{"asOf":"2026-07-26T01:41:13.421Z","block":"2200-2299 N FRONT ST","blockUrl":"https://philadelphia.blockreport.homes/block/2200-2299-n-front-st","address":"2206-10 N FRONT ST","parcelNumber":"881068913","source":"https://property.phila.gov/?p=881068913","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"CA0","buildingCodeNew":"804","buildingClass":"APTS 5-50 UNITS MASONRY","buildingClassNew":"APARTMENTS - LOW RISE","useLabel":"Apartment building","owner":"LOCAL INVESTMENTS LLC","coOwner":null,"marketValue":1883300,"landAssessment":188300,"improvementAssessment":1695000,"livableArea":17235,"yearBuilt":1925,"lastSale":{"price":320000,"date":"2016-04-21T04:00:00Z"},"openViolations":0,"violations":[{"number":"5047032","date":"2019-05-21","code":"PM15-110.1","title":"ID STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5047033","date":"2019-05-21","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2020-027306","date":"2020-08-12","code":"PM15-108.1.2","title":"UNSAFE EQUIPMENT","status":"COMPLIED","resolutionDate":"2021-04-13","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-027307","date":"2020-08-12","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2021-04-13","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"686468","type":"IMMINENTLY DANGEROUS","priority":"IMMINENTLY DANGEROUS","responsibility":"CSU","status":"CLOSED","createdDate":"2019-05-21","completedDate":"2019-07-01","violations":[{"number":"5047032","date":"2019-05-21","code":"PM15-110.1","title":"ID STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5047033","date":"2019-05-21","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2020-049681","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2020-08-12","completedDate":"2021-08-24","violations":[{"number":"VI-2020-027306","date":"2020-08-12","code":"PM15-108.1.2","title":"UNSAFE EQUIPMENT","status":"COMPLIED","resolutionDate":"2021-04-13","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-027307","date":"2020-08-12","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2021-04-13","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2019,"n":2,"worst":"EXTERIOR STRUCT UNSAFE COND 7"},{"y":2020,"n":2,"worst":"UNSAFE EQUIPMENT"}],"investigations":[{"caseNumber":"686468","date":"2019-05-21","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"686468","date":"2019-06-21","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"CF-2020-049681","date":"2020-08-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-049681","date":"2020-09-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-049681","date":"2020-11-23","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-049681","date":"2021-04-13","type":null,"status":"PASSED"}],"inspYears":[{"y":2019,"fails":1,"passes":1},{"y":2020,"fails":3,"passes":0},{"y":2021,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98356171650609,"lng":-75.13277986692175,"geom":{"type":"Polygon","coordinates":[[[-75.132573741,39.983609743],[-75.132606598,39.983462382],[-75.132986297,39.983514274],[-75.132953753,39.98366058],[-75.132573741,39.983609743]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2024-007505","type":"Fire Alarm Certification","inspectionDate":"2024-03-15","result":"Certified","expirationDate":"2025-03-15","buildingId":"1034320"},{"number":"BC-2025-019074","type":"Fire Alarm Certification","inspectionDate":"2025-07-15","result":"Certified","expirationDate":"2026-07-15","buildingId":"1034320"},{"number":"BC-2026-020075","type":"Fire Alarm Certification","inspectionDate":"2026-06-24","result":"Certified","expirationDate":"2027-06-24","buildingId":"1034320"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19133","beds":null,"baths":null,"stories":3,"lotArea":5940,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"215 SUNSET DR, WILMINGTON DE, 