{"asOf":"2026-07-26T04:43:11.280Z","block":"700-799 S 10TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/700-799-s-10th-st","address":"735 S 10TH ST","parcelNumber":"882917233","source":"https://property.phila.gov/?p=882917233","ownerType":"absentee","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"IC0","buildingCodeNew":"219","buildingClass":"REST'RNT W/O BAR MASONRY","buildingClassNew":"RESTAURANT","useLabel":"Commercial","owner":"MICKEY CAROL A","coOwner":"MORAN VINCENT L","marketValue":300000,"landAssessment":60000,"improvementAssessment":240000,"livableArea":799,"yearBuilt":1970,"lastSale":{"price":145000,"date":"1997-02-26T05:00:00Z"},"openViolations":3,"violations":[{"number":"1435205","date":"2009-08-18","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1435207","date":"2009-08-18","code":"FC-1027.2/1","title":"EGRESS CLEAR OBSTRUCTION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1435206","date":"2009-08-18","code":"FC-1008.1/3","title":"EGRESS DOOR OPENABLE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2278328","date":"2011-11-14","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2278329","date":"2011-11-14","code":"FC-304.1/2","title":"EXT RUBBISH/EXCESS STORAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2021-012654","date":"2021-03-08","code":"FC-13-906.2","title":"FIRE EXTINGUISHERS TAGGED","status":"COMPLIED","resolutionDate":"2021-04-19","resolution":"COMPLIED - 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LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2021-012653","date":"2021-03-08","code":"FC-13-904.5","title":"WET CHEMICAL SYSTEM TEST","status":"COMPLIED","resolutionDate":"2021-04-19","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2021-012652","date":"2021-03-08","code":"9-10","title":"3120-FOOD PREPARATION AND SERVE LICENSE","status":"COMPLIED","resolutionDate":"2021-04-19","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]},{"number":"CF-2022-095002","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING COURTS","status":"IN VIOLATION","createdDate":"2022-09-15","completedDate":null,"violations":[{"number":"VI-2022-069773","date":"2022-09-15","code":"A-301.1/2","title":"ADDITION","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2022-069774","date":"2022-09-15","code":"A-301.1/64","title":"ZONING REQUIRED FOR CONSTRUCTION","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2022-069775","date":"2022-09-15","code":"A-301.1/51","title":"ALTER ELECTRICAL WIRING","status":"OPEN","resolutionDate":null,"resolution":null}]},{"number":"CF-2024-046778","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"NUISANCE PROPERTY INVESTIGATOR","status":"CLOSED","createdDate":"2024-05-16","completedDate":"2025-09-23","violations":[{"number":"VI-2024-038129","date":"2024-05-16","code":"LO-1","title":"FAIL OBTAIN LICENSE\n","status":"COMPLIED","resolutionDate":"2025-04-24","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2024-038414","date":"2024-05-16","code":"F-901.6","title":"INSPECTION, TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2025-04-24","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-038415","date":"2024-05-16","code":"F-1104.28","title":"EXIT DOORS\n","status":"COMPLIED","resolutionDate":"2025-04-24","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-038416","date":"2024-05-16","code":"F-5303.5.3","title":"SECURING COMPRESSED CYLINDERS\n","status":"COMPLIED","resolutionDate":"2025-09-23","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-038417","date":"2024-05-16","code":"F-1010.1.9.5","title":"BOLT LOCKS\n","status":"COMPLIED","resolutionDate":"2025-09-23","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-038418","date":"2024-05-16","code":"F-1031.4","title":"EXIT SIGNS\n","status":"COMPLIED","resolutionDate":"2025-04-24","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2009,"n":3,"worst":null},{"y":2011,"n":2,"worst":null},{"y":2021,"n":3,"worst":null},{"y":2022,"n":3,"worst":null},{"y":2024,"n":6,"worst":null}],"investigations":[{"caseNumber":"211695","date":"2009-08-18","type":"CI INSP","status":"FAILED"},{"caseNumber":"211695","date":"2009-09-30","type":"CI INSP","status":"PASSED"},{"caseNumber":"306073","date":"2011-11-14","type":"CI INSP","status":"FAILED"},{"caseNumber":"306073","date":"2011-11-28","type":"CI