{"asOf":"2026-07-25T18:32:17.339Z","block":"1300-1399 W YORK ST","blockUrl":"https://philadelphia.blockreport.homes/block/1300-1399-w-york-st","address":"1344 W YORK ST","parcelNumber":"881299320","source":"https://property.phila.gov/?p=881299320","ownerType":"investor","kind":"multi-family","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"CF0","buildingCodeNew":"216","buildingClass":"APT BOARDING HOME MASONRY","buildingClassNew":"LIFE CARE FACILITY-ASSTD LVNG","useLabel":"Apartment building","owner":"BRIT EMET LLC","coOwner":null,"marketValue":872000,"landAssessment":174400,"improvementAssessment":697600,"livableArea":9202,"yearBuilt":1940,"lastSale":{"price":1,"date":"2016-06-15T04:00:00Z"},"openViolations":0,"violations":[{"number":"5088505","date":"2019-05-21","code":"FC-13-1007.2","title":"EXIT SIGN ILLUMINATION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"229314479","date":"2019-05-21","code":"A-701.1/3","title":"CO- NEW USE OCCUPIED PRE-CO","status":"COMPLIED","resolutionDate":"2023-08-15","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"229314478","date":"2019-05-21","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"COMPLIED","resolutionDate":"2023-08-15","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"5088503","date":"2019-05-21","code":"FC-13-1006.1","title":"MEANS OF EGRESS ILLUMINATION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5088504","date":"2019-05-21","code":"FC-13-1006.3","title":"ILLUMINATION EMERGENCY POWER","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5088506","date":"2019-05-21","code":"FC-13-108232","title":"BOLT LOCKS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5088507","date":"2019-05-21","code":"FC-13-912.31","title":"FDC LOCKING CAPS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5088508","date":"2019-05-21","code":"FC-13-915.1","title":"FIRE ALARM TESTED/CERTIFIED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5088509","date":"2019-05-21","code":"FC-13-915.1A","title":"FIRE SUPPRESSION CERTIFICATION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5101475","date":"2019-06-25","code":"FC-13-901.6","title":"FIRE SYSTEMS MAINTAINED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"229314566","date":"2019-08-23","code":"9-3902 (3)","title":"ROOMING UNIT OR HOUSE (R3 R2)","status":"CLOSED","resolutionDate":"2023-05-01","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2020-046651","date":"2020-11-05","code":"9-3902 (3)","title":"RENTAL LICENSE- ROOMING UNIT OR HOUSE (R3 OR R2)","status":"SVN ISSUED","resolutionDate":"2023-06-06","resolution":"SVN ISSUED"},{"number":"VI-2020-046650","date":"2020-11-05","code":"FC-13-906.3","title":"SIZE & DISTRIBUTION","status":"COMPLIED","resolutionDate":"2023-08-15","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-046649","date":"2020-11-05","code":"FC-13-906","title":"PORTABLE FIRE EXTINGUISHERS","status":"COMPLIED","resolutionDate":"2023-08-15","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-046647","date":"2020-11-05","code":"FC-13-915.1(A)","title":"FIRE SUPPRESSION CERTIFICATION","status":"COMPLIED","resolutionDate":"2023-08-15","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2020-046648","date":"2020-11-05","code":"FC-13-915.1","title":"FIRE ALARM TESTED/CERTIFIED","status":"COMPLIED","resolutionDate":"2023-08-15","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2020-046652","date":"2020-11-05","code":"PM15-604.3","title":"ELECTRICAL- HAZARD","status":"COMPLIED","resolutionDate":"2023-08-15","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"686532","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2019-05-22","completedDate":null,"violations":[{"number":"5088505","date":"2019-05-21","code":"FC-13-1007.2","title":"EXIT SIGN ILLUMINATION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"229314479","date":"2019-05-21","code":"A-701.1/3","title":"CO- NEW USE OCCUPIED