{"asOf":"2026-07-27T05:00:56.184Z","block":"2700-2799 W GIRARD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/2700-2799-w-girard-ave","address":"2719 W GIRARD AVE","parcelNumber":"871539040","source":"https://property.phila.gov/?p=871539040","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":"DF DEVELOPMENT LLC","coOwner":null,"marketValue":513200,"landAssessment":102640,"improvementAssessment":410560,"livableArea":2632,"yearBuilt":1915,"lastSale":{"price":170000,"date":"2014-06-10T04:00:00Z"},"openViolations":0,"violations":[{"number":"3226476","date":"2014-06-21","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3226474","date":"2014-06-21","code":"14-1704/50","title":"NO ZONING/USE PERMIT-SIGN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3226475","date":"2014-06-21","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3226477","date":"2014-06-21","code":"PM-306.2/1","title":"VACANT BLDG UNSECURED COUNT","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"438495","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2014-06-21","completedDate":"2014-09-03","violations":[{"number":"3226476","date":"2014-06-21","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3226474","date":"2014-06-21","code":"14-1704/50","title":"NO ZONING/USE PERMIT-SIGN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3226475","date":"2014-06-21","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3226477","date":"2014-06-21","code":"PM-306.2/1","title":"VACANT BLDG UNSECURED COUNT","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2014,"n":4,"worst":null}],"investigations":[{"caseNumber":"438495","date":"2014-06-21","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"438495","date":"2014-09-03","type":"HCEU INSP","status":"PASSED"}],"inspYears":[{"y":2014,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97448990268732,"lng":-75.18108420680812,"geom":{"type":"Polygon","coordinates":[[[-75.181078845,39.974371357],[-75.181140139,39.974379419],[-75.181090699,39.974606955],[-75.181027659,39.974600143],[-75.181078845,39.974371357]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2023-000364","type":"Emergency and Standby Power Systems Certification","inspectionDate":"2022-12-22","result":"Certified","expirationDate":"2023-12-22","buildingId":"1064143"},{"number":"BC-2023-000363","type":"Sprinkler Certification","inspectionDate":"2022-12-22","result":"Certified","expirationDate":"2023-12-22","buildingId":"1064143"},{"number":"BC-2023-000365","type":"Fire Alarm Certification","inspectionDate":"2022-12-22","result":"Certified","expirationDate":"2023-12-22","buildingId":"1064143"},{"number":"BC-2024-006545","type":"Fire Alarm Certification","inspectionDate":"2023-12-18","result":"Certified","expirationDate":"2024-12-18","buildingId":"1064143"},{"number":"BC-2024-006548","type":"Sprinkler Certification","inspectionDate":"2023-12-18","result":"Certified","expirationDate":"2024-12-18","buildingId":"1064143"},{"number":"BC-2025-002467","type":"Fire Alarm Certification","inspectionDate":"2024-12-18","result":"Certified","expirationDate":"2025-12-18","buildingId":"1064143"},{"number":"BC-2025-002466","type":"Emergency and Standby Power Systems Certification","inspectionDate":"2024-12-18","result":"Certified","expirationDate":"2025-12-18","buildingId":"1064143"},{"number":"BC-2025-002465","type":"Sprinkler Certification","inspectionDate":"2024-12-18","result":"Certified","expirationDate":"2025-12-18","buildingId":"1064143"},{"number":"BC-2026-000496","type":"Sprinkler