{"asOf":"2026-07-25T13:02:02.654Z","block":"7900-7999 E ROOSEVELT BLVD","blockUrl":"https://philadelphia.blockreport.homes/block/7900-7999-e-roosevelt-blvd","address":"7912-18 E ROOSEVELT BLVD","parcelNumber":"882151306","source":"https://property.phila.gov/?p=882151306","ownerType":"absentee","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"TE0","buildingCodeNew":"239","buildingClass":"GAS STAT PUMP+MART MAS","buildingClassNew":"CONV FOOD MARKET W/ GAS PUMPS","useLabel":"Commercial","owner":"PROVCO PINEVILLE BORBECK","coOwner":null,"marketValue":4841600,"landAssessment":1936600,"improvementAssessment":2905000,"livableArea":5440,"yearBuilt":2017,"lastSale":{"price":3850000,"date":"2015-11-23T05:00:00Z"},"openViolations":0,"violations":[{"number":"4044037","date":"2016-08-10","code":"14-1704/10","title":"NON-REGULATED LACKS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4667834","date":"2018-01-03","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5151471","date":"2019-08-15","code":"FC-13-315.23","title":"STORAGE EQUIPMENT ROOMS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5151472","date":"2019-08-15","code":"FC-13-915.1","title":"FIRE ALARM TESTED/CERTIFIED","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"549569","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2016-08-11","completedDate":"2016-09-22","violations":[{"number":"4044037","date":"2016-08-10","code":"14-1704/10","title":"NON-REGULATED LACKS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"617366","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2018-01-03","completedDate":"2018-05-17","violations":[{"number":"4667834","date":"2018-01-03","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"702065","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2019-08-19","completedDate":"2019-10-09","violations":[{"number":"5151471","date":"2019-08-15","code":"FC-13-315.23","title":"STORAGE EQUIPMENT ROOMS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5151472","date":"2019-08-15","code":"FC-13-915.1","title":"FIRE ALARM TESTED/CERTIFIED","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2016,"n":1,"worst":null},{"y":2018,"n":1,"worst":null},{"y":2019,"n":2,"worst":null}],"investigations":[{"caseNumber":"549569","date":"2016-09-22","type":"CI INSP","status":"CLOSED"},{"caseNumber":"549569","date":"2016-09-22","type":"CI INSP","status":"CLOSED"},{"caseNumber":"617366","date":"2018-01-03","type":"CI INSP","status":"FAILED"},{"caseNumber":"617366","date":"2018-02-07","type":"CI INSP","status":"FAILED"},{"caseNumber":"617366","date":"2018-05-09","type":"CI INSP","status":"CLOSED"},{"caseNumber":"617366","date":"2018-05-17","type":"CEASE INSP","status":"PASSED"},{"caseNumber":"702065","date":"2019-08-15","type":"CI INSP","status":"FAILED"},{"caseNumber":"702065","date":"2019-10-09","type":"CI INSP","status":"PASSED"}],"inspYears":[{"y":2018,"fails":2,"passes":1},{"y":2019,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.05555537258983,"lng":-75.04919712038841,"geom":{"type":"Polygon","coordinates":[[[-75.048482245,40.055546729],[-75.048983779,40.055043531],[-75.049904778,40.055558048],[-75.049421115,40.056070252],[-75.048482245,40.055546729]]]},"liDistrict":"EAST","certifications":[{"number":"BC-2026-011790","type":"Fire Alarm Certification","inspectionDate":"2026-04-24","result":"Certified","expirationDate":"2027-04-24","buildingId":"1543679"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19152","beds":null,"baths":null,"stories":1,"lotArea":74217,"zoning":"CA1","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"795 E LANCASTER AVE, VILLANOVA PA, 