{"asOf":"2026-07-26T15:43:29.521Z","block":"600-699 W GIRARD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/600-699-w-girard-ave","address":"625-27 W GIRARD AVE","parcelNumber":"881000779","source":"https://property.phila.gov/?p=881000779","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"SC","buildingCodeNew":"830","buildingClass":"VACANT LAND COMMER < ACRE","buildingClassNew":"APARTMENTS - MID RISE","useLabel":"Apartments","owner":"625 WEST GIRARD JV LLC","coOwner":null,"marketValue":9562200,"landAssessment":956200,"improvementAssessment":8606000,"livableArea":49362,"yearBuilt":2023,"lastSale":{"price":2557800,"date":"2020-09-25T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2021-027627","date":"2021-05-05","code":"WORKMANLIKE ","title":null,"status":"COMPLIED","resolutionDate":"2021-07-22","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-070091","date":"2021-10-05","code":"A-302.10/2","title":"WORK NOT ACCORDING TO PLANS","status":"CLOSED","resolutionDate":"2021-11-30","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2023-003136","date":"2023-01-11","code":"A-203.1/1","title":"UNAPPROVED MATERIALS","status":"COMPLIED","resolutionDate":"2024-02-15","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-003135","date":"2023-01-11","code":"A-302.10/2","title":"WORK NOT ACCORDING TO PLANS","status":"COMPLIED","resolutionDate":"2024-02-15","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-003123","date":"2023-01-11","code":"A-302.10/2","title":"WORK NOT ACCORDING TO PLANS","status":"COMPLIED","resolutionDate":"2024-02-15","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-003122","date":"2023-01-11","code":"A-302.10/2","title":"WORK NOT ACCORDING TO PLANS","status":"COMPLIED","resolutionDate":"2024-02-15","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-003121","date":"2023-01-11","code":"A-302.10/2","title":"WORK NOT ACCORDING TO PLANS","status":"COMPLIED","resolutionDate":"2024-02-15","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"CF-2021-036997","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2021-05-07","completedDate":"2021-07-22","violations":[{"number":"VI-2021-027627","date":"2021-05-05","code":"WORKMANLIKE ","title":null,"status":"COMPLIED","resolutionDate":"2021-07-22","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2021-097649","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2021-10-05","completedDate":"2021-11-30","violations":[{"number":"VI-2021-070091","date":"2021-10-05","code":"A-302.10/2","title":"WORK NOT ACCORDING TO PLANS","status":"CLOSED","resolutionDate":"2021-11-30","resolution":"CLOSED - WRITTEN IN ERROR"}]},{"number":"CF-2023-003739","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2023-01-13","completedDate":"2024-02-15","violations":[{"number":"VI-2023-003136","date":"2023-01-11","code":"A-203.1/1","title":"UNAPPROVED MATERIALS","status":"COMPLIED","resolutionDate":"2024-02-15","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-003135","date":"2023-01-11","code":"A-302.10/2","title":"WORK NOT ACCORDING TO PLANS","status":"COMPLIED","resolutionDate":"2024-02-15","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-003123","date":"2023-01-11","code":"A-302.10/2","title":"WORK NOT ACCORDING TO PLANS","status":"COMPLIED","resolutionDate":"2024-02-15","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-003122","date":"2023-01-11","code":"A-302.10/2","title":"WORK NOT ACCORDING TO PLANS","status":"COMPLIED","resolutionDate":"2024-02-15","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-003121","date":"2023-01-11","code":"A-302.10/2","title":"WORK NOT ACCORDING TO