{"asOf":"2026-07-25T00:59:50.687Z","block":"5200-5299 RISING SUN AVE","blockUrl":"https://philadelphia.blockreport.homes/block/5200-5299-rising-sun-ave","address":"5224 RISING SUN AVE","parcelNumber":"882923586","source":"https://property.phila.gov/?p=882923586","ownerType":"owner-occupied","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"ZV0","buildingCodeNew":"253","buildingClass":"MISC DAY CARE MASONRY","buildingClassNew":"DAY CARE CENTER","useLabel":"Commercial","owner":"KOREAN COMMUNITY SERVICES","coOwner":null,"marketValue":860700,"landAssessment":172100,"improvementAssessment":688600,"livableArea":4811,"yearBuilt":1930,"lastSale":{"price":200000,"date":"1989-01-18T05:00:00Z"},"openViolations":0,"violations":[{"number":"536473","date":"2007-04-05","code":"A-501.1/4","title":"PERMP- REQUIRED TO CORR 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INSP","status":"FAILED"},{"caseNumber":"667228","date":"2019-01-23","type":"BC INSP","status":"FAILED"},{"caseNumber":"667228","date":"2019-03-05","type":"BC INSP","status":"PASSED"}],"inspYears":[{"y":2006,"fails":2,"passes":0},{"y":2007,"fails":2,"passes":3},{"y":2015,"fails":1,"passes":1},{"y":2018,"fails":1,"passes":0},{"y":2019,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.02931327566878,"lng":-75.11956576922074,"geom":{"type":"Polygon","coordinates":[[[-75.119560491,40.029065882],[-75.119872669,40.029225834],[-75.119648136,40.029514592],[-75.11923274,40.029458619],[-75.119560491,40.029065882]]]},"liDistrict":"EAST","certifications":[{"number":"BC-2021-005669","type":"Emergency and Standby Power Systems Certification","inspectionDate":"2021-09-02","result":"Certified","expirationDate":"2022-09-02","buildingId":"1172705"},{"number":"BC-2021-005670","type":"Fire Alarm Certification","inspectionDate":"2021-09-02","result":"Certified","expirationDate":"2022-09-02","buildingId":"1172705"},{"number":"BC-2023-015239","type":"Emergency and Standby Power Systems Certification","inspectionDate":"2023-07-20","result":"Certified","expirationDate":"2024-07-20","buildingId":"1172705"},{"number":"BC-2023-015238","type":"Fire Alarm Certification","inspectionDate":"2023-07-20","result":"Certified","expirationDate":"2024-07-20","buildingId":"1172705"},{"number":"BC-2024-017817","type":"Emergency and Standby Power Systems Certification","inspectionDate":"2024-06-14","result":"Certified","expirationDate":"2025-06-14","buildingId":"1172705"},{"number":"BC-2024-017814","type":"Fire Alarm Certification","inspectionDate":"2024-06-14","result":"Certified","expirationDate":"2025-06-14","buildingId":"1172705"},{"number":"BC-2025-015708","type":"Emergency and Standby Power Systems Certification","inspectionDate":"2025-06-09","result":"Certified","expirationDate":"2026-06-09","buildingId":"1172705"},{"number":"BC-2025-015706","type":"Fire Alarm Certification","inspectionDate":"2025-06-09","result":"Certified","expirationDate":"2026-06-09","buildingId":"1172705"},{"number":"BC-2026-016668","type":"Fire Alarm Certification","inspectionDate":"2026-06-04","result":"Certified","expirationDate":"2027-06-04","buildingId":"1172705"},{"number":"BC-2026-016667","type":"Emergency and Standby Power Systems Certification","inspectionDate":"2026-06-04","result":"Certified","expirationDate":"2027-06-04","buildingId":"1172705"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19120","beds":null,"baths":null,"stories":3,"lotArea":15511,"zoning":"RSA3","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"5224 RISING SUN AVE, PHILADELPHIA PA, 19120","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF A SECOND STORY ADDITION TO AN EXISTING ONE STORY STRUCTURE (AT THE REAR) ON THE SAME LOT AS AN EXISTING TWO STORY STRUCTURE, THE TWO STORY STRUCTURE IS USED AS PREVOIUSLY APPROVED DAY CARE, THE EXISTING ONE STORY ","status":"OPEN","outcome":"Granted with conditions","date":"2018-06-13","number":"33696","relatedPermit":"856614"},{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF TWO (2) ACCESSORY FREESTANDING NON ILLUMINATING SIGNS. SIGNS ACCESSORY TO AN EXISTING DAY CARE CENTER. SIZES AND LOCATIONS AS SHOWN IN APPLICATION/PLAN.","status":"OPEN","outcome":"Dismissed","date":"2019-12-04","number":"38259","relatedPermit":"987267"},{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR THE ERECTION OF AONE(1) SEMI-DETACHED STRUCTURE; FOR THE ERECTION OF ONE(1) STORY STRUCTURE; FOR THE ERECTION OF A GARDEN SHED ON THE SAME LOT AS AN EXISTING TWO STORY STRUCTURE IS USED AS PREVOIUSLY APPROVED DAY CARE, THE EXISTI","status":"Completed","outcome":"Granted","date":"2021-02-09","number":"ZP-2020-007110","relatedPermit":"ZP-2020-007110"},{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR THE ERECTION OF TWO (2) ACCESSORY FREE-STANDING SIGN. SIZE AND LOCATION AS SHOWN IN THE PLAN. SIGN\nACCESSORY TO DAY CARE CENTER AS PREVIOUSLY APPROVED","status":"Completed","outcome":"Granted","date":"2021-05-17","number":"ZP-2020-007093","relatedPermit":"ZP-2020-007093"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":351200,"taxable":129931,"land":155100,"improvement":196100,"taxableLand":63607,"taxableImprovement":66324,"exemptLand":91493,"exemptImprovement":129776},{"y":2017,"v":351200,"taxable":129931,"land":155100,"improvement":196100,"taxableLand":63607,"taxableImprovement":66324,"exemptLand":91493,"exemptImprovement":129776},{"y":2018,"v":387000,"taxable":136457,"land":77441,"improvement":309559,"taxableLand":31759,"taxableImprovement":104698,"exemptLand":45682,"exemptImprovement":204861},{"y":2019,"v":386600,"taxable":136313,"land":77320,"improvement":309280,"taxableLand":31709,"taxableImprovement":104604,"exemptLand":45611,"exemptImprovement":204676},{"y":2020,"v":389400,"taxable":137301,"land":77880,"improvement":311520,"taxableLand":31939,"taxableImprovement":105362,"exemptLand":45941,"exemptImprovement":206158},{"y":2021,"v":389400,"taxable":137301,"land":77880,"improvement":311520,"taxableLand":31939,"taxableImprovement":105362,"exemptLand":45941,"exemptImprovement":206158},{"y":2022,"v":389400,"taxable":137301,"land":77880,"improvement":311520,"taxableLand":31939,"taxableImprovement":105362,"exemptLand":45941,"exemptImprovement":206158},{"y":2023,"v":425500,"taxable":173401,"land":85102,"improvement":340398,"taxableLand":39161,"taxableImprovement":134240,"exemptLand":45941,"exemptImprovement":206158},{"y":2024,"v":425500,"taxable":173401,"land":85102,"improvement":340398,"taxableLand":39161,"taxableImprovement":134240,"exemptLand":45941,"exemptImprovement":206158},{"y":2025,"v":925000,"taxable":314500,"land":185000,"improvement":740000,"taxableLand":62900,"taxableImprovement":251600,"exemptLand":122100,"exemptImprovement":488400},{"y":2026,"v":925000,"taxable":314500,"land":185000,"improvement":740000,"taxableLand":62900,"taxableImprovement":251600,"exemptLand":122100,"exemptImprovement":488400},{"y":2027,"v":860700,"taxable":292638,"land":172100,"improvement":688600,"taxableLand":58514,"taxableImprovement":234124,"exemptLand":113586,"exemptImprovement":454476}],"taxNow":4402,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"61471","date":"2007-03-12","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2007-04-26","scope":"ROOF REPLACEMENT, SHINGLE 3-TAB (SINGLE FAMILY DWELLING)"},{"number":"61479","date":"2007-03-12","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2007-07-31","scope":"INSTALLING NEW 4\" CAST IRON STACK, ONE HANDICAP WATER CLOSET & 1 LAVY"},{"number":"65764","date":"2007-03-30","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2007-09-07","scope":"2 X 4 X 3 LIGHTS, 10 3-WAY SWITCHES, 2 BATH ROOM FANS, BATHROOM LIGHTS AND SWITCHES, (LADIES AND MEN'S ROOM) (EAST DIST)"},{"number":"23693","date":"2008-01-31","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2008-02-15","scope":"ALTERATIONS AS PER PLANS AND C/O"},{"number":"398011","date":"2012-05-15","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2013-07-03","scope":"INSTALLATION OF(80) K BTU GAS HEATING AND (4) TON SPLIT AIR CONDITIONER WITH NEW DUCTWORK. IN BASEMENT, INSTALLATION OF (2) TON SPLIT AIR CONDITIONER WITH HOT WATER COILS WITH NEW DUCT WORK AND OUTER BASEMENT; INSTALLATION OF 1 1/2 TON SPLIT AIR CONDITIONER WITH HOT WATER COIL WITH NEW DUCTWORK FOR DAYCARE."