{"asOf":"2026-07-27T15:15:22.377Z","block":"2300-2399 WASHINGTON AVE","blockUrl":"https://philadelphia.blockreport.homes/block/2300-2399-washington-ave","address":"2318-28 WASHINGTON AVE","parcelNumber":"882966050","source":"https://property.phila.gov/?p=882966050","ownerType":"absentee","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"AA0","buildingCodeNew":"256","buildingClass":"STORE 1 STY MASONRY","buildingClassNew":"RETAIL - * SINGLE OCCUPANCY","useLabel":"Store","owner":"LAING LON TR","coOwner":"LON KAING LIVING TRUST","marketValue":1284400,"landAssessment":256800,"improvementAssessment":1027600,"livableArea":4379,"yearBuilt":1935,"lastSale":{"price":1,"date":"2017-08-27T04:00:00Z"},"openViolations":2,"violations":[{"number":"1457176","date":"2009-09-11","code":"LO-1","title":"OBTAIN LIC 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INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"224421","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2010-01-14","completedDate":"2010-03-02","violations":[{"number":"1567848","date":"2010-01-14","code":"14-1704/50","title":"NO ZONING/USE PERMIT-SIGN","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"224426","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2010-01-14","completedDate":"2010-03-02","violations":[{"number":"1567864","date":"2010-01-14","code":"19-2602.4/1","title":"CAL PROHIBITED CONDUCT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2026-061865","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-06-01","completedDate":null,"violations":[{"number":"VI-2026-037734","date":"2026-06-01","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-037735","date":"2026-06-01","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2009,"n":1,"worst":null},{"y":2010,"n":2,"worst":null},{"y":2026,"n":2,"worst":"UNSAFE STRUCTURE"}],"investigations":[{"caseNumber":"82696","date":"2006-09-28","type":"BC INSP","status":"FAILED"},{"caseNumber":"82696","date":"2006-11-02","type":"BC INSP","status":"PASSED"},{"caseNumber":"213992","date":"2009-09-03","type":"BC INSP","status":"FAILED"},{"caseNumber":"213992","date":"2009-10-01","type":"BC INSP","status":"PASSED"},{"caseNumber":"224421","date":"2009-12-30","type":"BC INSP","status":"FAILED"},{"caseNumber":"224426","date":"2009-12-30","type":"BC INSP","status":"FAILED"},{"caseNumber":"224421","date":"2010-02-04","type":"BC INSP","status":"PASSED"},{"caseNumber":"224426","date":"2010-02-04","type":"BC INSP","status":"PASSED"},{"caseNumber":"CF-2026-061865","date":"2026-06-01","type":null,"status":"FAILED"}],"inspYears":[{"y":2006,"fails":1,"passes":1},{"y":2009,"fails":3,"passes":1},{"y":2010,"fails":0,"passes":2},{"y":2026,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.939472645418746,"lng":-75.18251610012338,"geom":{"type":"Polygon","coordinates":[[[-75.182234371,39.939630301],[-75.182315585,39.939239976],[-75.182458072,39.939257543],[-75.182448966,39.939301309],[-75.182626702,39.939325023],[-75.182636173,39.9392795],[-75.182800095,39.93929971],[-75.182718885,39.939690032],[-75.182234371,39.939630301]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2022-018742","type":"Sprinkler Certification","inspectionDate":"2022-12-06","result":"Certified","expirationDate":"2023-12-06","buildingId":"1514148"},{"number":"BC-2024-003220","type":"Sprinkler Certification","inspectionDate":"2023-11-28","result":"Certified","expirationDate":"2024-11-28","buildingId":"1514148"},{"number":"BC-2025-013874","type":"Sprinkler Certification","inspectionDate":"2025-04-10","result":"Certified","expirationDate":"2026-04-10","buildingId":"1514148"},{"number":"BC-2026-001335","type":"Sprinkler