{"asOf":"2026-07-26T04:53:31.534Z","block":"5500-5599 PULASKI AVE","blockUrl":"https://philadelphia.blockreport.homes/block/5500-5599-pulaski-ave","address":"5524 PULASKI AVE","parcelNumber":"881000768","source":"https://property.phila.gov/?p=881000768","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"N50","buildingCodeNew":"32","buildingClass":"S/D CONV APT 3 STY MASON","buildingClassNew":"TWIN CONVENTIONAL","useLabel":"Apartment building","owner":"EAST FALLS INVESTMENTS LL","coOwner":null,"marketValue":798000,"landAssessment":79800,"improvementAssessment":718200,"livableArea":7059,"yearBuilt":2023,"lastSale":{"price":335000,"date":"2012-11-20T05:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2021-081871","date":"2021-11-26","code":"A-301.1/46","title":"HVAC SYSTEM","status":"COMPLIED","resolutionDate":"2022-01-13","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-081868","date":"2021-11-26","code":"A-302.10/2","title":"WORK NOT ACCORDING TO PLANS","status":"COMPLIED","resolutionDate":"2022-01-06","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-081869","date":"2021-11-26","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2022-01-06","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-081870","date":"2021-11-26","code":"A-301.1/50","title":"NEW ELECTRICAL WIRING","status":"COMPLIED","resolutionDate":"2022-01-13","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-001068","date":"2023-01-05","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2023-06-29","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2023-001069","date":"2023-01-05","code":"F-901.6.4.2","title":"SUBMISSION OF CERTIFICATIONS\n","status":"COMPLIED","resolutionDate":"2023-07-11","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2023-001070","date":"2023-01-05","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2023-07-11","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2023-001067","date":"2023-01-05","code":"9-3902 (2)","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"CLOSED","resolutionDate":"2024-10-04","resolution":"CLOSED - STOP PROCESSING"}],"violationCases":[{"number":"CF-2021-113271","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2021-11-26","completedDate":"2022-01-13","violations":[{"number":"VI-2021-081871","date":"2021-11-26","code":"A-301.1/46","title":"HVAC SYSTEM","status":"COMPLIED","resolutionDate":"2022-01-13","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-081868","date":"2021-11-26","code":"A-302.10/2","title":"WORK NOT ACCORDING TO PLANS","status":"COMPLIED","resolutionDate":"2022-01-06","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-081869","date":"2021-11-26","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2022-01-06","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-081870","date":"2021-11-26","code":"A-301.1/50","title":"NEW ELECTRICAL WIRING","status":"COMPLIED","resolutionDate":"2022-01-13","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2023-001437","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"COMPLIED, BALANCE DUE","createdDate":"2023-01-06","completedDate":null,"violations":[{"number":"VI-2023-001068","date":"2023-01-05","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2023-06-29","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2023-001069","date":"2023-01-05","code":"F-901.6.4.2","title":"SUBMISSION OF CERTIFICATIONS\n","status":"COMPLIED","resolutionDate":"2023-07-11","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2023-001070","date":"2023-01-05","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2023-07-11","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2023-001067","date":"2023-01-05","code":"9-3902 (2)","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"CLOSED","resolutionDate":"2024-10-04","resolution":"CLOSED - STOP PROCESSING"}]}],"violYears":[{"y":2021,"n":4,"worst":null},{"y":2023,"n":4,"worst":null}],"investigations":[{"caseNumber":"CF-2021-113271","date":"2021-11-26","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-113271","date":"2022-01-13","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-001437","date":"2023-01-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-001437","date":"2023-03-11","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-001437","date":"2023-04-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-001437","date":"2023-06-29","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-001437","date":"2024-10-07","type":null,"status":"PASSED"}],"inspYears":[{"y":2021,"fails":1,"passes":0},{"y":2022,"fails":0,"passes":1},{"y":2023,"fails":4,"passes":0},{"y":2024,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.02923304519717,"lng":-75.17914662617203,"geom":{"type":"Polygon","coordinates":[[[-75.178945961,40.029492073],[-75.179121433,40.02932149],[-75.179028532,40.029265795],[-75.179048491,40.029248737],[-75.178806071,40.029097007],[-75.178846439,40.029058724],[-75.178873688,40.029075615],[-75.178987668,40.028967311],[-75.179496991,40.029278781],[-75.179343751,40.029425974],[-75.179220149,40.029350958],[-75.179023481,40.029539734],[-75.178945961,40.029492073]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2023-009857","type":"Fire Alarm