},{"number":"439160","date":"2012-11-21","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2013-07-03","scope":"RUNNING 2-40 FEET COPPER TUBING TO 2 HEAT DISTRIBUTION FANS FROM EXISTING BOILER (COMMERCIAL)"},{"number":"466860","date":"2013-05-30","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2013-08-03","scope":"INSTALL 200 AMP SINGLE PHASE SERVICE WITH 3 GANG METER SOCKET - 1 200 AMPO PANEL DAY CARE - 1 100 AMP PANEL 2ND FLOOR TENANT - 1 100 AMP PANEL FOR HOUSE - INSTALL 6 NEW CIRCUITS FOR A/C EQUIPMENT - AS PER 2008 NEC"},{"number":"525465","date":"2014-03-20","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-03-23","scope":"3 FIXTUES WITH PIPING FOR DAYCARE"},{"number":"856614","date":"2018-06-27","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2018-06-27","scope":"TO ADD AN ADDITIONAL STORY TO EXISTING GARAGE PER ATTACHED PLANS FOR USE AS A DAYCARE. THIS USE EXPANDS THE CURRENT DAYCARE USE."},{"number":"976024","date":"2019-06-24","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2024-08-17","scope":"FOR THE ERECTION OF A 2ND FLOOR ADDITION AND INTERIOR ALTERATIONS AS PER APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR MEP AND FIRE SUPPRESSION WORK."},{"number":"ZP-2020-007110","date":"2020-12-16","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF ONE(1) SEMI-DETACHED STRUCTURE; FOR THE ERECTION OF ONE(1) STORY STRUCTURE; FOR THE ERECTION OF A GARDEN SHED, EXISTING TWO STORY STRUCTURE AND EXISTING ONE STORY STRUCTURE REMAINS. (SIZE AND LOCATION AS SHOWN ON THE APPLICATION)."},{"number":"ZP-2020-007093","date":"2021-05-24","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF TWO (2) ACCESSORY FREE-STANDING SIGN. SIZE AND LOCATION AS SHOWN IN THE PLAN. SIGN ACCESSORY TO DAY CARE CENTER AS PREVIOUSLY APPROVED"},{"number":"SP-2021-000481","date":"2022-03-29","work":"Foundation","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Completed","completedDate":"2022-06-13","scope":"CONSTRUCTION OF FOUNDATION SYSTEM ONLY FOR A CLASSROOM BUILDING AS PER APPROVED PLANS. *2018 IBC REVIEW*"},{"number":"CP-2021-006849","date":"2022-05-10","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-10-19","scope":"NEW CONSTRUCTION OF A ONE (1) STORY PREFABRICATED STRUCTURE AS PER APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR MEP & FIRE SUPPRESSION WORK. *2018 IBC REVIEW*"},{"number":"PP-2022-007302","date":"2022-05-12","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-08-24","scope":"Plumbing Permit (Interior) for combo CP-2021-006849"},{"number":"PP-2022-007300","date":"2022-05-12","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-07-22","scope":"Plumbing Permit (Water Distribution) for combo CP-2021-006849"},{"number":"EP-2022-004709","date":"2022-05-12","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-06-21","scope":"Electrical Permit for combo CP-2021-006849. INSTALL 400A SERVICE W/ DISCONNECTS,ALL EM/EXIT LIGHTING,TR RECEPTACLES AND WIRING FOR DAYCARE. ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC**FIRE ALARM IS ON SEPARATE PERMIT**"},{"number":"PP-2022-007301","date":"2022-05-12","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-07-22","scope":"Plumbing Permit (Exterior Building Drainage) for combo CP-2021-006849"},{"number":"EP-2022-001735","date":"2022-05-13","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-09-16","scope":"Extend zones from existing FACP to accommodate newly added devices: 2-Horn strobe, 3-manual pull stations, 4-smoke detectors, 3-strobe as per 2016 NFPA 72."