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08701","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":4,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":675300,"taxable":675300,"land":70329,"improvement":604971,"taxableLand":70329,"taxableImprovement":604971,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":675300,"taxable":675300,"land":70329,"improvement":604971,"taxableLand":70329,"taxableImprovement":604971,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":880600,"taxable":880600,"land":264180,"improvement":616420,"taxableLand":264180,"taxableImprovement":616420,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":907000,"taxable":907000,"land":272100,"improvement":634900,"taxableLand":272100,"taxableImprovement":634900,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":909200,"taxable":909200,"land":272760,"improvement":636440,"taxableLand":272760,"taxableImprovement":636440,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":909200,"taxable":909200,"land":272760,"improvement":636440,"taxableLand":272760,"taxableImprovement":636440,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":909200,"taxable":909200,"land":272760,"improvement":636440,"taxableLand":272760,"taxableImprovement":636440,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":1026000,"taxable":1026000,"land":307800,"improvement":718200,"taxableLand":307800,"taxableImprovement":718200,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":1026000,"taxable":1026000,"land":307800,"improvement":718200,"taxableLand":307800,"taxableImprovement":718200,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":1026000,"taxable":1026000,"land":307800,"improvement":718200,"taxableLand":307800,"taxableImprovement":718200,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":1026000,"taxable":1026000,"land":307800,"improvement":718200,"taxableLand":307800,"taxableImprovement":718200,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":1517200,"taxable":1517200,"land":303400,"improvement":1213800,"taxableLand":303400,"taxableImprovement":1213800,"exemptLand":0,"exemptImprovement":0}],"taxNow":14362,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"141663","date":"2008-04-10","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2010-11-18","scope":"INSTALLATION OF 20 HORNS TIED INTO EXISTING FIRE ALARM SYSTEM, MULTI FAMILY DWELLING PER NFPA-72 (EAST DIST)"},{"number":"175207","date":"2008-09-05","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2008-10-09","scope":"REPLACEMENT OF 1 1/2\" WATER DISTRIBUTION PIPE"},{"number":"178993","date":"2008-10-20","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2010-09-17","scope":"INSTALL 600 AMP THREE PHASE SERVICE, FEEDERS TO APARTMENT PANELS INCLUDING ONE HOUSE PANEL, 21 UNIT APARTMENT AS PER 2005 NEC (EAST DIST)"},{"number":"1006626","date":"2019-08-30","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2020-02-25","scope":"EZ EXTERIOR WALL COVERINGS- FOR THE APPLICATION OF EXTERIOR WALL COVERINGS AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS."},{"number":"997508","date":"2019-09-18","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2020-02-25","scope":"FOR THE REPLACEMENT OF EXTERIOR BALCONIES (2018 IEBC REVIEW) ON AN EXISTING STRUCTURE WITH AN EXISTING USE OF MULTI-FAMILY HOUSEHOLD LIVING. SIZE AND LOCATION AS SHOWN IN PLANS/ APPLICATION."},{"number":"ZP-2021-002623","date":"2021-03-23","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Multi-Family"},{"number":"EP-2021-005975","date":"2021-06-10","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-07-23","scope":"Temporary 200amp Electrical service as per 2017 NEC"},{"number":"CP-2022-000406","date":"2022-02-17","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-03-15","scope":"FOR LEVEL II ALTERATIONS TO INCLUDE NEW PARTITIONS, FLOORS/CEILINGS, DOORS AS PER APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."},{"number":"EP-2022-004830","date":"2022-05-18","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-02-21","scope":"Install 1500 amp service with 21 gang meter bank, wire 4 units (1-A, 2-A, 3-A and 4-A) with outlets, switches, lights, GFCI receptacles, smoke/CO alarms, and exit/emergency light system as per 2017 NEC. Install fire alarm as per 2016 NFPA 72. Amendment: Scope of work, repair and rehabilitation of units as specified according to plans."},{"number":"PP-2022-007929","date":"2022-07-13","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-02-01","scope":"Install new 4\" stack drainline water lines to all listed fixtures highlighted in plans"},{"number":"MP-2022-003621","date":"2022-11-21","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-02-01","scope":"FOR A NEW MECHANICAL INSTALLATION TO ACCOMMODATE A PORTION OF AN EXISTING STRUCTURE. WORK TO INCLUDE THE INSTALLATION OF REGISTERS, DIFFUSERS AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. 