{"asOf":"2026-07-25T18:25:01.852Z","block":"3900-3999 LANCASTER AVE","blockUrl":"https://philadelphia.blockreport.homes/block/3900-3999-lancaster-ave","address":"3940 LANCASTER AVE","parcelNumber":"871530530","source":"https://property.phila.gov/?p=871530530","ownerType":"owner-occupied","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"Y50","buildingCodeNew":"821","buildingClass":"STR/OFF+APT 3 STY MASONRY","buildingClassNew":"ROW MIXED-COM/RES-BLT AS COM","useLabel":"Apartment building","owner":"CHEN CHAO","coOwner":null,"marketValue":517100,"landAssessment":103400,"improvementAssessment":413700,"livableArea":2955,"yearBuilt":1915,"lastSale":{"price":1,"date":"2018-09-05T04:00:00Z"},"openViolations":0,"violations":[{"number":"1482790","date":"2009-09-30","code":"A-000.0/11","title":"VIOL BC MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1611305","date":"2010-01-08","code":"14-1704/50","title":"NO ZONING/USE PERMIT-SIGN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2020-051678","date":"2020-11-30","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2021-04-05","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2020-051679","date":"2020-11-30","code":"PM15-305.1","title":"INTERIOR UNSAFE GENERAL","status":"COMPLIED","resolutionDate":"2021-04-05","resolution":"COMPLIED - PERMIT OBTAINED"}],"violationCases":[{"number":"216348","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2009-10-02","completedDate":"2010-04-23","violations":[{"number":"1482790","date":"2009-09-30","code":"A-000.0/11","title":"VIOL BC MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"224056","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2010-01-08","completedDate":null,"violations":[{"number":"1611305","date":"2010-01-08","code":"14-1704/50","title":"NO ZONING/USE PERMIT-SIGN","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2020-085799","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2020-12-08","completedDate":"2021-04-05","violations":[{"number":"VI-2020-051678","date":"2020-11-30","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2021-04-05","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2020-051679","date":"2020-11-30","code":"PM15-305.1","title":"INTERIOR UNSAFE GENERAL","status":"COMPLIED","resolutionDate":"2021-04-05","resolution":"COMPLIED - PERMIT OBTAINED"}]}],"violYears":[{"y":2009,"n":1,"worst":null},{"y":2010,"n":1,"worst":null},{"y":2020,"n":2,"worst":"UNSAFE STRUCTURE"}],"investigations":[{"caseNumber":"216348","date":"2009-09-30","type":"BC INSP","status":"PASSED"},{"caseNumber":"224056","date":"2010-01-07","type":"BC INSP","status":"FAILED"},{"caseNumber":"224056","date":"2010-03-08","type":"BC INSP","status":"FAILED"},{"caseNumber":"224056","date":"2010-03-08","type":"BC INSP","status":"CLOSED"},{"caseNumber":"224056","date":"2010-08-12","type":"PRECOURT","status":"PASSED"},{"caseNumber":"CF-2020-085799","date":"2020-12-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-085799","date":"2021-03-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-085799","date":"2021-04-05","type":null,"status":"PASSED"}],"inspYears":[{"y":2009,"fails":0,"passes":1},{"y":2010,"fails":2,"passes":1},{"y":2020,"fails":1,"passes":0},{"y":2021,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.96248598006945,"lng":-75.2017452010888,"geom":{"type":"Polygon","coordinates":[[[-75.201609612,39.962594278],[-75.201817304,39.962352694],[-75.201887125,39.962370027],[-75.201667083,39.962624182],[-75.201609612,39.962594278]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2024-025995","type":"Fire Alarm Certification","inspectionDate":"2024-09-20","result":"Certified","expirationDate":"2025-09-20","buildingId":"1533461"},{"number":"BC-2025-021684","type":"Fire Alarm Certification","inspectionDate":"2025-08-18","result":"Certified","expirationDate":"2026-08-18","buildingId":"1533461"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19104","beds":null,"baths":null,"stories":null,"lotArea":2071,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"3940 LANCASTER AVE, PHILADELPHIA PA, 19104","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":187900,"taxable":187900,"land":18276,"improvement":169624,"taxableLand":18276,"taxableImprovement":169624,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":187900,"taxable":187900,"land":18276,"improvement":169624,"taxableLand":18276,"taxableImprovement":169624,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":287600,"taxable":287600,"land":57520,"improvement":230080,"taxableLand":57520,"taxableImprovement":230080,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":296200,"taxable":296200,"land":59734,"improvement":236466,"taxableLand":59734,"taxableImprovement":236466,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":299100,"taxable":299100,"land":60319,"improvement":238781,"taxableLand":60319,"taxableImprovement