Certification","inspectionDate":"2026-01-09","result":"Certified","expirationDate":"2027-01-09","buildingId":"1514148"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":null,"baths":null,"stories":1,"lotArea":18980,"zoning":"I2","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"108 BAYHILL DR, NORTH WALES PA, 19454","mailOut":true,"appeals":[{"type":"RB_LIRB","grounds":"WE HAVE A DUMPSTER LICENSE.","status":"OPEN","outcome":"Withdrawn","date":"2009-10-06","number":"10090","relatedPermit":"213992"},{"type":"Zoning board appeal","grounds":"PERMIT FOR THE RECONFIGURATION OF PARKING TO INCLUDE THIRTY-THREE (33) ACCESSORY PARKING SPACES (INCLUDING TWO (2) ACCESSIBLE SPACES). ALL PARKING ACCESSORY TO PROPOSED RETAIL SALE OF BUILDING SUPPLIES AND EQUIPMENT AND RETAIL SALE OF CONSU","status":"OPEN","outcome":"Granted with conditions","date":"2015-02-11","number":"24386","relatedPermit":"575415"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":644700,"taxable":644700,"land":239148,"improvement":405552,"taxableLand":239148,"taxableImprovement":405552,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":644700,"taxable":644700,"land":239148,"improvement":405552,"taxableLand":239148,"taxableImprovement":405552,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":1061900,"taxable":1061900,"land":212380,"improvement":849520,"taxableLand":212380,"taxableImprovement":849520,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":1061000,"taxable":1061000,"land":212200,"improvement":848800,"taxableLand":212200,"taxableImprovement":848800,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":1068900,"taxable":1068900,"land":213780,"improvement":855120,"taxableLand":213780,"taxableImprovement":855120,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":1068900,"taxable":1068900,"land":213780,"improvement":855120,"taxableLand":213780,"taxableImprovement":855120,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":1068900,"taxable":1068900,"land":213780,"improvement":855120,"taxableLand":213780,"taxableImprovement":855120,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":1223500,"taxable":1223500,"land":856450,"improvement":367050,"taxableLand":856450,"taxableImprovement":367050,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":1223500,"taxable":1223500,"land":856450,"improvement":367050,"taxableLand":856450,"taxableImprovement":367050,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":1223500,"taxable":1223500,"land":244700,"improvement":978800,"taxableLand":244700,"taxableImprovement":978800,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":1223500,"taxable":1223500,"land":244700,"improvement":978800,"taxableLand":244700,"taxableImprovement":978800,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":1284400,"taxable":1284400,"land":256800,"improvement":1027600,"taxableLand":256800,"taxableImprovement":1027600,"exemptLand":0,"exemptImprovement":0}],"taxNow":17127,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"594841","date":"2015-03-10","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2015-08-17","scope":"EZ INTERIOR DEMOLITION- FOR THE INTERIOR DEMOLITION OF NON LOAD-BEARING PARTITION WALLS AND CEILINGS AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS."},{"number":"575415","date":"2015-03-20","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2015-03-20","scope":"FOR THE RECONFIGURATION OF PARKING TO INCLUDE THIRTY-THREE (33) ACCESSORY PARKING SPACES (INCLUDING TWO (2) ACCESSIBLE SPACES). ALL PARKING ACCESSORY TO PROPOSED RETAIL SALE OF BUILDING SUPPLIES AND EQUIPMENT AND RETAIL SALE OF CONSUMER GOODS IN AN EXISTING ONE (1) STORY STRUCTURE. NO CHANGE IN HEIGHT/AREA OF STRUCTURE. NO SIGNS ON THIS APPLICATION."