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":"CP-2023-000099","date":"2023-01-11","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-02-28","scope":"FOR LEVEL I ALTERATIONS AT 12 UNITS TO INCLUDE THE REMOVAL AND REPLACEMENT OR THE COVERING OF EXISTING MATERIALS, ELEMENTS, EQUIPMENT, OR FIXTURES USING NEW MATERIALS, ELEMENTS, EQUIPMENT, OR FIXTURES THAT SERVE THE SAME PURPOSES AS PER APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR ANY MEP WORK."},{"number":"GP-2023-007643","date":"2023-09-08","work":"Tank Install/Removal","type":"General","description":"General Permit","status":"Completed","completedDate":"2023-12-26","scope":"**TANK REMOVAL PERMIT** FOR THE COMPLETE SYSTEM CLOSURE (COMPLETE REMOVAL OF TANK FROM SITE) OF ONE (1) 2,500-GALLON UST PREVIOUSLY USED TO STORE HEATING OIL #2. REMOVE ALL PIPING AND APPENDAGES ASSOCIATED WITH THE UST SYSTEM. REMOVE ALL PETROLUEM PRODUCT/WATER FROM PIPING AND TANKS, CLEAN TANKS. REMOVE UST FROM EXCAVATION AND CONDUCT CONFIRMATORY SOIL SAMPLING OF SURROUNDING SOILS. CONTINGENCY PLAN IN PLACE IN THE CASE OF CONTAMINATED SOILS ARE DISCOVERED FOR PROPER DISPOSAL AND BACKFILL TO GRADE WITH CLEAN-FILL MATERIALS. ALL WORK COMPLETED TO BE IN ACCORDANCE WITH PADEP UST REMOVAL GUIDELINES. PROVIDE THE CITY OF PHILADELPHIA WITH AN UST CLOSURE REPORT."},{"number":"MP-2023-003989","date":"2023-12-29","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-02-01","scope":"For installation of new mini split system for each apartment unit as per approved plans."},{"number":"CP-2024-001501","date":"2025-02-05","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-11-18","scope":"FOR PARTIAL CHANGE OF OCCUPANCY TO R-2 (TWO DWELLING UNITS) IN THE BASEMENT OF AN EXISTING STRCUTRE. SPRINKLERED THE TWO (2) NEW DWELLING UNITS PER NFPA 13R, AND CREATE TWO HOUR FIRE SEPARATION BETWEEN TWO (2) NEW DWELLING UNITS AND REST OF THE STRCUTURE. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. **SEPARATE PERMITS REQUIRED FOR ELECTRICAL, MECHANICAL, PLUMBING & FIRE SUPPRESSION WORK**"},{"number":"EP-2025-000417","date":"2025-04-04","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-09-09","scope":"Alteration of interior wiring in individual tenant spaces"},{"number":"FP-2025-000799","date":"2025-04-23","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-11-18","scope":"FOR THE INSTALLATION OF AN NFPA 13R SYSTEM IN THE BASEMENT OF AN EXISTING MULTI-FAMILY DWELLING SERVICED BY AN EXISTING 1-1/2 INCH FIRE SERVICE LINE TO INCLUDE THE INSTALLATION OF 1 1/2\" WILKING 950XLT2BFSS BACKFLOW PREVENTER AND AUTOMATIC FIRE SUPPRESSION SYSTEM. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/HYDRAULIC CALCULATIONS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK."},{"number":"MP-2025-000282","date":"2025-04-25","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-11-18","scope":"FOR THE INSTALLATION OF APPLIANCES NOT CONNECTED VIA DUCTWORK, APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. 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":"PP-2025-000644","date":"2025-05-13","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-11-18","scope":"INTERIOR RENOVATIONS TO CREATE 2 DWELLING UNITS IN BASEMENT. INTERIOR INSTALLATION OF DRAINAGE, WSTE, VENT, AND WATER SUPPLY FOR LISTED FIXTURES CONNECTING TO EXISTING PIPING. VENTING SHALL BE DESIGNED AND INSTALLED IN ACCORDANCE WITH SECTION 919 PHILADELPHIA SINGLE STACK SYSTEM. ALL WORK SHALL BE PERFORMED IN STRICT COMPLIANCE WITH 2018 PPC AND APPROVED PLANS."}],"storyTag":"Renovated & sold on","storyDelta":1.9,"timeline":[{"y":2022,"k":"permit","w":"Addition and/or Alterations"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Tank Install/Removal"},{"y":2023,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"insp","w":"Inspection passed"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"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":"Alterations"},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2025,"k":"insp","w":"Inspection failed"}],"rented":true,"licenses":[{"number":"223522","type":"Rental","status":"Inactive","businessName":"EDWARD DE LEO","legalName":"EDWARD DE LEO","address":"5001-11 OXFORD AVE","revenueCode":"3202","rentalCategory":null,"units":17,"issuedDate":"2004-04-01","latestIssueDate":"2007-03-13","expirationDate":"2008-02-29","inactiveDate":null},{"number":"455731","type":"Dumpster License - Private Property","status":"Inactive","businessName":"MD INVESTMENT GROUP INC","legalName":"MD INVESTMENT GROUP INC","address":"5001-11 OXFORD AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2008-09-05","latestIssueDate":"2008-09-05","expirationDate":null,"inactiveDate":"2012-12-12"},{"number":"461427","type":"Rental","status":"Inactive","businessName":"MD INVESTMENT GROUP INC","legalName":"MD INVESTMENT GROUP INC","address":"5001-11 OXFORD AVE","revenueCode":"3202","rentalCategory":null,"units":18,"issuedDate":"2008-11-20","latestIssueDate":"2012-03-02","expirationDate":"2013-02-28","inactiveDate":null},{"number":"539783","type":"Dumpster License - Private Property","status":"Inactive","businessName":"MD INVESTMENT GROUP INC","legalName":"MD INVESTMENT GROUP INC","address":"5001-11 OXFORD AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2011-07-26","latestIssueDate":"2011-07-26","expirationDate":"2012-07-31","inactiveDate":null},{"number":"579904","type":"Dumpster License - Private Property","status":"Active","businessName":"5001 OXFORD AVE.,LLC.","legalName":"5001 OXFORD AVE.,LLC.","address":"5001-11 OXFORD AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2012-12-12","latestIssueDate":"2013-08-13","expirationDate":null,"inactiveDate":null},{"number":"580974","type":"Rental","status":"Closed","businessName":"ELLIOT KOPEL","legalName":"ELLIOT KOPEL","address":"5001-11 OXFORD AVE","revenueCode":"3202","rentalCategory":null,"units":18,"issuedDate":"2013-01-02","latestIssueDate":"2015-03-11","expirationDate":"2016-02-29","inactiveDate":"2016-04-29"},{"number":"657796","type":"Rental","status":"Closed","businessName":"ELLIOT KOPEL","legalName":"ELLIOT KOPEL","address":"5001-11 OXFORD AVE","revenueCode":"3202","rentalCategory":null,"units":19,"issuedDate":"2015-03-12","latestIssueDate":"2015-03-12","expirationDate":"2016-02-01","inactiveDate":"2015-10-21"},{"number":"681423","type":"Rental","status":"Active","businessName":"5001 OXFORD AVE REALTY LLC","legalName":"5001 OXFORD AVE REALTY LLC","address":"5001-11 OXFORD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":21,"issuedDate":"2015-10-21","latestIssueDate":"2025-10-27","expirationDate":"2026-10-31","inactiveDate":null}],"licenseActivity":[{"number":"681423","type":"Rental","businessName":"5001 OXFORD AVE REALTY LLC","legalName":"5001 OXFORD AVE REALTY LLC","issuedDate":"2015-10-21","latestIssueDate":"2025-10-27","closureDate":null,"expirationDate":"2026-10-31","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"657796","type":"Rental","businessName":"ELLIOT KOPEL","legalName":"ELLIOT KOPEL","issuedDate":"2013-01-02","latestIssueDate":"2015-03-12","closureDate":"2016-04-29","expirationDate":"2016-02-01","inactiveDate":"2015-10-21","status":"Closed","statusLabel":"Inactive","active":false},{"number":"579904","type":"Dumpster License - Private Property","businessName":"5001 OXFORD AVE.,LLC.","legalName":"5001 OXFORD AVE.,LLC.","issuedDate":"2012-12-12","latestIssueDate":"2013-08-13","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"461427","type":"Rental","businessName":"MD INVESTMENT GROUP INC","legalName":"MD INVESTMENT GROUP INC","issuedDate":"2008-11-20","latestIssueDate":"2012-03-02","closureDate":"2013-02-28","expirationDate":"2013-02-28","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"539783","type":"Dumpster License - Private Property","businessName":"MD INVESTMENT GROUP INC","legalName":"MD INVESTMENT GROUP INC","issuedDate":"2008-09-05","latestIssueDate":"2011-07-26","closureDate":"2012-12-12","expirationDate":"2012-07-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"223522","type":"Rental","businessName":"EDWARD DE LEO","legalName":"EDWARD DE LEO","issuedDate":"2004-04-01","latestIssueDate":"2007-03-13","closureDate":"2008-02-29","expirationDate":"2008-02-29","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","units":21,"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":["8 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 48% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $1,026,000 to $1,517,200","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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 91 historical violations across 21 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 (PO BOX 727, LAKEWOOD NJ, 08701).","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 1928 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":"41 failed, 19 passed, and 17 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Feb 22, 2025.","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":"Dumpster License - Private Property #455731: Inactive since Dec 12, 2012; Dumpster License - Private Property #539783: Inactive","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":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Escape Report: Safe through Jun 17, 2029; Fire Alarm Certification: Certified through Aug 22, 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/"}]}