Certification","inspectionDate":"2025-12-15","result":"Certified","expirationDate":"2026-12-15","buildingId":"1064143"},{"number":"BC-2026-000497","type":"Emergency and Standby Power Systems Certification","inspectionDate":"2025-12-15","result":"Certified","expirationDate":"2026-12-15","buildingId":"1064143"},{"number":"BC-2026-000498","type":"Fire Alarm Certification","inspectionDate":"2025-12-15","result":"Certified","expirationDate":"2026-12-15","buildingId":"1064143"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19130","beds":null,"baths":null,"stories":null,"lotArea":1478,"zoning":"CMX2.5","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"1822 SPRING GARDEN ST, PHILADELPHIA PA, 19130","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":104500,"taxable":104500,"land":10979,"improvement":93521,"taxableLand":10979,"taxableImprovement":93521,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":368500,"taxable":104500,"land":37000,"improvement":331500,"taxableLand":37000,"taxableImprovement":67500,"exemptLand":0,"exemptImprovement":264000},{"y":2018,"v":307400,"taxable":111554,"land":61480,"improvement":245920,"taxableLand":61480,"taxableImprovement":50074,"exemptLand":0,"exemptImprovement":195846},{"y":2019,"v":316600,"taxable":114893,"land":63320,"improvement":253280,"taxableLand":63320,"taxableImprovement":51573,"exemptLand":0,"exemptImprovement":201707},{"y":2020,"v":319700,"taxable":116018,"land":63940,"improvement":255760,"taxableLand":63940,"taxableImprovement":52078,"exemptLand":0,"exemptImprovement":203682},{"y":2021,"v":319700,"taxable":116018,"land":63940,"improvement":255760,"taxableLand":63940,"taxableImprovement":52078,"exemptLand":0,"exemptImprovement":203682},{"y":2022,"v":319700,"taxable":116018,"land":63940,"improvement":255760,"taxableLand":63940,"taxableImprovement":52078,"exemptLand":0,"exemptImprovement":203682},{"y":2023,"v":461900,"taxable":166284,"land":92380,"improvement":369520,"taxableLand":92380,"taxableImprovement":73904,"exemptLand":0,"exemptImprovement":295616},{"y":2024,"v":461900,"taxable":166284,"land":92380,"improvement":369520,"taxableLand":92380,"taxableImprovement":73904,"exemptLand":0,"exemptImprovement":295616},{"y":2025,"v":472500,"taxable":170100,"land":94500,"improvement":378000,"taxableLand":94500,"taxableImprovement":75600,"exemptLand":0,"exemptImprovement":302400},{"y":2026,"v":472500,"taxable":170100,"land":94500,"improvement":378000,"taxableLand":94500,"taxableImprovement":75600,"exemptLand":0,"exemptImprovement":302400},{"y":2027,"v":513200,"taxable":513200,"land":102640,"improvement":410560,"taxableLand":102640,"taxableImprovement":410560,"exemptLand":0,"exemptImprovement":0}],"taxNow":2381,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"542619","date":"2014-06-12","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2014-06-12","scope":"1ST FLOOR USE TO COMMERCIAL RETAIL STORE FOR THE SALES OF CELL PHONES AND ACCESSORIES. 2ND FLOOR USE TO 2 APTS. 3RD FLOOR USE TO 1 APT"},{"number":"553567","date":"2014-08-04","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2015-03-19","scope":"3000 SQUARE FEET, INTERIOR DEMOLITION OF NON LOAD BEARING WALLS AND CEILINGS ONLY. NO OTHER WORK ALLOWED UNDER THIS PERMIT. NO STRUCTURAL CHANGES. THREE SETS OF PLANS DRAWN TO PROFESSIONAL QUALITY ARE TO BE SUBMITTED FOR REVIEW AND APPROVAL BY THE DEPARTMENT BEFORE WORK ON RENOVATION STARTS. CONTACT STREETS DEPARTMENT FOR DUMPSTER PERMIT AND FOOTWAY CLOSURE PERMITS. *** THE LISTED GENERAL CONTRACTOR, DAVID'S CONSTRUCTION SERVICE INC., HAS NO EMPLOYEES AS PER NOTARIZED LETTER. ALL SUB-CONTRACTORS ARE TO BE LICENSED IN THE CITY OF PHILADELPHIA, AND LISTED ON PERMIT. A SUB-CONTRACTORS LIST IS TO BE GIVEN TO THE INSPECTOR BEFORE ANY WORK STARTS."