{"asOf":"2026-07-28T22:59:56.913Z","block":"12000-12099 BUSTLETON AVE","blockUrl":"https://philadelphia.blockreport.homes/block/12000-12099-bustleton-ave","address":"12001-09 BUSTLETON AVE","parcelNumber":"881201700","source":"https://property.phila.gov/?p=881201700","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"CC0","buildingCodeNew":"830","buildingClass":"APTS 100+ UNITS MASONRY","buildingClassNew":"APARTMENTS - MID RISE","useLabel":"Apartment building","owner":"ARBOR HOUSE INC","coOwner":null,"marketValue":12480900,"landAssessment":2496100,"improvementAssessment":9984800,"livableArea":81799,"yearBuilt":1986,"lastSale":{"price":312000,"date":"1985-11-14T05:00:00Z"},"openViolations":0,"violations":[{"number":"2629910","date":"2012-11-02","code":"PM-406.2/2","title":"HEAT CONTINUOUS 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Certification","inspectionDate":"2025-12-23","result":"Certified","expirationDate":"2026-12-23","buildingId":"1551540"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19116","beds":null,"baths":null,"stories":6,"lotArea":78408,"zoning":"RSD1","grade":"B+","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"8900 ROOSEVELT BLVD, PHILADELPHIA PA, 19115","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF A ONE (1) STORY ADDITION (NOT TO EXCEED THIRTY-FIVE FEET (35'-0') IN HEIGHT) TO AN EXISTING FIVE (5) STORY STRUCTURE. ADDITION FOR USE AS ADULT DAY CARE IN THE SAME BUILDING WITH 114 EXISTING DWELLINGS UNITS. FOR ","status":"CLOSED","outcome":"Granted","date":"2012-08-22","number":"18599","relatedPermit":"410597"},{"type":"Zoning board appeal","grounds":"PERMIT FOR ERECTION OF COVERED CANOPY AT THE SIDE OF THE PROPERTY (NO SIGNAGE, COPY OR) FOR USE AS ADULT DAY CARE IN THE SAME BUILDING WITH 114 EXISTING DWELLINGS UNITS. FOR THE ERECTION OF FOR THE ERECTIO OF FOUR(4)  RETAINING WALLS RANGIN","status":"CLOSED","outcome":"Granted with conditions","date":"2013-06-11","number":"20220","relatedPermit":"455411"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":6516500,"taxable":6516500,"land":1176100,"improvement":5340400,"taxableLand":1176100,"taxableImprovement":5340400,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":6516500,"taxable":0,"land":1176100,"improvement":5340400,"taxableLand":0,"taxableImprovement":0,"exemptLand":1176100,"exemptImprovement":5340400},{"y":2018,"v":4309300,"taxable":0,"land":1077325,"improvement":3231975,"taxableLand":0,"taxableImprovement":0,"exemptLand":1077325,"exemptImprovement":3231975},{"y":2019,"v":6458100,"taxable":6458100,"land":1614525,"improvement":4843575,"taxableLand":1614525,"taxableImprovement":4843575,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":6458100,"taxable":6458100,"land":1614525,"improvement":4843575,"taxableLand":1614525,"taxableImprovement":4843575,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":6458100,"taxable":6458100,"land":1614525,"improvement":4843575,"taxableLand":1614525,"taxableImprovement":4843575,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":6458100,"taxable":6458100,"land":1614525,"improvement":4843575,"taxableLand":1614525,"taxableImprovement":4843575,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":6458100,"taxable":6458100,"land":1614525,"improvement":4843575,"taxableLand":1614525,"taxableImprovement":4843575,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":6458100,"taxable":6458100,"land":1614525,"improvement":4843575,"taxableLand":1614525,"taxableImprovement":4843575,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":6800000,"taxable":6800000,"land":2040000,"improvement":4760000,"taxableLand":2040000,"taxableImprovement":4760000,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":6800000,"taxable":6800000,"land":2040000,"improvement":4760000,"taxableLand":2040000,"taxableImprovement":4760000,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":12480900,"taxable":12480900,"land":2496100,"improvement":9984800,"taxableLand":2496100,"taxableImprovement":9984800,"exemptLand":0,"exemptImprovement":0}],"taxNow":95186,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"410597","date":"2012-09-20","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2012-09-20","scope":"CONSTRUCTION