PRE-CO","status":"COMPLIED","resolutionDate":"2023-08-15","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"229314478","date":"2019-05-21","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"COMPLIED","resolutionDate":"2023-08-15","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"5088503","date":"2019-05-21","code":"FC-13-1006.1","title":"MEANS OF EGRESS ILLUMINATION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5088504","date":"2019-05-21","code":"FC-13-1006.3","title":"ILLUMINATION EMERGENCY POWER","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5088506","date":"2019-05-21","code":"FC-13-108232","title":"BOLT LOCKS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5088507","date":"2019-05-21","code":"FC-13-912.31","title":"FDC LOCKING CAPS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5088508","date":"2019-05-21","code":"FC-13-915.1","title":"FIRE ALARM TESTED/CERTIFIED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5088509","date":"2019-05-21","code":"FC-13-915.1A","title":"FIRE SUPPRESSION CERTIFICATION","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"692633","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2019-06-26","completedDate":"2019-07-12","violations":[{"number":"5101475","date":"2019-06-25","code":"FC-13-901.6","title":"FIRE SYSTEMS MAINTAINED","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"703413","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2019-08-26","completedDate":"2023-05-01","violations":[{"number":"229314566","date":"2019-08-23","code":"9-3902 (3)","title":"ROOMING UNIT OR HOUSE (R3 R2)","status":"CLOSED","resolutionDate":"2023-05-01","resolution":"CLOSED - REISSUED/REWRITTEN"}]},{"number":"CF-2020-078441","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"COMPLIED, BALANCE DUE","createdDate":"2020-11-05","completedDate":null,"violations":[{"number":"VI-2020-046651","date":"2020-11-05","code":"9-3902 (3)","title":"RENTAL LICENSE- ROOMING UNIT OR HOUSE (R3 OR R2)","status":"SVN ISSUED","resolutionDate":"2023-06-06","resolution":"SVN ISSUED"},{"number":"VI-2020-046650","date":"2020-11-05","code":"FC-13-906.3","title":"SIZE & DISTRIBUTION","status":"COMPLIED","resolutionDate":"2023-08-15","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-046649","date":"2020-11-05","code":"FC-13-906","title":"PORTABLE FIRE EXTINGUISHERS","status":"COMPLIED","resolutionDate":"2023-08-15","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-046647","date":"2020-11-05","code":"FC-13-915.1(A)","title":"FIRE SUPPRESSION CERTIFICATION","status":"COMPLIED","resolutionDate":"2023-08-15","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2020-046648","date":"2020-11-05","code":"FC-13-915.1","title":"FIRE ALARM TESTED/CERTIFIED","status":"COMPLIED","resolutionDate":"2023-08-15","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2020-046652","date":"2020-11-05","code":"PM15-604.3","title":"ELECTRICAL- HAZARD","status":"COMPLIED","resolutionDate":"2023-08-15","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2019,"n":11,"worst":null},{"y":2020,"n":6,"worst":null}],"investigations":[{"caseNumber":"686532","date":"2019-05-21","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"686532","date":"2019-06-25","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"692633","date":"2019-06-25","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"692633","date":"2019-07-08","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"692633","date":"2019-07-11","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"703413","date":"2019-08-23","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"CF-2020-078441","date":"2020-11-05","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-078441","date":"2023-03-16","type":null,"status":"FAILED"},{"caseNumber":"686532","date":"2023-03-16","type":null,"status":"FAILED"},{"caseNumber":"703413","date":"2023-03-16","type":null,"status":"FAILED"},{"caseNumber":"703413","date":"2023-05-01","type":null,"status":"PASSED"},{"caseNumber":"CF-2020-078441","date":"2023-06-06","type":null,"status":"FAILED"},{"caseNumber":"686532","date":"2023-08-16","type":null,"status":"PASSED"},{"caseNumber":"CF-2020-078441","date":"2023-08-25","type":null,"status":"PASSED"}],"inspYears":[{"y":2019,"fails":4,"passes":1},{"y":2020,"fails":1,"passes":0},{"y":2023,"fails":4,"passes":3}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.989077074900344,"lng":-75.15494352049079,"geom":{"type":"Polygon","coordinates":[[[-75.154890559,39.988914844],[-75.155059436,39.988937338],[-75.154996915,39.989238926],[-75.15482703,39.989216736],[-75.154890559,39.988914844]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2023-016518","type":"Sprinkler