{"asOf":"2026-07-27T16:49:09.495Z","block":"1900-1999 SPRUCE ST","blockUrl":"https://philadelphia.blockreport.homes/block/1900-1999-spruce-st","address":"1914 SPRUCE ST","parcelNumber":"881523400","source":"https://property.phila.gov/?p=881523400","ownerType":"investor","kind":"multi-family","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"CA0","buildingCodeNew":"806","buildingClass":"APTS 5-50 UNITS MASONRY","buildingClassNew":"APARTMENTS - BLT AS RESID","useLabel":"Apartment building","owner":"PATTY & PAUL LLC","coOwner":null,"marketValue":1390700,"landAssessment":278100,"improvementAssessment":1112600,"livableArea":7644,"yearBuilt":1890,"lastSale":{"price":1600000,"date":"2014-10-21T04:00:00Z"},"openViolations":0,"violations":[{"number":"3700579","date":"2015-05-04","code":"A-301.1/51","title":"PERME- INST/REPL/REPAIR 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SERVICES","responsibility":"DCC","status":"CLOSED","createdDate":"2015-05-04","completedDate":"2017-02-06","violations":[{"number":"3700579","date":"2015-05-04","code":"A-301.1/51","title":"PERME- INST/REPL/REPAIR WIRE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3700583","date":"2015-06-09","code":"A-901.13/2","title":"PENALTY- NO ELEC PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3700584","date":"2015-06-09","code":"A-901.13/3","title":"PENALTY- NO PLUMB PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3700580","date":"2015-06-09","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3700581","date":"2015-06-09","code":"A-504.1/1","title":"STOP WORK ORDER","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3700582","date":"2015-06-09","code":"A-901.13/1","title":"PENALTY- NO BLDG PERM 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OBTAINED"}]},{"number":"604665","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"3557797","date":"2015-05-13","code":"A-203.1/1","title":"UNAPPROVED MAT'L ETC","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"603993","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"3584536","date":"2015-06-04","code":"A-301.6/1","title":"PERMB- TO COMPLY VIOL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3584537","date":"2015-06-04","code":"A-302.9/40","title":"PERMB REVK- ORD/REG/CON VIOLAT","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2015,"n":9,"worst":null},{"y":2022,"n":1,"worst":null},{"y":2023,"n":1,"worst":null}],"investigations":[{"caseNumber":"477811","date":"2015-05-04","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"477811","date":"2015-06-09","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"477811","date":"2015-08-04","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"477811","date":"2015-09-04","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"477811","date":"2015-11-02","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"CF-2022-070170","date":"2022-07-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-070170","date":"2023-01-17","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-065939","date":"2023-07-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-065939","date":"2023-07-25","type":null,"status":"PASSED"}],"inspYears":[{"y":2015,"fails":3,"passes":2},{"y":2022,"fails":1,"passes":0},{"y":2023,"fails":1,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.947819719265276,"lng":-75.17348440995532,"geom":{"type":"Polygon","coordinates":[[[-75.173406867,39.947974155],[-75.173477624,39.947654122],[-75.173561796,39.947666312],[-75.173491358,39.947985111],[-75.173406867,39.947974155]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2022-016065","type":"Fire Escape Report","inspectionDate":"2017-05-02","result":"Safe","expirationDate":"2022-05-02","buildingId":"1485603"},{"number":"BC-2022-018720","type":"Fire