{"asOf":"2026-07-29T22:37:39.960Z","block":"4900-4999 PARKSIDE AVE","blockUrl":"https://philadelphia.blockreport.homes/block/4900-4999-parkside-ave","address":"4952-64 PARKSIDE AVE","parcelNumber":"882812650","source":"https://property.phila.gov/?p=882812650","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"YF0","buildingCodeNew":null,"buildingClass":"HEALTH FAC CLINIC MASONRY","buildingClassNew":null,"useLabel":"Commercial","owner":"4952-5050 PARKSIDE LLC","coOwner":null,"marketValue":4660900,"landAssessment":3262600,"improvementAssessment":1398300,"livableArea":11900,"yearBuilt":2019,"lastSale":{"price":5237813,"date":"2020-06-12T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97941326434296,"lng":-75.21915524098924,"geom":{"type":"Polygon","coordinates":[[[-75.219130213,39.979062829],[-75.219618196,39.979246585],[-75.219276066,39.979793424],[-75.218688896,39.979573918],[-75.21900463,39.979077195],[-75.219130213,39.979062829]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2023-026254","type":"Fire Alarm Certification","inspectionDate":"2023-11-20","result":"Certified","expirationDate":"2024-11-20","buildingId":"1547934"},{"number":"BC-2023-026252","type":"Sprinkler Certification","inspectionDate":"2023-11-20","result":"Certified","expirationDate":"2024-11-20","buildingId":"1547934"},{"number":"BC-2024-032624","type":"Fire Alarm Certification","inspectionDate":"2024-12-05","result":"Certified","expirationDate":"2025-12-05","buildingId":"1547934"},{"number":"BC-2024-032925","type":"Sprinkler Certification","inspectionDate":"2024-12-05","result":"Certified","expirationDate":"2025-12-05","buildingId":"1547934"},{"number":"BC-2026-004433","type":"Fire Alarm Certification","inspectionDate":"2026-01-19","result":"Certified","expirationDate":"2027-01-19","buildingId":"1547934"},{"number":"BC-2026-002942","type":"Sprinkler Certification","inspectionDate":"2026-01-19","result":"Certified","expirationDate":"2027-01-19","buildingId":"1547934"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19131","beds":null,"baths":null,"stories":1,"lotArea":40025,"zoning":"CMX3","grade":"B","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"1481 47TH ST, BROOKLYN NY, 11219","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":141800,"taxable":141800,"land":141800,"improvement":0,"taxableLand":141800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":141800,"taxable":141800,"land":141800,"improvement":0,"taxableLand":141800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":164900,"taxable":164900,"land":164900,"improvement":0,"taxableLand":164900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":169800,"taxable":169800,"land":169800,"improvement":0,"taxableLand":169800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":4569800,"taxable":169800,"land":169800,"improvement":4400000,"taxableLand":169800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":4400000},{"y":2022,"v":4569800,"taxable":169800,"land":169800,"improvement":4400000,"taxableLand":169800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":4400000},{"y":2023,"v":4569800,"taxable":3198860,"land":3198860,"improvement":1370940,"taxableLand":3198860,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1370940},{"y":2024,"v":4569800,"taxable":3198860,"land":3198860,"improvement":1370940,"taxableLand":3198860,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1370940},{"y":2025,"v":4569600,"taxable":3198720,"land":3198720,"improvement":1370880,"taxableLand":3198720,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1370880},{"y":2026,"v":4569600,"taxable":3198720,"land":3198720,"improvement":1370880,"taxableLand":3198720,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1370880},{"y":2027,"v":4660900,"taxable":3262600,"land":3262600,"improvement":1398300,"taxableLand":3262600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1398300}],"taxNow":44776,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"418069","date":"2012-08-09","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2012-08-09","scope":"ERECTION