{"asOf":"2026-07-26T02:54:50.919Z","block":"5700-5799 CHESTNUT ST","blockUrl":"https://philadelphia.blockreport.homes/block/5700-5799-chestnut-st","address":"5701 CHESTNUT ST","parcelNumber":"871581700","source":"https://property.phila.gov/?p=871581700","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":"A C ESTATE LLC","coOwner":null,"marketValue":230400,"landAssessment":46000,"improvementAssessment":184400,"livableArea":2880,"yearBuilt":1925,"lastSale":{"price":155000,"date":"2013-04-26T04:00:00Z"},"openViolations":0,"violations":[{"number":"1607842","date":"2010-03-05","code":"A-000.0/11","title":"VIOL BC MESSAGE","status":"COMPEXCP","resolutionDate":null,"resolution":null},{"number":"2908283","date":"2013-07-11","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2908285","date":"2013-07-11","code":"A-301.1/7","title":"PERMB- INT DEMOL WALLS ETC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2908284","date":"2013-07-11","code":"A-301.1/34","title":"PERMB- INSTALL INT PARTITIONS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3579199","date":"2015-06-01","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3579198","date":"2015-06-01","code":"14-1704/50","title":"NO ZONING/USE PERMIT-SIGN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3648300","date":"2015-06-01","code":"FC-915.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3042129","date":"2013-12-11","code":"A-302.8/32","title":"INSURANCE - POST CERT","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"226548","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2010-02-08","completedDate":"2010-03-05","violations":[{"number":"1607842","date":"2010-03-05","code":"A-000.0/11","title":"VIOL BC MESSAGE","status":"COMPEXCP","resolutionDate":null,"resolution":null}]},{"number":"390858","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DW","status":"CLOSED","createdDate":"2013-07-11","completedDate":"2013-10-25","violations":[{"number":"2908283","date":"2013-07-11","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2908285","date":"2013-07-11","code":"A-301.1/7","title":"PERMB- INT DEMOL WALLS ETC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2908284","date":"2013-07-11","code":"A-301.1/34","title":"PERMB- INSTALL INT PARTITIONS","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"483274","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2015-06-01","completedDate":"2015-07-22","violations":[{"number":"3579199","date":"2015-06-01","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3579198","date":"2015-06-01","code":"14-1704/50","title":"NO ZONING/USE PERMIT-SIGN","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"483275","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2015-06-01","completedDate":"2015-07-30","violations":[{"number":"3648300","date":"2015-06-01","code":"FC-915.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"496598","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"3042129","date":"2013-12-11","code":"A-302.8/32","title":"INSURANCE - POST CERT","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2010,"n":1,"worst":null},{"y":2013,"n":4,"worst":null},{"y":2015,"n":3,"worst":null}],"investigations":[{"caseNumber":"226548","date":"2010-02-05","type":"BC INSP","status":"FAILED"},{"caseNumber":"226548","date":"2010-03-04","type":"BC INSP","status":"CLOSED"},{"caseNumber":"390858","date":"2013-07-11","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"390858","date":"2013-08-21","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"390858","date":"2013-10-25","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"483274","date":"2015-06-01","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"483275","date":"2015-06-01","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"483274","date":"2015-07-22","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"483275","date":"2015-07-22","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"483275","date":"2015-07-30","type":"HCEU INSP","status":"PASSED"}],"inspYears":[{"y":2010,"fails":1,"passes":0},{"y":2013,"fails":2,"passes":1},{"y":2015,"fails":3,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.9599405597876,"lng":-75.23530249061635,"geom":{"type":"Polygon","coordinates":[[[-75.235263435,39.960041921],[-75.235294986,39.959833543],[-75.235352999,39.959840617],[-75.235309957,39.960047631],[-75.235263435,39.960041921]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2022-019043","type":"Fire Alarm Certification","inspectionDate":"2022-11-04","result":"Certified","expirationDate":"2023-11-04","buildingId":"1376342"},{"number":"BC-2023-023944","type":"Fire Alarm Certification","inspectionDate":"2023-11-08","result":"Certified","expirationDate":"2024-11-08","buildingId":"1376342"},{"number":"BC-2024-015336","type":"Fire Alarm Certification","inspectionDate":"2023-11-08","result":"Certified","expirationDate":"2024-11-08","buildingId":"1376342"},{"number":"BC-2024-030072","type":"Fire Alarm Certification","inspectionDate":"2024-11-06","result":"Certified","expirationDate":"2025-11-06","buildingId":"1376342"},{"number":"BC-2025-032877","type":"Fire Alarm