OF A ONE (1) STORY ADDITION & A 5'-0\" HIGH RETAINING WALL - AND ACCESSORY ADULT DAYCARE"},{"number":"457110","date":"2013-04-12","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2013-11-15","scope":"HVAC INSTALLATION INCLUDING DUCTWORK AND EQUIPMENT TO SERVE NEW ADDITION, AS PER PLANS."},{"number":"450993","date":"2013-04-12","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2013-11-15","scope":"PERMIT FOR ALTERATIONS AND THE CONSTRUCTION OF A NEW ONE STORY ADDITION, TO AN EXISTING ADULT DAYCARE FACILITY AS PER PLANS."},{"number":"466276","date":"2013-04-19","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2013-11-15","scope":"RELOCATE (42) EXISTING SPRINKLER HEADS IN ORDER TO ACCOMMODATE NEW TENANT WALL AND CEILING LAYOUT AS PER ALL NFPA NO. 13 AND LOCAL CODES."},{"number":"466273","date":"2013-04-19","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2013-11-15","scope":"INSTALL 4 SINKS, 1 WASHER MACHINE, 4 WATER CLOSETS, 4 LAVS, 1 MOP SINK, 2 HUB DRAINS AND 1 SHOWER"},{"number":"466447","date":"2013-05-29","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2014-04-10","scope":"DEMO OF EXISTING SPACE OF UNKNOWN USE IN NORTH WEST CORNER OF 1ST FL, FITOUT TO NEW ADULT DAYTIME RECREATION AREA (COMM)"},{"number":"455411","date":"2013-06-24","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2013-06-24","scope":"CONSTRUCTION OF COVERED CANOPY AT REAR BUILDING ENTRANCE, CONSTRUCTION OF CONCRETE MASONRY WALLS AND CHAIN LIK FENCE AND VINLY FENCE"},{"number":"497001","date":"2013-10-01","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-07-12","scope":"INSTALL 40 CAT6 4 PAIR PLENUM VOICE & DATA CABLES. INSTALLATION TO COMPLY WITH ARTICLES 300.21 & 800 OF THE 2008 NEC."},{"number":"22628","date":"2013-10-30","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2013-10-30","scope":"11/05/2013 ERECT ASSEMBLY TENT (20'X35') FOR ABRAMSON MEDICAL DEDICATION"},{"number":"497897","date":"2013-11-01","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2014-04-10","scope":"ALTERATION & ADD'L OF EXISTING F/A - 2-PULL STATION, 13-SMOKE DET, 3-HEAT DET, 9-HORN STROBES, 5-STROBES & RELOCATE4-SMOKE DET (ADULT DAYTIME RECREATION BLDG & APT) AS PER NEC 2008 & NFPA 72"},{"number":"513370","date":"2014-01-15","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2014-01-21","scope":"AMEND PERMIT NO. 450993 TO CHANGE OCCUPANCY CLASSIFICATION OF ADULT DAY CARE TO I-4 AND TO REDUCE OCCUPANT LOAD OF ADULT DAY CARE TO 65 PERSONS"},{"number":"519953","date":"2014-04-23","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2015-01-07","scope":"SHALOM APTS - ROOF RECOVER /PORTICO & CANOPY INSTALL NEW ROOF COVER AS PER MANUFACTURER'S SPECIFICATIONS. . NEW ROOF COVERINGS SHALL NOT BE INSTALLED WITHOUT FIRST REMOVING ALL EXISTING LAYERS WHEN THE ROOF HAS TWO OR MORE APPLICATIONS OF ANY TYPE OF ROOF COVERING. SUBMIT ROOF CERTIFICATION TO INSPECTOR FOR FINAL INSPECTION."},{"number":"578450","date":"2014-12-08","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2015-04-28","scope":"11 CAMERA CCTV SYSTEM WITH 5 EXTERIOR CAMERAS PER 2008 NEC (APT BLDG)"},{"number":"568785","date":"2014-12-11","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2015-12-08","scope":"INTERIOR/EXTERIOR ALTERATIONS, INTERIOR DEMO, UPGRADES OF EXISTING BATH AND PARTIAL KITCHENS OF APARTMENTS, ACCESSIBILITY UPGRADES TO UNITS, ELEVATOR UPGRADES, INSTALL NEW ROOF SYSTEM, LIMITED COMMUNITY AREA RENOVATIONS, ALTERATIONS AND UPGRADES AS INDICATED AND SHOWN ON DEIGNS PLANS. BUILDINGS FULLY SPRINKLERED. EXISTING NO CHANGES IN USE-OCCUPANCY CLASSIFICATIONS. CO IS ATTACHED ONLY TO UPDATE RECORDS. SEE PRIOR ADMIN PERMIT FOR CO ON 1ST FLOOR ADD ABRAMSON CENTER FOR I-4 USE. ADDITIONAL PERMITS REQ: ELECTRICAL, PLUMBING, HVAC, SPRINKLERS."