{"asOf":"2026-07-28T19:12:54.276Z","block":"300-399 W HORTTER ST","blockUrl":"https://philadelphia.blockreport.homes/block/300-399-w-hortter-st","address":"367 W HORTTER ST","parcelNumber":"881001104","source":"https://property.phila.gov/?p=881001104","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"AA0","buildingCodeNew":"804","buildingClass":"STORE 1 STY MASONRY","buildingClassNew":"APARTMENTS - LOW RISE","useLabel":"Store","owner":"AZALEA PARTNERS LLC","coOwner":null,"marketValue":3970200,"landAssessment":397000,"improvementAssessment":3573200,"livableArea":24320,"yearBuilt":2024,"lastSale":{"price":675000,"date":"2021-05-25T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2023-057230","date":"2023-08-04","code":"A-402.1/1","title":"COMPL CONCEAL- BLDG PERM WORK","status":"COMPLIED","resolutionDate":"2023-08-16","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-091282","date":"2024-11-07","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2024-12-27","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-006923","date":"2025-02-07","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2026-04-09","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-082235","date":"2025-10-16","code":"9-3902 (2)","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"COMPLIED","resolutionDate":"2026-03-23","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-082230","date":"2025-10-16","code":"F-907.8.5","title":"INSPECTION, TESTING AND MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2026-03-23","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-082234","date":"2025-10-16","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2026-03-23","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"CF-2023-077093","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2023-08-04","completedDate":"2023-08-16","violations":[{"number":"VI-2023-057230","date":"2023-08-04","code":"A-402.1/1","title":"COMPL CONCEAL- BLDG PERM WORK","status":"COMPLIED","resolutionDate":"2023-08-16","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2024-118613","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2024-11-07","completedDate":"2024-12-30","violations":[{"number":"VI-2024-091282","date":"2024-11-07","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2024-12-27","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2025-008728","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2025-02-07","completedDate":"2026-04-09","violations":[{"number":"VI-2025-006923","date":"2025-02-07","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2026-04-09","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2025-113438","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2025-10-15","completedDate":"2026-03-23","violations":[{"number":"VI-2025-082235","date":"2025-10-16","code":"9-3902 (2)","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"COMPLIED","resolutionDate":"2026-03-23","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-082230","date":"2025-10-16","code":"F-907.8.5","title":"INSPECTION, TESTING AND MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2026-03-23","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-082234","date":"2025-10-16","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2026-03-23","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2023,"n":1,"worst":null},{"y":2024,"n":1,"worst":null},{"y":2025,"n":4,"worst":null}],"investigations":[{"caseNumber":"CF-2023-077093","date":"2023-08-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-077093","date":"2023-08-16","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-118613","date":"2024-11-07","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-118613","date":"2024-12-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-118613","date":"2024-12-30","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-008728","date":"2025-02-07","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-113438","date":"2025-10-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-113438","date":"2025-10-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-113438","date":"2025-11-21","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-113438","date":"2026-03-23","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-008728","date":"2026-04-09","type":null,"status":"PASSED"}],"inspYears":[{"y":2023,"fails":1,"passes":1},{"y":2024,"fails":2,"passes":1},{"y":2025,"fails":4,"passes":0},{"y":2026,"fails":0,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.04410714358978,"lng":-75.19121706910694,"geom":{"type":"Polygon","coordinates":[[[-75.191050447,40.044169747],[-75.191191512,40.043908431],[-75.191459803,40.044073089],[-75.191096353,40.04430674],[-75.19105085,40.044248646],[-75.191050447,40.044169747]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2026-006046","type":"Sprinkler Certification","inspectionDate":"2025-10-15","result":"Certified","expirationDate":"2026-10-15","buildingId":"2001441"},{"number":"BC-2026-002390","type":"Fire Alarm