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INSP","status":"PASSED"},{"caseNumber":"CF-2020-079554","date":"2020-11-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-079554","date":"2020-11-24","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-018743","date":"2021-03-17","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-018743","date":"2021-04-22","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-049249","date":"2021-06-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-049249","date":"2021-07-31","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-081195","date":"2021-08-24","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-081195","date":"2021-09-30","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-081195","date":"2021-10-13","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-114874","date":"2021-12-02","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-019737","date":"2022-03-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-019737","date":"2022-03-24","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-002225","date":"2023-01-09","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-114874","date":"2023-02-01","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-002225","date":"2023-02-06","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-085547","date":"2023-08-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-085547","date":"2023-09-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-128631","date":"2023-12-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-128631","date":"2024-01-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-100878","date":"2024-09-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-100878","date":"2024-11-01","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-020810","date":"2025-03-24","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-020810","date":"2025-04-29","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-051406","date":"2025-06-02","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-020810","date":"2025-06-24","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-051406","date":"2025-09-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-020810","date":"2025-10-06","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-051406","date":"2025-10-21","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-051406","date":"2025-11-10","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-131575","date":"2025-12-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-131575","date":"2025-12-09","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-007600","date":"2026-01-27","type":null,"status":"FAILED"}],"inspYears":[{"y":2010,"fails":1,"passes":0},{"y":2011,"fails":15,"passes":4},{"y":2015,"fails":5,"passes":3},{"y":2016,"fails":0,"passes":1},{"y":2020,"fails":1,"passes":1},{"y":2021,"fails":6,"passes":2},{"y":2022,"fails":1,"passes":1},{"y":2023,"fails":4,"passes":2},{"y":2024,"fails":2,"passes":1},{"y":2025,"fails":8,"passes":2},{"y":2026,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.01335742209769,"lng":-75.0702044116647,"geom":{"type":"Polygon","coordinates":[[[-75.070029089,40.01337545],[-75.070364275,40.013301077],[-75.070380362,40.013339173],[-75.070044219,40.01341388],[-75.070029089,40.01337545]]]},"liDistrict":"EAST","certifications":[{"number":"BC-2025-011460","type":"Fire Alarm Certification","inspectionDate":"2025-04-22","result":"Certified","expirationDate":"2026-04-22","buildingId":"1311286"},{"number":"BC-2025-030207","type":"Fire Alarm Certification","inspectionDate":"2025-11-15","result":"Certified","expirationDate":"2026-11-15","buildingId":"1311286"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19124","beds":null,"baths":null,"stories":null,"lotArea":1400,"zoning":"CMX1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"P O BOX 57032, PHILADELPHIA PA, 19111","mailOut":false,"appeals":[],"taxYears":[{"year":2016,"total":3010.01,"principal":2404.06,"interest":36.06,"penalty":24.04}],"taxNet":3010.01,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":150800,"taxable":150800,"land":14387,"improvement":136413,"taxableLand":14387,"taxableImprovement":136413,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":150800,"taxable":150800,"land":14387,"improvement":136413,"taxableLand":14387,"taxableImprovement":136413,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":183900,"taxable":183900,"land":36780,"improvement":147120,"taxableLand":36780,"taxableImprovement":147120,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":189400,"taxable":189400,"land":37880,"improvement":151520,"taxableLand":37880,"taxableImprovement":151520,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":191200,"taxable":191200,"land":38240,"improvement":152960,"taxableLand":38240,"taxableImprovement":152960,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":191200,"taxable":146200,"land":38240,"improvement":152960,"taxableLand":38240,"taxableImprovement":107960,"exemptLand":0,"exemptImprovement":45000},{"y":2022,"v":191200,"taxable":146200,"land":38240,"improvement":152960,"taxableLand":38240,"taxableImprovement":107960,"exemptLand":0,"exemptImprovement":45000},{"y":2023,"v":208900,"taxable":128900,"land":41780,"improvement":167120,"taxableLand":41780,"taxableImprovement":87120,"exemptLand":0,"exemptImprovement":80000},{"y":2024,"v":208900,"taxable":128900,"land":41780,"improvement":167120,"taxableLand":41780,"taxableImprovement":87120,"exemptLand":0,"exemptImprovement":80000},{"y":2025,"v":284200,"taxable":284200,"land":56840,"improvement":227360,"taxableLand":56840,"taxableImprovement":227360,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":284200,"taxable":284200,"land":56840,"improvement":227360,"taxableLand":56840,"taxableImprovement":227360,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":299200,"taxable":299200,"land":59800,"improvement":239400,"taxableLand":59800,"taxableImprovement":239400,"exemptLand":0,"exemptImprovement":0}],"taxNow":3978,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"283186","date":"2010-06-04","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2010-06-07","scope":"REPLACE