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Certification","inspectionDate":"2022-08-05","result":"Deficient","expirationDate":null,"buildingId":"1291622"},{"number":"BC-2023-013797","type":"Sprinkler Certification","inspectionDate":"2023-06-30","result":"Certified","expirationDate":"2024-06-30","buildingId":"1291622"},{"number":"BC-2025-027926","type":"Sprinkler Certification","inspectionDate":"2025-10-21","result":"Deficient","expirationDate":null,"buildingId":"1291622"},{"number":"BC-2025-028068","type":"Sprinkler Certification","inspectionDate":"2025-10-21","result":"Certified","expirationDate":"2026-10-21","buildingId":"1291622"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19136","beds":null,"baths":null,"stories":1,"lotArea":854825,"zoning":"I1","grade":"B-","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"PO BOX 1450, CHICAGO IL, 60690","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR UNITY OF USE TO CREATE ONE LOT FOR ZONING PURPOSES WITH RESTRICTIVE COVENANTS, AGREEMENTS AND EASEMENTS TO BE RECORDED BY DEED TO BIND CURRENT AND FUTURE OWNERS OF THE CONTIGUOUS TWO PARCELS TO PRESERVE THE UNIT OF USE AND THE LE","status":"CLOSED","outcome":"Granted","date":"2009-03-04","number":"8198","relatedPermit":"192264"},{"type":"Zoning board appeal","grounds":"PERMIT FOR RELOCATION OF LOT LINES TO CREATE ONE LOT FROM TWO LOTS EXISTING IN ONE MASTER LOT WITH A UNITY OF USE, FOR THE ERECTION OF A ONE STORY ADDITION (MAXIMUM HEIGHT NTE 53 FT 5 INCHES) FOR USE AS A SPECIAL FUEL FACILITY FOR PROCESSIN","status":"CLOSED","outcome":"Granted","date":"2012-02-28","number":"16745","relatedPermit":"373787"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":7425000,"taxable":3000000,"land":3000000,"improvement":4425000,"taxableLand":3000000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":4425000},{"y":2017,"v":7425000,"taxable":3000000,"land":3000000,"improvement":4425000,"taxableLand":3000000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":4425000},{"y":2018,"v":7647900,"taxable":3135639,"land":3135639,"improvement":4512261,"taxableLand":3135639,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":4512261},{"y":2019,"v":7877300,"taxable":3229693,"land":3229693,"improvement":4647607,"taxableLand":3229693,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":4647607},{"y":2020,"v":7928500,"taxable":3250685,"land":3250685,"improvement":4677815,"taxableLand":3250685,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":4677815},{"y":2021,"v":7928500,"taxable":3250685,"land":3250685,"improvement":4677815,"taxableLand":3250685,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":4677815},{"y":2022,"v":7928500,"taxable":3250685,"land":3250685,"improvement":4677815,"taxableLand":3250685,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":4677815},{"y":2023,"v":8485000,"taxable":2545500,"land":2545500,"improvement":5939500,"taxableLand":2545500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":5939500},{"y":2024,"v":8485000,"taxable":8485000,"land":2545500,"improvement":5939500,"taxableLand":2545500,"taxableImprovement":5939500,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":8850000,"taxable":8850000,"land":2655000,"improvement":6195000,"taxableLand":2655000,"taxableImprovement":6195000,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":8850000,"taxable":8850000,"land":2655000,"improvement":6195000,"taxableLand":2655000,"taxableImprovement":6195000,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":4956000,"taxable":4956000,"land":991200,"improvement":3964800,"taxableLand":991200,"taxableImprovement":3964800,"exemptLand":0,"exemptImprovement":0}],"taxNow":123882,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"207022","date":"2009-03-27","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2009-03-27","scope":"UNITY OF USE TO CREATE ONE (1) LOT (MASTER LOT - 5245 BLEIGH AVE) FOR ZONING PURPOSES WITH RESTRICTIVE COVENANTS, AGREEMENTS AND EASEMENTS TO BE RECORDED BY DEED TO BIND CURRENT AND FUTURE OWNERS OF THE CONTIGUOUS TWO (2) PARCELS (5201 AND 5245 BLEIGH AVE) 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."},{"number":"265425","date":"2010-03-25","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2010-09-17","scope":"INSTALL FIXTURES TO EXISTING SERVICES, INSTALL UNDERGROUND PIPE AT FIVE FEET FROM BUILDING, CONNECT TO EXISTING SERVICES,HOUSE TRAPS BY OTHERS"},{"number":"20955","date":"2011-03-30","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2011-03-30","scope":"4/10/11-ERECTION OF (1)-ASSEMBLY USE TENT & (1)-COOK TENT"},{"number":"332854","date":"2011-03-31","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2011-04-29","scope":"INSTALL TEMPORARY POWER FOR GROUND OPENING CELEBRATIO IN A TEMPORARY EVENT TENT AS PER 2008 NEC"},{"number":"433421","date":"2012-10-24","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2013-10-18","scope":"6\" SAN LST W/HOUSE TRAP & 6\" VENT & 1200 LF SAN PIPE SURFACE STORMWATER MANAGEMENT. 