Certification","inspectionDate":"2023-05-04","result":"Certified","expirationDate":"2024-05-04","buildingId":"1134418"},{"number":"BC-2023-014153","type":"Sprinkler Certification","inspectionDate":"2023-06-20","result":"Certified","expirationDate":"2024-06-20","buildingId":"1134418"},{"number":"BC-2023-014169","type":"Sprinkler Certification","inspectionDate":"2023-06-20","result":"Certified","expirationDate":"2024-06-20","buildingId":"1134431"},{"number":"BC-2023-014170","type":"Sprinkler Certification","inspectionDate":"2023-06-20","result":"Certified","expirationDate":"2024-06-20","buildingId":"1155833"},{"number":"BC-2024-020583","type":"Sprinkler Certification","inspectionDate":"2024-07-02","result":"Certified","expirationDate":"2025-07-02","buildingId":"1155833"},{"number":"BC-2024-020580","type":"Sprinkler Certification","inspectionDate":"2024-07-02","result":"Certified","expirationDate":"2025-07-02","buildingId":"1134418"},{"number":"BC-2024-020581","type":"Sprinkler Certification","inspectionDate":"2024-07-02","result":"Certified","expirationDate":"2025-07-02","buildingId":"1134431"},{"number":"BC-2025-027418","type":"Fire Alarm Certification","inspectionDate":"2025-10-10","result":"Certified","expirationDate":"2026-10-10","buildingId":"1134418"},{"number":"BC-2025-032128","type":"Sprinkler Certification","inspectionDate":"2025-12-02","result":"Certified","expirationDate":"2026-12-02","buildingId":"1134418"},{"number":"BC-2025-032132","type":"Sprinkler Certification","inspectionDate":"2025-12-02","result":"Certified","expirationDate":"2026-12-02","buildingId":"1155833"},{"number":"BC-2025-032131","type":"Sprinkler Certification","inspectionDate":"2025-12-02","result":"Certified","expirationDate":"2026-12-02","buildingId":"1134431"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19144","beds":null,"baths":null,"stories":2,"lotArea":15490,"zoning":"RSA5","grade":"C","basement":"D","heater":"H","centralAir":false,"extCond":"2","intCond":"2","garage":3,"homestead":false,"mail":"200 EAGLE RD STE 108, WAYNE PA, 19087","mailOut":true,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"(PERMIT) FOR THE LEGALIZATION OF DWELLING UNIT AT FRONT OF BUILDING “A” ON THE SAME LOT EXISTING DWELLING UNITS) (11 DWELLNG UNITS) AS PREVIOUSLY APPROVED STRUCTURES (BUILDING “B”, BUILDING “C” AND BUILDING “D”) (TOTAL 12 DWELLING UNITS ON ","status":"Completed","outcome":"Denied","date":"2024-09-03","number":"ZP-2022-010234","relatedPermit":"ZP-2022-010234"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2025,"v":690300,"taxable":240667,"land":138060,"improvement":552240,"taxableLand":138060,"taxableImprovement":102607,"exemptLand":0,"exemptImprovement":449633},{"y":2026,"v":690300,"taxable":240667,"land":138060,"improvement":552240,"taxableLand":138060,"taxableImprovement":102607,"exemptLand":0,"exemptImprovement":449633},{"y":2027,"v":798000,"taxable":213243,"land":79800,"improvement":718200,"taxableLand":79800,"taxableImprovement":133443,"exemptLand":0,"exemptImprovement":584757}],"taxNow":3369,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"847848","date":"2018-04-09","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-01-18","scope":"**Amendment 12/28/2021, corrected examiner error on original permit language to clarify that Building D has six (6) dwelling units on the stamped plans, and to remove the partitions between individual parking spaces within the garages** **Amendment 12/16/2020, updated cover sheet to have R-2 sprinklered with NFPA 13R, and all Group R-3 areas to be sprinklered with NFPA 13D.** FOR LEVEL III ALTERATIONS THROUGHOUT THREE (3) EXISTING DETACHED STRUCTURES (BUILDINGS B, C, AND D), WITH A COMPLETE CHANGE OF OCCUPANCY CLASSIFICATION FROM GROUP S-2 GARAGES TO GROUP R-2/S-2 (BLDG B, TWO (2) DWELLING UNITS; BLDG C, TWO (2) DWELLING UNITS W/PARKING; BLDG D, SIX (6) DWELLING UNITS W/PARKING), AS PER PLANS; SEPARATE PERMITS REQUIRED FOR ALL MEP/FSP WORK; BUILDINGS TO BE FULLY SPRINKLERED THROUGHOUT IN ACCORDANCE WITH NFPA 13."},{"number":"1034117-RI","date":"2019-12-10","work":"Rough-In","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":"2020-03-16","scope":"NEW WATER SUPPLY AND DRAINS TO 10 UNITS **BUILDING PERMIT# 847848**"},{"number":"1040659-RI","date":"2020-01-10","work":"Rough-In","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2022-05-19","scope":"TENANT FIT OUT FIRE ALARM, OUTLETS, SWITCHES, SMOKE DETECTORS GROUND FIXTUES EXISTING SERVICE TENANT FIT OUT FIRE ALARM, OUTLETS, SWITCHES, SMOKE DETECTORS GROUND FIXTUES EXISTING SERVICE"},{"number":"1049172","date":"2020-02-12","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-01-14","scope":"For the installation if New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans."},{"number":"FP-2020-000922","date":"2020-07-09","work":"Rough-In","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2021-06-22","scope":"Rough-In Permit for FP-2020-000893 To install fire sprinkler system according to plan"},{"number":"PP-2020-008442","date":"2021-02-11","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-01-13","scope":"Alterations: Interior and exterior plumbing. All proposed work to be done in accordance with Philadelphia Plumbing Code 2018."