INSP","status":"PASSED"},{"caseNumber":"CF-2021-016168","date":"2021-03-09","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-016168","date":"2021-04-20","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-095002","date":"2022-09-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-095002","date":"2022-10-25","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-095002","date":"2022-11-29","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-046778","date":"2024-05-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-095002","date":"2024-07-02","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-046778","date":"2025-04-24","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-046778","date":"2025-09-23","type":null,"status":"PASSED"}],"inspYears":[{"y":2009,"fails":1,"passes":1},{"y":2011,"fails":1,"passes":1},{"y":2021,"fails":1,"passes":1},{"y":2022,"fails":3,"passes":0},{"y":2024,"fails":2,"passes":0},{"y":2025,"fails":1,"passes":1}],"taxOwed":337.09,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":337.09,"principalDue":0,"penaltyDue":129.69,"interestDue":0,"otherChargesDue":207.4,"yearsOwed":2,"oldestYearOwed":2018,"mostRecentYearOwed":2019,"mostRecentPaymentDate":"2021-12-24","assessmentYear":2022,"totalAssessment":250800,"taxableAssessment":250800,"exemptAbatementAssessment":0,"homesteadValue":0,"netTaxAfterHomestead":3510.7,"actionableAtSnapshot":false,"paymentAgreementAtSnapshot":true,"bankruptcyAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.940861176177194,"lng":-75.15889207806627,"geom":{"type":"Polygon","coordinates":[[[-75.15896789,39.940849821],[-75.158957772,39.940891666],[-75.158816103,39.940872394],[-75.158826316,39.940830777],[-75.15896789,39.940849821]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2024-010487","type":"Special Hazards Certification","inspectionDate":"2024-04-05","result":"Deficient","expirationDate":null,"buildingId":"1475360"},{"number":"BC-2024-033842","type":"Special Hazards Certification","inspectionDate":"2024-12-30","result":"Certified","expirationDate":"2025-12-30","buildingId":"1475360"},{"number":"BC-2025-033810","type":"Special Hazards Certification","inspectionDate":"2025-12-30","result":"Certified","expirationDate":"2026-12-30","buildingId":"1475360"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19147","beds":null,"baths":null,"stories":1,"lotArea":1085,"zoning":"CMX2","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"350 BALLIGOMINGO RD, GULPH MILLS PA, 19428","mailOut":true,"appeals":[{"type":"LIRB Violation Appeal","grounds":"See Attached","status":"Closed","outcome":"Complete","date":"2024-07-03","number":"HA-2022-004332","relatedPermit":null},{"type":"LIRB Violation Appeal","grounds":"See attached","status":"Closed","outcome":"Complete","date":"2025-05-07","number":"HA-2024-002032","relatedPermit":null},{"type":"ZBA Permit Denial - Variance","grounds":"Permit FOR THE ESTABLISHMENT OF UNITY OF USE TO CREATE ONE (1) LOT FOR ZONING PURPOSES WITH RESTRICTIVE COVENANTS, AGREEMENTS AND EASEMENTS TO BE RECORDED BY DEED TO BIND THREE (3) PARCELS (735 SOUTH 10TH STREET, 737 SOUTH 10TH STREET AND 9","status":"Completed","outcome":"Granted","date":"2025-01-11","number":"ZP-2023-012256","relatedPermit":"ZP-2023-012256"}],"taxYears":[{"year":2016,"total":2059.12,"principal":1803.3,"interest":34.54,"penalty":18.03}],"taxNet":2059.12,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":269700,"taxable":269700,"land":27100,"improvement":242600,"taxableLand":27100,"taxableImprovement":242600,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":269700,"taxable":269700,"land":27100,"improvement":242600,"taxableLand":27100,"taxableImprovement":242600,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":250500,"taxable":250500,"land":50141,"improvement":200359,"taxableLand":50141,"taxableImprovement":200359,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":250800,"taxable":250800,"land":75240,"improvement":175560,"taxableLand":75240,"taxableImprovement":175560,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":250800,"taxable":250800,"land":75240,"improvement":175560,"taxableLand":75240,"taxableImprovement":175560,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":250800,"taxable":250800,"land":75240,"improvement":175560,"taxableLand":75240,"taxableImprovement":175560,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":250800,"taxable":250800,"land":75240,"improvement":175560,"taxableLand":75240,"taxableImprovement":175560,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":274100,"taxable":274100,"land":54811,"improvement":219289,"taxableLand":54811,"taxableImprovement":219289,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":274100,"taxable":274100,"land":54811,"improvement":219289,"taxableLand":54811,"taxableImprovement":219289,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":279600,"taxable":279600,"land":55920,"improvement":223680,"taxableLand":55920,"taxableImprovement":223680,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":279600,"taxable":279600,"land":55920,"improvement":223680,"taxableLand":55920,"taxableImprovement":223680,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":300000,"taxable":300000,"land":60000,"improvement":240000,"taxableLand":60000,"taxableImprovement":240000,"exemptLand":0,"exemptImprovement":0}],"taxNow":3914,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"PP-2024-013991","date":"2024-10-10","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-02-11","scope":"Install new WATTS LF009M3QT 3/4\" Backflow valve"},{"number":"ZP-2023-012256","date":"2024-12-04","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ESTABLISHMENT OF UNITY OF USE TO CREATE ONE (1) LOT FOR ZONING PURPOSES WITH RESTRICTIVE COVENANTS, AGREEMENTS AND EASEMENTS TO BE RECORDED BY DEED TO BIND THREE (3) PARCELS (735 SOUTH 10TH STREET, 737 SOUTH 10TH STREET AND 930 FITZWATER STREET) TO PRESERVE THE UNITY OF USE AND THE LEGALITY OF THE ENTIRE PROJECT THAT STEMS FROM SINGLE ZONING LOT TREATMENT. PRIOR TO ISSUANCE OF CERTIFICATE OF OCCUPANCY, PROOF OF RECORDATION OF EASEMENTS, AGREEMENTS AND RESTRICTIVE COVENANTS MUST BE SUPPLIED. FOR THE ERECTION DINING STRUCTURE IN THE REAR OF EXISTING STRUCTUR. SIZE AND LOCATION AS PER PLAN AND ZBA APPROVAL"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2021,"k":"viol","w":"3 L&I violations"},{"y":2021,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2022,"k":"viol","w":"3 L&I violations"},{"y":2022,"k":"insp","w":"Inspection failed ×3"},{"y":2024,"k":"viol","w":"6 L&I violations"},{"y":2024,"k":"appeal","w":"Appeal complete"},{"y":2024,"k":"insp","w":"Inspection failed ×2"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2024,"k":"permit","w":"New construction, addition, GFA change"},{"y":2025,"k":"appeal","w":"Appeal granted"},{"y":2025,"k":"appeal","w":"Appeal complete"},{"y":2025,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":false,"licenses":[{"number":"203710","type":"Food Preparing and Serving","status":"Active","businessName":"CAROL A MICKEY (MORNING GLORY DINER)","legalName":"CAROL A MICKEY","address":"735 S 10TH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2004-05-18","latestIssueDate":"2026-04-10","expirationDate":"2027-04-30","inactiveDate":null},{"number":"483031","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"LOS AMIGOS MEAT MARKET LLC","legalName":"LOS AMIGOS MEAT MARKET LLC ","address":"735 S 10TH ST","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2009-09-11","latestIssueDate":"2013-04-20","expirationDate":"2014-04-30","inactiveDate":"2014-05-16"},{"number":"519579","type":"Dumpster License - Private Property","status":"Inactive","businessName":"LOS AMIGOS MEAT MARKET LLC","legalName":"LOS AMIGOS MEAT MARKET LLC ","address":"735 S 10TH ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2010-11-16","latestIssueDate":"2013-01-22","expirationDate":"2013-07-31","inactiveDate":null},{"number":"520533","type":"Dumpster License - Public ROW","status":"Inactive","businessName":"MORNING GLORY DINER INC","legalName":"MORNING GLORY DINER INC","address":"735 S 10TH ST","revenueCode":"3417","rentalCategory":null,"units":null,"issuedDate":"2010-12-03","latestIssueDate":"2014-03-31","expirationDate":"2015-03-31","inactiveDate":"2015-05-30"},{"number":"572001","type":"Food Preparing and Serving","status":"Inactive","businessName":"LOS AMIGOS MEAT MARKET LLC","legalName":"LOS AMIGOS MEAT MARKET LLC ","address":"735 S 10TH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2012-08-22","latestIssueDate":"2021-05-14","expirationDate":"2022-04-30","inactiveDate":"2022-06-29"},{"number":"806860","type":"Food Caterer","status":"Inactive","businessName":"LOS AMIGOS MEAT MARKET LLC* (Caterer)","legalName":"LOS AMIGOS MEAT MARKET LLC* (Caterer)","address":"735 S 10TH ST","revenueCode":"3122","rentalCategory":null,"units":null,"issuedDate":"2019-03-25","latestIssueDate":"2019-03-25","expirationDate":"2020-03-24","inactiveDate":"2020-05-23"}],"licenseActivity":[{"number":"806860","type":"Food Caterer","businessName":"LOS AMIGOS