19085","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2017,"v":1980300,"taxable":1980300,"land":1759100,"improvement":221200,"taxableLand":1759100,"taxableImprovement":221200,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":4441300,"taxable":4441300,"land":2223300,"improvement":2218000,"taxableLand":2223300,"taxableImprovement":2218000,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":4437300,"taxable":4437300,"land":2662380,"improvement":1774920,"taxableLand":2662380,"taxableImprovement":1774920,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":4437300,"taxable":4437300,"land":2662380,"improvement":1774920,"taxableLand":2662380,"taxableImprovement":1774920,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":4437300,"taxable":4437300,"land":2662380,"improvement":1774920,"taxableLand":2662380,"taxableImprovement":1774920,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":4437300,"taxable":4437300,"land":2662380,"improvement":1774920,"taxableLand":2662380,"taxableImprovement":1774920,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":4848800,"taxable":4848800,"land":3394130,"improvement":1454670,"taxableLand":3394130,"taxableImprovement":1454670,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":4848800,"taxable":4848800,"land":3394130,"improvement":1454670,"taxableLand":3394130,"taxableImprovement":1454670,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":4841600,"taxable":4841600,"land":3389120,"improvement":1452480,"taxableLand":3389120,"taxableImprovement":1452480,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":4841600,"taxable":4841600,"land":3389120,"improvement":1452480,"taxableLand":3389120,"taxableImprovement":1452480,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":4841600,"taxable":4841600,"land":1936600,"improvement":2905000,"taxableLand":1936600,"taxableImprovement":2905000,"exemptLand":0,"exemptImprovement":0}],"taxNow":67773,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"601600","date":"2015-04-13","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2015-04-13","scope":"FOR THE LOT ADJUSTMENT TO CREATE TWO (2) LOTS (PROPOSED LOT 33 AND PROPOSED LOT 129) FROM TWO (2) EXISTING LOTS (7900-16 E ROOSEVELT BLVD & 7918 E ROOSEVELT BLVD). SIZE AND LOCATION AS SHOWN ON PLANS/APPLICATION. SEE A/P NO 585835 FOR PLANS AND SUPPLEMENTAL DOCUMENTATION."},{"number":"601586","date":"2015-12-03","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2015-12-03","scope":"FOR THE ERECTION OF ONE (1) FREESTANDING, DOUBLE FACED, ACCESSORY SIGN WITH DIGITAL DISPLAY, TWO (2) STATICALLY ILLUMINATED, ACCESSORY WALL SIGNS ON BUILDING #1; TWO (2) NON-ILLUMINATED, ACCESSORY WALL SIGNS ON THE CANOPY STRUCTURE AND SIXTEEN (16) NON-ILLUMINATED, ACCESSORY WALL SIGNS (ON EACH GASOLINE PUMP). SIZE AND LOCATION AS SHOWN ON PLANS/APPLICATION. ALL SIGNS ACCESSORY PREVIOUSLY APPROVED GASOLINE STATION AND RETAIL SALES OF FOOD BEVERAGES AND GROCERIES SEE A/P NO 585835 FOR LOT ADJUSTMENT. SEE A/P NO 601585 FOR PLANS."},{"number":"601585","date":"2015-12-03","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2015-12-03","scope":"FOR THE ERECTION OF TWO (2) DETACHED STRUCTURES (BUILDING #1 AND CANOPY STRUCTURE). SIZE AND LOCATION AS SHOWN ON PLANS/APPLICATION. FOR USE AS GASOLINE STATION AND RETAIL SALES OF FOOD BEVERAGES AND GROCERIES WITH SIXTY-FOUR (64) ACCESSORY SURFACE PARKING SPACES INCLUDING THREE (3) ACCESSIBLE SPACES (INCLUDING TWO (2) VAN ACCESSIBLE SPACES), AND THREE (3) PREFERENTIAL SPACES, ONE (1) OFF-STREET LOADING SPACE AND STACKING LANES AT EACH FUEL PUMP. SEE A/P NO 585835 FOR LOT ADJUSTMENT."},{"number":"683057","date":"2016-05-18","work":"Zoning admin review","type":"ZP_ADMIN","description":"ZONING ADMIN REVIEW","status":"COMPLETED","completedDate":"2016-05-18","scope":"TO AMEND A/P NO 601585 (CHILD PERMIT OF A/P NO 585835) CAL NO 24622 TO REPLACE THE PREVIOUSLY APPROVED ONE (1) THIRTY FOOT (30 FT) CURB CUT WITH TWO (2) TWENTY FOOT (20 FT) CURB CUTS. SIZE AND LOCATION AS SHOWN ON PLANS/APPLICATION."