6-AREA DRAIN/INLETS, 15-RAINWATER COND, 1-2\"DOMESTIC WATER SERV & 1300 LF OF DIST POPE W/METER PIT PA20122901181 (COMM)"},{"number":"373787","date":"2012-12-11","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2012-12-11","scope":"RELOCATION OF LOT LINES TO CREATE ONE LOT FROM TWO LOTS EXISTING IN ONE MASTER LOT WITH A UNITY OF USE,(SIZE AND LOCATION AS SHOWN ON THE APPLICATION)"},{"number":"442522","date":"2012-12-11","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2012-12-11","scope":"FOR THE ERECTION OF A ONE STORY ADDITION (MAXIMUM HEIGHT NTE 53 FT 5 INCHES).(SIZE AND LOCATION AS SHOWN ON THE APPLICATION). FOR USE AS A SPECIAL FUEL FACILITY FOR PROCESSING WASTE PRODUCTS FROM WASTE TRANSFER STATION FOR PRODUCING FUEL PELLETS, WITH ACCESSORY STORAGE SPACE, WITH TWO LOADING DOCKS ON THE INTERIOR, IN THE SAME LOT WITH AN EXISTING RECYCLING FACILITY (STORAGE AND BAILING OF JUNK ,SCRAP METAL, RAGS,WASTE PAPER AND USED RUBBER) WITH ACCESSORY OFFICE AS PART OF A WASTE TRANSFER STATION WITH 10 LOADING DOCKS, AND EIGHTY SIX PARKING SPACES INCLUDING FOUR H/C ACCESSIBLE SPACES."},{"number":"441854","date":"2012-12-17","work":"Addition","type":"BP_ADDITON","description":"ADDITION PERMIT","status":"COMPLETED","completedDate":"2013-10-28","scope":"FOUNDATION AND SITE WORK FOR THE CONSTRUCTION OF A ONE STORY ADDITION FOR A NEW SPEC FUEL FACILITY (WASTE TO SOLID FUEL PROCESSING FACILITY)"},{"number":"438803","date":"2013-01-28","work":"Addition","type":"BP_ADDITON","description":"ADDITION PERMIT","status":"COMPLETED","completedDate":"2013-12-11","scope":"ONE STORY ADDITION FOR NEW SPEC FUEL FACILITY. SEE FOUNDATION PERMIT #441854."},{"number":"447448","date":"2013-02-01","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2013-10-01","scope":"INSTALLATION OF AN EIGHT (8) INCH FIRE SERVICE LINE AND AN EIGHT (8) INCH BACKFLOW PREVENTER AS PER NFPA 13. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS."},{"number":"466456","date":"2013-05-21","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-12-12","scope":"NEW DOMESTIC WATER & SANITARY DRAINAGE FOR NEW FIXTURES ( WASTE STATION)"},{"number":"468696","date":"2013-06-07","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2014-04-30","scope":"INSTALL NEW 150 FIXTURES 100MISC POWER 2-15KV SERVICE APPROX. 50 SWITCHES, 100 RECEPTACLES AND 60 FIRE ALARM DEVICES PER 2008 NEC & NFPA 72 (WASTE MNGT PLANT)"},{"number":"466482","date":"2013-06-10","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2013-07-23","scope":"AMEND PLUMBING PERMIT #433421 AS FOLLOWS 8\"SANITARY GRAVITY DRAIN SYSTEM TO BE AMENDED TO A 4\" D.I.P. FORCE MAIN SYSTEM FORCE MAIN EQUIPMENT SUPPLIED & INSTALL BY OTHERS BALANCE OF WORK TO INSTALLED AS APPROVED BY PERMIT 433421"},{"number":"466639","date":"2013-06-14","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2013-10-04","scope":"NEW HVAC AND RELATED DUCTWORK FOR PROCESSING PLANT AS PER PLANS."},{"number":"463094","date":"2013-07-18","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2013-12-11","scope":"INSTALLATION OF DRY SPRINKLER SYSTEM THROUGHOUT A ONE (1) STORY STRUCTURE IN ACCORDANCE WITH NFPA 13 AND FIRE PUMP IN ACCORDANCE WITH NFPA 20. SEPARATE PERMITS REQUIRED FOR ANY ELECTRICAL AND PLUMBING WORK. SEE PERMIT # 447448 FOR SERVICE LINE AND BACKFLOW PREVENTOR INSTALLATION."},{"number":"495492","date":"2013-09-19","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2013-10-02","scope":"90-DAY TCO"},{"number":"22674","date":"2013-12-03","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2013-12-03","scope":"HOTWORKS;WELDING/CUTING/SOLDERING/TORCH WORK -PERMIT EXPIRES 12/03/2014"},{"number":"555105","date":"2014-09-22","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2017-03-23","scope":"PRESCRIPTIVE ALTERATIONS WITHIN AN EXIST. FACTORY PRODUCTION & WASTE MANAGEMENT FACILITY TO INCLUDE DRIVEN DEEP FOUNDATION SYSTEM FOR MANUFACTURING EQUIPMENT; BUILDING IS FULLY SPRINKLERED. SEPARATE PERMIT REQUIRED FOR ELECTRICAL, PLUMBING, & FIRE SUPPRESSION WORK."},{"number":"572642","date":"2015-02-02","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2015-02-24","scope":"FOR THE INSTALLATION OF A FIRE SUPRESSION SYSTEM UNDER A NEW CONVEYOR, PROPOSED SYTEM TO BE CONNECTED TO EXISTING FIRE SUPRESSION SYSTEM. FIRE SUPRESSION SYSTEM TO BE SERVICE BY EXISTING FIRE SERVICE WITH AN EXISTING BACK FLOW PREVENTER ASSEMBLY. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. FIRE SUPRESSION SYSTEM TO BE INSTALLED IN ACCORDANCE WITH NFPA 13. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."