PLANS","status":"COMPLIED","resolutionDate":"2024-02-15","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2021,"n":2,"worst":null},{"y":2023,"n":5,"worst":null}],"investigations":[{"caseNumber":"CF-2021-036997","date":"2021-05-07","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-036997","date":"2021-06-17","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-036997","date":"2021-07-22","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-097649","date":"2021-10-05","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-097649","date":"2021-11-09","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-097649","date":"2021-11-30","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-003739","date":"2023-01-13","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-003739","date":"2024-02-15","type":null,"status":"PASSED"}],"inspYears":[{"y":2021,"fails":4,"passes":2},{"y":2023,"fails":1,"passes":0},{"y":2024,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.970869559720605,"lng":-75.14755122253692,"geom":{"type":"Polygon","coordinates":[[[-75.147751829,39.970598362],[-75.147737112,39.970901831],[-75.14762409,39.970889394],[-75.14758373,39.97109016],[-75.147322369,39.9710614],[-75.147369851,39.970805958],[-75.14759863,39.970812525],[-75.147609215,39.970594268],[-75.147751829,39.970598362]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2025-025297","type":"Special Hazards Certification","inspectionDate":"2025-09-26","result":"Certified","expirationDate":"2026-09-26","buildingId":"1547205"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19123","beds":null,"baths":null,"stories":6,"lotArea":11363,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"980 N 02ND ST, PHILADELPHIA PA, 19103","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT\n1.)  FOR THE REDUCTION OF COMMERCIAL SPACE AT THE FIRST FLOOR.  \n2.)  FOR THE CREATION OF 14 TOTAL PARKING STALLS (1 ACCESSIBLE SPACE)\n3.)  FOR THE RELOCATION OF 18 CLASS 1-A PARKING STALL, MAINTAINED ON AN ACCESSIBLE ROUTE.\n4.)  NO ","status":"Completed","outcome":"Granted","date":"2024-01-19","number":"ZP-2023-007581","relatedPermit":"ZP-2023-007581"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2025,"v":9132000,"taxable":913200,"land":913200,"improvement":8218800,"taxableLand":913200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":8218800},{"y":2026,"v":9132000,"taxable":913200,"land":913200,"improvement":8218800,"taxableLand":913200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":8218800},{"y":2027,"v":9562200,"taxable":956200,"land":956200,"improvement":8606000,"taxableLand":956200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":8606000}],"taxNow":12783,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"1009833","date":"2019-09-13","work":"Major Demolition","type":"Demolition","description":"Demolition Permit","status":"Completed","completedDate":"2020-05-01","scope":"FOR THE COMPLETE DEMOLITION OF AN EXISTING FOUR (4) STORY STRUCTURE. BUILDING TO BE DEMOLISHED BY HAND AND MECHANICAL METHOD. STREETS DEPARTMENT APPROVAL REQUIRED FOR SIDEWALK CLOSURE."},{"number":"1014396","date":"2019-12-13","work":"Foundation","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Completed","completedDate":"2023-04-04","scope":"FOR EXCAVATION AND INSTALLATION OF FOOTINGS, FOUNDATION WALLS, AND SLAB-ON-GRADE FOR FUTURE MIX-USE BUILDING.METAL DECKING IS NOT INCLUDED IN THIS PERMIT. SET-UP PERIMETER CONTROLS AT BUILDING SITE PRIOR TO EXCAVATION. ALL MEANS OF PEDESTRIAN PROTECTION TO BE IN PLACE PRIOR TO START OF PERMITTED WORK."},{"number":"CP-2020-001107","date":"2020-08-18","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-04-06","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH MIXED NON-COMBUSTIBLE AND COMBUSTIBLE CONSTRUCTION TYPES, TO INCLUDE STEEL AND WOOD FRAMING INSTALLATION, SPRAY-FIRE RESISTANT MATERIAL INSTALLATION, RATED PARTITION ASSEMBLIES, RATED FLOOR/CEILING ASSEMBLIES, RATED SHAFT ENCLOSURE INSTALLATION, RATED CORRIDORS, RATED EXTERIOR WALLS, SPRAY-FOAM INSULATION INSTALLATION, TYPE A & B ACCESSIBLE UNITS, GREEN ROOF INSTALLATION, ACCESSIBLE RAMP, **IECC 2018--ADDITIONAL EFFICIENCY PACKAGE: REDUCED INTERIOR LIGHTING POWER. SEPARATE PA DEPT OF LABOR & INDUSTRY PERMITS REQUIRED FOR ELEVATOR HOISTWAY INSTALLATION. SEPARATE AMENDMENT TO BE REQUIRED FOR ANY PROPOSAL OF AN OFFSTREET PARKING CONFIGURATION AT THE GROUND FLR SPACE #2. SEPARATE PERMITS REQ'D FOR ELECTRICAL, PLUMBING, MECHANICAL, AND FIRE SUPPRESSION SYSTEM.