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2019,"k":"appeal","w":"Appeal dismissed"},{"y":2020,"k":"permit","w":"New construction, addition, GFA change"},{"y":2021,"k":"appeal","w":"Appeal granted"},{"y":2021,"k":"appeal","w":"Appeal granted"},{"y":2021,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2022,"k":"permit","w":"Foundation"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"New Construction or Additions"},{"y":2022,"k":"permit","w":"New Construction or Additions"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"New Construction or Additions"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"}],"rented":false,"licenses":[{"number":"203676","type":"Food Preparing and Serving","status":"Inactive","businessName":"THE KOREAN CHILD DAYCARE (RISING SUN CHILDRENS CENTER)","legalName":"THE KOREAN CHILD DAYCARE","address":"5224 RISING SUN AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2004-06-23","latestIssueDate":"2008-04-19","expirationDate":"2009-04-30","inactiveDate":"2010-01-21"},{"number":"219325","type":"Rental","status":"Inactive","businessName":"KOREAN COMMUNITY","legalName":"KOREAN COMMUNITY","address":"5224 RISING SUN AVE","revenueCode":"3202","rentalCategory":null,"units":5,"issuedDate":"2004-08-26","latestIssueDate":"2008-02-19","expirationDate":"2009-02-28","inactiveDate":"2012-12-22"},{"number":"671775","type":"Food Preparing and Serving (30+ SEATS)","status":"Active","businessName":"KOREAN COMMUNITY DEV SERV CTR INC (JIN H YU)","legalName":"KOREAN COMMUNITY DEV SERV CTR INC","address":"5224 RISING SUN AVE","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2015-07-20","latestIssueDate":"2026-03-30","expirationDate":"2027-04-30","inactiveDate":null}],"licenseActivity":[{"number":"671775","type":"Food Preparing and Serving (30+ SEATS)","businessName":"KOREAN COMMUNITY DEV SERV CTR INC (JIN H YU)","legalName":"KOREAN COMMUNITY DEV SERV CTR INC","issuedDate":"2015-07-20","latestIssueDate":"2026-03-30","closureDate":null,"expirationDate":"2027-04-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"219325","type":"Rental","businessName":"KOREAN COMMUNITY","legalName":"KOREAN COMMUNITY","issuedDate":"2004-08-26","latestIssueDate":"2008-02-19","closureDate":"2012-12-22","expirationDate":"2009-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"203676","type":"Food Preparing and Serving","businessName":"THE KOREAN CHILD DAYCARE (RISING SUN CHILDRENS CENTER)","legalName":"THE KOREAN CHILD DAYCARE","issuedDate":"2004-06-23","latestIssueDate":"2008-04-19","closureDate":"2010-01-21","expirationDate":"2009-04-30","inactiveDate":"2010-01-21","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 117% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $425,500 to $925,000","no permit shown in 2024-2026"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #33696: OPEN · Granted with conditions; related permit 856614. Use permit #856614: 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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: 976024 (Expired). At least one row also carries a completion date, so the City fields conflict.","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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"7 failed, 5 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Mar 5, 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 #203676: Inactive since Jan 21, 2010","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 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 4 cases.","why":"A closed case is materially better than an open one, but it does not by itself prove that every altered use, unit, or concealed condition matches today’s approvals.","action":"Use the closed cases to target the inspection and occupancy-file review.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Emergency and Standby Power Systems Certification: Certified through Jun 4, 2027; Fire Alarm Certification: Certified through Jun 4, 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/"}]}