},{"number":"699438","date":"2016-08-11","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2016-09-22","scope":"FOR THE PARTIAL DEMOLITION OF THE ONE STORY PORTION OF A DETACHED STRUCTURE PREVIOUSLY USED AS A TAKE OUT RESTAURANT AND GYM. ALL PERMITTED DEMOLITION ACTIVITY TO BE IN ACCORDANCE WITH APPROVED SITE SAFETY DEMOLITION PLANS AND NARRATIVES & SUCH DOCUMENTATION TO BE MAINTAINED ON SITE AT ALL TIMES IN ACCORDANCE WITH CODE BULLETIN B-1302R. (USE OF MECHANICAL EQUIPMENT MAY ONLY BE USED ONCE SAFETY ZONE IS ESTABLISHED, SEPARATION OF ONE STORY PORTION TO BE COMPLETED BY HAND DEMO AS REFERENCED IN SAFETY PLAN NARRITIVE.) PEDESTRIAN PROTECTION TO BE INSTALLED IN ACCORDANCE WITH SECTION 3306 OF THE IBC (SAFETY ZONE IS 6.75FT) AND SITE SAFETY PLANS. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK. ANY DEVIATION WILL REQUIRE AN AMENDED BUILDING PERMIT."},{"number":"724842","date":"2016-10-11","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2017-07-13","scope":"INSTALLATION OF ONE (1) 30,000 GALLON, ONE (1) 22,000 GALLON AND ONE (1) 12,000 GALLON DW FIBER GLASS TANKS AND LINES TO 8 GAS PLUS DIESEL DISPENSERS AS PER APPROVED PLANS. ALL WORK TO BE IN ACCORDANCE WITH PA D.E.P. REGULATIONS, ALL APPLICABLE CODES, NFPA 30 AND NFPA 31."},{"number":"723339","date":"2016-10-14","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-10-26","scope":"NEW CONSTRUCTION: EXTERIOR PLUMBING;CURB TRAP,FAI,MAIN DRAIN,6 & 18 LATERALS,2\" WATER SERVICE PA20162601584 (COMMERCIAL) - THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"715561","date":"2016-10-17","work":"Zoning admin review","type":"ZP_ADMIN","description":"ZONING ADMIN REVIEW","status":"COMPLETED","completedDate":"2016-10-17","scope":"ADMINISTRATIVE REVIEW (ORIGINAL APP# 601585 ,683057 & CAL# 24622) TO AMEND THE LENGTH OF CURBCUT 32.2' WIDE ALONG ROOSEVELT BLVD SIDE ON THE SAME LOT EXISTING FOOD, BEVERAGES AND GROCERIES ( WAWA FOOD STORE) , SIGNAGE AND ALL ACCESSORY PARKING SPACES AS PREVIOUSLY APPROVED."},{"number":"719580","date":"2016-10-20","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2017-07-13","scope":"FOR THE ERECTION OF A CANOPY STRUCTURE AND A DETACH STRUCTURE AS PER PLANS. NO EXTERIOR SIGNS INCLUDED IN THIS PERMIT. SEPARATE PERMITS REQUIRED FOR ALL MECHANICAL, ELECTRICAL AND PLUMBING WORK."},{"number":"728472","date":"2016-10-20","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2017-06-30","scope":"FOR THE INSTALLATION OF A NEW HVAC SYSTEM INCLUDING APPLIANCES AND ASSOCIATED DUCTWORK AS PER PLANS. SEE PERMIT 71958 FOR PLANS."},{"number":"738215","date":"2016-12-23","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-06-30","scope":"WIRING INCLUDING LIGHTING,SWITCHES AND RECEPTACLES,MECH EQUIPMENT AND 800A SERVICE PER 2008 NEC (FUEL DISPENSING FACILITY)EAST DISTRICT"},{"number":"749253","date":"2017-02-15","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2017-06-30","scope":"FOR THE ERECTION OF FIVE (5) ACCESSORY SIGNS AS PER PLANS."},{"number":"734860","date":"2017-02-23","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-06-30","scope":"NEW CONSTRUCTION: INTERIOR PLUMBING FOR A WAWA FOOD STORE (#8087).THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE, 2004. SEPARATE PERMITS ARE REQUIRED FOR THE 5\" SEWER LATERAL, 2\" BACKFLOW PREVENTION CONTAINMENT ASSEMBLY, SITE LAWN IRR1GATION SYSTEM, 2\" DOMESTIC WATER DISTRIBUTION SERVICE, SITE STORM INLETS,YARD DRAINS & RAINWATER CONDUCTORS.FUEL GAS PIPING & EQUIPMENT IS NOT PART OF THIS PERMIT AND REQUIRES A MECHANICAL PERMIT. THE USE OF PLASTIC PIPE MATERIAL FOR THE DOMESTIC WATER PIPING IS NOT PERMITED, PER CODE BULLETIN NO. 0901 R3."},{"number":"778665","date":"2017-05-09","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-07-11","scope":"INSTALL COMPLETE FIRE ALARM SYSTEM WITH PULLSTATIONS,HORNS,STROBES,HORN/STROBES AND LIGHTS AS PER NFPA 72"},{"number":"779368","date":"2017-06-09","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-07-10","scope":"INSTALL (31) CATE5E PLENUM CABLES LONGEST 250'.INSTALL (8) 25 PAIR PLENUM CABLES LABEL AND TEST CAT5E PERFORMANCE PER 2008 NEC (RETAIL)"}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2016,"k":"permit","w":"Zoning admin review"},{"y":2016,"k":"permit","w":"New