":238781,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":299100,"taxable":299100,"land":60319,"improvement":238781,"taxableLand":60319,"taxableImprovement":238781,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":299100,"taxable":299100,"land":60319,"improvement":238781,"taxableLand":60319,"taxableImprovement":238781,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":499800,"taxable":499800,"land":99900,"improvement":399900,"taxableLand":99900,"taxableImprovement":399900,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":499800,"taxable":499800,"land":99900,"improvement":399900,"taxableLand":99900,"taxableImprovement":399900,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":486300,"taxable":486300,"land":97260,"improvement":389040,"taxableLand":97260,"taxableImprovement":389040,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":486300,"taxable":486300,"land":97260,"improvement":389040,"taxableLand":97260,"taxableImprovement":389040,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":517100,"taxable":517100,"land":103400,"improvement":413700,"taxableLand":103400,"taxableImprovement":413700,"exemptLand":0,"exemptImprovement":0}],"taxNow":6807,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"289215","date":"2010-08-17","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2010-08-17","scope":"1) PROJECTING SIGN (3'X 4' DOUBLE FACED) 2) NEON SIGN (1'X 1.5') ONE FLAT WALL SIGN 18.5' X2 ' (NON ILLUMINATED)"},{"number":"843288","date":"2018-03-06","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2020-01-13","scope":"INTERIOR ALTERATIONS TO EXISTING THREE DWELLING UNITS ON THE SECOND AND THIRD FLOORS AS PER APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR ANY M.E.P. WORK. FOR ISSUANCE OF CERTIFICATE OF OCCUPANCY FOR THE RESIDENTIAL OCCUPANCY ONLY."},{"number":"859846","date":"2018-05-25","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2020-01-13","scope":"ALTERATIONS: INTERIOR PLUMBING; 3 DWELLING UNITS; SECOND AND THIRD FLOORS; NO WORK IN FIRST FLOOR COMMERCIAL KITCHEN INCLUDED IN THIS PERMIT; 3-WATER CLOSET, 3-KITCHEN SINK, 3-LAVS, 3-TUB/SHOWER & 3-WATER HEATERS -THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"859013","date":"2018-06-05","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-08-20","scope":"UPGRADE EXISTING ELECTRICAL SERVICE TO 500AMP, 100/240V SINLGE PHASE AND REWIRE & INSTALL DEVICES ON 2ND & 3RD FLOOR,RECEPTS, LIGHTS, SWITCHES, SMOKE/CO DETECTORS AS PER 2008 NEC (WEST DISTRICT) NO FIRE ALARM OR LOW VOLTAGE WIRING ON THIS PERMIT"},{"number":"901789","date":"2018-09-17","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2020-01-13","scope":"INSTALL FIRE ALARM SYSTEM AS PER NFPA-72 (WEST DISTRICT)"},{"number":"938999","date":"2019-01-03","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2020-01-13","scope":"TO INSTALL THREE DUCTLESS MINI-SPLIT HVAC UNITS. ONE IS 29,000 BTU, 2 TON ON 2ND FL FOR UNIT#1 OF 3 FAMILY DWELLING. ONE IS 29000 BTU, 2 TON ON 2ND FL FOR UNIT#2 OF 3 FAMILY DWELLING, AND ANOTHER IS 39,M000 BTU, 3 TON ON 3RD FL FOR UNIT#3 OF 3 FAMILY DWELLING. NO CHIMNEY REQ'D. NO PENETRATION OF UNIT WALL. FIRE RATED ASSEMBLY PROPSED. EACH UNIT IS BELOW 2000 SF"},{"number":"CP-2021-001351","date":"2021-03-22","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2021-04-07","scope":"MAKE SAFE PERMIT- For removal and replacement of joists to resolve case CF-2020-085799. A separate permit is required for any additional alterations that are not specifically addressed on case CF-2020-085799. ANY WORK BEYOND THE SCOPE OF THE ENGINEER'S REPORT REQUIRES SEPARATE PERMIT. IN ACCORDANCE WITH CODE BULLETIN PM-1801, A PA PROFESSIONAL ENGINEER IS REQUIRED TO MONITOR REPAIRS MADE UNDER THIS PERMIT. THE ENGINEER MUST SUBMIT A SEALED STATEMENT TO THE DEPARTMENT CONFIRMING THAT THE STRUCTURE IS IN SOUND CONDITION AT COMPLETION."},{"number":"CP-2021-002637","date":"2021-06-01","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2023-05-19","scope":"No change in use and occupancy classification. Level II interior alterations to an existing take out restaurant as per approved plans. No structural work on this permit. Separate permit required for any MEP work."},{"number":"PP-2021-010132","date":"2021-07-02","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-10-29","scope":"INSTALL TWO FLOOR DRAINS, ONE HUB DRAIN, FOUR KITCHEN SINKS, TWO LAVATORIES, TWO WATER CLOSETS AND TWO GREASE INTERCEPTORS ACCORDING TO THE 2018 PPC."},{"number":"EP-2021-005974","date":"2021-07-02","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-11-01","scope":"WIRING TO INCLUDE RECEPTACLE OUTLETS, LIGHTING, DISCONNECTS, EXIT LIGHTING, EMERGENCY LIGHTING, MOTORS, AND APPLIANCE CONNECTING TO NEW 200 AMP PANEL AND EXISTING SERVICES. ALL NECESSARY BONDING AND GROUNDING AS PER 2017 NEC."