{"asOf":"2026-07-27T15:36:48.538Z","block":"2200-2299 E YORK ST","blockUrl":"https://philadelphia.blockreport.homes/block/2200-2299-e-york-st","address":"2214-16 E YORK ST","parcelNumber":"871541490","source":"https://property.phila.gov/?p=871541490","ownerType":"investor","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"S50","buildingCodeNew":"820","buildingClass":"ROW W/OFF STR 3 STY MASON","buildingClassNew":"ROW MIXED-COM/RES-BLT AS RES","useLabel":"Mixed-use","owner":"2214 E YORK STREET LLC","coOwner":null,"marketValue":424800,"landAssessment":84960,"improvementAssessment":339840,"livableArea":3540,"yearBuilt":1875,"lastSale":{"price":735000,"date":"2025-09-30T04:00:00Z"},"openViolations":0,"violations":[{"number":"5000835","date":"2018-03-05","code":"9-3902 (1)","title":"ONE AND TWO FAMILY (R3)","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2023-038657","date":"2023-06-01","code":"A-301.1/7","title":"INTERIOR DEMOLITION","status":"COMPLIED","resolutionDate":"2023-07-06","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-075229","date":"2023-09-28","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2024-02-26","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-075230","date":"2023-09-28","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2024-02-26","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-075231","date":"2023-09-28","code":"PM15-304.1(J)","title":"CORNICES & DECORATIVE TRIM","status":"COMPLIED","resolutionDate":"2024-02-26","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-075232","date":"2023-09-28","code":"PM15-304.1(D)","title":"SIDING, WINDOWS, & DOORS","status":"COMPLIED","resolutionDate":"2024-02-26","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2025-022503","date":"2025-04-16","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2025-06-17","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-022504","date":"2025-04-16","code":"A-402.1/1","title":"COMPL CONCEAL- BLDG PERM WORK","status":"COMPLIED","resolutionDate":"2025-06-24","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-022509","date":"2025-04-16","code":"A-305.2.7","title":"EXCAVATION PERMITS","status":"COMPLIED","resolutionDate":"2025-06-17","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2025-022526","date":"2025-04-16","code":"A-202.4","title":"FAILURE TO PROVIDE REPORTS","status":"SVN ISSUED","resolutionDate":"2025-04-16","resolution":"SVN ISSUED"}],"violationCases":[{"number":"624323","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2018-03-05","completedDate":null,"violations":[{"number":"5000835","date":"2018-03-05","code":"9-3902 (1)","title":"ONE AND TWO FAMILY (R3)","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2023-051123","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2023-06-01","completedDate":"2023-07-06","violations":[{"number":"VI-2023-038657","date":"2023-06-01","code":"A-301.1/7","title":"INTERIOR DEMOLITION","status":"COMPLIED","resolutionDate":"2023-07-06","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2023-101275","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2023-09-28","completedDate":"2024-02-26","violations":[{"number":"VI-2023-075229","date":"2023-09-28","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2024-02-26","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-075230","date":"2023-09-28","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2024-02-26","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-075231","date":"2023-09-28","code":"PM15-304.1(J)","title":"CORNICES & DECORATIVE TRIM","status":"COMPLIED","resolutionDate":"2024-02-26","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-075232","date":"2023-09-28","code":"PM15-304.1(D)","title":"SIDING, WINDOWS, & DOORS","status":"COMPLIED","resolutionDate":"2024-02-26","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2025-029572","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2025-04-16","completedDate":"2025-06-24","violations":[{"number":"VI-2025-022503","date":"2025-04-16","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2025-06-17","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-022504","date":"2025-04-16","code":"A-402.1/1","title":"COMPL CONCEAL- BLDG PERM WORK","status":"COMPLIED","resolutionDate":"2025-06-24","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-022509","date":"2025-04-16","code":"A-305.2.7","title":"EXCAVATION PERMITS","status":"COMPLIED","resolutionDate":"2025-06-17","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2025-029668","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2025-04-16","completedDate":null,"violations":[{"number":"VI-2025-022526","date":"2025-04-16","code":"A-202.4","title":"FAILURE TO PROVIDE REPORTS","status":"SVN ISSUED","resolutionDate":"2025-04-16","resolution":"SVN ISSUED"}]}],"violYears":[{"y":2018,"n":1,"worst":null},{"y":2023,"n":5,"worst":"UNSAFE STRUCTURE"},{"y":2025,"n":4,"worst":null}],"investigations":[{"caseNumber":"624323","date":"2018-03-05","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"624323","date":"2018-04-18","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"624323","date":"2018-05-02","type":"CEASE INSP","status":"FAILED"},{"caseNumber":"624323","date":"2018-10-02","type":"CEASE