construction"},{"y":2016,"k":"permit","w":"Mechanical"},{"y":2016,"k":"permit","w":"Electrical"},{"y":2017,"k":"permit","w":"Sign"},{"y":2017,"k":"permit","w":"Plumbing"},{"y":2017,"k":"permit","w":"Electrical"},{"y":2017,"k":"permit","w":"Electrical"},{"y":2018,"k":"viol","w":"L&I violation"},{"y":2018,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2019,"k":"viol","w":"2 L&I violations"},{"y":2019,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":false,"licenses":[{"number":"752777","type":"Dumpster License - Private Property","status":"Active","businessName":"WAWA INC #8087","legalName":"WAWA INC #8087","address":"7912-18 E ROOSEVELT BLVD","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2017-09-27","latestIssueDate":"2017-09-27","expirationDate":null,"inactiveDate":null},{"number":"776473","type":"Food Preparing and Serving","status":"Closed","businessName":"WAWA INC #8087","legalName":"WAWA INC #8087","address":"7912-18 E ROOSEVELT BLVD","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2018-05-14","latestIssueDate":"2018-05-14","expirationDate":"2019-05-13","inactiveDate":null},{"number":"776474","type":"Motor Vehicle Repair / Fuel Dispensing","status":"Inactive","businessName":"WAWA INC #8087","legalName":"WAWA INC #8087","address":"7912-18 E ROOSEVELT BLVD","revenueCode":"3311","rentalCategory":null,"units":null,"issuedDate":"2018-05-14","latestIssueDate":"2025-07-15","expirationDate":"2026-05-13","inactiveDate":"2026-07-12"},{"number":"776480","type":"Food Establishment, Retail Perm Location (Large)","status":"Active","businessName":"WAWA INC #8087","legalName":"WAWA INC #8087","address":"7912-18 E ROOSEVELT BLVD","revenueCode":"3119","rentalCategory":null,"units":null,"issuedDate":"2018-05-14","latestIssueDate":"2026-05-07","expirationDate":"2027-05-13","inactiveDate":null}],"licenseActivity":[{"number":"776480","type":"Food Establishment, Retail Perm Location (Large)","businessName":"WAWA INC #8087","legalName":"WAWA INC #8087","issuedDate":"2018-05-14","latestIssueDate":"2026-05-07","closureDate":null,"expirationDate":"2027-05-13","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"776473","type":"Food Preparing and Serving","businessName":"WAWA INC #8087","legalName":"WAWA INC #8087","issuedDate":"2018-05-14","latestIssueDate":"2018-05-14","closureDate":"2019-05-13","expirationDate":"2019-05-13","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false},{"number":"776474","type":"Motor Vehicle Repair / Fuel Dispensing","businessName":"WAWA INC #8087","legalName":"WAWA INC #8087","issuedDate":"2018-05-14","latestIssueDate":"2025-07-15","closureDate":"2026-07-12","expirationDate":"2026-05-13","inactiveDate":"2026-07-12","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"752777","type":"Dumpster License - Private Property","businessName":"WAWA INC #8087","legalName":"WAWA INC #8087","issuedDate":"2017-09-27","latestIssueDate":"2017-09-27","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-24","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #601586: COMPLETED.","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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"3 failed, 2 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Oct 9, 2019.","why":"A PASSED or FAILED value applies to that inspection visit. CLOSED is a separate source status; none of the three alone proves the parent permit or violation case closed—or describes today’s condition.","action":"Open the parent case/permit for each material failure and confirm its later disposition.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Preparing and Serving #776473: Closed; Motor Vehicle Repair / Fuel Dispensing #776474: Inactive since Jul 12, 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":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as commercial. 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 3 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 Alarm Certification: Certified through Apr 24, 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/"}]}