MEAT MARKET LLC* (Caterer)","legalName":"LOS AMIGOS MEAT MARKET LLC* (Caterer)","issuedDate":"2019-03-25","latestIssueDate":"2019-03-25","closureDate":"2020-05-23","expirationDate":"2020-03-24","inactiveDate":"2020-05-23","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"572001","type":"Food Preparing and Serving","businessName":"LOS AMIGOS MEAT MARKET LLC","legalName":"LOS AMIGOS MEAT MARKET LLC ","issuedDate":"2012-08-22","latestIssueDate":"2021-05-14","closureDate":"2022-06-29","expirationDate":"2022-04-30","inactiveDate":"2022-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"520533","type":"Dumpster License - Public ROW","businessName":"MORNING GLORY DINER INC","legalName":"MORNING GLORY DINER INC","issuedDate":"2010-12-03","latestIssueDate":"2014-03-31","closureDate":"2015-05-30","expirationDate":"2015-03-31","inactiveDate":"2015-05-30","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"519579","type":"Dumpster License - Private Property","businessName":"LOS AMIGOS MEAT MARKET LLC","legalName":"LOS AMIGOS MEAT MARKET LLC ","issuedDate":"2010-11-16","latestIssueDate":"2013-01-22","closureDate":"2013-07-31","expirationDate":"2013-07-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"483031","type":"Food Establishment, Retail Permanent Location","businessName":"LOS AMIGOS MEAT MARKET LLC","legalName":"LOS AMIGOS MEAT MARKET LLC ","issuedDate":"2009-09-11","latestIssueDate":"2013-04-20","closureDate":"2014-05-16","expirationDate":"2014-04-30","inactiveDate":"2014-05-16","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"203710","type":"Food Preparing and Serving","businessName":"CAROL A MICKEY (MORNING GLORY DINER)","legalName":"CAROL A MICKEY","issuedDate":"2004-05-18","latestIssueDate":"2026-04-10","closureDate":null,"expirationDate":"2027-04-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"record-pressure","level":"strong","title":"Records to verify together","summary":"Several independent, separately dated records stack up here and deserve prompt verification.","evidence":["3 open L&I violations","$337 appeared in the City's June 2022 delinquency snapshot","a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2022, 2024"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"transition-activity","level":"watch","title":"Recent transition activity","summary":"The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.","evidence":["2 permit events since 2023","3 zoning/board appeals since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #ZP-2023-012256: Completed · Granted; related permit ZP-2023-012256.","why":"Philadelphia says a zoning approval or Property Sales Certification can identify a use without proving that it was established under the Building Code. A change of use, unit count, exits, or fire rating can require a Building Permit and Certificate of Occupancy.","action":"Verify the lawful use, unit count, associated construction permits, and Certificate of Occupancy with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"violations","level":"attention","title":"3 open L&I violations","finding":"17 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$337.09 was recorded in the City’s 2022-06 delinquency snapshot for 2018–2019.","why":"That is historical evidence, not today’s amount due. A current exemption, payment, credit, or assistance agreement can coexist with an older snapshot row.","action":"Check period balances and request a dated Property Payoff statement for settlement.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"9 failed, 4 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Sep 23, 2025.","why":"A PASSED or FAILED value applies to that inspection visit. CLOSED is a separate source status; none of the three alone proves the parent permit or violation case closed—or describes today’s condition.","action":"Open the parent case/permit for each material failure and confirm its later disposition.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Establishment, Retail Permanent Location #483031: Inactive since May 16, 2014; Dumpster License - Private Property #519579: Inactive; Dumpster License - Public ROW #520533: Inactive since May 30, 2015; Food Preparing and Serving #572001: Inactive since Jun 29, 2022","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":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Special Hazards Certification: Certified through Dec 30, 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/"}]}