WATER SERVICE FROM STREET TO HOUSE"},{"number":"369401","date":"2011-10-19","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2011-10-19","scope":"FOR THE DOCUMENTATION OF AN EXISTING DOCTOR'S OFFICE WITH EXISTING ON A PORTION OF THE FIRST FLOOR WITH EXISTING 4'X5' DOUBLE FACED 8' PROJECTION SIGN PREVIOUSLY APPROVED IN THE SAME BUILDING WITH AN EXISTING RETAIL FOOD MARKET WITH DELI AND PREPARING AND SERVING OF COLD FOODS ONLY FOR TAKE OUT ON THE FIRST FLOOR IN THE SAME BUILDING WITH TWO EXISTING APARTMENTS ABOVE."},{"number":"374095","date":"2011-12-20","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2012-06-08","scope":"BUSINESS MULTI 2 UNIT MIXED USE-REPLACE FIRE PANEL:KEYPAD. RECONNECT EXISTING FIRE DEVICES. ADD STROBES TO COMMERCIAL BATHROOMS,SWAP BELLS TO HORN/STROBES."},{"number":"CP-2022-006145","date":"2022-12-30","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-02-02","scope":"MAKE SAFE PERMIT TO RESOLVE CASE VIOLATION # CF-2021-114874 TO DOCUMENT THE REPAIR OF THE BULGE WALL AS PER APPROVED ENGINEERED PLANS AND ENGINEER'S REPORT."},{"number":"ZP-2025-001999","date":"2025-04-04","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Retail Sales - Food, Beverages, and Groceries"},{"number":"CP-2026-002861","date":"2026-06-03","work":"Commercial Make Safe Permit","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR THE REPLACEMENT AND REPAIR OF THE DAMAGED ROOF JOISTS, FLOOR JOISTS, AND THIRD FLOOR WALLS TO RESOLVE CASE CF-2026-007600. ALL WORK TO BE DONE PER APPROVED PLANS AND ENGINEERING INSPECTION LETTER. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. A SEPARATE PERMIT IS REQUIRED FOR ANY ADDITIONAL ALTERATIONS THAT ARE NOT SPECIFICALLY ADDRESSED ON CASE CF-2026-007600. \"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.\" **A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED WITHIN TEN (10) FEET OF THE BUILDING FACADE IN ACCORDANCE WITH SECTION 3306 OF THE 2018 IBC. SEPARATE BUILDING AND/OR STREETS DEPARTMENT PERMIT REQUIRED PRIOR TO THE START OF ANY WORK.**"}],"storyTag":"Renovated & sold on","storyDelta":3.35,"timeline":[{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"viol","w":"3 L&I violations"},{"y":2023,"k":"insp","w":"L&I: 4 failed, 2 passed"},{"y":2024,"k":"viol","w":"L&I violation"},{"y":2024,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2024,"k":"sale","p":370000},{"y":2025,"k":"permit","w":"Change of Use"},{"y":2025,"k":"viol","w":"11 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 8 failed, 2 passed"},{"y":2026,"k":"permit","w":"Commercial Make Safe Permit"},{"y":2026,"k":"viol","w":"5 L&I violations incl UNSAFE STRUCTURE"},{"y":2026,"k":"insp","w":"Inspection failed"}],"rented":false,"licenses":[{"number":"409601","type":"Food Preparing and Serving","status":"Inactive","businessName":"AHMAD MAGATHEN (BRIDGE QUIK MART)","legalName":"AHMAD MAGATHEN","address":"2099 BRIDGE ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2007-05-10","latestIssueDate":"2010-10-25","expirationDate":"2011-04-30","inactiveDate":"2012-12-22"},{"number":"528704","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"L & Y FOOD INC (BRIDGE QUICK MART)","legalName":"L & Y FOOD INC","address":"2099 BRIDGE ST","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2011-03-25","latestIssueDate":"2011-03-25","expirationDate":"2012-04-30","inactiveDate":"2012-12-22"},{"number":"550614","type":"Rental","status":"Inactive","businessName":"JOSEPH A PARISE","legalName":"JOSEPH A PARISE","address":"2099 BRIDGE ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2011-12-14","latestIssueDate":"2014-03-08","expirationDate":"2015-02-28","inactiveDate":"2015-04-29"},{"number":"621033","type":"Food Establishment, Retail Permanent Location","status":"Revoked","businessName":"JAMAL ABDENNABI","legalName":"JAMAL ABDENNABI","address":"2099 BRIDGE ST","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2014-03-11","latestIssueDate":"2021-10-11","expirationDate":"2022-04-30","inactiveDate":null},{"number":"653880","type":"Rental","status":"Inactive","businessName":"JAMAL ABDENNABI","legalName":"JAMAL ABDENNABI","address":"2099 BRIDGE ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2015-02-03","latestIssueDate":"2017-01-31","expirationDate":"2017-04-30","inactiveDate":"2017-06-29"},{"number":"702007","type":"Food Preparing and Serving","status":"Inactive","businessName":"JAMAL ABDENNABI(BRIDGE QUICK MART","legalName":"JAMAL ABDENNABI(BRIDGE QUICK MART","address":"2099 BRIDGE ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2016-05-16","latestIssueDate":"2020-05-08","expirationDate":"2021-05-15","inactiveDate":"2021-07-14"},{"number":"0953844","type":"Food Establishment, Retail Permanent Location","status":"Expired","businessName":"BRIDGE MARKET AND WIRELESS INC","legalName":"BRIDGE MARKET AND WIRELESS INC","address":"2099 BRIDGE