{"asOf":"2026-07-24T21:58:47.277Z","block":"900-999 S 12TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/900-999-s-12th-st","address":"909 S 12TH ST","parcelNumber":"871503990","source":"https://property.phila.gov/?p=871503990","ownerType":"investor","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"Y50","buildingCodeNew":"820","buildingClass":"STR/OFF+APT 3 STY MASONRY","buildingClassNew":"ROW MIXED-COM/RES-BLT AS RES","useLabel":"Apartment building","owner":"ADM HOLDINGS LLC","coOwner":null,"marketValue":328600,"landAssessment":65700,"improvementAssessment":262900,"livableArea":1643,"yearBuilt":1915,"lastSale":{"price":417000,"date":"2019-11-26T05:00:00Z"},"openViolations":0,"violations":[{"number":"2022167","date":"2011-01-04","code":"FC-907.3/1","title":"FA-INSTALL REQ","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2022164","date":"2011-01-04","code":"PM-102.3/1","title":"LICENSE-RES SFD/2FD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2022165","date":"2011-01-04","code":"PM-304.5/2","title":"EXT S-EXPOSED SURFACES MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2022166","date":"2011-01-04","code":"FC-914.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4045693","date":"2016-04-26","code":"FC-13-915","title":"CERTIFICATION","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4593303","date":"2018-02-20","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"263135","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2011-01-05","completedDate":"2016-07-20","violations":[{"number":"2022167","date":"2011-01-04","code":"FC-907.3/1","title":"FA-INSTALL REQ","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2022164","date":"2011-01-04","code":"PM-102.3/1","title":"LICENSE-RES SFD/2FD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2022165","date":"2011-01-04","code":"PM-304.5/2","title":"EXT S-EXPOSED SURFACES MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2022166","date":"2011-01-04","code":"FC-914.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"529841","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2016-04-26","completedDate":"2017-03-22","violations":[{"number":"4045693","date":"2016-04-26","code":"FC-13-915","title":"CERTIFICATION","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"622757","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2018-02-21","completedDate":"2018-05-07","violations":[{"number":"4593303","date":"2018-02-20","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2011,"n":4,"worst":null},{"y":2016,"n":1,"worst":null},{"y":2018,"n":1,"worst":null}],"investigations":[{"caseNumber":"263135","date":"2011-01-04","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"263135","date":"2011-02-14","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"263135","date":"2011-03-28","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"263135","date":"2011-08-11","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"291409","date":"2016-04-26","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"529841","date":"2016-04-26","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"529841","date":"2016-05-31","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"529841","date":"2016-08-11","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"529841","date":"2017-03-22","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"622757","date":"2018-02-20","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"622757","date":"2018-05-03","type":"HCEU INSP","status":"PASSED"}],"inspYears":[{"y":2011,"fails":2,"passes":0},{"y":2016,"fails":2,"passes":1},{"y":2018,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.93917803221673,"lng":-75.16249404968411,"geom":{"type":"Polygon","coordinates":[[[-75.16241417,39.939183132],[-75.162442381,39.939136844],[-75.162568317,39.939169941],[-75.162557262,39.939221631],[-75.16241417,39.939183132]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2023-001716","type":"Fire Alarm Certification","inspectionDate":"2022-12-09","result":"Certified","expirationDate":"2023-12-09","buildingId":"1523238"},{"number":"BC-2023-025691","type":"Fire Alarm Certification","inspectionDate":"2023-12-11","result":"Certified","expirationDate":"2024-12-11","buildingId":"1523238"},{"number":"BC-2025-005996","type":"Fire Alarm Certification","inspectionDate":"2024-12-18","result":"Certified","expirationDate":"2025-12-18","buildingId":"1523238"},{"number":"BC-2026-000880","type":"Fire Alarm Certification","inspectionDate":"2025-12-09","result":"Certified","expirationDate":"2026-12-09","buildingId":"1523238"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19147","beds":null,"baths":null,"stories":null,"lotArea":804,"zoning":"CMX1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"2701 E TIOGA ST, PHILADELPHIA PA, 19134","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR A RETAIL GROCERY STORE INCLUDING SALE OF COLD SANDWICHES, COFFEE FOR TAKE-OUT ON THE FIRST FLOOR IN THE SAME BUILDING WITH AN EXISTING TWO(2) FAMILY DWELLING ABOVE.  