},{"number":"578697","date":"2015-01-15","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-12-08","scope":"REPLACE FIXTURES IN EXISTING BUILDING-THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"586540","date":"2015-01-26","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2015-02-26","scope":"AMEND PERMIT #568785 TO CORRECT ESTIMATED COST OF WORK TO $15,039,235"},{"number":"592008","date":"2015-03-27","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2015-12-08","scope":"SPRINKLER INSTALLATION TO EXISTING SYSTEM, ROUGH-IN-INSTALLING NEW CPVC SPRINKLER SYSTEM WITH 6\" RISERS, 4\" FEED MAINS, 2\" CROSS MAINS & 1 1/4 BRANCHES ON THE 2ND-6TH FLOORS OF FEDERATION HOUSING-GOLDSTEIN"},{"number":"587302","date":"2015-04-23","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2016-06-08","scope":"FIRE ALARM SYSTEM & DEVICES AS PER NFPA 72 & REP & REL 1-EMER GENERATOR, 1-NEW RISER FEEDER, 4-DISCONNECT/RECONNECT,ELEVATOR, HVAC EQIP, MINOR RENOVATION 269 UNITS, 22 CONVER OF UNIT, INTERCOM SYSTEM AS PER NEC 2008"},{"number":"589931","date":"2015-06-16","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2015-12-08","scope":"HVAC, TO INCLUDE REPLACEMENT OF EXISTING A/C UNITS WITH DUCTWORK, AS PER PLANS. 16 REGISTERS/DIFFUSERS."},{"number":"617918","date":"2015-06-22","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-12-08","scope":"STORM WATER PIPING REPAIR WITH ONE ADDED YARD DRAIN"},{"number":"621502","date":"2015-07-31","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2015-12-08","scope":"FOR THE INSTALLATION AND EXTENSION OF A FIRE SUPPRESSION SYSTEM AS PER NFPA 13 AS PER APPROVED PLANS. PROPOSED SPRINKLER SYSTEM TO TIE INTO AN EXISTING 2 1/2 INCH MAIN AND BRANCH LINE AS PER APPROVED PLANS. SEE AP# 592008 FOR FIRE SUPPRESSION PERMIT FOR 2ND - 6TH FLOOR & INSTALLATION OF BACKFLOW PREVENTOR."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2014,"k":"permit","w":"Administrative"},{"y":2014,"k":"permit","w":"Alteration"},{"y":2014,"k":"insp","w":"Inspection passed ×2"},{"y":2014,"k":"permit","w":"Electrical"},{"y":2014,"k":"permit","w":"Major alteration"},{"y":2015,"k":"permit","w":"Plumbing"},{"y":2015,"k":"permit","w":"Administrative"},{"y":2015,"k":"permit","w":"Suppression"},{"y":2015,"k":"permit","w":"Electrical"},{"y":2015,"k":"permit","w":"Mechanical"},{"y":2015,"k":"permit","w":"Plumbing"},{"y":2015,"k":"permit","w":"Suppression"}],"rented":true,"licenses":[{"number":"317767","type":"Rental","status":"Active","businessName":"ARBOR HOUSE INC","legalName":"ARBOR HOUSE INC","address":"12001-09 BUSTLETON AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":114,"issuedDate":"2005-05-10","latestIssueDate":"2026-02-16","expirationDate":"2027-02-28","inactiveDate":null},{"number":"340825","type":"Rental","status":"Active","businessName":"FEDERATION HOUSING INC (T/A SHALOM APARTMENTS)","legalName":"FEDERATION HOUSING INC","address":"12001-09 BUSTLETON AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":155,"issuedDate":"2006-09-08","latestIssueDate":"2026-02-16","expirationDate":"2027-02-28","inactiveDate":null},{"number":"550998","type":"Dumpster License - Private Property","status":"Active","businessName":"FEDERATION HOUSING INC (T/A SHALOM APARTMENTS)","legalName":"FEDERATION HOUSING INC","address":"12001-09 BUSTLETON AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2011-12-20","latestIssueDate":"2013-08-22","expirationDate":null,"inactiveDate":null},{"number":"551000","type":"Dumpster