ST","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2024-06-11","latestIssueDate":"2025-06-13","expirationDate":"2026-06-10","inactiveDate":null},{"number":"0981617","type":"Food Establishment, Retail Permanent Location","status":"Expired","businessName":"PHILLY MARKET LLC","legalName":"PHILLY MARKET LLC","address":"2099 BRIDGE ST","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2025-06-14","latestIssueDate":"2025-06-14","expirationDate":"2026-06-13","inactiveDate":null}],"licenseActivity":[{"number":"0981617","type":"Food Establishment, Retail Permanent Location","businessName":"PHILLY MARKET LLC","legalName":"PHILLY MARKET LLC","issuedDate":"2025-06-14","latestIssueDate":"2025-06-14","closureDate":"2026-06-13","expirationDate":"2026-06-13","inactiveDate":null,"status":"Expired","statusLabel":"Expired","active":false},{"number":"0953844","type":"Food Establishment, Retail Permanent Location","businessName":"BRIDGE MARKET AND WIRELESS INC","legalName":"BRIDGE MARKET AND WIRELESS INC","issuedDate":"2024-06-11","latestIssueDate":"2025-06-13","closureDate":"2026-06-10","expirationDate":"2026-06-10","inactiveDate":null,"status":"Expired","statusLabel":"Expired","active":false},{"number":"702007","type":"Food Preparing and Serving","businessName":"JAMAL ABDENNABI(BRIDGE QUICK MART","legalName":"JAMAL ABDENNABI(BRIDGE QUICK MART","issuedDate":"2016-05-16","latestIssueDate":"2020-05-08","closureDate":"2021-07-14","expirationDate":"2021-05-15","inactiveDate":"2021-07-14","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"653880","type":"Rental","businessName":"JAMAL ABDENNABI","legalName":"JAMAL ABDENNABI","issuedDate":"2015-02-03","latestIssueDate":"2017-01-31","closureDate":"2017-06-29","expirationDate":"2017-04-30","inactiveDate":"2017-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"621033","type":"Food Establishment, Retail Permanent Location","businessName":"JAMAL ABDENNABI","legalName":"JAMAL ABDENNABI","issuedDate":"2014-03-11","latestIssueDate":"2021-10-11","closureDate":"2022-04-30","expirationDate":"2022-04-30","inactiveDate":null,"status":"Revoked","statusLabel":"Revoked","active":false},{"number":"550614","type":"Rental","businessName":"JOSEPH A PARISE","legalName":"JOSEPH A PARISE","issuedDate":"2011-12-14","latestIssueDate":"2014-03-08","closureDate":"2015-04-29","expirationDate":"2015-02-28","inactiveDate":"2015-04-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"528704","type":"Food Establishment, Retail Permanent Location","businessName":"L & Y FOOD INC (BRIDGE QUICK MART)","legalName":"L & Y FOOD INC","issuedDate":"2011-03-25","latestIssueDate":"2011-03-25","closureDate":"2012-12-22","expirationDate":"2012-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"409601","type":"Food Preparing and Serving","businessName":"AHMAD MAGATHEN (BRIDGE QUIK MART)","legalName":"AHMAD MAGATHEN","issuedDate":"2007-05-10","latestIssueDate":"2010-10-25","closureDate":"2012-12-22","expirationDate":"2011-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","signals":[{"kind":"record-pressure","level":"strong","title":"Records to verify together","summary":"Several independent, separately dated records stack up here and deserve prompt verification.","evidence":["6 open L&I violations","a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2021, 2023, 2024, 2025, 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"post-purchase-work","level":"watch","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 2 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2024","permit activity in 2025, 2026"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"legalChecks":[{"id":"violations","level":"urgent","title":"6 open L&I violations","finding":"42 violation rows are retained in the City ledger. 1 unresolved unsafe/imminently-dangerous row belong to an open case.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #369401: 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: CP-2026-002861 (Issued).","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-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":"44 failed, 17 passed, and 6 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jan 27, 2026.","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 #409601: Inactive since Dec 22, 2012; Food Establishment, Retail Permanent Location #528704: Inactive since Dec 22, 2012; Food Establishment, Retail Permanent Location #621033: Revoked; Food Preparing and Serving #702007: Inactive since Jul 14, 2021","why":"A license record proves the licensed activity existed at that time. An inactive or expired license does not establish that the business still operates—or that it may legally reopen under the same use.","action":"If business income matters, verify the current tenant, use registration, and active license in eCLIPSE.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/licenses/business-licenses/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as mixed-use. BlockReport does not receive a current Commercial Trash account balance.","why":"Philadelphia charges qualifying small commercial, mixed-use, and multi-unit properties that use City collection; exemptions and private collection can change applicability. A use category alone does not prove a fee is due.","action":"Check the Commercial Trash account inside the date-effective Property Payoff.","url":"https://www.phila.gov/2026-06-09-pay-your-trash-fee-bill-by-june-30/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Nov 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/"}]}