INSP","status":"CLOSED"},{"caseNumber":"624323","date":"2019-01-11","type":"PRECOURT","status":"FAILED"},{"caseNumber":"624323","date":"2019-02-25","type":"PRECOURT","status":"FAILED"},{"caseNumber":"624323","date":"2019-04-10","type":"PRECOURT","status":"FAILED"},{"caseNumber":"624323","date":"2019-09-04","type":"PRECOURT","status":"PASSED"},{"caseNumber":"CF-2023-051123","date":"2023-06-01","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-051123","date":"2023-07-06","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-101275","date":"2023-09-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-101275","date":"2024-02-26","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-029572","date":"2025-04-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-029668","date":"2025-04-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-029572","date":"2025-06-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-029572","date":"2025-06-24","type":null,"status":"PASSED"}],"inspYears":[{"y":2018,"fails":2,"passes":0},{"y":2019,"fails":3,"passes":1},{"y":2023,"fails":2,"passes":1},{"y":2024,"fails":0,"passes":1},{"y":2025,"fails":3,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.979931950214194,"lng":-75.12667333476368,"geom":{"type":"Polygon","coordinates":[[[-75.126756648,39.979844262],[-75.126808441,39.979902463],[-75.126590389,39.980019701],[-75.126538233,39.979961185],[-75.126756648,39.979844262]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2026-020892","type":"Fire Alarm Certification","inspectionDate":"2026-07-22","result":"Certified","expirationDate":"2027-07-22","buildingId":"1047147"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19125","beds":null,"baths":null,"stories":null,"lotArea":1887,"zoning":"RM1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"16 EAST MECHANIC STREET, NEW HOPE PA, 18938","mailOut":true,"appeals":[{"type":"RB_LIRB","grounds":"NO WRITTEN NOTICE. INSPECTOR CUTHBERT GAVE SHORT VERBAL NOTICE.","status":"OPEN","outcome":"MOOT","date":"2018-05-15","number":"33762","relatedPermit":"624323"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":352000,"taxable":352000,"land":26325,"improvement":325675,"taxableLand":26325,"taxableImprovement":325675,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":352000,"taxable":352000,"land":26325,"improvement":325675,"taxableLand":26325,"taxableImprovement":325675,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":344500,"taxable":344500,"land":68900,"improvement":275600,"taxableLand":68900,"taxableImprovement":275600,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":364600,"taxable":364600,"land":72920,"improvement":291680,"taxableLand":72920,"taxableImprovement":291680,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":368200,"taxable":368200,"land":73640,"improvement":294560,"taxableLand":73640,"taxableImprovement":294560,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":368200,"taxable":368200,"land":73640,"improvement":294560,"taxableLand":73640,"taxableImprovement":294560,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":368200,"taxable":368200,"land":73640,"improvement":294560,"taxableLand":73640,"taxableImprovement":294560,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":386600,"taxable":386600,"land":77300,"improvement":309300,"taxableLand":77300,"taxableImprovement":309300,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":386600,"taxable":386600,"land":77300,"improvement":309300,"taxableLand":77300,"taxableImprovement":309300,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":336300,"taxable":336300,"land":67260,"improvement":269040,"taxableLand":67260,"taxableImprovement":269040,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":336300,"taxable":336300,"land":67260,"improvement":269040,"taxableLand":67260,"taxableImprovement":269040,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":424800,"taxable":424800,"land":84960,"improvement":339840,"taxableLand":84960,"taxableImprovement":339840,"exemptLand":0,"exemptImprovement":0}],"taxNow":4708,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2022-007916","date":"2022-10-06","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF AN ADDITION AT THE REAR OF AN EXISTING DETACHED STRUCTURE AND A ROOF DECK WITH A ROOF ACCESS STRUCTURE ABOVE THE EXISTING STRUCTURE. SIZE AND LOCATION AS SHOWN ON PLANS. AMENDMENT (5/17/2023) TO REVISE SITE PLAN TO CORRECT LOT DEPTH AMENDMENT (11-15-2024) TO REMOVE BALCONIES AND OTHER CHANGES PER THE AMENDED ZONING PLANS."},{"number":"GM-2023-004880","date":"2023-06-21","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2024-02-08","scope":"EZ INTERIOR DEMOLITION- For the interior demolition on non-bearing partition wall and ceilings as per attached standard. Deviations from these standards require submission of construction and site plans. Structural alteration or repair is expressly PROHIBITED under this permit. Prohibited structural work includes but not limited to any modification to exterior walls, party wall, floor/roof framing and foundations; including underpinning, excavation and removed of foundation slab. Separate Streets Department permit required for sidewalk and street closures."