},{"number":"FP-2020-000893","date":"2021-04-06","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2022-01-18","scope":"FOR THE INSTALLATION OF A NFPA 13R AND NFPA 13D FIRE SUPPRESSION SYSTEMS FOR THREE BUILDINGS SERVICED BY TWO(2) TWO INCH (2'') FIRE SERVICE LINES. R-2 UNITS SPRINKLERED PER NFPA 13R AND R-3 UNITS SPRINKLERED PER NFPA 13D ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. FIRE SUPPRESSION SYSTEM TO BE INSTALLED IN ACCORDANCE WITH THE NFPA 13R AND NFPA 13D STANDARDS."},{"number":"PP-2021-012231","date":"2021-07-08","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-01-12","scope":"Installing 2\" Domestic Water Service, 6\" Curb Trap, 4\" Fresh Air Inlet"},{"number":"EP-2021-007334","date":"2021-09-23","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-10-29","scope":"Wire 10 apartments with outlets, switches, lights, smoke/CO alarms. Install a 1000 amp service with 11 meter sockets as per 2017 NEC. Install Class B fire alarm system as per 2016 NFPA 72."},{"number":"PP-2025-006804","date":"2025-05-27","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-06-09","scope":"replace storm, sani traps; fai"},{"number":"ZP-2026-006632","date":"2026-06-19","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Single-Family"},{"number":"ZP-2022-010234","date":null,"work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Refused","completedDate":"2024-09-11","scope":null}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2021,"k":"permit","w":"Addition and/or Alterations"},{"y":2021,"k":"viol","w":"4 L&I violations"},{"y":2021,"k":"permit","w":"Alterations"},{"y":2021,"k":"insp","w":"Inspection failed"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"insp","w":"Inspection passed"},{"y":2023,"k":"viol","w":"4 L&I violations"},{"y":2023,"k":"insp","w":"Inspection failed ×4"},{"y":2024,"k":"insp","w":"Inspection passed"},{"y":2024,"k":"appeal","w":"Appeal denied"},{"y":2025,"k":"permit","w":"Alterations"},{"y":2026,"k":"permit","w":"Change of Use"}],"rented":true,"licenses":[{"number":"397212","type":"Rental","status":"Inactive","businessName":"JEFFREY L RICKENBACH","legalName":"JEFFREY L RICKENBACH","address":"5524 PULASKI AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2007-01-18","latestIssueDate":"2007-01-18","expirationDate":"2008-02-29","inactiveDate":"2012-08-10"},{"number":"0958027","type":"Rental","status":"Active","businessName":"East Falls Investments LLC","legalName":"East Falls Investments LLC","address":"5524 PULASKI AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2024-08-05","latestIssueDate":"2026-07-14","expirationDate":"2027-08-04","inactiveDate":null},{"number":"0958031","type":"Rental","status":"Active","businessName":"East Falls Investments LLC","legalName":"East Falls Investments LLC","address":"5524 PULASKI AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2024-08-05","latestIssueDate":"2026-07-14","expirationDate":"2027-08-04","inactiveDate":null},{"number":"0958034","type":"Rental","status":"Active","businessName":"East Falls Investments LLC","legalName":"East Falls Investments LLC ","address":"5524 PULASKI AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":6,"issuedDate":"2024-08-05","latestIssueDate":"2026-07-14","expirationDate":"2027-08-04","inactiveDate":null},{"number":"1013418","type":"Rental","status":"Active","businessName":"East Falls Investments LLC","legalName":"East Falls Investments LLC ","address":"5524 PULASKI AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2026-07-22","latestIssueDate":"2026-07-22","expirationDate":"2027-07-21","inactiveDate":null}],"licenseActivity":[{"number":"1013418","type":"Rental","businessName":"East Falls Investments LLC","legalName":"East Falls Investments LLC ","issuedDate":"2024-08-05","latestIssueDate":"2026-07-22","closureDate":null,"expirationDate":"2027-07-21","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"397212","type":"Rental","businessName":"JEFFREY L RICKENBACH","legalName":"JEFFREY L RICKENBACH","issuedDate":"2007-01-18","latestIssueDate":"2007-01-18","closureDate":"2012-08-10","expirationDate":"2008-02-29","inactiveDate":"2012-08-10","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","units":6,"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":["2 permit events since 2023","1 zoning/board appeal 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-2022-010234: Completed · Denied; related permit ZP-2022-010234.","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":"3 permits not marked completed: 1034117-RI (Issued), 1040659-RI (Expired), ZP-2022-010234 (Refused). 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":"rental-license","level":"verify","title":"A rental license does not transfer with the deed","finding":"4 active Rental License records 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 (200 EAGLE RD STE 108, WAYNE PA, 19087).","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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"5 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Oct 7, 2024.","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":"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 8 historical violations across 2 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 Oct 10, 2026; Sprinkler Certification: Certified through Dec 2, 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/"}]}