{"asOf":"2026-07-31T18:50:25.880Z","block":"6300-6399 GERMANTOWN AVE","blockUrl":"https://philadelphia.blockreport.homes/block/6300-6399-germantown-ave","address":"6316 GERMANTOWN AVE","parcelNumber":"882971474","source":"https://property.phila.gov/?p=882971474","ownerType":"absentee","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":"BEHRENDT CHRISTLANE","coOwner":null,"marketValue":705500,"landAssessment":141100,"improvementAssessment":564400,"livableArea":4260,"yearBuilt":1925,"lastSale":{"price":109100,"date":"2008-08-25T04:00:00Z"},"openViolations":0,"violations":[{"number":"761464","date":"2007-12-06","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPEXCP","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2010-10-26","underAppeal":false,"noticeUrl":null},{"number":"761465","date":"2007-12-06","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPEXCP","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2010-10-26","underAppeal":false,"noticeUrl":null},{"number":"1882556","date":"2010-11-09","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2010-11-12","underAppeal":false,"noticeUrl":null},{"number":"1882557","date":"2010-11-09","code":"FC-1026.13/1","title":"STAIRWAY HANDRAIL","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2010-11-12","underAppeal":false,"noticeUrl":null},{"number":"2882064","date":"2011-12-19","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2018-06-27","underAppeal":false,"noticeUrl":null},{"number":"2882063","date":"2011-12-19","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2018-06-27","underAppeal":false,"noticeUrl":null}],"violationCases":[{"number":"137670","type":"STANDARD","priority":"STANDARD","responsibility":"BRU","status":"CLOSED","createdDate":"2007-12-06","completedDate":"2010-10-26","noticeUrl":null,"violations":[{"number":"761464","date":"2007-12-06","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPEXCP","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2010-10-26","underAppeal":false,"noticeUrl":null},{"number":"761465","date":"2007-12-06","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPEXCP","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2010-10-26","underAppeal":false,"noticeUrl":null}]},{"number":"258138","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2010-11-10","completedDate":"2010-11-22","noticeUrl":null,"violations":[{"number":"1882556","date":"2010-11-09","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2010-11-12","underAppeal":false,"noticeUrl":null},{"number":"1882557","date":"2010-11-09","code":"FC-1026.13/1","title":"STAIRWAY HANDRAIL","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2010-11-12","underAppeal":false,"noticeUrl":null}]},{"number":"310155","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2011-12-20","completedDate":null,"noticeUrl":null,"violations":[{"number":"2882064","date":"2011-12-19","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2018-06-27","underAppeal":false,"noticeUrl":null},{"number":"2882063","date":"2011-12-19","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2018-06-27","underAppeal":false,"noticeUrl":null}]}],"violYears":[{"y":2007,"n":2,"worst":null},{"y":2010,"n":2,"worst":null},{"y":2011,"n":2,"worst":null}],"investigations":[{"caseNumber":"137670","date":"2007-11-17","type":"BRU INSP","status":"FAILED"},{"caseNumber":"137670","date":"2010-10-26","type":"BRU INSP","status":"PASSED"},{"caseNumber":"258138","date":"2010-11-09","type":"CI INSP","status":"FAILED"},{"caseNumber":"258138","date":"2010-11-12","type":"CI INSP","status":"PASSED"},{"caseNumber":"310155","date":"2011-12-19","type":"CI INSP","status":"FAILED"},{"caseNumber":"310155","date":"2012-02-08","type":"CI INSP","status":"FAILED"},{"caseNumber":"310155","date":"2012-05-25","type":"CI