},{"number":"CP-2023-005669","date":"2024-02-09","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-02-28","scope":"MAKE SAFE PERMIT - For TO REPAIR CORNICE, FLASHING AND REPOINT BRICKS AS PER PLANS. Abutting sidewalk must be closed with fencing a minimum of 6’ in height. Separate Streets Department permit required for sidewalk closure. A Separate permit is required for any additional alterations that are not specifically addressed. 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-2023-001575","date":"2024-04-12","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF THREE STORY REAR ADDITIONAL WITH INTERIOR ALTERATION THROUGHOUT THE STRUCTURE. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN PROFESSIONAL PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. **AMENDMENT 3/7/2025 TO CHANGE THE INTERIOR LAYOUT, REMOVAL OF BALCONIES, AND ADJUSTMENT TO THE FOUNDATION WITH NEW STRUCTRUAL ENGINEER / DPRC-SI.**"},{"number":"PP-2024-009212","date":"2024-07-09","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-08-01","scope":"Install 1\" domestic service; storm and sanitary curb traps complete with fresh air inlet and main house drains"},{"number":"FP-2024-001305","date":"2024-07-19","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF A 2-INCH FIRE SERVICE LINE FOR AN AUTOMATIC FIRE SUPPRESSION SPRINKLER SYSTEM WITH A 2 INCH WILKINS 950XLT2 BACKFLOW PREVENTION ASSEMBLY IN ACCORDANCE WITH NFPA 13R. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/HYDRAULIC CALCULATIONS."},{"number":"PP-2025-001234","date":"2025-01-29","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."},{"number":"SP-2024-000225","date":"2025-05-19","work":"Excavation","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Issued","completedDate":null,"scope":"Site / Utility Permit for CP-2023-001575"},{"number":"EP-2025-012105","date":"2026-02-02","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2026-07-24","scope":"Wiring throughout, 400A 240/120V incoming service, 125A panels for each unit, 100A house panel, 6\" disc lights throughout, switches & outlets, 110v hard wired smoke alarms , bath fans, 50cfm, new fire alarm system . ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC,2016 NFPA-72."},{"number":"MP-2026-002121","date":"2026-04-14","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF A NEW HVAC SYSTEMS, ASSOCIATED DUCT WORK, ROOFTOP UNITS, DUCTLESS SYSTEMS, AND REGISTERS/DIFFUSERS AS PER APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR ELECTRICAL, PLUMBING, FIRE SUPPRESSION."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2023,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"New Construction or Additions"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"insp","w":"Inspection passed"},{"y":2025,"k":"permit","w":"Alterations"},{"y":2025,"k":"permit","w":"Excavation"},{"y":2025,"k":"viol","w":"4 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 3 failed, 1 passed"},{"y":2026,"k":"permit","w":"New Construction"},{"y":2026,"k":"permit","w":"Addition and/or Alterations"}],"rented":false,"licenses":[{"number":"248531","type":"Rental","status":"Inactive","businessName":"FINKELSTEIN ROBERT","legalName":"FINKELSTEIN ROBERT","address":"2214-16 E YORK ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2003-06-26","latestIssueDate":"2020-04-29","expirationDate":"2021-02-28","inactiveDate":"2021-04-29"}],"licenseActivity":[{"number":"248531","type":"Rental","businessName":"FINKELSTEIN ROBERT","legalName":"FINKELSTEIN ROBERT","issuedDate":"2003-06-26","latestIssueDate":"2020-04-29","closureDate":"2021-04-29","expirationDate":"2021-02-28","inactiveDate":"2021-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"transition-activity","level":"watch","title":"Recent transition activity","summary":"The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.","evidence":["8 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"The record identifies more than one dwelling/use.","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":"6 permits not marked completed: GM-2023-004880 (Expired), CP-2023-001575 (Issued), FP-2024-001305 (Issued), PP-2025-001234 (Issued), SP-2024-000225 (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 10 historical violations across 5 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":"10 failed, 4 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jun 24, 2025.","why":"A PASSED or FAILED value applies to that inspection visit. CLOSED is a separate source status; none of the three alone proves the parent permit or violation case closed—or describes today’s condition.","action":"Open the parent case/permit for each material failure and confirm its later disposition.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as mixed-use. BlockReport does not receive a current Commercial Trash account balance.","why":"Philadelphia charges qualifying small commercial, mixed-use, and multi-unit properties that use City collection; exemptions and private collection can change applicability. A use category alone does not prove a fee is due.","action":"Check the Commercial Trash account inside the date-effective Property Payoff.","url":"https://www.phila.gov/2026-06-09-pay-your-trash-fee-bill-by-june-30/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Jul 22, 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/"}]}