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No fire alarm."},{"number":"FP-2024-001391","date":"2024-07-01","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2024-09-11","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 11 Sprinkler Heads"},{"number":"PP-2024-008701","date":"2024-07-11","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-09-20","scope":"2-NEW FLOOR SINKS TO RECEIVE 1\" DRAIN FROM COLD FOOD WELL UNITS 1-TWO COMPARTMENT PREP SINK TO DRAIN INTO EXISTING FLOOR SINK 2-HAND SINKS TO BE ROUGHED IN ABOVE GROUND 1-GARBAGE DISPOSAL TO BE ROUGHED IN ABOVE GROUND"},{"number":"EP-2024-006853","date":"2024-07-12","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-09-11","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."},{"number":"CP-2025-003356","date":"2025-07-03","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-09-23","scope":"FOR LEVEL II INTERIOR ALTERATIONS WITHOUT A CHANGE IN USE & OCCUPANCY TO AN EXISTING GROUP A-2 SIT-DOWN RESTAURANT. 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-2025-003558","date":"2025-07-07","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-09-16","scope":"Mechanical / Fuel Gas Permit for combo CP-2025-003356 FOR THE INSTALLATION OF FUEL GAS PIPING CONNECTED TO NEW COMMERCIAL KITCHEN APPLIANCES AND ONE (1) TYPE 1 COMMERCIAL KITCHEN EXHAUST HOOD WITH ASSOCIATED EXHAUST AND MAKEUP AIR APPLIANCES AND DUCTWORK. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IMC AND MANUFACTURER SPECIFICATIONS. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"FP-2025-001534","date":"2025-07-25","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-09-16","scope":"EZ STANDARD KITCHEN FIRE SUPPRESSION- For the installation of New Wet Chemical Kitchen Fire Suppression System as per attached standard. Deviations from these standards require submission of construction and site plans. INSTALL (1) ONE ANSUL R-102 WET CHEMICAL COMMERCIAL KITCHEN FIRE SUPPRESSION SYSTEM FOR PROTECTION OF KITCHEN EXHAUST HOOD - SEE MECHANICAL PERMIT MP-2025-003558 FOR KITCHEN HOOD."},{"number":"EP-2025-006352","date":"2025-07-28","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-09-03","scope":"Electrical Permit for combo CP-2025-003356 Install all kitchen power ,lighting and receptacles. (FROM EXISTING SERVICE & PANELS) .ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC."},{"number":"ZP-2025-007072","date":"2025-08-09","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE REMOVAL OF ALL EXISTING SIGNS AT THE TENANT SPACE; FOR THE ERECTION OF THREE (3) ACCESSORY STATICALLY ILLUMINATED SIGNS, INCLUDING (ONE (1) PROJECTING SIGN, DOUBLE-SIDED, (1) 24” DIA.) AND (TWO (2) FLAT WALL SIGN, SINGLE-SIDED, (1) 60” X 60” & (1) 70” X 10”), ACCESSORY TO AN EXISTING TAKE-OUT RESTAURANT WITH ALL OTHER ACCCESSORY SIGNS AND USES AS PREVIOSLUY APPROVED, SIZE AND LOCATION AS SHOWN ON PLAN."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2024,"k":"viol","w":"28 L&I violations"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"insp","w":"L&I: 9 failed, 2 passed"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"insp","w":"L&I: 5 failed, 2 passed"},{"y":2025,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2026,"k":"viol","w":"3 L&I violations"},{"y":2026,"k":"insp","w":"L&I: 2 failed, 1 passed"}],"rented":true,"licenses":[{"number":"677422","type":"Food Preparing and Serving (30+ SEATS)","status":"Inactive","businessName":"SODEXO MANAGEMENT INC (ATTN: LICENSING DEPT)","legalName":"SODEXO MANAGEMENT INC","address":"3400 LANCASTER AVE","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2015-09-15","latestIssueDate":"2016-05-23","expirationDate":"2017-04-30","inactiveDate":"2017-06-29"},{"number":"703440","type":"Food Preparing and Serving","status":"Closed","businessName":"OLD NELSON FOOD PA SEVEN, LLC","legalName":"OLD NELSON FOOD PA SEVEN, LLC","address":"3400 LANCASTER AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2016-06-01","latestIssueDate":"2017-06-23","expirationDate":"2018-05-31","inactiveDate":null},{"number":"707842","type":"Food