OF A ONE STORY STRUCTURE FOR USE AS PERMITTED IN L-3 (USE REGISTRATION PERMIT REQUIRED PRIOR TO OCCUPANCY, WITH PROPOSED ACCESSORY PARKING SPACE SURFACE ON VACANT LOT TO INCLUDE 2 ADA HC SPACES"},{"number":"434746","date":"2012-10-25","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2013-05-08","scope":"REPLACE ALL ROOF WATER TO STORM SEWER LINE 100 FEET PUT NEW 6\" CURB TRAP TO MAIN SEWER (COMMERCIAL)PA20122940036"},{"number":"434747","date":"2012-10-25","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2013-05-20","scope":"REPLACE ALL ROOF WATER TO STORM SEWER LINE 100 FEET PUT NEW 6\" CURB TRAP TO MAIN SEWER (COMMERCIAL)PA20122940036"},{"number":"430265","date":"2012-11-01","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2013-07-08","scope":"SITE IMPROVEMENTS TO INCLUDE EARTHWORK/PAVING FOR PARKING LOT AND PEDESTRIAN FOOTWAYS, ETC."},{"number":"439555","date":"2012-11-26","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2013-01-17","scope":"INSTALL 2 PARKING LIGHT CIRCUITS AS PER 2008 NEC"},{"number":"816235","date":"2017-10-17","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2017-10-17","scope":"CONSTRUCTION OF NEW 11,900 SF SINGLE STORY COMMERCIAL BUILDING WITH ACCESSORY PARKING."},{"number":"847118","date":"2018-04-30","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2019-04-26","scope":"NEW CONSTRUCTION OF A ONE-STORY SHELL COMMERCIAL BUILDING WITH TWO VACANT COMMERCIAL SPACES (USE REGISTRATION AND FIT-OUT PERMITS REQUIRED PRIOR TO OCCUPANCY) AS PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED PER NFPA 13. **SEPARATE PERMITS REQUIRED FOR MEP & FIRE SUPPRESSION WORK**"},{"number":"874530","date":"2018-06-11","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-04-17","scope":"INSTALL 1000AMP THREE PHASE 208/20V SERVICE WITH B GANG METER SOCKET 1-600AMP PANEL 4-200AMP PANEL 1-100AMP PANEL WIRE 34 LIGHT FIXTURES 13 RECEPTACLES 3 SWITCHES 12 EXIT AND EMERGENCY LIGHTS 1 AC OUTLET"},{"number":"874522","date":"2018-06-11","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-04-24","scope":"NEW CONSTRUCTION: INTERIOR PLUMBING; ONE-STORY SHELL COMMERCIAL BUILDING WITH TWO VACANT COMMERCIAL SPACES (USE REGISTRATION AND FIT-OUT PERMITS REQUIRED PRIOR TO OCCUPANCY);1 WC 1 LAV 1 FLOOR DRAIN-THE INSTALLATION WILL COMPLY WITH THE PHILADEPHIA PLUBMING CODE 2004"},{"number":"895601","date":"2018-07-24","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2018-07-24","scope":"USE TO GROUP HEALTH PRACTITIONER ON THE FIRST FLOOR OF AN EXISTING DETACHED STRUCTURE"},{"number":"887269","date":"2018-08-20","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2019-04-26","scope":"INSTALLATION OF AN AUTOMATIC FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 13 WITH A FIRE DEPARTMENT CONNECTION, BACKKFLOW PREVENTION DEVICE AND 2\" SERVICE LINE, THROUGHOUT A ONE (1) STORY STRUCTURE. SEPARATE PERMIT REQUIRE FOR ALL PLUMBING WORK"},{"number":"904300","date":"2018-08-22","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-04-24","scope":"INSTALL (1)2\" WATER SERVICE AND (1)6 HOUSE DRAIN PA20182080494 (COMMERCIAL)\"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"891920","date":"2018-09-19","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2019-04-26","scope":"FOR NEW CONSTRUCTION FIT-OUT OF A GROUP B AMBULATORY CARE FACILITY (\"DAVITA\" DIALYSIS CENTER), WITHIN PART OF AN UNDER-CONSTRUCTION SINGLE-STORY DETACHED STRUCTURE (SEE AP#847118 FOR BUILDING PERMIT, SEE AP#816235 FOR ZONING PERMIT, AND SEE AP#895601 FOR USE PERMIT), AS PER PLANS; SEPARATE PERMITS REQUIRED FOR ALL MEP/FSP WORK; BUILDING TO BE FULLY SPRINKLERED THROUGHOUT IN ACCORDANCE WITH NFPA 13; NO SIGNS ON THIS PERMIT."},{"number":"912402","date":"2018-09-21","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2019-04-24","scope":"EZ PERMIT SPRINKLER RELOCATION (NFPA 13)- FOR THE RELOCATION OF SPRINKLER HEADS AS PER ATTACHED STANDARDS. DEVIATIONS FROM THESE STANDARDS REQUIRE SUBMISSION OF CONSTRUCTION AND SITE PLANS. RELOCATE NINETY (90) SPRINKLER HEADS"},{"number":"910227","date":"2018-09-27","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-04-24","scope":"67 PLUMBING FIXTURES WITH PIPING FOR DIALYSIS CENTER(HEALTH CARE) THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"919535","date":"2018-10-26","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2018-12-27","scope":"TO AMEND ORGINAL PERMIT #910227 DUE TO FIELD CONDITIONS.ORIGINAL PLANS SHOWED SEWER LATERAL COMING INTO BUILDING FROM THE FRONT,BUT IT IS COMING IN FROM THE SIDE.THIS CHANGES ALL OF THE INTERIOR PLUMBING WORK AS NEW DRAWING WILL SHOW NEW DIRECTIONS OF PIPING."},{"number":"908843","date":"2018-11-20","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2019-04-24","scope":"FOR THE INSTALLATION OF A ROOFTOP UNIT AND BATHROOM EXHAUST FOR HVAC SYSTEM AS PER APPROVED PLANS."},{"number":"913798","date":"2018-12-12","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2019-04-24","scope":"INSTALLATION OF ROOFTOP UNITS, EXHAUST FANS AND DUCTWORK AS PER PLANS."},{"number":"907576","date":"2018-12-18","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-04-23","scope":"INSTALL NEW HOSPITAL GRADE DEVICES, RECEPTACLES, SWITCHES, BRANCH WIRING, LIGHTING FIXTURES AND NURSE CALL DEVICES AS PER 2008 NEC (WEST DISTRICT)"},{"number":"939583","date":"2019-01-07","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-04-29","scope":"FURNISH AND INSTALL (93) CATEGORY 6 PLENUM, CABLES FOR VOICE/DATA/ CABLE TV, AS PER 2008 NEC."},{"number":"938433","date":"2019-01-31","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-04-30","scope":"PROVIDE AND INSTALL NE FA SYSTEM PER SODE (INCLUDING HORN, STROBES/SMOKE DETECTORS/PULL STATIONS) AS PER NFPA 72. (EAST DIST)"},{"number":"1000736","date":"2019-08-08","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2019-08-08","scope":"FOR THE USE OF FINANCIAL SERVICES IN AN EXISTING STRUCTURE WITH OTHER PREVIOUSLY APPROVED USES."},{"number":"1000731","date":"2019-08-21","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2019-11-26","scope":"FOR NEW CONSTRUCTION FIT-OUT TO CONSTRUCT A BANK AS PER APPROVED PLANS. SEE AP847118 FOR CORE/SHELL PERMIT. ENTIRE BUILDING TO BE FULLY SPRINKLERED PER NFPA 13. SEPARATE PERMIT REQUIRED FOR MEP AND FIRE SUPPRESSION WORK."},{"number":"1001315","date":"2019-08-21","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2019-11-26","scope":"FOR THE INSTALLATION OF MECHANICAL WORK TO INCLUDE REGISTERS/DIFFUSERS, DUCTWORK, AND ALL OTHER WORK AS PER APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR ELECTRICAL AND PLUMBING WORK."