDate":"2027-02-28","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-23","units":3,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #39567: OPEN. Use permit #400129: 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":"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 (6312 NORTHERN BLVD, EAST NORWICH NY, 11732).","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 1900 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":"7 failed, 5 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on May 4, 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":"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.","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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 13 historical violations across 4 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":"Sprinkler Certification: Certified through Aug 5, 2026; Fire Alarm Certification: Certified through May 1, 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/"}]}