{"asOf":"2026-07-23T14:59:39.109Z","block":"5900-5999 HENRY AVE","blockUrl":"https://philadelphia.blockreport.homes/block/5900-5999-henry-ave","address":"5938 HENRY AVE","parcelNumber":"881094020","source":"https://property.phila.gov/?p=881094020","ownerType":"investor","kind":"multi-family","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"CA0","buildingCodeNew":"804","buildingClass":"APTS 5-50 UNITS MASONRY","buildingClassNew":"APARTMENTS - LOW RISE","useLabel":"Apartment building","owner":"5938 HENRY AVENUE GP LLC","coOwner":null,"marketValue":5844800,"landAssessment":584400,"improvementAssessment":5260400,"livableArea":39969,"yearBuilt":2018,"lastSale":{"price":785000,"date":"2016-05-23T04:00:00Z"},"openViolations":0,"violations":[{"number":"3997210","date":"2016-07-02","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3997211","date":"2016-07-02","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4507708","date":"2017-11-14","code":"A-504.1/2","title":"SWO- CONTRARY TO GOOD PRACTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4507707","date":"2017-11-14","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4890235","date":"2018-06-20","code":"A-301.1/54","title":"PERMP- INST NEW PLUMBING","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4890236","date":"2018-06-20","code":"A-302.10/2","title":"PERMB- WORK NOT SAME AS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4890237","date":"2018-06-20","code":"A-302.10/34","title":"PERMP- WK DOES NOT CONFORM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4927079","date":"2019-01-16","code":"A-701.1/1","title":"CO- BLDG OCCUPIED PRE-CO","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"542538","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2016-07-02","completedDate":"2016-07-11","violations":[{"number":"3997210","date":"2016-07-02","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3997211","date":"2016-07-02","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"612043","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DN","status":"CLOSED","createdDate":"2017-11-14","completedDate":"2018-06-21","violations":[{"number":"4507708","date":"2017-11-14","code":"A-504.1/2","title":"SWO- CONTRARY TO GOOD PRACTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4507707","date":"2017-11-14","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"640285","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DN","status":"CLOSED","createdDate":"2018-06-21","completedDate":"2019-03-18","violations":[{"number":"4890235","date":"2018-06-20","code":"A-301.1/54","title":"PERMP- INST NEW PLUMBING","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4890236","date":"2018-06-20","code":"A-302.10/2","title":"PERMB- WORK NOT SAME AS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4890237","date":"2018-06-20","code":"A-302.10/34","title":"PERMP- WK DOES NOT CONFORM","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"670710","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DN","status":"CLOSED","createdDate":"2019-01-16","completedDate":"2019-02-08","violations":[{"number":"4927079","date":"2019-01-16","code":"A-701.1/1","title":"CO- BLDG OCCUPIED PRE-CO","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2016,"n":2,"worst":null},{"y":2017,"n":2,"worst":null},{"y":2018,"n":3,"worst":null},{"y":2019,"n":1,"worst":null}],"investigations":[{"caseNumber":"612043","date":"2017-11-14","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"612043","date":"2018-06-06","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"640285","date":"2018-06-21","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"640285","date":"2018-12-04","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"670710","date":"2019-01-16","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"670710","date":"2019-02-08","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"640285","date":"2019-03-18","type":"PRECOURT","status":"PASSED"}],"inspYears":[{"y":2017,"fails":1,"passes":0},{"y":2018,"fails":1,"passes":1},{"y":2019,"fails":1,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.03292099478096,"lng":-75.20842362209376,"geom":{"type":"Polygon","coordinates":[[[-75.208546719,40.032723304],[-75.208570945,40.032719793],[-75.208656165,40.03306646],[-75.208276056,40.033122656],[-75.208191663,40.032774669],[-75.208546719,40.032723304]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2024-014290","type":"Sprinkler Certification","inspectionDate":"2023-10-25","result":"Certified","expirationDate":"2024-10-25","buildingId":"1105606"},{"number":"BC-2024-003930","type":"Fire Alarm Certification","inspectionDate":"2024-02-08","result":"Certified","expirationDate":"2025-02-08","buildingId":"1105606"},{"number":"BC-2024-030050","type":"Sprinkler Certification","inspectionDate":"2024-10-31","result":"Certified","expirationDate":"2025-10-31","buildingId":"1105606"},{"number":"BC-2025-002726","type":"Fire