Certification","inspectionDate":"2025-12-18","result":"Certified","expirationDate":"2026-12-18","buildingId":"2001441"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19119","beds":null,"baths":null,"stories":4,"lotArea":10343,"zoning":"CMX2","grade":"B+","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"1541 RIDGE AVE UNIT 1, PHILADELPHIA PA, 19130","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2025,"v":4184300,"taxable":418400,"land":418400,"improvement":3765900,"taxableLand":418400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":3765900},{"y":2026,"v":4184300,"taxable":418400,"land":418400,"improvement":3765900,"taxableLand":418400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":3765900},{"y":2027,"v":3970200,"taxable":397000,"land":397000,"improvement":3573200,"taxableLand":397000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":3573200}],"taxNow":5857,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2021-006811","date":"2021-11-15","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2025-12-24","scope":"FOR COMPLETE DEMOLITION OF AN EXISTING STRUCTURE ON THE LOT AND FOR THE ERECTION OF ONE (1) SEMI-DETACHED STRUCTURE WITH CELLAR AND AN ACCESSORY ROOF DECKS (FOR RESIDENTIAL USE ONLY) WITH ROOF ACCESS STRUCTURES. (LOW INCOME BONUS APPLIED: AN ADDITIONAL 7 FT HEIGHT BONUS APPLIED TO THIS PERMIT (14-702(7)(B)(.6) AND (C)); AND GREEN ROOF BONUS APPLIED (THE APPLICANT MUST EXECUTE AND RECORD A DEED RESTRICTION PRIOR TO ISSUE CERTIFICATE OF OCCUPANCY IN FAVOR OF THE CITY, APPROVED AS TO FORM BY THE LAW DEPARTMENT, WHICH REQUIRES THE GREEN ROOF TO BE CONSTRUCTED AND MAINTAINED, AT A MINIMUM, IN ACCORDANCE WITH THE MANUFACTURER?S GUIDELINES, WHERE APPLICABLE, AND WITH WATER DEPARTMENT STANDARDS, FOR THE LIFE OF THE BUILDING; AND WHICH ALLOWS THE CITY TO INSPECT THE GREEN ROOF FOR, OR DEMAND PROOF OF, CONTINUED COMPLIANCE WITH THOSE REQUIREMENTS). SIZE AND LOCATION AS SHOWN IN THE APPLICATION / PLAN."},{"number":"PP-2022-001596","date":"2022-02-03","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-04-11","scope":"6\" Lateral seal"},{"number":"MP-2022-003132","date":"2022-06-30","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-08-09","scope":"FOR THE INSTALLATION OF AN HVAC MECHANICAL SYSTEM TO INCLUDE OUTDOOR/INDOOR UNITS, CABINET HEATERS, AIR HANDLING UNITS, CONDENSING UNITS, DIFFUSERS/REGISTERS/GRILLES, AND ASSOCIATED DUCTWORK. APPLIANCE TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT THE DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS ARE REQUIRED FOR ALL OTHER WORK."},{"number":"PP-2023-000458","date":"2023-03-02","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-04-30","scope":"New HD HT FAI 1 1/2 WDP and 2\" WDP"},{"number":"PP-2023-002339","date":"2023-04-17","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-08-09","scope":"Install water and drain from basement to each fixture in the building 24 kitchen sinks, 26 water closets, 26 tub/shower, 26 lavatories, 24 water heaters"},{"number":"FP-2023-001615","date":"2023-07-10","work":"Rough-In","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2023-11-17","scope":"Rough-In Permit for FP-2023-001593 MK Fire Protection to install new Fire Sprinkler System throughout entire building. (CP-2021-006726)"},{"number":"FP-2023-001593","date":"2023-11-17","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2024-08-09","scope":"FOR THE INSTALLATION OF AN AUTOMATIC WET SPRINKLER SYSTEM IN ACCORDANCE WITH NFPA 13 THROUGHOUT A FOUR (4) STORY STRUCTURE, SERVED BY A FOUR INCH (4\") FIRE SERVICE LINE, WITH FIRE DEPARTMENT CONNECTION, ELECTRIC FIRE PUMP IN ACCORDANCE WITH NFPA 20 AND CLASS I MANUAL WET STANDPIPE IN ACCORDANCE WITH NFPA 14. SEPARATE PERMITS REQUIRED FOR ANY PLUMING AND ELECTRICAL WORK"},{"number":"ZP-2024-006288","date":"2024-06-20","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2025-12-18","scope":"Child Care - Child Care Center"},{"number":"CP-2024-002805","date":"2024-07-09","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-07-14","scope":"FOR LEVEL II INTERIOR ALTERATIONS WITH A PARTIAL CHANGE IN OCCUPANCY AT THE 1ST FLOOR TO GROUP E CHILD DAY CARE. EXISTING BUILDING IS FULLY SPRINKLERED. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IEBC. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING, AND FIRE SUPPRESSION WORK. IF SITE CONDITIONS VARY, CONTACT DESIGN PROFESSIONAL PRIOR TO START OF WORK."},{"number":"MP-2024-003804","date":"2024-10-09","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-07-14","scope":"FOR INSTALLATION OF THE HVAC SYSTEM TO SERVE THE DAY CARE CENTER ON THE 1ST FLOOR AS PER APPROVED PLANS."},{"number":"PP-2024-012010","date":"2024-10-28","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-07-14","scope":"Cut the concrete, tap into main sewer line in the ground, running 4\" to bathroom location, rough in for: 2 water closets, 2 lavatories, 1 water fountain, 1 mop sink, 2 floor drains. 