},{"number":"23365","date":"2015-03-02","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2015-03-02","scope":"HOTWORKS;WELDING/CUTING/SOLDERING/TORCH WORK -PERMIT EXPIRES 03/02/2016"},{"number":"24053","date":"2016-03-10","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2016-03-10","scope":"HOTWORKS: WELDING/CUTTING/SOLDERING/TORCH WORK - PERMIT EXPIRES: 3/10/17"},{"number":"771328","date":"2017-04-17","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2017-04-17","scope":"THE ADDITION OF TWO (2), 160SF MECHANICAL UNITS."},{"number":"776755","date":"2017-05-18","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2017-07-13","scope":"FOR THE REMOVAL OF EXISTING CONVEYOR BELTS WITH THE INSTALLATION OF TWO NEW CONVEYOR BELTS AND NEW EQUIPMENT AS SHOWN PER APPROVED PLANS. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."},{"number":"24967","date":"2017-06-15","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2017-06-15","scope":"HOTWORKS: WELDING/CUTTING/SOLDERING/TORCH WORK - PERMIT EXPIRES: 6/15/18"},{"number":"786664","date":"2017-06-29","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-07-14","scope":"INSTALL (2)800AMP FEEDERS FOR NEW SHREDDING MACHINES PER 2008 NEC (COMMERCIAL)"},{"number":"801523","date":"2017-08-30","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2018-09-26","scope":"FOR THE INSTALLATION OF FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 13, TIEING INTO EXISTING SYSTEM, AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"25840","date":"2018-09-18","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2018-09-18","scope":"HOTWORKS: WELDING/CUTTING/SOLDERING/TORCH WORK - PERMIT EXPIRES: 09/18/19"},{"number":"ZP-2023-008888","date":"2023-10-03","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2025-01-08","scope":"For the addition of a covered conveyor structure between 2 building, and the addition of a loading dock with six loading spaces. Size and locations per plans."},{"number":"CP-2023-005757","date":"2024-01-12","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-01-08","scope":"For the addition of a covered conveyor structure between 2 building, and the addition of a loading dock with six loading spaces as per approved plans."},{"number":"CP-2023-006440","date":"2024-01-16","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-01-08","scope":"For the addition of a covered conveyor structure between 2 building, and the addition of a loading dock with six loading spaces as per approved plans."},{"number":"EP-2024-002133","date":"2024-03-15","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-07-31","scope":"Upgrade feeder, breaker size and location of conduits for new conveyor system configuration at Recycling center, all work performed will be completed under 2017 NEC"},{"number":"FP-2023-002846","date":"2024-03-22","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2024-12-05","scope":"FOR ALTERATIONS TO AN EXISTING AUTOMATIC SPRINKLER SYSTEM OF THE EXISTING BUILDING TO INSTALL 343 NEW SPRINKLER HEADS. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH NFPA 13 BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA. NO CHANGE TO EXISTING FIRE MAIN, PUMP AND BACKFLOW ASSEMBLY. IF SITE CONDITIONS VARY, CONTACT DESIGN ENGINEER PRIOR TO START OF WORK."},{"number":"CP-2024-002529","date":"2024-05-14","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-12-18","scope":"FOR LEVEL 2 ALTERATIONS TO INSTALL GARAGE DOORS AS PER PLANS."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2021,"k":"insp","w":"Inspection failed ×2"},{"y":2023,"k":"permit","w":"New construction, addition, GFA change"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"viol","w":"L&I violation"},{"y":2024,"k":"insp","w":"L&I: 1 failed, 2 passed"},{"y":2025,"k":"viol","w":"9 L&I violations incl UNSAFE STRUCTURE"},{"y":2025,"k":"insp","w":"L&I: 7 failed, 1 passed"},{"y":2026,"k":"insp","w":"Inspection failed ×4"}],"rented":false,"licenses":[],"licenseActivity":[],"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":["8 open L&I violations","failed L&I inspection activity in 2021, 2025, 2026"],"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":["6 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"violations","level":"urgent","title":"8 open L&I violations","finding":"45 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":"Appeal #8198: CLOSED · Granted; related permit 192264. Use permit #207022: 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"24 failed, 9 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on May 21, 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":"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":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Sprinkler Certification: Certified through Oct 21, 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/"}]}