License - Private Property","status":"Active","businessName":"ARBOR HOUSE INC","legalName":"ARBOR HOUSE INC","address":"12001-09 BUSTLETON AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2011-12-20","latestIssueDate":"2013-08-22","expirationDate":null,"inactiveDate":null},{"number":"630749","type":"Food Preparing and Serving","status":"Closed","businessName":"THE MADLYN & ABRAMSON CENTER FOR JEWISH LIFE","legalName":"THE MADLYN & ABRAMSON CENTER FOR JEWISH LIFE","address":"12001-09 BUSTLETON AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2014-06-02","latestIssueDate":"2017-03-31","expirationDate":"2018-04-30","inactiveDate":null},{"number":"773898","type":"Food Preparing and Serving (30+ SEATS)","status":"Active","businessName":"THE MADLYN & ABRAMSON CENTER FOR JEWISH LIFE","legalName":"THE MADLYN & ABRAMSON CENTER FOR JEWISH LIFE","address":"12001-09 BUSTLETON AVE","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2018-04-23","latestIssueDate":"2026-04-28","expirationDate":"2027-04-22","inactiveDate":null}],"licenseActivity":[{"number":"773898","type":"Food Preparing and Serving (30+ SEATS)","businessName":"THE MADLYN & ABRAMSON CENTER FOR JEWISH LIFE","legalName":"THE MADLYN & ABRAMSON CENTER FOR JEWISH LIFE","issuedDate":"2018-04-23","latestIssueDate":"2026-04-28","closureDate":null,"expirationDate":"2027-04-22","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"630749","type":"Food Preparing and Serving","businessName":"THE MADLYN & ABRAMSON CENTER FOR JEWISH LIFE","legalName":"THE MADLYN & ABRAMSON CENTER FOR JEWISH LIFE","issuedDate":"2014-06-02","latestIssueDate":"2017-03-31","closureDate":"2018-04-30","expirationDate":"2018-04-30","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false},{"number":"550998","type":"Dumpster License - Private Property","businessName":"FEDERATION HOUSING INC (T/A SHALOM APARTMENTS)","legalName":"FEDERATION HOUSING INC","issuedDate":"2011-12-20","latestIssueDate":"2013-08-22","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"551000","type":"Dumpster License - Private Property","businessName":"ARBOR HOUSE INC","legalName":"ARBOR HOUSE INC","issuedDate":"2011-12-20","latestIssueDate":"2013-08-22","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"340825","type":"Rental","businessName":"FEDERATION HOUSING INC (T/A SHALOM APARTMENTS)","legalName":"FEDERATION HOUSING INC","issuedDate":"2006-09-08","latestIssueDate":"2026-02-16","closureDate":null,"expirationDate":"2027-02-28","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"317767","type":"Rental","businessName":"ARBOR HOUSE INC","legalName":"ARBOR HOUSE INC","issuedDate":"2005-05-10","latestIssueDate":"2026-02-16","closureDate":null,"expirationDate":"2027-02-28","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-27","units":155,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 84% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $6,800,000 to $12,480,900","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":"Appeal #18599: CLOSED · Granted; related permit 410597. Use permit #410597: COMPLETED. The history also contains “CO- NEW USE 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":"2 active Rental License records 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":"2 failed, 3 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Feb 21, 2014.","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 #630749: Closed","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":"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 4 historical violations across 2 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 9, 2026; Fire Alarm Certification: Certified through Oct 10, 2026; Emergency and Standby Power Systems Certification: Certified through Dec 23, 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/"}]}