19809","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":298600,"taxable":298600,"land":59400,"improvement":239200,"taxableLand":59400,"taxableImprovement":239200,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":298600,"taxable":298600,"land":59400,"improvement":239200,"taxableLand":59400,"taxableImprovement":239200,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":1569500,"taxable":591900,"land":156950,"improvement":1412550,"taxableLand":156950,"taxableImprovement":434950,"exemptLand":0,"exemptImprovement":977600},{"y":2019,"v":1616500,"taxable":298600,"land":161650,"improvement":1454850,"taxableLand":161650,"taxableImprovement":136950,"exemptLand":0,"exemptImprovement":1317900},{"y":2020,"v":1632600,"taxable":301574,"land":163260,"improvement":1469340,"taxableLand":163260,"taxableImprovement":138314,"exemptLand":0,"exemptImprovement":1331026},{"y":2021,"v":1632600,"taxable":301574,"land":163260,"improvement":1469340,"taxableLand":163260,"taxableImprovement":138314,"exemptLand":0,"exemptImprovement":1331026},{"y":2022,"v":1632600,"taxable":301574,"land":163260,"improvement":1469340,"taxableLand":163260,"taxableImprovement":138314,"exemptLand":0,"exemptImprovement":1331026},{"y":2023,"v":1692800,"taxable":306397,"land":169280,"improvement":1523520,"taxableLand":169280,"taxableImprovement":137117,"exemptLand":0,"exemptImprovement":1386403},{"y":2024,"v":1692800,"taxable":306397,"land":169280,"improvement":1523520,"taxableLand":169280,"taxableImprovement":137117,"exemptLand":0,"exemptImprovement":1386403},{"y":2025,"v":1806100,"taxable":326904,"land":180610,"improvement":1625490,"taxableLand":180610,"taxableImprovement":146294,"exemptLand":0,"exemptImprovement":1479196},{"y":2026,"v":1806100,"taxable":326904,"land":180610,"improvement":1625490,"taxableLand":180610,"taxableImprovement":146294,"exemptLand":0,"exemptImprovement":1479196},{"y":2027,"v":1883300,"taxable":340850,"land":188300,"improvement":1695000,"taxableLand":188300,"taxableImprovement":152550,"exemptLand":0,"exemptImprovement":1542450}],"taxNow":4576,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"720880","date":"2016-09-12","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2016-09-12","scope":"FOR USE AS THREE (3) VACANT COMMERCIAL SPACES ON THE FIRST FLOOR (USE REGISTRATION PERMITS AND C.O. REQUIRED PRIOR TO OCCUPANCY) AND MULTI-FAMILY HOUSEHOLD LIVING [NINE (9) DWELLING UNITS] ON THE SECOND AND THIRD FLOORS. NO SIGNS ON THIS PERMIT."},{"number":"713846","date":"2016-09-12","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-07-25","scope":"LEVEL III ALTERATIONS WITH COMPLETE CHANGE OF OCCUPANCY TO CREATE THREE (3) VACANT COMMERCIAL SPACES ON THE FIRST FLOOR (USE REGISTRATION AND CO PERMITS REQUIRED PRIOR TO OCCUPANCY) AND A NINE (9) FAMILY DWELLING ON THE SECOND AND THIRD FLOORS AS PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED WITH AN NFPA 13 SYSTEM. **SEPARATE PERMITS REQUIRED FOR MEP AND FIRE SUPPRESSION WORK**"},{"number":"737551","date":"2016-11-18","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2016-11-18","scope":"CHANGE IN USE FROM VACNAT COMMERCIAL AND RESIDENTIAL SPACE TO ON THE FIRST FLOOR THREE (3) VACANT COMMERCIAL SPACES, ON THE SECOND FLOOR ONE (1) VACANT COMMERCIAL SPACE AND FIVE (5) MULTI-FAMILY DWELLINGS AND ON THE THID FLOOR SIX (6) MULTI-FAMILY DWELLINGS.((TOTAL 11 DWELLING UNITS)"},{"number":"720067","date":"2016-11-23","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2018-07-23","scope":"RUN GAS PIPING AS SHOWN PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."},{"number":"747791","date":"2017-01-20","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2018-07-23","scope":"AMEND ALTERATIONS PERMIT #713846 TO INCLUDE THE CONSTRUCTION OF TWO ADDITIONAL DWELLING UNITS (TOTAL ELEVEN DWELLING UNITS) AS PER APPROVED PLANS."