},{"number":"593916","date":"2015-03-19","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2016-02-18","scope":"INSTALL 400A SERVICE & WIRE THROUGHOUT AS PER NEC 2008 (MIXED USE) & FIRE ALARM SYSTEM THROUGHOUT AS PER NFPA 72 CC DISTRICT"},{"number":"594541","date":"2015-03-27","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2015-03-27","scope":"FOR THE ERECTION OF THREE (3) ROOF DECKS (TWO (2) ABOVE THE 1ST FLOOR ROOF, ACCESSED BY THE SECOND FLOOR AND ONE ABOVE THE 2ND FLOOR ROOF, ACCESSED BY THE THIRD FLOOR - NO PILOT HOUSES). SIZE AND LOCATION AS SHOWN ON PLANS/APPLICATION. FOR USE AS RETAIL SALES OF CONSUMER GOOD ON THE FIRST FLOOR AND MULTI-FAMILY HOUSEHOLD LIVING (THREE (3) DWELLINGS) ABOVE. ROOF DECKS ACCESSORY TO RESIDENTIAL USES ONLY."},{"number":"589872","date":"2015-03-27","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2016-02-16","scope":"* ASBESTOS REMEDIATION REQUIRED PRIOR TO START OF WORK. * SEPARATE C.O. REQUIRED FOR FIRST FLOOR TENANT.* CHANGE OF USE OF THE 2ND-3RD FLOORS TO THREE DWELLING UNITS. FOR INTERIOR ALTERATIONS THROUGHOUT THE STRUCTURE, TO INCLUDE DEMOLITION OF NON-LOAD BEARING PARTITIONS, ERECTION OF PARTITIONS, NEW WINDOWS AND DOOR (IN EXISTING OPENINGS), NEW STAIRS AND FINISHES. STRUCTURE TO BE SPRINKLERED THROUGHOUT."},{"number":"607357","date":"2015-05-04","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-11-04","scope":"INSTALL 3/4\",1\" AND 2\" WATER DISTRIBUTION (MIXED USE)SELF CERTIFICATION'S ARE NO LONGER PERMITTED\",\"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FT IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"608183","date":"2015-05-06","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2016-02-12","scope":"EZ PERMIT DUCTWORK & APPLIANCES; FOR THE INSTALLATION OF NEW DUCTWORK, REGISTERS/GRILLES/DIFFUSERS, AND WARM-AIR APPLIANCES AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS.INSTALL ELECTRIC HEAT PUMP, ELEC EMERGENCY HEAT, COIL, CONDENSER, (3) SYSTEMS, (1) IN EACH DWELLING UNIT, 800 CFM, 2 TON, 50,000 BTU. NO PENETRATIONS OF FIRE RESISTIVE ASSEMBLIES. SEPARATE ELECTRICAL PERMIT REQUIRED. **POST THIS PERMIT**"},{"number":"600239","date":"2015-05-07","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2016-02-16","scope":"INSTALLATION OF NFPA 13 AND 13R SPRINKLER SYSTEMS IN MIXED COMMERCIAL RESIDENTIAL BUILDING. FEED MAIN 2\" CODE/DESIGN PROF:JOHN FEE, PE"},{"number":"603075","date":"2015-06-25","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-02-12","scope":"4-TOILETS, 4-LAVS, 3-TUBS, 3-KITCHEN SINKS & 3-WASHERS HOOK UP (MULTI FAMILY) THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"890829","date":"2018-09-25","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2018-09-25","scope":"FOR THE ERECTION OF ONE (1) ACCESSORY AWNING SIGN- NO COPY ON THE SIDES OF THE AWNING (FLAT WALL SIGN) (TOTAL GRAPHIC AREA 13 SQ. FEET)AND TWO ACCESSORY WINDOW SIGNS (TOTAL AREA 4 SQ.FT.)ACCESSORY TO A PREVIOUSLY APPROVED RETAIL SALES OF CONSUMER GOOD ON THE FIRST FLOOR AND MULTI-FAMILY HOUSEHOLD LIVING (THREE (3) DWELLINGS) ABOVE (SIZE AND LOCATION AS SHOWN ON THE PLAN)."},{"number":"890831","date":"2018-09-25","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2019-01-11","scope":"FOR THE ERECTION OF ONE (1) ACCESSORY AWNING SIGN- NO COPY ON THE SIDES OF THE AWNING (FLAT WALL SIGN) (TOTAL GRAPHIC AREA 13 SQ. FEET)AND TWO ACCESSORY WINDOW SIGNS (TOTAL AREA 4 SQ.FT.)ACCESSORY TO A PREVIOUSLY APPROVED RETAIL SALES OF CONSUMER GOOD ON THE FIRST FLOOR AND MULTI-FAMILY HOUSEHOLD LIVING (THREE (3) DWELLINGS) ABOVE (SIZE AND LOCATION AS SHOWN ON THE PLAN)."