Certification","inspectionDate":"2023-04-07","result":"Certified","expirationDate":"2024-04-07","buildingId":"1051328"},{"number":"BC-2023-010711","type":"Fire Alarm Certification","inspectionDate":"2023-04-07","result":"Certified","expirationDate":"2024-04-07","buildingId":"1051328"},{"number":"BC-2025-000203","type":"Fire Alarm Certification","inspectionDate":"2024-12-23","result":"Certified","expirationDate":"2025-12-23","buildingId":"1051328"},{"number":"BC-2025-026434","type":"Sprinkler Certification","inspectionDate":"2025-09-23","result":"Certified","expirationDate":"2026-09-23","buildingId":"1051328"},{"number":"BC-2025-033593","type":"Fire Alarm Certification","inspectionDate":"2025-12-22","result":"Certified","expirationDate":"2026-12-22","buildingId":"1051328"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19132","beds":null,"baths":null,"stories":2,"lotArea":5331,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"1267 SEROTA PL, PHILADELPHIA PA, 19115","mailOut":false,"appeals":[{"type":"RB_LIRB","grounds":"NOTICE OF INTENT TO CEASE IS WRITTEN TO ARANYA EYAL, TITLE OWNER IS BRIT EMET LLC. APPELANT HAS APPLIED FOR USE PERMIT APP #988412 TO RETURN TO USE OF PROPERTY TO LEGAL USE PRIOR TO 2011.","status":"OPEN","outcome":"City affirmed","date":"2019-07-09","number":"37821","relatedPermit":"686532"},{"type":"Zoning board appeal","grounds":"PERMIT FOR ROOMING HOUSE FOR MAXIMUM SIXTY (60) OCCUPANTS IN TWENTY SIX (26) UNITS\n(SINGLE ROOM RESIDENCE) IN AN EXISTING STRUCTURE. ALL OCCUPANTS ARE CAPABLE OF SELF\nPRESERVATION AND SELF SUSTAINING. NO OCCUPANTS UNDER THE JURISDICTION OF ","status":"OPEN","outcome":"Denied","date":"2020-01-08","number":"38201","relatedPermit":"988412"},{"type":"ZBA Permit Denial - Special Exception","grounds":"PERMIT FOR GROUP MEDICAL PRACTITIONER  ON THE FIRST FLOOR FOR PERSONAL CARE HOME FOR 25 UNITS ABOVE IN AN EXISTING STRUCTUE.","status":"Completed","outcome":"Granted","date":"2021-03-25","number":"ZP-2020-007757","relatedPermit":"ZP-2020-007757"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":784100,"taxable":784100,"land":53300,"improvement":730800,"taxableLand":53300,"taxableImprovement":730800,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":784100,"taxable":784100,"land":53300,"improvement":730800,"taxableLand":53300,"taxableImprovement":730800,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":807600,"taxable":807600,"land":201900,"improvement":605700,"taxableLand":201900,"taxableImprovement":605700,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":831800,"taxable":831800,"land":207950,"improvement":623850,"taxableLand":207950,"taxableImprovement":623850,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":831800,"taxable":831800,"land":207950,"improvement":623850,"taxableLand":207950,"taxableImprovement":623850,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":831800,"taxable":831800,"land":207950,"improvement":623850,"taxableLand":207950,"taxableImprovement":623850,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":831800,"taxable":831800,"land":207950,"improvement":623850,"taxableLand":207950,"taxableImprovement":623850,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":831800,"taxable":831800,"land":207950,"improvement":623850,"taxableLand":207950,"taxableImprovement":623850,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":831800,"taxable":831800,"land":207950,"improvement":623850,"taxableLand":207950,"taxableImprovement":623850,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