Certification","inspectionDate":"2025-12-16","result":"Certified","expirationDate":"2026-12-16","buildingId":"1376342"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19139","beds":null,"baths":null,"stories":null,"lotArea":1232,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"209 PEONY LN, SEWELL NJ, 08080","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT TO LEGALIZE A 3'X6' (10' PROJECTION) INTERNALLY ILLUMINATED DOUBLE FACE PROJECTING SIGN AND INSTALL A 2'X25' INTERNALLY ILLUMINATED FLAT WALL SIGN ACCESSORY TO PREVIOUSLY APPROVED PHARMACY USE ON FIRST FLOOR OF EXISTING ATTACHED STRU","status":"CLOSED","outcome":"Withdrawn","date":"2015-10-27","number":"25923","relatedPermit":"618351"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":89300,"taxable":89300,"land":18500,"improvement":70800,"taxableLand":18500,"taxableImprovement":70800,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":89300,"taxable":89300,"land":18500,"improvement":70800,"taxableLand":18500,"taxableImprovement":70800,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":126000,"taxable":126000,"land":25200,"improvement":100800,"taxableLand":25200,"taxableImprovement":100800,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":129700,"taxable":129700,"land":25734,"improvement":103966,"taxableLand":25734,"taxableImprovement":103966,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":130900,"taxable":130900,"land":25972,"improvement":104928,"taxableLand":25972,"taxableImprovement":104928,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":130900,"taxable":130900,"land":25972,"improvement":104928,"taxableLand":25972,"taxableImprovement":104928,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":130900,"taxable":130900,"land":25972,"improvement":104928,"taxableLand":25972,"taxableImprovement":104928,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":184300,"taxable":184300,"land":36800,"improvement":147500,"taxableLand":36800,"taxableImprovement":147500,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":184300,"taxable":184300,"land":36800,"improvement":147500,"taxableLand":36800,"taxableImprovement":147500,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":186600,"taxable":186600,"land":37320,"improvement":149280,"taxableLand":37320,"taxableImprovement":149280,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":186600,"taxable":186600,"land":37320,"improvement":149280,"taxableLand":37320,"taxableImprovement":149280,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":230400,"taxable":230400,"land":46000,"improvement":184400,"taxableLand":46000,"taxableImprovement":184400,"exemptLand":0,"exemptImprovement":0}],"taxNow":2612,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"490862","date":"2013-08-22","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2013-08-22","scope":"CHANGE OF USE TO PHARMACY ON 1ST FLOOR"},{"number":"496598","date":"2013-10-23","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2014-07-21","scope":"ALTERATIONS TO TWO EXISTING DWELLING UNITS AND ONE GROUND FLOOR COMMERCIAL SPACE TO COMPLY WITH CASE 390858"},{"number":"509676","date":"2013-12-05","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2014-07-21","scope":"INSTALL DRAIN AND WATER LINES TO ACCOMMODATE 3 WC,3 LAVS,2 BATH TUBS AND 2 KITCHEN SINKS (MIXED USE)"},{"number":"509369","date":"2013-12-26","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2014-09-06","scope":"REWIRE, INSTALL NEW 400 AMP SERVICE AS PER NEC 2008 & NFPA 72 (STORE & APTS)"},{"number":"521979","date":"2014-02-28","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2014-03-31","scope":"INSTALL GOODMAN.100,000 BTU.(FIRST FLOOR)"},{"number":"520331","date":"2014-03-10","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2014-03-17","scope":"TEMPORARY CERTIFICATE OF OCCUPANCY FOR THE PHARMACY"},{"number":"625941","date":"2015-07-22","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2015-07-22","scope":"FOR THE INSTALLATION OF ONE ACCESSORY INTERNALLY ILLUMINATED FLAT WALL SIGN ONLY TO A PREVIOUSLY APPROVED USE OF FIRST FLOOR PHARMACY PER SUBMITTED PLAN."},{"number":"630335","date":"2015-09-10","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2015-10-23","scope":"INSTALLATION OF ONE (1) 2' X 25' INTERNALLY ILLUMINATED FLAT WALL SIGN 2'X 25' ON THE SIDE OF BUILDING. INSTALLATION AS PER APPROVED PLAN AND REVIEW DOCUMENT."},{"number":"GM-2024-005495","date":"2024-06-18","work":"Wall Covering Replacement","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2025-01-06","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."