Preparing and Serving","status":"Expired","businessName":"INSOMNIA COOKIES LLC","legalName":"INSOMNIA COOKIES LLC","address":"3400 LANCASTER AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2016-07-13","latestIssueDate":"2025-06-17","expirationDate":"2026-07-12","inactiveDate":null},{"number":"708219","type":"Food Preparing and Serving (30+ SEATS)","status":"Inactive","businessName":"RB DREXEL INC (DBA RAMEN BAR) (RAMEN BAR)","legalName":"RB DREXEL INC (DBA RAMEN BAR)","address":"3400 LANCASTER AVE","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2016-07-18","latestIssueDate":"2018-08-24","expirationDate":"2019-07-17","inactiveDate":"2019-09-15"},{"number":"711080","type":"Food Preparing and Serving","status":"Inactive","businessName":"STARBUCKS CORPORATION","legalName":"STARBUCKS CORPORATION","address":"3400 LANCASTER AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2016-08-12","latestIssueDate":"2019-08-06","expirationDate":"2020-08-11","inactiveDate":"2020-10-10"},{"number":"720606","type":"Food Preparing and Serving","status":"Closed","businessName":"CHIPOTLE MEXICAN GRILL OF COLORADO LLC (CHIPOTLE MEXICAN GRILL )","legalName":"CHIPOTLE MEXICAN GRILL OF COLORADO LLC","address":"3400 LANCASTER AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2016-11-18","latestIssueDate":"2017-12-08","expirationDate":"2018-11-17","inactiveDate":null},{"number":"753761","type":"Food Preparing and Serving (30+ SEATS)","status":"Active","businessName":"Aramark Services, Inc (Aramark @ Drexel U Urban Eatery)","legalName":"Aramark Services, Inc","address":"3400 LANCASTER AVE","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2017-10-06","latestIssueDate":"2025-09-21","expirationDate":"2026-10-05","inactiveDate":null},{"number":"776696","type":"Food Preparing and Serving (30+ SEATS)","status":"Inactive","businessName":"OLD NELSON FOOD PA SEVEN LLC","legalName":"OLD NELSON FOOD PA SEVEN LLC","address":"3400 LANCASTER AVE","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2018-05-15","latestIssueDate":"2025-01-21","expirationDate":"2025-05-14","inactiveDate":"2025-07-13"},{"number":"809575","type":"Food Preparing and Serving (30+ SEATS)","status":"Active","businessName":"CHIPOTLE MEXICAN GRILL OF COLORADO LLC (CHIPOTLE MEXICAN GRILL )","legalName":"CHIPOTLE MEXICAN GRILL OF COLORADO LLC","address":"3400 LANCASTER AVE","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2019-04-17","latestIssueDate":"2026-03-24","expirationDate":"2027-04-16","inactiveDate":null},{"number":"902144","type":"Food Preparing and Serving (30+ SEATS)","status":"Active","businessName":"ARAMARK CORPORATION (PRET-A-MANGER)","legalName":"ARAMARK CORPORATION (PRET-A-MANGER)","address":"3400 LANCASTER AVE","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2022-08-02","latestIssueDate":"2026-07-01","expirationDate":"2027-08-01","inactiveDate":null},{"number":"939950","type":"Food Preparing and Serving","status":"Active","businessName":"Three Angels of University City (Auntie Anne's/ Cinnabon/ Carvel)","legalName":"Three Angels of University City","address":"3400 LANCASTER AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2023-12-13","latestIssueDate":"2025-12-12","expirationDate":"2026-12-12","inactiveDate":null},{"number":"949753","type":"Food Preparing and Serving","status":"Inactive","businessName":"Automatic Dumpling","legalName":"Automatic Dumpling","address":"3400 LANCASTER AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2024-04-23","latestIssueDate":"2025-03-10","expirationDate":"2026-04-22","inactiveDate":"2026-06-21"},{"number":"0965384","type":"Rental","status":"Active","businessName":"ACC OP (Lancaster PA) LLC (The Summit at University City)","legalName":"ACC OP (Lancaster PA) LLC","address":"3400 LANCASTER AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":351,"issuedDate":"2024-11-12","latestIssueDate":"2025-11-11","expirationDate":"2026-11-11","inactiveDate":null},{"number":"0966778","type":"High