},{"number":"757343","date":"2017-02-07","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2018-07-23","scope":"INSTALL (12) HVAC SYSTEMS WITH DUCTWORK. (MIXED USE)"},{"number":"720069","date":"2017-05-11","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-07-23","scope":"ALTERATION: INTERIOR PLUMBING OF A 3-STORY BUILDING WITH (3) VACANT COMMERCIAL SPACES ON THE 1ST FLOOR AND (1) VACANT COMMERCIAL SPACE ON THE PARTIAL 2ND FLOOR AND (11) DWELLING UNITS ON THE PARTIAL 2ND & 3RD FLOORS. THE INSTALLATION WILL COMPLY WITH THE PHILADEPHIA PLUMBING CODE, 2004. SEPARATE PERMITS ARE REQUIRED FOR THE 2\" DOMESTIC WATER DISTRIBUTION SERVICE AND THE 2\" BACKFLOW PREVENTION CONTAINMENT ASSEMBLY. ADDITIONAL PERMITS ARE REQUIRED FOR THE FIT-OUT OF THE (4)VACANT COMMERCIAL SPACES. FUEL GAS PIPING IS NOT PART OF THIS PERMIT AND REQUIRES A MECHANICAL PERMIT."},{"number":"806136","date":"2017-08-07","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-08-18","scope":"2\" DOMESTIC WATER LINE MAIN TO BLDG & BACKFLOW PREVENTOR PA20172162309 SELF CERTIFICATION NO LONGER ACCEPTED ALL TRENCHES IN EXCESS OF 5 FT MUST HAVE APPROVED SHORING AT THE TIME OF INSPECTION."},{"number":"831465","date":"2017-11-13","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2017-12-04","scope":"TEMPORARY CERTIFICATE OF OCCUPANCY FOR THE SECOND AND THIRD FLOORS ONLY."},{"number":"824148","date":"2018-03-09","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-05-31","scope":"INSTALL NEW 600AMP SERVICE, NEW WIRING THROUGHOUT BUILDING WITH NEW OUTLETS,NEW LIGHTS,FIXTURES,TELEPHONE,CABLE AND NEW SWITCHES AS PER 2008 NEC (SOUTH DISTRICT) INSTALL NEW FIRE ALARM SYSTEM COMPLETE WITH PULLSTATIONS,HORNS,STROBES AND LIGHTS AS PER NFPA72"},{"number":"872555","date":"2018-07-03","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2018-07-23","scope":"INSTALLATION OF AN AUTOMATIC FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 13 THROUGHOUT NEW THREE STORY BUILDING TO INCLUDE NEW BACKFLOW PREVENTION ASSEMBLY AND 2-INCH FIRE SERVICE LINE AS PER APPROVED PLANS."},{"number":"893978","date":"2018-07-16","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-08-08","scope":"EMERGENCY SERVICE- REPAIR CURB TRAP & FAI PA20181972565 \"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"979617","date":"2019-06-20","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-06-21","scope":"MAKE SAFE PERMIT TO COMPLY UNSAFE VIOLATION NO. 686468 TO INCLUDE REPAIR OF THE REAR SIDE BEARING WALL, REAR WALL AND FLOORS AS PER APPROVED PLANS AND ENGINEER REPORT. SEPARATE PERMIT REQUIRED FOR ALL OTHER WORK."},{"number":"CP-2020-007061","date":"2021-02-04","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2021-04-14","scope":"MAKE SAFE PERMIT TO COMPLY CASE VIOLATION #CF-2020-049681 TO REPAIR SIDE WALL AS PER APPROVED ENGINEERED PLANS AND ENGINEER'S REPORT. SIZE AND LOCATION AS SHOWN ON PLANS. SEPARATE PERMIT REQUIRED FOR ALL OTHER WORK."},{"number":"ZP-2026-000399","date":"2026-02-09","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Child Care - Child Care Center"},{"number":"AP-2026-001925","date":"2026-03-26","work":"Certificate of Occupancy (CO) (may inclu…","type":"Administrative","description":"Administrative Permit","status":"Completed","completedDate":"2026-04-28","scope":"FOR THE DOCUMENTATIONS OF A CERTIFICATE OF OCCUPANCY FOR CHILD CARE- CHILD CARE CENTER AT GROUND FLOOR. *****************NO WORK APPROVED ON THIS PERMIT. **************************************"}],"storyTag":"Improved","storyDelta":0,"timeline":[{"y":2018,"k":"permit","w":"Electrical"},{"y":2018,"k":"permit","w":"Suppression"},{"y":2018,"k":"permit","w":"Plumbing"},{"y":2019,"k":"permit","w":"Major alteration"},{"y":2019,"k":"viol","w":"2 L&I violations incl EXTERIOR STRUCT UNSAFE COND 7"},{"y":2019,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2020,"k":"viol","w":"2 L&I violations incl UNSAFE EQUIPMENT"},{"y":2020,"k":"insp","w":"Inspection failed ×3"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"insp","w":"Inspection passed"},{"y":2026,"k":"permit","w":"Change of Use"},{"y":2026,"k":"permit","w":"Certificate of Occupancy (CO) (may