** AMENDMENT APPROVED AS OF 03/08/2023: FOR THE CHANGES ON BASEMENT AND FIRST FLOOR AS PER APPROVED PLANS."},{"number":"EP-2021-004350","date":"2021-04-29","work":"Rough-In","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2022-07-21","scope":"Rough-In Permit for EP-2021-004346 Install 2000a, 3ph 120/208v main service. Install 1000a 3ph (25) gang meter module, install 1200a 3ph (25) gang meter module. Install 400a 3ph CT house service. Install fire pump service. Install all wiring (49) apartments, (1) commercial & house. Install fire alarm system throughout as per NFPA72. Install cable tv wiring as per 2017 NEC"},{"number":"MP-2021-002524","date":"2021-05-26","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-04-05","scope":"FOR THE INSTALLATION OF A NEW HVAC SYSTEM INCLUDING INSTALLATION OF (41) HEAT PUMP SYSTEMS WITH 1.5 TON 14 SEER AC. INSTALLATION OF (8) HEAT PUMP SYSTEMS WITH 2 TON 14 SEER AC. ALL DUCT WORK WILL BE SELF CONTAINED IN EACH LIVING SPACE AS PER MECHANICAL PLANS."},{"number":"PP-2021-009328","date":"2021-05-27","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-07-02","scope":"HOUSE DRAIN, CURB TRAP, FRESH AIR INLET & WATER SERVICE PPC 2018"},{"number":"PP-2021-012053","date":"2021-08-10","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-04-06","scope":"New Plumbing work throughout to included 50 - Bathrooms 50 - Tubs 50 - WC 50 - Lavs 49 - Floor Drains 49 - Water Heaters 49 - Kitchen Sinks"},{"number":"EP-2021-004346","date":"2021-10-05","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-08-10","scope":"Install 2000 amp 3-phase 120/208v main service. Install 1000 amp 3-phase (25) gang meter module, install 1200 amp 3-phase (25) gang meter module. Install 400 amp 3-phase CT house service. Install fire pump service. Install cable TV wiring. Install all wiring (49) apartments, (1) commercial & house as per 2017 NEC. Install fire alarm system throughout as per 2016 NFPA 72."},{"number":"FP-2021-002085","date":"2021-11-10","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2023-04-06","scope":"For the installation of an automatic wet sprinkler system in accordance with NFPA 13 (using a new, six (6) inch fire service line as per PWD Utility Plan dated 10/15/2021, six (6) inch backflow within the basement, and two (2), six (6) inch standpipes within the exit stairways installed as per NFPA 14), throughout a new six (6) story attached structure to be used as Groups M/R-2, as per plans and hydraulic calculations; dry heads and piping within unconditioned areas; see CP-2020-001107 for building permit."},{"number":"PP-2023-011217","date":"2023-08-14","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-08-31","scope":"REPAIR/REPLACE STORM CT, FAI & MD"},{"number":"ZP-2023-007581","date":"2023-12-13","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE REDUCTION OF COMMERCIAL SPACE AT THE FIRST FLOOR."}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2021,"k":"permit","w":"New Construction or Additions"},{"y":2021,"k":"viol","w":"2 L&I violations"},{"y":2021,"k":"insp","w":"L&I: 4 failed, 2 passed"},{"y":2021,"k":"permit","w":"New Construction or Additions"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2023,"k":"viol","w":"5 L&I violations"},{"y":2023,"k":"insp","w":"Inspection failed"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2023,"k":"permit","w":"New construction, addition, GFA change"},{"y":2024,"k":"appeal","w":"Appeal granted"},{"y":2024,"k":"insp","w":"Inspection passed"}],"rented":false,"licenses":[{"number":"278329","type":"Dumpster License - Private