Escape Report","inspectionDate":"2022-12-08","result":"Safe with Repair","expirationDate":"2023-06-08","buildingId":"1485603"},{"number":"BC-2023-015146","type":"Fire Escape Report","inspectionDate":"2023-06-15","result":"Safe","expirationDate":"2028-06-15","buildingId":"1485603"},{"number":"BC-2023-012619","type":"Facade Report","inspectionDate":"2023-06-15","result":"Safe","expirationDate":"2028-06-15","buildingId":"1485603"},{"number":"BC-2024-011889","type":"Fire Alarm Certification","inspectionDate":"2024-04-10","result":"Certified","expirationDate":"2025-04-10","buildingId":"1485603"},{"number":"BC-2025-012830","type":"Fire Alarm Certification","inspectionDate":"2025-05-13","result":"Certified","expirationDate":"2026-05-13","buildingId":"1485603"},{"number":"BC-2026-014332","type":"Fire Alarm Certification","inspectionDate":"2026-05-19","result":"Certified","expirationDate":"2027-05-19","buildingId":"1485603"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19103","beds":null,"baths":null,"stories":4,"lotArea":2857,"zoning":"RM1","grade":"B-","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"1500 SPRING MILL RD, GLADWYNE PA, 19035","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":1123000,"taxable":1123000,"land":183623,"improvement":939377,"taxableLand":183623,"taxableImprovement":939377,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":1275500,"taxable":1123000,"land":183623,"improvement":1091877,"taxableLand":183623,"taxableImprovement":939377,"exemptLand":0,"exemptImprovement":152500},{"y":2018,"v":1584100,"taxable":1427789,"land":475230,"improvement":1108870,"taxableLand":475230,"taxableImprovement":952559,"exemptLand":0,"exemptImprovement":156311},{"y":2019,"v":1372600,"taxable":1237159,"land":411780,"improvement":960820,"taxableLand":411780,"taxableImprovement":825379,"exemptLand":0,"exemptImprovement":135441},{"y":2020,"v":1382800,"taxable":1246353,"land":414840,"improvement":967960,"taxableLand":414840,"taxableImprovement":831513,"exemptLand":0,"exemptImprovement":136447},{"y":2021,"v":1382800,"taxable":1246353,"land":414840,"improvement":967960,"taxableLand":414840,"taxableImprovement":831513,"exemptLand":0,"exemptImprovement":136447},{"y":2022,"v":1382800,"taxable":1246353,"land":414840,"improvement":967960,"taxableLand":414840,"taxableImprovement":831513,"exemptLand":0,"exemptImprovement":136447},{"y":2023,"v":1493300,"taxable":1346957,"land":447990,"improvement":1045310,"taxableLand":447990,"taxableImprovement":898967,"exemptLand":0,"exemptImprovement":146343},{"y":2024,"v":1493300,"taxable":1346957,"land":447990,"improvement":1045310,"taxableLand":447990,"taxableImprovement":898967,"exemptLand":0,"exemptImprovement":146343},{"y":2025,"v":1493300,"taxable":1346957,"land":447990,"improvement":1045310,"taxableLand":447990,"taxableImprovement":898967,"exemptLand":0,"exemptImprovement":146343},{"y":2026,"v":1493300,"taxable":1346957,"land":447990,"improvement":1045310,"taxableLand":447990,"taxableImprovement":898967,"exemptLand":0,"exemptImprovement":146343},{"y":2027,"v":1390700,"taxable":1390700,"land":278100,"improvement":1112600,"taxableLand":278100,"taxableImprovement":1112600,"exemptLand":0,"exemptImprovement":0}],"taxNow":18855,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"603993","date":"2015-04-20","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2016-07-14","scope":"EZ STANDARD LIMITED COMMERCIAL ALTERATIONS & REPAIRS - FOR THE LIMITED DEMOLITION AND COMMERCIAL ALTERATIONS AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS. * NO WORK/CHANGES TO EXTERIOR OR WINDOWS/DOORS AS PER HISTORICAL COMMISSION. SEPARATE PERMITS REQUIRED FOR PLUMBING, ELECTRIC AND HVAC. CALL INSPECTOR AT DISTRICT OFFICE AT LEAST 24 HOURS PRIOR TO