{"asOf":"2026-07-24T20:35:07.464Z","block":"5300-5399 RIDGE AVE","blockUrl":"https://philadelphia.blockreport.homes/block/5300-5399-ridge-ave","address":"5312-18 RIDGE AVE","parcelNumber":"881000285","source":"https://property.phila.gov/?p=881000285","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"DD0","buildingCodeNew":"804","buildingClass":"OFF BLD N/PKG N/COM MASON","buildingClassNew":"APARTMENTS - LOW RISE","useLabel":"Apartments","owner":"5312 18 RIDGE ASSOCIATES LLC","coOwner":null,"marketValue":6474800,"landAssessment":647400,"improvementAssessment":5827400,"livableArea":31800,"yearBuilt":2021,"lastSale":{"price":9918000,"date":"2021-12-27T05:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2020-018950","date":"2020-07-14","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2021-03-12","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-020950","date":"2023-04-03","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2023-04-24","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-043906","date":"2026-06-15","code":"F-1023.9","title":"STAIRWAY IDENTIFICATION SIGNS\n","status":"COMPLIED","resolutionDate":"2026-07-17","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-043907","date":"2026-06-15","code":"F-906.1","title":"FIRE EXTINGUISHERS REQUIRED\n","status":"COMPLIED","resolutionDate":"2026-07-17","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-043901","date":"2026-06-15","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"COMPLIED","resolutionDate":"2026-07-17","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-043900","date":"2026-06-15","code":"F-509.1.1","title":"UTILITY IDENTIFICATION\n","status":"COMPLIED","resolutionDate":"2026-07-17","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-043899","date":"2026-06-15","code":"F-914.2.4","title":"EQUIPMENT ROOM FIRE DEPT ACCESS\n","status":"COMPLIED","resolutionDate":"2026-07-17","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-043898","date":"2026-06-15","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2026-07-17","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2026-043897","date":"2026-06-15","code":"F-907.8.5","title":"INSPECTION, TESTING AND MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2026-07-17","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-043896","date":"2026-06-15","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2026-07-17","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}],"violationCases":[{"number":"CF-2020-038165","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2020-07-14","completedDate":"2021-03-19","violations":[{"number":"VI-2020-018950","date":"2020-07-14","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2021-03-12","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2023-027328","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2023-04-03","completedDate":"2023-04-24","violations":[{"number":"VI-2023-020950","date":"2023-04-03","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2023-04-24","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2026-070327","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2026-06-15","completedDate":"2026-07-17","violations":[{"number":"VI-2026-043906","date":"2026-06-15","code":"F-1023.9","title":"STAIRWAY IDENTIFICATION SIGNS\n","status":"COMPLIED","resolutionDate":"2026-07-17","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-043907","date":"2026-06-15","code":"F-906.1","title":"FIRE EXTINGUISHERS REQUIRED\n","status":"COMPLIED","resolutionDate":"2026-07-17","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-043901","date":"2026-06-15","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"COMPLIED","resolutionDate":"2026-07-17","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-043900","date":"2026-06-15","code":"F-509.1.1","title":"UTILITY IDENTIFICATION\n","status":"COMPLIED","resolutionDate":"2026-07-17","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-043899","date":"2026-06-15","code":"F-914.2.4","title":"EQUIPMENT ROOM FIRE DEPT ACCESS\n","status":"COMPLIED","resolutionDate":"2026-07-17","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-043898","date":"2026-06-15","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2026-07-17","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2026-043897","date":"2026-06-15","code":"F-907.8.5","title":"INSPECTION, TESTING AND MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2026-07-17","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-043896","date":"2026-06-15","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2026-07-17","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]}],"violYears":[{"y":2020,"n":1,"worst":null},{"y":2023,"n":1,"worst":null},{"y":2026,"n":8,"worst":null}],"investigations":[{"caseNumber":"CF-2020-038165","date":"2020-07-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-038165","date":"2021-03-19","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-027328","date":"2023-04-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-027328","date":"2023-04-24","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-070327","date":"2026-06-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-070327","date":"2026-07-17","type":null,"status":"PASSED"}],"inspYears":[{"y":2020,"fails":1,"passes":0},{"y":2021,"fails":0,"passes":1},{"y":2023,"fails":1,"passes":1},{"y":2026,"fails":1,"passes":1}],"taxOwed":18204.45,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":18204.45,"principalDue":14894.31,"penaltyDue":935.78,"interestDue":1161.02,"otherChargesDue":1213.34,"yearsOwed":2,"oldestYearOwed":2020,"mostRecentYearOwed":2021,"mostRecentPaymentDate":null,"assessmentYear":2022,"totalAssessment":5934500,"taxableAssessment":593450,"exemptAbatementAssessment":5341050,"homesteadValue":0,"netTaxAfterHomestead":8307.11,"actionableAtSnapshot":true,"paymentAgreementAtSnapshot":false,"bankruptcyAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.02127957585341,"lng":-75.20994652064897,"geom":{"type":"Polygon","coordinates":[[[-75.209718893,40.02119644],[-75.20985379,40.020957938],[-75.210214572,40.021438672],[-75.209980171,40.021543406],[-75.209718893,40.02119644]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2026-017486","type":"Fire Alarm Certification","inspectionDate":"2025-06-24","result":"Certified","expirationDate":"2026-06-24","buildingId":"1549168"},{"number":"BC-2026-019278","type":"Fire Alarm Certification","inspectionDate":"2026-06-26","result":"Certified","expirationDate":"2027-06-26","buildingId":"1549168"},{"number":"BC-2026-019276","type":"Sprinkler Certification","inspectionDate":"2026-07-06","result":"Certified","expirationDate":"2027-07-06","buildingId":"1549168"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19128","beds":null,"baths":null,"stories":4,"lotArea":13368,"zoning":"CMX1","grade":"B+","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"446 GERMANTOWN PIKE, LAFAYETTE HILL PA, 19444","mailOut":true,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR USE A SIT-DOWN AND TAKE-OUT RESTAURANT AS PART OF  PREVIOUSLY APPROVED FRSH FOOD MARKET , FOR PERSONAL SERVICES (NTE 2000 SQFT) ON THE FIRST FLOOR OF AN EXISTING STRUCTURE WITH OTHER PREVIOUSLY APPROVED UES. (NO SIGNS ON THIS PER","status":"Completed","outcome":"Granted with conditions","date":"2022-07-27","number":"ZP-2021-016181","relatedPermit":"ZP-2021-016181"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2023,"v":5934500,"taxable":593450,"land":593450,"improvement":5341050,"taxableLand":593450,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":5341050},{"y":2024,"v":5934500,"taxable":593450,"land":593450,"improvement":5341050,"taxableLand":593450,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":5341050},{"y":2025,"v":5934500,"taxable":593450,"land":593450,"improvement":5341050,"taxableLand":593450,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":5341050},{"y":2026,"v":5934500,"taxable":593450,"land":593450,"improvement":5341050,"taxableLand":593450,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":5341050},{"y":2027,"v":6474800,"taxable":647400,"land":647400,"improvement":5827400,"taxableLand":647400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":5827400}],"taxNow":8307,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"1055680","date":"2020-03-06","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2020-03-30","scope":"SEAL 5\" LATERAL-PA1#20200622619-REMOVE HOUSE TRAP AND HERMETICALLY SEALING THE LATERAL BY A CAP OR PLUG PER SECTION P-606.1 OF THE PHILADELPHIA PLUMBING CODE 2004-\"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\"-\"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"ZP-2020-000730","date":"2020-05-04","work":"Full Demolition","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2026-02-10","scope":"FOR THE COMPLETE DEMOLITION OF AN EXISTING ONE-STORY STRUCTURE."},{"number":"MP-2020-004838","date":"2021-01-12","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-11-10","scope":"FOR THE INSTALLATION OF A NEW HVAC SYSTEMS, ROOFTOP UNIT, APPLIANCES AS PER APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR ELECTRICAL, PLUMBING, FIRE SUPPRESSION."},{"number":"ZP-2021-016181","date":"2022-07-13","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Eating and Drinking Establishments - Sit-Down Restaurant; Eating and Drinking Establishments - Take-Out Restaurant; Personal Services"},{"number":"ZP-2022-009357","date":"2022-09-22","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"*EXTEND AP#946241 FOR A PERIOD OF ONE YEAR PER SECTION 14-303(10)(d) OF THE PHILADELPHIA ZONING CODE. A BUILDING PERMIT MUST BE OBTAINED BY (07/17/2023).* \"FOR THE COMPLETE DEMOLITION OF THE EXISITNG STRUCTURE AND FOR THE ERECTION OF AN ATTACHED STRUCTURE (MAXIMUM HEIGHT NTE 48 FT) WITH A ROOF DECK (ROOF DECK FOR RESIDENTIAL USE ONLY) AND TWO (2) ROOF DECK ACCESS STRUCTURES. SIZE AND LOCATION AS SHOWN ON PLANS AND APPLICATION."