Alarm Certification","inspectionDate":"2025-01-28","result":"Certified","expirationDate":"2026-01-28","buildingId":"1105606"},{"number":"BC-2026-000384","type":"Sprinkler Certification","inspectionDate":"2025-10-20","result":"Certified","expirationDate":"2026-10-20","buildingId":"1105606"},{"number":"BC-2026-001582","type":"Fire Alarm Certification","inspectionDate":"2026-01-14","result":"Certified","expirationDate":"2027-01-14","buildingId":"1105606"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19128","beds":null,"baths":null,"stories":3,"lotArea":13833,"zoning":"RM1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"2865 S EAGLE RD, NEWTOWN PA, 18940","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":265800,"taxable":265800,"land":265800,"improvement":0,"taxableLand":265800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":74300,"taxable":74300,"land":74300,"improvement":0,"taxableLand":74300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":74300,"taxable":74300,"land":74300,"improvement":0,"taxableLand":74300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":5493300,"taxable":549330,"land":549330,"improvement":4943970,"taxableLand":549330,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":4943970},{"y":2021,"v":5493300,"taxable":549330,"land":549330,"improvement":4943970,"taxableLand":549330,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":4943970},{"y":2022,"v":5493300,"taxable":549330,"land":549330,"improvement":4943970,"taxableLand":549330,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":4943970},{"y":2023,"v":5493300,"taxable":549330,"land":549330,"improvement":4943970,"taxableLand":549330,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":4943970},{"y":2024,"v":5493300,"taxable":549330,"land":549330,"improvement":4943970,"taxableLand":549330,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":4943970},{"y":2025,"v":4943900,"taxable":494390,"land":494390,"improvement":4449510,"taxableLand":494390,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":4449510},{"y":2026,"v":4943900,"taxable":494390,"land":494390,"improvement":4449510,"taxableLand":494390,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":4449510},{"y":2027,"v":5844800,"taxable":584400,"land":584400,"improvement":5260400,"taxableLand":584400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":5260400}],"taxNow":6920,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"689743","date":"2016-07-14","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2016-07-14","scope":"FOR THE COMPLETE DEMOLITION OF AN EXISITNG DETACHED STRUCTURE AND FOR THE ERECTION OF A DETACHED STRUCTURE WITH A ROOF DECK, GREEN ROOF AND ROOF DECK ACCESS STRUCTURES. GREEN ROOF USED FOR GREEN ROOF EXCEPTION PER 14-602(7). EXECUTED AND RECORDED DEED RESTRICTION MUST BE PROVIDED PRIOR TO ISSUANCE OF CERTIFICATE OF OCCUPANCY. SIZE AND LOCATION AS SHOWN ON PLANS/APPLICATION. FOR USE AS MULTI-FAMILY HOUSEHOLD LIVING (THIRTY-SIX (36) DWELLING UNITS) WITH ACCESSORY PARKING ACCESSED BY A SHADED DRIVEWAY EASEMENT. PARKING INCLUDES TWENTY-ONE (21) ACCESSORY PARKING SPACES [INCLUDING ONE (1) VAN ACCESSIBLE SPACE AND ONE (1) ELECTRIC VEHICLE PARKING SPACE]. NO SIGNS ON THIS APPLICATION."},{"number":"716517","date":"2016-12-01","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2019-02-08","scope":"NEW CONSTRUCTION OF THREE (3) STORY ABOVE GRADE PLANE, W. BASEMENT PARKING GARAGE & ASSEMBLY ROOF DECK ACCESS STRUCTURES, BUILDING OF PRE-ENGINEERING WOOD & STRUCTURAL STEEL FRAMING W. SHALLOW REINFORCED CONCERE FOUNDATION SYSTEM & LOW-SLOPE VEGETATED ROOF ASSEMBLY; BUILDING TO BE FULLY SPRINKLERED. SEPARATE PERMIT REQ'D FOR ANY MECH., ELEC., PLUMB. & FIRESUPP WORK. ALL MEANS OF PEDESTRIAN PROTECTION TO BE IN PLACE PRIOR TO START OF WORK & A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQ'D W/IN 10 FEET OF BLDG. FACADE PER PHILA. BLDG. CODE SEC. B-3306. SEPARATE L+I &/OR STREETS DEPT. PERMIT(S) MAY BE REQ'D."},{"number":"777740","date":"2017-06-14","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-02-08","scope":"NEW CONSTRUCTION: INTERIOR PLUMBING OF A 4-STORY MUTLI-FAMILY STRUCTURE WITH A LOW SLOPE VEGETATED ROOF ASSEMBLY AND (36) DWELLING UNITS. ADDITIONAL PERMITS ARE REQUIRED FOR THE 2\" DOMESTIC WATER DISTRIBUTION SERVICE AND THE 10\" SANITARY SEWER LATERAL TO THE STREET MAIN, AS WELL AS THE 2\" BACKFLOW PREVENTION CONTAINMENT ASSEMBLY ON THE MAIN DOMESTIC WATER SUPPLY. THE INSTALLATION SHALL COMPLY WITH THE PHLADELPHIA PLUMBING CODE, 2004. THE LOCATION OF THE DOMESTIC WATER METER MUST BE PRE-APPROVED BY THE PHILADELPHIA WATER DEPARTMENT. CONTACT VINCENT BRIDISI AT 215 828 0685. TROUGH DRAINS SHALL COMPLY WITH CODE SECTION P-714.1.1. AND GARAGE FLOOR DRAINS SHALL COMPLY WITH CODE SECTION P-508.2."