STARTING WORK. CONTACT STREETS DEPARTMENT FOR DUMPSTER PERMIT AND FOOTWAY CLOSURE"},{"number":"604665","date":"2015-04-22","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-07-12","scope":"FIXTURE, FIXTURE WASTE AND WATER SUPPLY PIPING IN (3)DWELLING UNITS ON THE FIRST FLOOR AND BASEMENT - REPLACEMENT OF EXISITING \"IN KIND\" AT SAME LOCATIONS - NO \"NEW\" WORK IS INCLUDED IN THIS PERMIT - NOTE: THIS OCCUPANCY REQUIRES THE INSTALLATION OF A BACKFLOW CONTAINMENT DEVICE AT THE WATER METER TO COMPLY WITH CHAPTER 8 OF THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"610171","date":"2015-05-14","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2015-05-14","scope":"FOR HOUSEHOLD LIVING MULTI-FAMILY SEVEN (7) UNITS IN AN EXISTING STRUCTURE. NO CHANGE IN HEIGHT OR AREA."},{"number":"611588","date":"2015-05-21","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2016-07-14","scope":"EZ-PERMIT (DUCTWORK & WARM AIR) INSTALLATION OF HVAC - SIX (6) SPLIT HEAT PUMP WITH 8 KW ELECTRIC BACKUP HEAT. COMPLETE NEW DUET SYSTEM WITH 4 SUPPLY REGISTER PER UNIT. CONDENSING UNIT TO GO ON GROUND AT REAR OF PROPERTY. WORK TO COMPLY WITH THE EZ STANDARDS. SEPARATE PERMIT IS REQUIRED FOR ANY DEVIATION OF STANDARD.**SEPARATE ELECTRICAL PERMIT IS REQUIRED** COMPLY VIOLATION # 477811"},{"number":"618329","date":"2015-07-23","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2016-07-14","scope":"FOR THE CREATION OF ONE (1) ADDITIONAL DWELLING UNIT IN AN EXISTING FOUR-STORY STRUCTURE FOR A TOTAL OF SEVEN (7) DWELLING UNITS. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING, AND FIRE SUPPRESSION SYSTEMS."},{"number":"626300","date":"2015-07-29","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-07-14","scope":"3 LAV,3 WC,3 TUBS,3 KS,1 WASHER IN BASEMENT AND 7 WATER HEATERS (MULTI FAMILY)THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"629283","date":"2015-10-28","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2016-07-14","scope":"REWIRE FIVE FLOORS TO DRAWINGS,INSTALL NEW ELECTRICAL SERVICE TO DRAWINGS AS PER 2008 NEC (CC DISTRICTS), INSTALL FIRE ALARM SYSTEM TO DRAWINGS AS PER NFPA 72."},{"number":"ZP-2023-013956","date":"2024-01-08","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Cancelled","completedDate":"2025-03-12","scope":"Limited Lodging"},{"number":"ZP-2025-002548","date":"2025-03-18","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Limited Lodging"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2015,"k":"permit","w":"Mechanical"},{"y":2015,"k":"viol","w":"9 L&I violations"},{"y":2015,"k":"permit","w":"Major alteration"},{"y":2015,"k":"permit","w":"Plumbing"},{"y":2015,"k":"insp","w":"L&I: 3 failed, 2 passed"},{"y":2015,"k":"permit","w":"Electrical"},{"y":2022,"k":"viol","w":"L&I violation"},{"y":2022,"k":"insp","w":"Inspection failed"},{"y":2023,"k":"viol","w":"L&I violation"},{"y":2023,"k":"insp","w":"L&I: 1 failed, 2 passed"},{"y":2024,"k":"permit","w":"Change of Use"},{"y":2025,"k":"permit","w":"Change of Use"}],"rented":true,"licenses":[{"number":"216305","type":"Rental","status":"Closed","businessName":"HAMMETT MARY JANE D","legalName":"HAMMETT MARY JANE D","address":"1914 SPRUCE ST","revenueCode":"3202","rentalCategory":null,"units":6,"issuedDate":"2004-04-01","latestIssueDate":"2014-03-01","expirationDate":"2015-02-28","inactiveDate":"2015-04-29"},{"number":"667435","type":"Rental","status":"Active","businessName":"PATTY & PAUL LLC","legalName":"PATTY & PAUL LLC","address":"1914 SPRUCE ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":7,"issuedDate":"2015-06-08","latestIssueDate":"2026-05-16","expirationDate":"2027-06-30","inactiveDate":null},{"number":"942555","type":"Limited Lodging Operator","status":"Revoked","businessName":"Patty Wong","legalName":"Patty