},{"number":"601069","date":"2015-04-07","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2015-08-17","scope":"RELOCATE 20 EXISTING SPRINKLER HEADS(COMMERCIAL)"},{"number":"597565","date":"2015-04-20","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2015-08-17","scope":"FOR LEVEL III ALTERATIONS TO AN EXISTING BUILDING FOR USE AS A MERCANTILE OCCUPANCY. ALTERATIONS TO INCLUDE OPENING IN EXTERIOR WALLS, ERECTION OF PARTITION WALLS AND PROVIDE FINISHES THROUGHOUT. BUILDING TO BE FULLY SPRINKLERED. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN PROFESSIONAL PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION WORK."},{"number":"609118","date":"2015-05-11","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2015-08-17","scope":"EZ PERMIT DUCTWORK - FOR THE INSTALLATION OF NEW DUCTWORK, REGISTERS/GRILLES/DIFFUSERS AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS."},{"number":"610229","date":"2015-05-14","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-08-17","scope":"REPLACE 3 WC,1 URINAL AND 2 LAVS (COMMERCIAL)THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"610300","date":"2015-06-11","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2015-11-02","scope":"FIRE PANEL, 6-PULL STATIONS, 11-HORN STROBES, 2-STROBES, 1-SMOKE DETECTION & TIE IN SPRINKLER AS PER NFPA72 (COMM)"},{"number":"616154","date":"2015-07-10","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2015-10-27","scope":"INSTALL & WIRE 111 LIGHT FIXTURES, 12 SWITCHES, 45 RECEPTS, 8 EXIT LIGHTS, 28 EMERGENCY LIGHTS AND 1 SIGN OUTLET AS PER 2008 NEC (SOUTH DISTRICT) NO FIRE ON THIS PERMIT"},{"number":"611366","date":"2015-08-03","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2015-08-03","scope":"FOR THE REMOVAL OF ALL SIGNAGE ON THE EXISTING SEMI-DETACHED STRUCTURE AND FOR THE ERECTION OF ONE (1) ACCESSORY WALL SIGN WITH STATIC ILLUMINATION AND FOR THE DOCUMENTATION OF THE REFACE OF AN EXISTING FREESTANDING, DOUBLE SIDED, STATICALLY ILLUMINATED, ACCESSORY SIGN. SIZE AND LOCATION AS SHOWN ON PLANS/APPLICATION. ALL SIGNS ACCESSORY TO PREVIOUSLY APPROVED RETAIL SALE OF BUILDING SUPPLIES AND EQUIPMENT AND RETAIL SALE OF CONSUMER GOODS WITH ACCESSORY PARKING AS PREVIOUSLY APPROVED."},{"number":"611371","date":"2015-08-03","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2015-08-05","scope":"FOR THE ERECTION OF ONE (1) WALL SIGN WITH STATIC ILLUMINATION AND FOR THE DOCUMENTATION OF THE REFACE OF AN EXISTING FREESTANDING, DOUBLE SIDED, STATICALLY ILLUMINATED SIGN. SIZE AND LOCATION AS SHOWN ON PLANS/APPLICATION."},{"number":"707293","date":"2016-07-14","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-11-07","scope":"NEW 240V 3 PHASE 40AMP MOTOR FEED AND DISCONNECT FROM 1 FL LOAD CENTER TO BASEMENT HYDRO LIFT MOTOR DISCONNECT AS PER 2008 NEC (SOUTH DISTRICT)"},{"number":"707330","date":"2017-01-18","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2017-08-09","scope":"**INSTALLATION OF ELEVATOR REQUIRES STATE L&I PERMIT** FOR ALTERATIONS WITHIN THE BASEMENT & FIRST FLOORS OF AN EXISTING STRUCTURE USED AS RETAIL SALES OF BUILDING SUPPLIES & CONSUMER GOODS, TO CREATE AN OPENING IN THE FLOOR/CEILING ASSEMBLY TO FACILITATE THE INSTALLATION OF A VERTICAL RECIPROCATING CONVEYOR FROM THE BASEMENT TO THE FIRST FLOOR, AS PER PLANS. SEPARATE PERMIT REQUIRED FOR ELECTRICAL WORK. NO OTHER WORK ON THIS PERMIT."},{"number":"609100","date":"2017-12-05","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"ABANDONED","completedDate":null,"scope":"INSTALL 86 LIGHT FIXTURES, 6 WALL LIGHT FIXTURES. 14 SWITCHES, 20 RECEPTICAL. 1 SIGN OUTLET."},{"number":"PP-2022-006589","date":"2022-04-28","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-06-23","scope":"REPAIR/REPLACE CT, FAI"},{"number":"CP-2026-003486","date":"2026-07-06","work":"Commercial Make Safe Permit","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR THE PARTIAL DEMOLITION OF A MASONRY FENCE/WALL & ERECTION OF A REPLACEMENT (STEEL) FENCE TO RESOLVE CASE #CF-2026-061865. A SEPARATE PERMIT IS REQUIRED FOR ANY ADDITIONAL ALTERATIONS THAT ARE NOT SPECIFICALLY ADDRESSED ON CASE #CF-2026-061865."