inclu…"}],"rented":true,"licenses":[{"number":"880001","type":"Rental","status":"Active","businessName":"Local Investments LLC","legalName":"Local Investments LLC","address":"2206-10 N FRONT ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":11,"issuedDate":"2021-10-21","latestIssueDate":"2025-10-15","expirationDate":"2026-10-20","inactiveDate":null},{"number":"1013313","type":"Food Preparing and Serving","status":"Active","businessName":"MINI MIRACLES CHILDCARE CENTER","legalName":"MINI MIRACLES CHILDCARE CENTER","address":"2206-10 N FRONT ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2026-07-21","latestIssueDate":"2026-07-21","expirationDate":"2027-07-20","inactiveDate":null}],"licenseActivity":[{"number":"1013313","type":"Food Preparing and Serving","businessName":"MINI MIRACLES CHILDCARE CENTER","legalName":"MINI MIRACLES CHILDCARE CENTER","issuedDate":"2026-07-21","latestIssueDate":"2026-07-21","closureDate":null,"expirationDate":"2027-07-20","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"880001","type":"Rental","businessName":"Local Investments LLC","legalName":"Local Investments LLC","issuedDate":"2021-10-21","latestIssueDate":"2025-10-15","closureDate":null,"expirationDate":"2026-10-20","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-25","units":11,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #720880: COMPLETED.","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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 4 historical violations across 2 cases.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"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":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (215 SUNSET DR, WILMINGTON DE, 19809).","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":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1925 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"4 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Apr 13, 2021.","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":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Jun 24, 2027","why":"Fire-protection certifications apply to the named system and inspection period only; they are not a whole-building safety certificate. Philadelphia generally requires annual sprinkler, standpipe, fire-alarm, special-hazard, and emergency-power inspections where those systems exist.","action":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"closingChecks":[{"title":"Property Sales Certification","body":"The seller must obtain Philadelphia’s certificate showing the base zoning, last use in the zoning record, and open violations. The City warns that it does not prove Building Code occupancy or show zoning overlays.","action":"Obtain the fresh certificate and compare it with the CO, permits, and Atlas overlays.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-property-sales-certification/"},{"title":"Date-effective City Property Payoff","body":"The Tax Center Property Payoff covers Real Estate Tax, Commercial Trash, and L&I abatement-work invoices. Philadelphia says it does not include business-tax debts or liens, water and sewer charges, or fines for code violations.","action":"Request the City statement effective through settlement; read every period and invoice.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"title":"Professional title and water-lien searches","body":"OPA ownership, deed summaries, and a zero tax balance are not clear title. Mortgages, judgments, municipal claims, water liens, easements, heirs, and other encumbrances require separate searches.","action":"Use a Pennsylvania lawyer/title company and obtain owner’s title insurance; order the separate water search/payoff.","url":"https://www.phila.gov/2026-04-07-why-title-insurance-is-your-best-friend-when-buying-a-home-in-philadelphia/","secondaryUrl":"https://www.phila.gov/services/water-gas-utilities/pay-or-dispute-a-water-bill/resolve-water-liens-judgments/"}]}