},{"number":"1008135","date":"2019-09-16","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-11-15","scope":"INSTALLING NEW WATER CLOSET, LAVATORY, PANTRY SINK, MOP SINK, COFFEE, WATER DISPENSER, WATER FILTER, TMV, EXPANSION TANK, FLOOR CLEANOUT, WATER HAMMER AS PER PLAN"},{"number":"1006452","date":"2019-10-03","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2019-11-26","scope":"FOR TIE-IN TO AN EXISTING SPRINKLER SERVICE SYSTEM IN ACCORDANCE WITH NFPA 2007, STANDARD 13, TO INCLUDE A 3-INCH CROSS MAIN INSTALLATION."},{"number":"1009468","date":"2019-10-07","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-11-15","scope":"MODIFY EXISTING PANEL FOR NEW BRANCH BANK INSTALL 55 LIGHTING FIXTURES INSTALL BRANCH WIRING FOR RECEPS AND FLOOR BOXES PROVIDE BRANCH WIRING FOR 9 HVAC/MECHANICAL CONNECTIONS PRVIDE NEW FA SYSTEM TI TIE IN TO BLDGS MAIN CONTROL PANEL FIRE ALARM SYSTEM INCLUDES 12 NEW DEVICES"},{"number":"1011244","date":"2019-10-23","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-10-30","scope":"INSTALL 400AMP 208V THREE PHASE SERVICE AND PANEL"},{"number":"1015666","date":"2019-11-06","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2019-12-02","scope":"FOR INSTALLATION OF (3) NEW FLAT WALL INTERNALLY STATICALLY ILLUMINATED SIGNS AS PER APPROVED PLANS ACCESSORY TO EXISTING BANK."},{"number":"1015663","date":"2019-11-06","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2019-11-06","scope":"FOR INSTALLATION OF (3) NEW FLAT WALL INTERNALLY STATICALLY ILLUMINATED SIGNS AS PER APPROVED PLANS. FOR SIGNS ACCESSORY TO EXISTING BANK."},{"number":"1015672","date":"2019-12-12","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-03-19","scope":"CONNECT SIGNS TO EXISTING POWER SUPPLY. AS PER 2017 NEC. (WEST DISTRICT)"},{"number":"1021602","date":"2020-01-15","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-08-26","scope":"INSTALLATION OF DATA AND SECURITY CBLING IN A NEW SANTANDER BANK BRANCH AS PER 2017 NEC (WEST DIST)"},{"number":"1023008","date":"2020-01-22","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2020-01-22","scope":"INSTALL 1 SET OF DOOOR VINYL 14.425\" X 25\" GLEASS DOOR TOTAL AREA 21 SQFT SING #1, INSTALL 1 LED LIT ACCESSORY CHANNEL LETTER WALL SIGN 31.719\" X 131.989\" SIGN #2 SIZES AND LOCATIONS AS PER ATTACHED PLANS"},{"number":"1023010","date":"2020-01-22","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2020-02-19","scope":"INSTALL 1 SET OF DOOOR VINYL 14.425\" X 25\" GLEASS DOOR TOTAL AREA 21 SQFT SING #1, INSTALL 1 LED LIT ACCESSORY CHANNEL LETTER WALL SIGN 31.719\" X 131.989\" SIGN #2 SIZES AND LOCATIONS AS PER ATTACHED PLANS"},{"number":"ZP-2022-001995","date":"2022-04-06","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Office - Business and Professional"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2019,"k":"permit","w":"Mechanical"},{"y":2019,"k":"permit","w":"Plumbing"},{"y":2019,"k":"permit","w":"Suppression"},{"y":2019,"k":"permit","w":"Electrical"},{"y":2019,"k":"permit","w":"Electrical"},{"y":2019,"k":"permit","w":"Sign"},{"y":2019,"k":"permit","w":"Zoning/use"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"Zoning/use"},{"y":2020,"k":"permit","w":"Sign"},{"y":2022,"k":"permit","w":"Change of Use"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-28","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #418069: 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":"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 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":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Jan 19, 2027; Sprinkler Certification: Certified through Jan 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/"}]}