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2015,"k":"permit","w":"Plumbing"},{"y":2015,"k":"permit","w":"Electrical"},{"y":2015,"k":"permit","w":"Electrical"},{"y":2015,"k":"permit","w":"Zoning/use"},{"y":2015,"k":"permit","w":"Sign"},{"y":2016,"k":"permit","w":"Electrical"},{"y":2017,"k":"permit","w":"Major alteration"},{"y":2017,"k":"permit","w":"Electrical"},{"y":2022,"k":"permit","w":"Alterations"},{"y":2026,"k":"viol","w":"2 L&I violations incl UNSAFE STRUCTURE"},{"y":2026,"k":"permit","w":"Commercial Make Safe Permit"},{"y":2026,"k":"insp","w":"Inspection failed"}],"rented":false,"licenses":[{"number":"278652","type":"Dumpster License - Private Property","status":"Inactive","businessName":"EAK HENG CO INC","legalName":"EAK HENG CO INC","address":"2318-28 WASHINGTON AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"1999-02-22","latestIssueDate":"1999-02-22","expirationDate":"2010-07-31","inactiveDate":"2010-07-09"},{"number":"201023","type":"Food Establishment, Retail Perm Location (Large)","status":"Inactive","businessName":"EAK HENG CO INC","legalName":"EAK HENG CO INC","address":"2318-28 WASHINGTON AVE","revenueCode":"3119","rentalCategory":null,"units":null,"issuedDate":"2004-04-23","latestIssueDate":"2014-05-03","expirationDate":"2015-04-30","inactiveDate":"2015-06-29"},{"number":"386546","type":"Dumpster License - Private Property","status":"Active","businessName":"EAK HENG CO INC","legalName":"EAK HENG CO INC","address":"2318-28 WASHINGTON AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2006-10-03","latestIssueDate":"2013-07-24","expirationDate":null,"inactiveDate":null}],"licenseActivity":[{"number":"201023","type":"Food Establishment, Retail Perm Location (Large)","businessName":"EAK HENG CO INC","legalName":"EAK HENG CO INC","issuedDate":"2004-04-23","latestIssueDate":"2014-05-03","closureDate":"2015-06-29","expirationDate":"2015-04-30","inactiveDate":"2015-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"386546","type":"Dumpster License - Private Property","businessName":"EAK HENG CO INC","legalName":"EAK HENG CO INC","issuedDate":"1999-02-22","latestIssueDate":"2013-07-24","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["2 open L&I violations","failed L&I inspection activity in 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."}],"legalChecks":[{"id":"violations","level":"urgent","title":"2 open L&I violations","finding":"5 violation rows are retained in the City ledger. 1 unresolved unsafe/imminently-dangerous row belong to an open case.","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":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #575415: 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":"2 permits not marked completed: 609100 (ABANDONED), CP-2026-003486 (Issued).","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":"5 failed, 4 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jun 1, 2026.","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":"Dumpster License - Private Property #278652: Inactive since Jul 9, 2010; Food Establishment, Retail Perm Location (Large) #201023: Inactive since Jun 29, 2015","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":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration and appears related-party/family-held.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"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":"Sprinkler Certification: Certified through Jan 9, 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/"}]}