ALL IN AN EXISTING THREE STORY STRUCTURE.","status":"OPEN","outcome":"Granted with conditions","date":"2008-11-20","number":"5423","relatedPermit":"145612"},{"type":"Zoning board appeal","grounds":"PERMIT FOR OF A WRAP-AROUND AWNING SIGN FACING TWO (2) STREETS ACCESSORY TO AN EXISTING RETAIL GROCERY STORE INCLUDING SALE OF COLD SANDWICHES, COFFEE FOR TAKE-OUT ON THE FIRST FLOOR IN THE SAME BUILDING WITH AN EXISTING TWO(2) FAMILY DWELL","status":"CLOSED","outcome":"Granted","date":"2013-05-21","number":"19786","relatedPermit":"450197"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":240700,"taxable":240700,"land":13882,"improvement":226818,"taxableLand":13882,"taxableImprovement":226818,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":240700,"taxable":240700,"land":13882,"improvement":226818,"taxableLand":13882,"taxableImprovement":226818,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":236200,"taxable":236200,"land":47240,"improvement":188960,"taxableLand":47240,"taxableImprovement":188960,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":213200,"taxable":213200,"land":42640,"improvement":170560,"taxableLand":42640,"taxableImprovement":170560,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":215300,"taxable":215300,"land":43060,"improvement":172240,"taxableLand":43060,"taxableImprovement":172240,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":215300,"taxable":215300,"land":43060,"improvement":172240,"taxableLand":43060,"taxableImprovement":172240,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":215300,"taxable":215300,"land":43060,"improvement":172240,"taxableLand":43060,"taxableImprovement":172240,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":288300,"taxable":288300,"land":57660,"improvement":230640,"taxableLand":57660,"taxableImprovement":230640,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":288300,"taxable":288300,"land":57660,"improvement":230640,"taxableLand":57660,"taxableImprovement":230640,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":327700,"taxable":327700,"land":65540,"improvement":262160,"taxableLand":65540,"taxableImprovement":262160,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":327700,"taxable":327700,"land":65540,"improvement":262160,"taxableLand":65540,"taxableImprovement":262160,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":328600,"taxable":328600,"land":65700,"improvement":262900,"taxableLand":65700,"taxableImprovement":262900,"exemptLand":0,"exemptImprovement":0}],"taxNow":4587,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"200099","date":"2009-02-09","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2009-03-04","scope":"INSTALLATION OF 3 ROLL UP SECURITY GATES, 2 AT SIDE WALL, AND 1 AT FRONT WALL."},{"number":"145612","date":"2009-03-20","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2009-03-20","scope":"MINI-MARKET;SALE OF SANDWICHES,COLD CUTS, SODAS, CHIPS ETC."},{"number":"450197","date":"2013-06-03","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2013-06-03","scope":"PERMISSION TO INSTALL A SIGN FOR THE GROCERY STORE."}],"storyTag":"Renovated & sold on","storyDelta":7.34,"timeline":[{"y":2008,"k":"appeal","w":"Appeal granted with conditions"},{"y":2009,"k":"permit","w":"Alteration"},{"y":2009,"k":"permit","w":"Use"},{"y":2011,"k":"viol","w":"4 L&I violations"},{"y":2011,"k":"insp","w":"Inspection failed ×2"},{"y":2013,"k":"appeal","w":"Appeal granted"},{"y":2013,"k":"permit","w":"Zoning/use"},{"y":2016,"k":"viol","w":"L&I violation"},{"y":2016,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2018,"k":"viol","w":"L&I violation"},{"y":2018,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2019,"k":"sale","p":417000}],"rented":true,"licenses":[{"number":"248430","type":"Rental","status":"Inactive","businessName":"DELROSSI JOSEPH","legalName":"DELROSSI JOSEPH","address":"909 S 12TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2003-09-11","latestIssueDate":"2003-09-11","expirationDate":"2004-02-29","inactiveDate":null},{"number":"415272","type":"Rental","status":"Inactive","businessName":"FRANCIS ST LEDGER","legalName":"FRANCIS ST LEDGER","address":"909 S 12TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2007-06-29","latestIssueDate":"2011-04-25","expirationDate":"2011-02-28","inactiveDate":"2012-12-22"},{"number":"468940","type":"Food Preparing and Serving","status":"Inactive","businessName":"FRANCIS ST LEDGER","legalName":"FRANCIS ST LEDGER","address":"909 S 12TH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2009-03-20","latestIssueDate":"2009-03-20","expirationDate":"2009-04-30","inactiveDate":"2011-01-04"},{"number":"522915","type":"Food Preparing and Serving","status":"Inactive","businessName":"RODNEY BREWER (CHLOE'S DELI MARKET)","legalName":"RODNEY BREWER","address":"909 S 12TH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2011-01-07","latestIssueDate":"2011-04-07","expirationDate":"2012-04-30","inactiveDate":"2011-11-04"},{"number":"548152","type":"Food Preparing and Serving","status":"Inactive","businessName":"STEVEN MAPLES (CHLOES DELI MARKET)","legalName":"STEVEN MAPLES","address":"909 S 12TH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2011-11-04","latestIssueDate":"2011-11-04","expirationDate":"2012-04-30","inactiveDate":"2012-12-22"},{"number":"575343","type":"Dumpster