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2014,"k":"viol","w":"4 L&I violations"},{"y":2014,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2014,"k":"permit","w":"Demolition"},{"y":2015,"k":"permit","w":"Electrical"},{"y":2015,"k":"permit","w":"Zoning/use"},{"y":2015,"k":"permit","w":"Major alteration"},{"y":2015,"k":"permit","w":"Plumbing"},{"y":2015,"k":"permit","w":"Mechanical"},{"y":2015,"k":"permit","w":"Suppression"},{"y":2015,"k":"permit","w":"Plumbing"},{"y":2018,"k":"permit","w":"Zoning/use"},{"y":2018,"k":"permit","w":"Sign"}],"rented":true,"licenses":[{"number":"643487","type":"Vacant Residential Property / Lot","status":"Closed","businessName":"DF DEVELOPMENT LLC","legalName":"DF DEVELOPMENT LLC","address":"2719 W GIRARD AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2014-10-03","latestIssueDate":"2015-01-07","expirationDate":"2016-02-29","inactiveDate":"2016-04-29"},{"number":"688322","type":"Rental","status":"Active","businessName":"DF DEVELOPMENT LLC","legalName":"DF DEVELOPMENT LLC","address":"2719 W GIRARD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2016-01-11","latestIssueDate":"2026-01-21","expirationDate":"2027-02-01","inactiveDate":null}],"licenseActivity":[{"number":"688322","type":"Rental","businessName":"DF DEVELOPMENT LLC","legalName":"DF DEVELOPMENT LLC","issuedDate":"2016-01-11","latestIssueDate":"2026-01-21","closureDate":null,"expirationDate":"2027-02-01","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"643487","type":"Vacant Residential Property / Lot","businessName":"DF DEVELOPMENT LLC","legalName":"DF DEVELOPMENT LLC","issuedDate":"2014-10-03","latestIssueDate":"2015-01-07","closureDate":"2016-04-29","expirationDate":"2016-02-29","inactiveDate":"2016-04-29","status":"Closed","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","units":3,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 44% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $319,700 to $461,900","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 #542619: 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":"1 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Sep 3, 2014.","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":"Vacant Residential Property / Lot #643487: Closed since Apr 29, 2016","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":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as mixed-use. BlockReport does not receive a current Commercial Trash account balance.","why":"Philadelphia charges qualifying small commercial, mixed-use, and multi-unit properties that use City collection; exemptions and private collection can change applicability. A use category alone does not prove a fee is due.","action":"Check the Commercial Trash account inside the date-effective Property Payoff.","url":"https://www.phila.gov/2026-06-09-pay-your-trash-fee-bill-by-june-30/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 4 historical violations across 1 case.","why":"A closed case is materially better than an open one, but it does not by itself prove that every altered use, unit, or concealed condition matches today’s approvals.","action":"Use the closed cases to target the inspection and occupancy-file review.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Emergency and Standby Power Systems Certification: Certified through Dec 15, 2026; Sprinkler Certification: Certified through Dec 15, 2026; Fire Alarm Certification: Certified through Dec 15, 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/"}]}