Rise","status":"Active","businessName":"ACC OP (Lancaster PA) LLC (The Summit at University City)","legalName":"ACC OP (Lancaster PA) LLC","address":"3400 LANCASTER AVE","revenueCode":"3629","rentalCategory":null,"units":null,"issuedDate":"2024-12-03","latestIssueDate":"2025-11-04","expirationDate":"2026-12-02","inactiveDate":null},{"number":"0969543","type":"Food Preparing and Serving","status":"Inactive","businessName":"CRUSTOPIA PA CORP","legalName":"CRUSTOPIA PA CORP","address":"3400 LANCASTER AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2025-01-16","latestIssueDate":"2025-01-16","expirationDate":"2026-01-15","inactiveDate":"2026-03-16"},{"number":"0986840","type":"Food Preparing and Serving (30+ SEATS)","status":"Active","businessName":"OLD NELSON FOOD PA SEVEN, LLC","legalName":"OLD NELSON FOOD PA SEVEN, LLC","address":"3400 LANCASTER AVE","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2025-08-21","latestIssueDate":"2025-08-21","expirationDate":"2026-08-20","inactiveDate":null},{"number":"0989072","type":"Food Preparing and Serving (30+ SEATS)","status":"Active","businessName":"Oh Brother Drexel, LLC (Oh Brother)","legalName":"Oh Brother Drexel, LLC","address":"3400 LANCASTER AVE","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2025-09-17","latestIssueDate":"2025-09-17","expirationDate":"2026-09-16","inactiveDate":null}],"licenseActivity":[{"number":"0989072","type":"Food Preparing and Serving (30+ SEATS)","businessName":"Oh Brother Drexel, LLC (Oh Brother)","legalName":"Oh Brother Drexel, LLC","issuedDate":"2025-09-17","latestIssueDate":"2025-09-17","closureDate":null,"expirationDate":"2026-09-16","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"0969543","type":"Food Preparing and Serving","businessName":"CRUSTOPIA PA CORP","legalName":"CRUSTOPIA PA CORP","issuedDate":"2025-01-16","latestIssueDate":"2025-01-16","closureDate":"2026-03-16","expirationDate":"2026-01-15","inactiveDate":"2026-03-16","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"0966778","type":"High Rise","businessName":"ACC OP (Lancaster PA) LLC (The Summit at University City)","legalName":"ACC OP (Lancaster PA) LLC","issuedDate":"2024-12-03","latestIssueDate":"2025-11-04","closureDate":null,"expirationDate":"2026-12-02","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"0965384","type":"Rental","businessName":"ACC OP (Lancaster PA) LLC (The Summit at University City)","legalName":"ACC OP (Lancaster PA) LLC","issuedDate":"2024-11-12","latestIssueDate":"2025-11-11","closureDate":null,"expirationDate":"2026-11-11","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"949753","type":"Food Preparing and Serving","businessName":"Automatic Dumpling","legalName":"Automatic Dumpling","issuedDate":"2024-04-23","latestIssueDate":"2025-03-10","closureDate":"2026-06-21","expirationDate":"2026-04-22","inactiveDate":"2026-06-21","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"939950","type":"Food Preparing and Serving","businessName":"Three Angels of University City (Auntie Anne's/ Cinnabon/ Carvel)","legalName":"Three Angels of University City","issuedDate":"2023-12-13","latestIssueDate":"2025-12-12","closureDate":null,"expirationDate":"2026-12-12","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"902144","type":"Food Preparing and Serving (30+ SEATS)","businessName":"ARAMARK CORPORATION (PRET-A-MANGER)","legalName":"ARAMARK CORPORATION (PRET-A-MANGER)","issuedDate":"2022-08-02","latestIssueDate":"2026-07-01","closureDate":null,"expirationDate":"2027-08-01","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"809575","type":"Food Preparing and Serving (30+ SEATS)","businessName":"CHIPOTLE MEXICAN GRILL OF COLORADO LLC (CHIPOTLE MEXICAN GRILL )","legalName":"CHIPOTLE MEXICAN GRILL OF COLORADO LLC","issuedDate":"2019-04-17","latestIssueDate":"2026-03-24","closureDate":null,"expirationDate":"2027-04-16","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"0986840","type":"Food Preparing and Serving (30+ SEATS)","businessName":"OLD NELSON FOOD PA