},{"number":"FP-2022-003168","date":"2022-12-08","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2023-03-03","scope":"EZ PERMIT SPRINKLER RELOCATION (NFPA 13)- For the Relocation of Sprinkler Heads as per attached standards. Deviations from these standards require submission of construction and site plans. (CP-2022-005059) Relocate (15) Sprinkler Heads for new ceiling layout"},{"number":"ZP-2023-007313","date":"2024-04-17","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Multi-Family"},{"number":"CP-2024-005319","date":"2025-08-05","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2026-02-03","scope":"FOR LEVEL II ALTERATIONS TO AN EXISTING STRUCTURE TO EXTEND THE GROUP R-2 OCCUPANCY INTO THE FIRST FLOOR LEVEL. ALTERATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS, PROVIDE FINISHES/FURNISHINGS AND ACCESSIBILITY IMPROVMENTS THROUGHOUT. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"PP-2024-014845","date":"2025-09-17","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2026-02-03","scope":"INSTALL NEW FIXTURES WITH PIPING 1 KITCHEN SINK, 1 Shower, and 1 Washing machine standpipe in an existing unit, were the WC and lav, are existing."},{"number":"EP-2025-009806","date":"2025-10-09","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2026-01-13","scope":"To install six 20 amp receptacles in the newly renovated Kitchen PER THE ISSUED BUILDING PERMIT-1ST FLOOR"},{"number":"FP-2025-002305","date":"2025-11-17","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2026-02-03","scope":"EZ PERMIT SPRINKLER RELOCATION (NFPA 13)- For the relocation of sprinkler heads as per attached standards. Deviations from these standards require submission of construction and site plans. Relocate 2 sprinkler heads"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2022,"k":"appeal","w":"Appeal granted with conditions"},{"y":2022,"k":"permit","w":"New construction, addition, GFA change"},{"y":2022,"k":"permit","w":"Addition and/or Alterations"},{"y":2023,"k":"viol","w":"L&I violation"},{"y":2023,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2024,"k":"permit","w":"Change of Use"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2026,"k":"viol","w":"8 L&I violations"},{"y":2026,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":false,"licenses":[{"number":"278423","type":"Dumpster License - Private Property","status":"Inactive","businessName":"INTECH CONSTRUCTION CO","legalName":"INTECH CONSTRUCTION CO","address":"5312-18 RIDGE AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"1995-07-26","latestIssueDate":"1995-07-26","expirationDate":"2010-07-31","inactiveDate":null},{"number":"512466","type":"Dumpster License - Private Property","status":"Active","businessName":"5312 RIDGE AVENUE ASSOCIATES I","legalName":"5312 RIDGE AVENUE ASSOCIATES I","address":"5312-18 RIDGE AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2010-08-23","latestIssueDate":"2013-10-03","expirationDate":null,"inactiveDate":null}],"licenseActivity":[{"number":"512466","type":"Dumpster License - Private Property","businessName":"5312 RIDGE AVENUE ASSOCIATES I","legalName":"5312 RIDGE AVENUE ASSOCIATES I","issuedDate":"2010-08-23","latestIssueDate":"2013-10-03","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"278423","type":"Dumpster License - Private Property","businessName":"INTECH CONSTRUCTION CO","legalName":"INTECH CONSTRUCTION CO","issuedDate":"1995-07-26","latestIssueDate":"1995-07-26","closureDate":"2010-07-31","expirationDate":"2010-07-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","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":["5 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":"Appeal #ZP-2021-016181: Completed · Granted with conditions; related permit ZP-2021-016181.","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":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$18,204.45 was recorded in the City’s 2022-06 delinquency snapshot for 2020–2021.","why":"That is historical evidence, not today’s amount due. A current exemption, payment, credit, or assistance agreement can coexist with an older snapshot row.","action":"Check period balances and request a dated Property Payoff statement for settlement.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"id":"rental-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as apartments; 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":"3 failed, 3 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jul 17, 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":"Dumpster License - Private Property #278423: 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":"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 apartments. 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 10 historical violations across 3 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 Jun 26, 2027; Sprinkler Certification: Certified through Jul 6, 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/"}]}