Property","status":"Active","businessName":"SHATTLE FOOD CORP (FINE FARE SUPERMARKETS)","legalName":"SHATTLE FOOD CORP","address":"625-27 W GIRARD AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2000-02-22","latestIssueDate":"2012-07-21","expirationDate":null,"inactiveDate":null},{"number":"201505","type":"Food Establishment, Retail Perm Location (Large)","status":"Inactive","businessName":"SHATTLE FOOD CORP (FINE FARE SUPERMARKETS)","legalName":"SHATTLE FOOD CORP","address":"625-27 W GIRARD AVE","revenueCode":"3119","rentalCategory":null,"units":null,"issuedDate":"2004-06-04","latestIssueDate":"2005-06-04","expirationDate":"2006-04-30","inactiveDate":"2007-10-04"},{"number":"425525","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"SHATTLE FOOD CORP (FINE FARE SUPERMARKETS)","legalName":"SHATTLE FOOD CORP","address":"625-27 W GIRARD AVE","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2007-10-04","latestIssueDate":"2017-01-20","expirationDate":"2017-04-30","inactiveDate":"2017-06-29"},{"number":"603993","type":"Dumpster License - Private Property","status":"Active","businessName":"KENNZO SUPERMARKET INC","legalName":"KENNZO SUPERMARKET INC","address":"625-27 W GIRARD AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2013-08-30","latestIssueDate":"2013-08-30","expirationDate":null,"inactiveDate":null}],"licenseActivity":[{"number":"603993","type":"Dumpster License - Private Property","businessName":"KENNZO SUPERMARKET INC","legalName":"KENNZO SUPERMARKET INC","issuedDate":"2013-08-30","latestIssueDate":"2013-08-30","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"425525","type":"Food Establishment, Retail Permanent Location","businessName":"SHATTLE FOOD CORP (FINE FARE SUPERMARKETS)","legalName":"SHATTLE FOOD CORP","issuedDate":"2007-10-04","latestIssueDate":"2017-01-20","closureDate":"2017-06-29","expirationDate":"2017-04-30","inactiveDate":"2017-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"201505","type":"Food Establishment, Retail Perm Location (Large)","businessName":"SHATTLE FOOD CORP (FINE FARE SUPERMARKETS)","legalName":"SHATTLE FOOD CORP","issuedDate":"2004-06-04","latestIssueDate":"2005-06-04","closureDate":"2007-10-04","expirationDate":"2006-04-30","inactiveDate":"2007-10-04","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"278329","type":"Dumpster License - Private Property","businessName":"SHATTLE FOOD CORP (FINE FARE SUPERMARKETS)","legalName":"SHATTLE FOOD CORP","issuedDate":"2000-02-22","latestIssueDate":"2012-07-21","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"transition-activity","level":"watch","title":"Recent transition activity","summary":"The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.","evidence":["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":"The record identifies more than one dwelling/use.","why":"Philadelphia says a zoning approval or Property Sales Certification can identify a use without proving that it was established under the Building Code. A change of use, unit count, exits, or fire rating can require a Building Permit and Certificate of Occupancy.","action":"Verify the lawful use, unit count, associated construction permits, and Certificate of Occupancy with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: EP-2021-004350 (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":"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":"5 failed, 3 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Feb 15, 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Establishment, Retail Perm Location (Large) #201505: Inactive since Oct 4, 2007; Food Establishment, Retail Permanent Location #425525: Inactive since Jun 29, 2017","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 7 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":"Special Hazards Certification: Certified through Sep 26, 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/"}]}