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2013,"k":"permit","w":"Use"},{"y":2013,"k":"permit","w":"Major alteration"},{"y":2013,"k":"permit","w":"Plumbing"},{"y":2013,"k":"permit","w":"Electrical"},{"y":2014,"k":"permit","w":"Mechanical"},{"y":2014,"k":"permit","w":"Administrative"},{"y":2015,"k":"viol","w":"3 L&I violations"},{"y":2015,"k":"permit","w":"Zoning/use"},{"y":2015,"k":"insp","w":"L&I: 3 failed, 2 passed"},{"y":2015,"k":"permit","w":"Sign"},{"y":2015,"k":"appeal","w":"Appeal withdrawn"},{"y":2024,"k":"permit","w":"Wall Covering Replacement"}],"rented":true,"licenses":[{"number":"280326","type":"Dumpster License - Private Property","status":"Inactive","businessName":"JOHN PROETTO (YOCKS SANDWICHVILLE)","legalName":"JOHN PROETTO","address":"5701 CHESTNUT ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2004-01-23","latestIssueDate":"2012-08-04","expirationDate":"2013-07-31","inactiveDate":null},{"number":"208457","type":"Food Preparing and Serving (30+ SEATS)","status":"Inactive","businessName":"PROETTO JOHN","legalName":"PROETTO JOHN","address":"5701 CHESTNUT ST","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2004-09-30","latestIssueDate":"2004-09-30","expirationDate":"2005-04-30","inactiveDate":null},{"number":"670581","type":"Rental","status":"Inactive","businessName":"AC ESTATES LLC","legalName":"AC ESTATES LLC","address":"5701 CHESTNUT ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2015-07-08","latestIssueDate":"2015-07-08","expirationDate":"2016-07-31","inactiveDate":"2016-09-29"},{"number":"718690","type":"Rental","status":"Active","businessName":"NP ESTATES LLC","legalName":"NP ESTATES LLC","address":"5701 CHESTNUT ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2016-11-05","latestIssueDate":"2026-01-05","expirationDate":"2026-11-04","inactiveDate":null}],"licenseActivity":[{"number":"718690","type":"Rental","businessName":"NP ESTATES LLC","legalName":"NP ESTATES LLC","issuedDate":"2016-11-05","latestIssueDate":"2026-01-05","closureDate":null,"expirationDate":"2026-11-04","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"670581","type":"Rental","businessName":"AC ESTATES LLC","legalName":"AC ESTATES LLC","issuedDate":"2015-07-08","latestIssueDate":"2015-07-08","closureDate":"2016-09-29","expirationDate":"2016-07-31","inactiveDate":"2016-09-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"208457","type":"Food Preparing and Serving (30+ SEATS)","businessName":"PROETTO JOHN","legalName":"PROETTO JOHN","issuedDate":"2004-09-30","latestIssueDate":"2004-09-30","closureDate":"2005-04-30","expirationDate":"2005-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"280326","type":"Dumpster License - Private Property","businessName":"JOHN PROETTO (YOCKS SANDWICHVILLE)","legalName":"JOHN PROETTO","issuedDate":"2004-01-23","latestIssueDate":"2012-08-04","closureDate":"2013-07-31","expirationDate":"2013-07-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","units":2,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #25923: CLOSED · Withdrawn; related permit 618351. Use permit #490862: 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":"1 permit not marked completed: GM-2024-005495 (Expired). 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":"mixed-use","level":"verify","title":"Residential and business space run on separate compliance tracks","finding":"OPA classifies this parcel as mixed-use.","why":"The zoning/use and occupancy file must cover the actual residential and commercial spaces. Dwelling units can require Rental Licenses and lead compliance; the operator can separately need an Activity License and sector license; installed fire systems can require annual certification.","action":"Match every dwelling and business use to the zoning permit, CO, current operator licenses, and life-safety filings.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"rental-license","level":"verify","title":"A rental license does not transfer with the deed","finding":"1 active Rental License record matched.","why":"If dwelling space is rented, the buyer must obtain a new annual Rental License; the seller’s license is not transferable. New applications require proof of ownership and legal occupancy, tax compliance, no open L&I violations, and lead compliance where applicable.","action":"Plan the buyer’s replacement license before settlement.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (209 PEONY LN, SEWELL NJ, 08080).","why":"A tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.","action":"Verify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1925 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":"6 failed, 3 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Jul 30, 2015.","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":"Dumpster License - Private Property #280326: Inactive; Food Preparing and Serving (30+ SEATS) #208457: Inactive","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.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as mixed-use. BlockReport does not receive a current Commercial Trash account balance.","why":"Philadelphia charges qualifying small commercial, mixed-use, and multi-unit properties that use City collection; exemptions and private collection can change applicability. A use category alone does not prove a fee is due.","action":"Check the Commercial Trash account inside the date-effective Property Payoff.","url":"https://www.phila.gov/2026-06-09-pay-your-trash-fee-bill-by-june-30/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 8 historical violations across 5 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 16, 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/"}]}