SEVEN, LLC","legalName":"OLD NELSON FOOD PA SEVEN, LLC","issuedDate":"2018-05-15","latestIssueDate":"2025-08-21","closureDate":null,"expirationDate":"2026-08-20","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"753761","type":"Food Preparing and Serving (30+ SEATS)","businessName":"Aramark Services, Inc (Aramark @ Drexel U Urban Eatery)","legalName":"Aramark Services, Inc","issuedDate":"2017-10-06","latestIssueDate":"2025-09-21","closureDate":null,"expirationDate":"2026-10-05","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"720606","type":"Food Preparing and Serving","businessName":"CHIPOTLE MEXICAN GRILL OF COLORADO LLC (CHIPOTLE MEXICAN GRILL )","legalName":"CHIPOTLE MEXICAN GRILL OF COLORADO LLC","issuedDate":"2016-11-18","latestIssueDate":"2017-12-08","closureDate":"2018-11-17","expirationDate":"2018-11-17","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false},{"number":"711080","type":"Food Preparing and Serving","businessName":"STARBUCKS CORPORATION","legalName":"STARBUCKS CORPORATION","issuedDate":"2016-08-12","latestIssueDate":"2019-08-06","closureDate":"2020-10-10","expirationDate":"2020-08-11","inactiveDate":"2020-10-10","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"708219","type":"Food Preparing and Serving (30+ SEATS)","businessName":"RB DREXEL INC (DBA RAMEN BAR) (RAMEN BAR)","legalName":"RB DREXEL INC (DBA RAMEN BAR)","issuedDate":"2016-07-18","latestIssueDate":"2018-08-24","closureDate":"2019-09-15","expirationDate":"2019-07-17","inactiveDate":"2019-09-15","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"707842","type":"Food Preparing and Serving","businessName":"INSOMNIA COOKIES LLC","legalName":"INSOMNIA COOKIES LLC","issuedDate":"2016-07-13","latestIssueDate":"2025-06-17","closureDate":"2026-07-12","expirationDate":"2026-07-12","inactiveDate":null,"status":"Expired","statusLabel":"Expired","active":false},{"number":"703440","type":"Food Preparing and Serving","businessName":"OLD NELSON FOOD PA SEVEN, LLC","legalName":"OLD NELSON FOOD PA SEVEN, LLC","issuedDate":"2016-06-01","latestIssueDate":"2017-06-23","closureDate":"2018-05-31","expirationDate":"2018-05-31","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false},{"number":"677422","type":"Food Preparing and Serving (30+ SEATS)","businessName":"SODEXO MANAGEMENT INC (ATTN: LICENSING DEPT)","legalName":"SODEXO MANAGEMENT INC","issuedDate":"2015-09-15","latestIssueDate":"2016-05-23","closureDate":"2017-06-29","expirationDate":"2017-04-30","inactiveDate":"2017-06-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-27","units":351,"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."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 128% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $10,625,400 to $24,246,400","no permit shown in 2026-2028"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"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":"5 permits not marked completed: 666997 (Issued), 677541 (Expired), 698633 (Issued), 990825 (Expired), CP-2022-007067 (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-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":"21 failed, 7 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jul 15, 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 (30+ SEATS) #677422: Inactive since Jun 29, 2017; Food Preparing and Serving #703440: Closed; Food Preparing and Serving #707842: Expired; Food Preparing and Serving (30+ SEATS) #708219: Inactive since Sep 15, 2019","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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 54 historical violations across 8 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 Jul 1, 2027; Special Hazards Certification: Certified through Dec 1, 2026; Sprinkler Certification: Certified through Aug 15, 2026; Facade Report: Safe through Sep 11, 2029; Smoke Control Certification: Certified through Mar 25, 2027; Damper Certification: Certified through Oct 9, 2028","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/"}]}