8 FIXTURES"},{"number":"PP-2024-011912","date":"2024-11-13","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-07-14","scope":"Installing new fixture’s only….. (8) fixtures 2 toilets 2 lavs electric water cooler, kitchen sink utility sink, hot water heater piping only"},{"number":"FP-2025-000137","date":"2025-01-21","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-07-14","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 (37) sprinkler heads to accommodate interior alterations to first floor commercial space"},{"number":"EP-2024-011019","date":"2025-05-02","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-05-30","scope":"ALL WIRING FOR DAYCARE TO INCLUDE GENERAL PURPOSE LIGHTING ,EMERGENCY LIGHTING AND TAMPER RESISTANT RECEPTACLES THROUGHOUT ,BATHROOM & KITCHENETTE GFCI ,EXHAUST FAN . ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC. **NO FIRE ALARM IS ON THIS PERMIT**"},{"number":"AP-2025-005544","date":"2025-07-24","work":"Certificate of Occupancy (CO) (may inclu…","type":"Administrative","description":"Administrative Permit","status":"Completed","completedDate":"2025-07-30","scope":"Duplicate CO. See CP-2024-002805 for the completed work and original CO."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2024,"k":"viol","w":"L&I violation"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"viol","w":"4 L&I violations"},{"y":2025,"k":"permit","w":"Certificate of Occupancy (CO) (may inclu…"},{"y":2025,"k":"insp","w":"Inspection failed ×4"},{"y":2026,"k":"insp","w":"Inspection passed ×2"}],"rented":true,"licenses":[{"number":"453606","type":"Dumpster License - Private Property","status":"Active","businessName":"JOA MART INC","legalName":"JOA MART INC","address":"367 W HORTTER ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2008-08-11","latestIssueDate":"2013-07-27","expirationDate":null,"inactiveDate":null},{"number":"458648","type":"Food Preparing and Serving","status":"Inactive","businessName":"JOA MART INC","legalName":"JOA MART INC","address":"367 W HORTTER ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2008-10-10","latestIssueDate":"2015-05-03","expirationDate":"2016-04-30","inactiveDate":"2016-06-29"},{"number":"0986707","type":"Food Preparing and Serving (30+ SEATS)","status":"Active","businessName":"The Clubhouse by Children & Garden","legalName":"The Clubhouse by Children & Garden","address":"367 W HORTTER ST","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2025-08-20","latestIssueDate":"2025-08-20","expirationDate":"2026-08-19","inactiveDate":null},{"number":"1006446","type":"Rental","status":"Active","businessName":"AZALEA PARTNERS LLC","legalName":"AZALEA PARTNERS LLC","address":"367 W HORTTER ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":24,"issuedDate":"2026-05-04","latestIssueDate":"2026-05-04","expirationDate":"2027-05-03","inactiveDate":null}],"licenseActivity":[{"number":"1006446","type":"Rental","businessName":"AZALEA PARTNERS LLC","legalName":"AZALEA PARTNERS LLC","issuedDate":"2026-05-04","latestIssueDate":"2026-05-04","closureDate":null,"expirationDate":"2027-05-03","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"0986707","type":"Food Preparing and Serving (30+ SEATS)","businessName":"The Clubhouse by Children & Garden","legalName":"The Clubhouse by Children & Garden","issuedDate":"2025-08-20","latestIssueDate":"2025-08-20","closureDate":null,"expirationDate":"2026-08-19","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"458648","type":"Food Preparing and Serving","businessName":"JOA MART INC","legalName":"JOA MART INC","issuedDate":"2008-10-10","latestIssueDate":"2015-05-03","closureDate":"2016-06-29","expirationDate":"2016-04-30","inactiveDate":"2016-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"453606","type":"Dumpster License - Private Property","businessName":"JOA MART INC","legalName":"JOA MART INC","issuedDate":"2008-08-11","latestIssueDate":"2013-07-27","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-27","units":24,"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":["7 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":"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":"rental-license","level":"verify","title":"A rental license does not transfer with the deed","finding":"1 active Rental License record matched.","why":"If dwelling space is rented, the buyer must obtain a new annual Rental License; the seller’s license is not transferable. New applications require proof of ownership and legal occupancy, tax compliance, no open L&I violations, and lead compliance where applicable.","action":"Plan the buyer’s replacement license before settlement.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"7 failed, 4 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Apr 9, 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 #458648: Inactive since Jun 29, 2016","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 6 historical violations across 4 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":"Sprinkler Certification: Certified through Oct 15, 2026; Fire Alarm Certification: Certified through Dec 18, 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/"}]}