},{"number":"794677","date":"2017-06-27","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2019-02-08","scope":"INSTALL 32 HEAT PUMPS WITH DUCTWORK AND INSTALL 1 DUCTLESS SYSTEM (MULTI-FAMILY DWELLING)"},{"number":"812641","date":"2017-08-30","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-09-28","scope":"STREET OPENING & FOOTWAY OPENING. 2=6\" STORM & 6\" SANITARY=1"},{"number":"800202","date":"2017-09-26","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-04-27","scope":"INSTALL 1600AMP SERVICE,INSTALL SWITCHES, RECEPTS, LIGHTS, FIXTURES, SMOKES AND CO DETECTORS AS PER 2008 NEC (NORTH DISTRICT) INSTALL COMPLETE FIRE ALARM SYSTEM WITH PULLSTATIONS,HORNS,STROBES AND LIGHTS AS PER NFPA72"},{"number":"804767","date":"2017-10-30","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2018-04-27","scope":"FOR THE INSTALLATION OF AN AUTOMATIC SPRINKLER SYSTEM IN ACCORDANCE WITH NFPA 13 & 13R, USING A NEW 2\" FIRE SERVICE LINE, AND A 3\" BACKFLOW PREVENTION DEVICE, THROUGHOUT A NEW THREE (3) STORY DETACHED STRUCTURE USED AS MULTI-FAMILY HOUSEHOLD LIVING WITH PARKING GARAGE IN BASEMENT, AS PER PLANS; NFPA 13 DRY SYSTEM WITHIN BASEMENT GARAGE & BALCONIES WITHIN COURTYARD AT 2ND/3RD FLRS, AND NFPA 13R WET SYSTEM ABOVE WITHIN APARTMENTS."},{"number":"871111","date":"2018-04-26","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2018-04-27","scope":"90 DAY TEMPORARY CERTIFICATE OF OCCUPANCY"},{"number":"880321","date":"2018-05-25","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2018-06-01","scope":"TEMPORY CERTIFICTE OF OCCUPANCY FOR THE FOLLOWING: UNIT #2,& 3 (1ST FLR.), UNIT #13,25,23(2ND FLR.), UNIT #27,30, (3RD FLR)"},{"number":"892800","date":"2018-07-30","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-02-08","scope":"FOR THE INSTALLATION OF ADA RAMP TO PROVIDE ACCESS TO CENTER COURTYARD OF EXISTING BUILDING.ALL WORK TO BE DONE 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":"898215","date":"2018-08-07","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2019-02-08","scope":"NEW CONSTRUCTION: INTERIOR PLUMBING OF A 4-STORY MUTLI-FAMILY STRUCTURE WITH A LOW SLOPE VEGETATED ROOF ASSEMBLY AND (36) DWELLING UNITS: TO AMEND PLUMBING PERMIT # 777740 FOR THE CHANGING OF DRIAN VENTS ON ROOF - THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"951218","date":"2019-02-21","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2019-02-21","scope":"REDUCE EXISTING 36 HOUSEHOLD LIVING UNITS TO 32 HOUSEHILD LIVING UNITS. NO CHANGE TO CURRENT SIZE, SCALING OR LOCATION.APPLICANT NEEDS TO PROVIDE PLAN FOR BLDG PERMIT TO SECURE NEW CERT OF OCCUPANCY"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2017,"k":"permit","w":"Plumbing"},{"y":2017,"k":"permit","w":"Electrical"},{"y":2017,"k":"permit","w":"Suppression"},{"y":2018,"k":"permit","w":"Administrative"},{"y":2018,"k":"permit","w":"Administrative"},{"y":2018,"k":"viol","w":"3 L&I violations"},{"y":2018,"k":"permit","w":"Major alteration"},{"y":2018,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2018,"k":"permit","w":"Administrative"},{"y":2019,"k":"permit","w":"Use"},{"y":2019,"k":"viol","w":"L&I violation"},{"y":2019,"k":"insp","w":"L&I: 1 failed, 2 passed"}],"rented":true,"licenses":[{"number":"811548","type":"Rental","status":"Active","businessName":"5938 HENRY AVE LP","legalName":"5938 HENRY AVE LP ","address":"5938 HENRY AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":36,"issuedDate":"2019-05-06","latestIssueDate":"2026-05-07","expirationDate":"2027-05-05","inactiveDate":null}],"licenseActivity":[{"number":"811548","type":"Rental","businessName":"5938 HENRY AVE LP","legalName":"5938 HENRY AVE LP ","issuedDate":"2019-05-06","latestIssueDate":"2026-05-07","closureDate":null,"expirationDate":"2027-05-05","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-23","units":36,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #689743: COMPLETED. The history also contains “CO- BLDG OCCUPIED PRE-CO.”","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":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (2865 S EAGLE RD, NEWTOWN PA, 18940).","why":"A tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.","action":"Verify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"3 failed, 3 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Mar 18, 2019.","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 multi-family. BlockReport does not receive a current Commercial Trash account balance.","why":"Philadelphia charges qualifying small commercial, mixed-use, and multi-unit properties that use City collection; exemptions and private collection can change applicability. A use category alone does not prove a fee is due.","action":"Check the Commercial Trash account inside the date-effective Property Payoff.","url":"https://www.phila.gov/2026-06-09-pay-your-trash-fee-bill-by-june-30/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 8 historical violations across 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 20, 2026; Fire Alarm Certification: Certified through Jan 14, 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/"}]}