INSP","status":"CLOSED"},{"caseNumber":"310155","date":"2012-11-21","type":"PRECOURT","status":"FAILED"},{"caseNumber":"310155","date":"2013-04-15","type":"PRECOURT","status":"FAILED"},{"caseNumber":"310155","date":"2013-07-29","type":"PRECOURT","status":"FAILED"},{"caseNumber":"310155","date":"2018-06-27","type":"PRECOURT","status":"PASSED"}],"inspYears":[{"y":2007,"fails":1,"passes":0},{"y":2010,"fails":1,"passes":2},{"y":2011,"fails":1,"passes":0},{"y":2012,"fails":2,"passes":0},{"y":2013,"fails":2,"passes":0},{"y":2018,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.04346715424305,"lng":-75.18144271552771,"geom":{"type":"Polygon","coordinates":[[[-75.181720643,40.043407819],[-75.181534281,40.043590347],[-75.181542797,40.043608536],[-75.181449481,40.043683401],[-75.181352165,40.043713226],[-75.181289277,40.043582014],[-75.181197886,40.04346303],[-75.181432522,40.043233699],[-75.181720643,40.043407819]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2021-007464","type":"Fire Alarm Certification","inspectionDate":"2021-09-15","result":"Certified","expirationDate":"2022-09-15","buildingId":"1121357"},{"number":"BC-2023-002997","type":"Emergency and Standby Power Systems Certification","inspectionDate":"2022-10-31","result":"Certified","expirationDate":"2023-10-31","buildingId":"1121357"},{"number":"BC-2023-025081","type":"Fire Alarm Certification","inspectionDate":"2023-11-21","result":"Certified","expirationDate":"2024-11-21","buildingId":"1121357"},{"number":"BC-2023-025082","type":"Emergency and Standby Power Systems Certification","inspectionDate":"2023-11-21","result":"Certified","expirationDate":"2024-11-21","buildingId":"1121357"},{"number":"BC-2025-033214","type":"Fire Alarm Certification","inspectionDate":"2024-11-11","result":"Certified","expirationDate":"2025-11-11","buildingId":"1121357"},{"number":"BC-2025-033235","type":"Fire Alarm Certification","inspectionDate":"2025-12-03","result":"Certified","expirationDate":"2026-12-03","buildingId":"1121357"},{"number":"BC-2025-033236","type":"Emergency and Standby Power Systems Certification","inspectionDate":"2025-12-03","result":"Certified","expirationDate":"2026-12-03","buildingId":"1121357"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19144","beds":null,"baths":null,"stories":3,"lotArea":13285,"zoning":"CMX1","grade":"B-","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"141 W PHIL ELLENA ST, PHILADELPHIA PA, 19119","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR DAY CARE FOR A MAXIMUM OF FIFTY (50) CHILDREN INCLUDING A MAXIMUM OF THIRTY (30) CHILDREN UNDER 2-1/2 YEARS OF AGE FOR PERIODS OF LESS THAN TWENTY-FOUR (24) CONSECUTIVE HOURS WITH ACCESSORY PREPARING AND SERVING OF FOOD ON THE FI","status":"OPEN","outcome":"Granted","date":"2009-10-27","number":"9673","relatedPermit":"229250"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":113100,"taxable":113100,"land":94665,"improvement":18435,"taxableLand":94665,"taxableImprovement":18435,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":113100,"taxable":113100,"land":33930,"improvement":79170,"taxableLand":33930,"taxableImprovement":79170,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":113100,"taxable":113100,"land":33930,"improvement":79170,"taxableLand":33930,"taxableImprovement":79170,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":60400,"taxable":60400,"land":12080,"improvement":48320,"taxableLand":12080,"taxableImprovement":48320,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":60400,"taxable":60400,"land":12080,"improvement":48320,"taxableLand":12080,"taxableImprovement":48320,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":60400,"taxable":60400,"land":12080,"improvement":48320,"taxableLand":12080,"taxableImprovement":48320,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":60400,"taxable":60400,"land":12080,"improvement":48320,"taxableLand":12080,"taxableImprovement":48320,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":60400,"taxable":60400,"land":12080,"improvement":48320,"taxableLand":12080,"taxableImprovement":48320,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":685000,"taxable":685000,"land":137000,"improvement":548000,"taxableLand":137000,"taxableImprovement":548000,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":685000,"taxable":685000,"land":137000,"improvement":548000,"taxableLand":137000,"taxableImprovement":548000,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":705500,"taxable":705500,"land":141100,"improvement":564400,"taxableLand":141100,"taxableImprovement":564400,"exemptLand":0,"exemptImprovement":0}],"taxNow":9589,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"247591","date":"2009-12-01","work":"Zoning admin review","type":"ZP_ADMIN","description":"ZONING ADMIN REVIEW","status":"COMPLETED","completedDate":"2009-12-01","scope":"ADMINISTRATIVE REVIEW FOR CASE NO 9673 TO APPLY TO BASEMENT PER DISCUSSIONS, PROPERTY HAS AN ACCESSORY PARKING ARE APPLICANT DOES NOT WANT TO LEGALIZE AND THERE ARE \" NO SIGNS ON THIS APPLICATION.\""},{"number":"229250","date":"2009-12-08","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2009-12-08","scope":"TO VACANT SPACE FOR A DAYCARE FOR A TOTAL OF MAX 50 CHILDREN INCLUDING 30 UNDER 2 1/2 YRS. WITH ACCESSORY PREPPING AND SERVING OF FOOD"},{"number":"259579","date":"2010-03-31","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2010-10-21","scope":"ROOF REPLACEMENT, GAF SHINGLE (MIXED-USE PROPERTY)"},{"number":"271313","date":"2010-04-07","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2010-10-21","scope":"INSTALL 3 - 3 PC BATHROOMS, AND 4 KITCHEN SINKS"},{"number":"283469","date":"2010-07-06","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2010-11-12","scope":"INSTALLATION OF FIRE ALARM SYSTEM, COMMERCIAL AND APARTMENTS, AS PER NFPA-72 (NORTH DIST)"},{"number":"260840","date":"2010-08-31","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2010-10-25","scope":"\"RENOVATE EXISTING 2ND AND 3RD FLOOR UNITS AND RENOVATE 1ST FLOOR AND BASEMENT LEVEL SPACES FOR DAYCARE.\" PERMIT TO INCLUDE RENOVATIONS TO THE BASEMENT AND FIRST FLOOR LEVEL FOR AN EXISTING E USE GROUP DAY CARE CENTER WITH ADDITIONAL MINOR RENOVATIONS TO THE RESDIENTIAL UNITS ABOVE. SEPARATE PERMITS REQUIRED FOR PLUMBING, ELECTRICAL, AND MECHANCIAL WORK.NO CHANGES TO THE EXTERIOR APPROVED ON THIS PERMIT. CERTIFICATE OF OCCUPANCY REQUIRED FOR DAY CARE SPACE ONLY, LAWFUL OCCUPANCY SIGNS INCLUDED."},{"number":"284695","date":"2010-10-21","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2011-03-11","scope":"INSTALL 300 AMP SERVICE 60 RECEPTACLES, LIGHTS 30, SWITCHES 30, SMOKE DETECTORS 8, 2 CARBON AND 1 FIRE ALARM SYSTEM AS PER 2008 NEC NFPA 72"},{"number":"307654","date":"2010-10-22","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2010-10-25","scope":"INSTALL 1 HEATING UNIT WITH A/C(COMMERCIAL). ALSO INCLUDES ACCESSORY DUCTWORK.AIR CONDITION UNITS LOCATED ON THE ROOF NOT VISABLE FROM THE STREET LEVEL"},{"number":"505122","date":"2013-11-08","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2014-01-02","scope":"BACKFLOW PREVENTOR WATTS 007 M3QT 3/4\""},{"number":"PP-2023-007036","date":"2023-05-24","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-06-01","scope":"REPLACE 3/4\" BACKFLOW DEVICE"},{"number":"PP-2023-008265","date":"2023-07-06","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2024-11-23","scope":"New 3/4\" backflow preventer"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2010,"k":"permit","w":"Electrical"},{"y":2010,"k":"permit","w":"Major alteration"},{"y":2010,"k":"permit","w":"Electrical"},{"y":2010,"k":"permit","w":"Mechanical"},{"y":2011,"k":"viol","w":"2 L&I violations"},{"y":2011,"k":"insp","w":"Inspection failed"},{"y":2012,"k":"insp","w":"Inspection failed ×2"},{"y":2013,"k":"insp","w":"Inspection failed ×2"},{"y":2013,"k":"permit","w":"Plumbing"},{"y":2018,"k":"insp","w":"Inspection