":831800,"taxable":831800,"land":207950,"improvement":623850,"taxableLand":207950,"taxableImprovement":623850,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":831800,"taxable":831800,"land":207950,"improvement":623850,"taxableLand":207950,"taxableImprovement":623850,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":872000,"taxable":872000,"land":174400,"improvement":697600,"taxableLand":174400,"taxableImprovement":697600,"exemptLand":0,"exemptImprovement":0}],"taxNow":11644,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"370566","date":"2011-11-09","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2011-11-09","scope":"REDUCE OCCUPANCY TO 57 PERSONS., ALL ON 2ND FLOOR, INCLUDDING PAROLES AND PROBATIONERS. THIS USE WILL REPLACE PREVIOUS APPROVALS FOR 1ST FLOOR. THE USE OF BASEMENT & 2ND FLOOR TO REMAIN THE SAME."},{"number":"985962","date":"2019-07-19","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-08-02","scope":"SWITCHING OUT PANEL FOR AN SK 5208 AND ADDING HORN/STROBES FOR BETTER COVERAGE. ADDING PULLSTATIONS WHERE NEEDED. TIE IN MONITOR MODULES FOR SPRINKLER SYSTEM AS PER NFPA 72"},{"number":"ZP-2020-007757","date":"2021-03-17","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Medical, Dental, and Health Practitioner - Group Medical, Dental, and Health Practitioner; Group Living - Personal Care Home"},{"number":"AP-2021-010958","date":"2023-06-15","work":"Certificate of Occupancy (CO) (may inclu…","type":"Administrative","description":"Administrative Permit","status":"Completed","completedDate":"2023-07-28","scope":"FOR A CERTIFICATE OF OCCUAPANCY FOR AN EXISTING ROOMING HOUSE WITH OFFICES AND THE GROUND FLOOR AND AN ACCESSORY COMMON AREA IN THE BASEMENT. LAYOUT AS PER PLANS. NO ALTERATIONS."}],"storyTag":"Improved","storyDelta":-0.5,"timeline":[{"y":2016,"k":"sale","p":1120000},{"y":2019,"k":"viol","w":"11 L&I violations"},{"y":2019,"k":"appeal","w":"Appeal city affirmed"},{"y":2019,"k":"permit","w":"Electrical"},{"y":2019,"k":"insp","w":"L&I: 4 failed, 1 passed"},{"y":2020,"k":"appeal","w":"Appeal denied"},{"y":2020,"k":"viol","w":"6 L&I violations"},{"y":2020,"k":"insp","w":"Inspection failed"},{"y":2021,"k":"permit","w":"Change of Use"},{"y":2021,"k":"appeal","w":"Appeal granted"},{"y":2023,"k":"permit","w":"Certificate of Occupancy (CO) (may inclu…"},{"y":2023,"k":"insp","w":"L&I: 4 failed, 3 passed"}],"rented":false,"licenses":[{"number":"477900","type":"Dumpster License - Public ROW","status":"Inactive","businessName":"YORK STREET INVESTMENTS L","legalName":"YORK STREET INVESTMENTS L","address":"1344 W YORK ST","revenueCode":"3417","rentalCategory":null,"units":null,"issuedDate":"2009-06-29","latestIssueDate":"2009-06-29","expirationDate":"2010-06-29","inactiveDate":null}],"licenseActivity":[{"number":"477900","type":"Dumpster License - Public ROW","businessName":"YORK STREET INVESTMENTS L","legalName":"YORK STREET INVESTMENTS L","issuedDate":"2009-06-29","latestIssueDate":"2009-06-29","closureDate":"2010-06-29","expirationDate":"2010-06-29","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #37821: OPEN · City affirmed; related permit 686532. Use permit #370566: 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-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as multi-family; no active Rental License row matched.","why":"A multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.","action":"Confirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.","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":"9 failed, 4 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Aug 25, 2023.","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 - Public ROW #477900: 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":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"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 17 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 Sep 23, 2026; Fire Alarm Certification: Certified through Dec 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/"}]}