Wong","address":"1914 SPRUCE ST","revenueCode":"3240","rentalCategory":null,"units":null,"issuedDate":"2024-01-25","latestIssueDate":"2024-01-25","expirationDate":"2025-01-24","inactiveDate":null},{"number":"0967881","type":"Limited Lodging Operator","status":"Inactive","businessName":"Matthew James","legalName":"Matthew James","address":"1914 SPRUCE ST","revenueCode":"3240","rentalCategory":null,"units":null,"issuedDate":"2024-12-17","latestIssueDate":"2024-12-17","expirationDate":"2025-12-16","inactiveDate":"2026-02-14"},{"number":"0974383","type":"Limited Lodging Operator","status":"Active","businessName":"Jiayi Chen","legalName":"Jiayi Chen","address":"1914 SPRUCE ST","revenueCode":"3240","rentalCategory":null,"units":null,"issuedDate":"2025-03-22","latestIssueDate":"2026-04-28","expirationDate":"2027-03-21","inactiveDate":null}],"licenseActivity":[{"number":"0974383","type":"Limited Lodging Operator","businessName":"Jiayi Chen","legalName":"Jiayi Chen","issuedDate":"2025-03-22","latestIssueDate":"2026-04-28","closureDate":null,"expirationDate":"2027-03-21","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"0967881","type":"Limited Lodging Operator","businessName":"Matthew James","legalName":"Matthew James","issuedDate":"2024-12-17","latestIssueDate":"2024-12-17","closureDate":"2026-02-14","expirationDate":"2025-12-16","inactiveDate":"2026-02-14","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"942555","type":"Limited Lodging Operator","businessName":"Patty Wong","legalName":"Patty Wong","issuedDate":"2024-01-25","latestIssueDate":"2024-01-25","closureDate":"2025-01-24","expirationDate":"2025-01-24","inactiveDate":null,"status":"Revoked","statusLabel":"Revoked","active":false},{"number":"667435","type":"Rental","businessName":"PATTY & PAUL LLC","legalName":"PATTY & PAUL LLC","issuedDate":"2015-06-08","latestIssueDate":"2026-05-16","closureDate":null,"expirationDate":"2027-06-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"216305","type":"Rental","businessName":"HAMMETT MARY JANE D","legalName":"HAMMETT MARY JANE D","issuedDate":"2004-04-01","latestIssueDate":"2014-03-01","closureDate":"2015-04-29","expirationDate":"2015-02-28","inactiveDate":"2015-04-29","status":"Closed","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","units":7,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #610171: COMPLETED. The history also contains “PERM Z- NEW 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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: ZP-2023-013956 (Cancelled).","why":"Issued work is not the same as approved final work. L&I uses final inspections and required certifications to close construction permits; expired, withdrawn, and completed are different City statuses.","action":"Open the permit file and confirm final inspections, holds, and any resulting occupancy certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"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 (1500 SPRING MILL RD, GLADWYNE PA, 19035).","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 1890 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":"5 failed, 4 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jul 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":"Limited Lodging Operator #942555: Revoked; Limited Lodging Operator #0967881: Inactive since Feb 14, 2026","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":"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 11 historical violations across 5 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":"Fire Escape Report: Safe through Jun 15, 2028; Facade Report: Safe through Jun 15, 2028; Fire Alarm Certification: Certified through May 19, 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/"}]}