License - Private Property","status":"Active","businessName":"JOHAN OSVALDO VIZCAINO MORILLO (JENNINE GROCERY)","legalName":"JOHAN OSVALDO VIZCAINO MORILLO","address":"909 S 12TH ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2012-10-09","latestIssueDate":"2013-08-08","expirationDate":null,"inactiveDate":null},{"number":"585731","type":"Food Preparing and Serving (30+ SEATS)","status":"Inactive","businessName":"JOHAN OSVALDO VIZCAINO MORILLO (JENNINE GROCERY)","legalName":"JOHAN OSVALDO VIZCAINO MORILLO","address":"909 S 12TH ST","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2013-03-01","latestIssueDate":"2013-03-01","expirationDate":"2014-04-30","inactiveDate":"2014-04-09"},{"number":"636751","type":"Food Preparing and Serving","status":"Inactive","businessName":"INA SINGLETON (MISS JESSIE'S STOP & SHOP)","legalName":"INA SINGLETON","address":"909 S 12TH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2014-07-31","latestIssueDate":"2023-05-19","expirationDate":"2024-04-30","inactiveDate":"2024-06-29"},{"number":"835495","type":"Rental","status":"Active","businessName":"ADM Holdings LLC","legalName":"ADM Holdings LLC","address":"909 S 12TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2020-01-30","latestIssueDate":"2026-01-06","expirationDate":"2027-01-29","inactiveDate":null}],"licenseActivity":[{"number":"835495","type":"Rental","businessName":"ADM Holdings LLC","legalName":"ADM Holdings LLC","issuedDate":"2020-01-30","latestIssueDate":"2026-01-06","closureDate":null,"expirationDate":"2027-01-29","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"636751","type":"Food Preparing and Serving","businessName":"INA SINGLETON (MISS JESSIE'S STOP & SHOP)","legalName":"INA SINGLETON","issuedDate":"2014-07-31","latestIssueDate":"2023-05-19","closureDate":"2024-06-29","expirationDate":"2024-04-30","inactiveDate":"2024-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"585731","type":"Food Preparing and Serving (30+ SEATS)","businessName":"JOHAN OSVALDO VIZCAINO MORILLO (JENNINE GROCERY)","legalName":"JOHAN OSVALDO VIZCAINO MORILLO","issuedDate":"2013-03-01","latestIssueDate":"2013-03-01","closureDate":"2014-04-09","expirationDate":"2014-04-30","inactiveDate":"2014-04-09","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"575343","type":"Dumpster License - Private Property","businessName":"JOHAN OSVALDO VIZCAINO MORILLO (JENNINE GROCERY)","legalName":"JOHAN OSVALDO VIZCAINO MORILLO","issuedDate":"2012-10-09","latestIssueDate":"2013-08-08","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"548152","type":"Food Preparing and Serving","businessName":"STEVEN MAPLES (CHLOES DELI MARKET)","legalName":"STEVEN MAPLES","issuedDate":"2011-11-04","latestIssueDate":"2011-11-04","closureDate":"2012-12-22","expirationDate":"2012-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"522915","type":"Food Preparing and Serving","businessName":"RODNEY BREWER (CHLOE'S DELI MARKET)","legalName":"RODNEY BREWER","issuedDate":"2011-01-07","latestIssueDate":"2011-04-07","closureDate":"2011-11-04","expirationDate":"2012-04-30","inactiveDate":"2011-11-04","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"468940","type":"Food Preparing and Serving","businessName":"FRANCIS ST LEDGER","legalName":"FRANCIS ST LEDGER","issuedDate":"2009-03-20","latestIssueDate":"2009-03-20","closureDate":"2011-01-04","expirationDate":"2009-04-30","inactiveDate":"2011-01-04","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"415272","type":"Rental","businessName":"FRANCIS ST LEDGER","legalName":"FRANCIS ST LEDGER","issuedDate":"2007-06-29","latestIssueDate":"2011-04-25","closureDate":"2012-12-22","expirationDate":"2011-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"248430","type":"Rental","businessName":"DELROSSI JOSEPH","legalName":"DELROSSI JOSEPH","issuedDate":"2003-09-11","latestIssueDate":"2003-09-11","closureDate":"2004-02-29","expirationDate":"2004-02-29","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","units":2,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 34% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $215,300 to $288,300","no permit shown in 2022-2024"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #5423: OPEN · Granted with conditions; related permit 145612. Use permit #145612: 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":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1915 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":"5 failed, 2 passed, and 4 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on May 3, 2018.","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 #468940: Inactive since Jan 4, 2011; Food Preparing and Serving #522915: Inactive since Nov 4, 2011; Food Preparing and Serving #548152: Inactive since Dec 22, 2012; Food Preparing and Serving (30+ SEATS) #585731: Inactive since Apr 9, 2014","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 6 historical violations across 3 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 Dec 9, 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/"}]}