},{"number":"MP-2021-004485","date":"2021-08-11","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Expired","completedDate":"2023-01-20","scope":"FOR THE INSTALLATION OF ONE (1) TYPE I KITCHEN HOOD (15'-0\" LONG), WITH EXHAUST FAN AND MAKEUP AIR FAN, ALL WITHIN PROPERTY LINES, AS PER APPROVED PLANS."},{"number":"FP-2021-002280","date":"2021-08-18","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"Kitchen fire suppression system See MP-004485"}],"storyTag":"New construction","storyDelta":10.72,"timeline":[{"y":2018,"k":"permit","w":"Electrical"},{"y":2018,"k":"permit","w":"Electrical"},{"y":2019,"k":"permit","w":"Mechanical"},{"y":2020,"k":"viol","w":"2 L&I violations incl UNSAFE STRUCTURE"},{"y":2020,"k":"insp","w":"Inspection failed"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Alterations"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"Addition and/or Alterations"}],"rented":false,"licenses":[{"number":"201472","type":"Food Preparing and Serving","status":"Inactive","businessName":"LIN YING (LUCKY RESTAURANT)","legalName":"LIN YING","address":"3940 LANCASTER AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2002-04-08","latestIssueDate":"2002-04-08","expirationDate":"2003-04-30","inactiveDate":null},{"number":"207530","type":"Food Preparing and Serving","status":"Inactive","businessName":"SHAN REN ZHENG (LUCKY RESTAURANT)","legalName":"SHAN REN ZHENG","address":"3940 LANCASTER AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2004-06-25","latestIssueDate":"2005-06-10","expirationDate":"2006-04-30","inactiveDate":"2012-12-22"},{"number":"364814","type":"Food Preparing and Serving","status":"Inactive","businessName":"YOOK LIM TIONG (DBA LUCKY RESTAURANT)","legalName":"YOOK LIM TIONG","address":"3940 LANCASTER AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2006-04-19","latestIssueDate":"2007-04-25","expirationDate":"2008-04-30","inactiveDate":"2008-05-06"},{"number":"481102","type":"Food Preparing and Serving","status":"Active","businessName":"YUYI DONG (LUCKY RESTAURANT)","legalName":"YUYI DONG","address":"3940 LANCASTER AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2009-08-14","latestIssueDate":"2026-04-28","expirationDate":"2027-04-30","inactiveDate":null}],"licenseActivity":[{"number":"481102","type":"Food Preparing and Serving","businessName":"YUYI DONG (LUCKY RESTAURANT)","legalName":"YUYI DONG","issuedDate":"2009-08-14","latestIssueDate":"2026-04-28","closureDate":null,"expirationDate":"2027-04-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"364814","type":"Food Preparing and Serving","businessName":"YOOK LIM TIONG (DBA LUCKY RESTAURANT)","legalName":"YOOK LIM TIONG","issuedDate":"2006-04-19","latestIssueDate":"2007-04-25","closureDate":"2008-05-06","expirationDate":"2008-04-30","inactiveDate":"2008-05-06","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"207530","type":"Food Preparing and Serving","businessName":"SHAN REN ZHENG (LUCKY RESTAURANT)","legalName":"SHAN REN ZHENG","issuedDate":"2004-06-25","latestIssueDate":"2005-06-10","closureDate":"2012-12-22","expirationDate":"2006-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"201472","type":"Food Preparing and Serving","businessName":"LIN YING (LUCKY RESTAURANT)","legalName":"LIN YING","issuedDate":"2002-04-08","latestIssueDate":"2002-04-08","closureDate":"2003-04-30","expirationDate":"2003-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 67% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $299,100 to $499,800","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":"Use permit #289215: 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":"3 permits not marked completed: CP-2021-002637 (Expired), MP-2021-004485 (Expired), FP-2021-002280 (Issued). At least one row also carries a completion date, so the City fields conflict.","why":"Issued work is not the same as approved final work. L&I uses final inspections and required certifications to close construction permits; expired, withdrawn, and completed are different City statuses.","action":"Open the permit file and confirm final inspections, holds, and any resulting occupancy certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 4 historical violations across 3 cases.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"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":"4 failed, 3 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Apr 5, 2021.","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 #201472: Inactive; Food Preparing and Serving #207530: Inactive since Dec 22, 2012; Food Preparing and Serving #364814: Inactive since May 6, 2008","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":"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 and appears related-party/family-held.","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":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Aug 18, 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/"}]}