passed"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2023,"k":"permit","w":"Alterations"}],"rented":true,"licenses":[{"number":"591909","type":"Dumpster License - Private Property","status":"Active","businessName":"LITTLE EINSTEINS CHILD DEVELOPEMENT CENTERS","legalName":"LITTLE EINSTEINS CHILD DEVELOPEMENT CENTERS","address":"6316 GERMANTOWN AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2013-04-30","latestIssueDate":"2013-08-14","expirationDate":null,"inactiveDate":null},{"number":"642272","type":"Food Preparing and Serving","status":"Inactive","businessName":"LITTLE EINSTEINS CHILD DEVELOPEMENT CENTERS","legalName":"LITTLE EINSTEINS CHILD DEVELOPEMENT CENTERS","address":"6316 GERMANTOWN AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2014-10-08","latestIssueDate":"2019-04-12","expirationDate":"2020-04-30","inactiveDate":"2020-06-29"},{"number":"692997","type":"Rental","status":"Active","businessName":"ROBERT E MURRAY III (CHRISTIANE BEHRENDT)","legalName":"ROBERT E MURRAY III","address":"6316 GERMANTOWN AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2016-02-29","latestIssueDate":"2026-01-14","expirationDate":"2027-02-01","inactiveDate":null}],"licenseActivity":[{"number":"692997","type":"Rental","businessName":"ROBERT E MURRAY III (CHRISTIANE BEHRENDT)","legalName":"ROBERT E MURRAY III","issuedDate":"2016-02-29","latestIssueDate":"2026-01-14","closureDate":null,"expirationDate":"2027-02-01","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"642272","type":"Food Preparing and Serving","businessName":"LITTLE EINSTEINS CHILD DEVELOPEMENT CENTERS","legalName":"LITTLE EINSTEINS CHILD DEVELOPEMENT CENTERS","issuedDate":"2014-10-08","latestIssueDate":"2019-04-12","closureDate":"2020-06-29","expirationDate":"2020-04-30","inactiveDate":"2020-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"591909","type":"Dumpster License - Private Property","businessName":"LITTLE EINSTEINS CHILD DEVELOPEMENT CENTERS","legalName":"LITTLE EINSTEINS CHILD DEVELOPEMENT CENTERS","issuedDate":"2013-04-30","latestIssueDate":"2013-08-14","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-30","units":2,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 1034% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $60,400 to $685,000","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":"Use permit #229250: 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: PP-2023-008265 (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":"rental-license","level":"verify","title":"A rental license does not transfer with the deed","finding":"1 active Rental License record matched.","why":"If dwelling space is rented, the buyer must obtain a new annual Rental License; the seller’s license is not transferable. New applications require proof of ownership and legal occupancy, tax compliance, no open L&I violations, and lead compliance where applicable.","action":"Plan the buyer’s replacement license before settlement.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1925 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"7 failed, 3 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Jun 27, 2018.","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 #642272: Inactive since Jun 29, 2020","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.","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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 6 historical violations across 3 cases.","why":"A closed case is materially better than an open one, but it does not by itself prove that every altered use, unit, or concealed condition matches today’s approvals.","action":"Use the closed cases to target the inspection and occupancy-file review.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Dec 3, 2026; Emergency and Standby Power Systems Certification: Certified through Dec 3, 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/"}]}