{"asOf":"2026-07-18T06:54:10.164Z","block":"3900-3999 N DELAWARE AVE","blockUrl":"https://philadelphia.blockreport.homes/block/3900-3999-n-delaware-ave","address":"3901 N DELAWARE AVE","parcelNumber":"884352239","source":"https://property.phila.gov/?p=884352239","ownerType":"investor","kind":"industrial","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"NA0","buildingCodeNew":"701","buildingClass":"PUB UTIL 1 STY MASONRY","buildingClassNew":"TELEPHONE EQUIP BLDNG","useLabel":"Industrial","owner":"EXELON GENERATION COMPANY LLC","coOwner":null,"marketValue":7383900,"landAssessment":7014700,"improvementAssessment":369200,"livableArea":10256,"yearBuilt":1903,"lastSale":{"price":10,"date":"2019-08-26T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2021-033272","date":"2021-05-27","code":"PM15-506.2","title":"PLUMBING SYSTEMS- SANITARY MAINTENANCE","status":"COMPLIED","resolutionDate":"2023-07-20","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-033275","date":"2021-05-27","code":"PM15-504.3","title":"PLUMBING SYSTEMS- HAZARDS","status":"COMPLIED","resolutionDate":"2023-07-20","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-033278","date":"2021-05-27","code":"PM15-305.3","title":"INTERIOR SURFACES","status":"COMPLIED","resolutionDate":"2023-07-20","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-097447","date":"2023-12-19","code":"A-301.1/50","title":"NEW ELECTRICAL WIRING","status":"COMPLIED","resolutionDate":"2026-04-22","resolution":"COMPLIED - PERMIT OBTAINED"}],"violationCases":[{"number":"CF-2021-045105","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2021-05-27","completedDate":"2023-07-21","violations":[{"number":"VI-2021-033272","date":"2021-05-27","code":"PM15-506.2","title":"PLUMBING SYSTEMS- SANITARY MAINTENANCE","status":"COMPLIED","resolutionDate":"2023-07-20","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-033275","date":"2021-05-27","code":"PM15-504.3","title":"PLUMBING SYSTEMS- HAZARDS","status":"COMPLIED","resolutionDate":"2023-07-20","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-033278","date":"2021-05-27","code":"PM15-305.3","title":"INTERIOR SURFACES","status":"COMPLIED","resolutionDate":"2023-07-20","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2023-127666","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2023-12-19","completedDate":"2026-04-22","violations":[{"number":"VI-2023-097447","date":"2023-12-19","code":"A-301.1/50","title":"NEW ELECTRICAL WIRING","status":"COMPLIED","resolutionDate":"2026-04-22","resolution":"COMPLIED - PERMIT OBTAINED"}]}],"violYears":[{"y":2021,"n":3,"worst":null},{"y":2023,"n":1,"worst":null}],"investigations":[{"caseNumber":"CF-2021-045105","date":"2021-05-27","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-045105","date":"2023-07-21","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-127666","date":"2023-12-19","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-127666","date":"2024-01-23","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-127666","date":"2026-04-22","type":null,"status":"PASSED"}],"inspYears":[{"y":2021,"fails":1,"passes":0},{"y":2023,"fails":1,"passes":1},{"y":2024,"fails":1,"passes":0},{"y":2026,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98499452070938,"lng":-75.07690879669366,"geom":{"type":"Polygon","coordinates":[[[-75.075405746,39.98651544],[-75.07494768,39.985953975],[-75.075091865,39.98582592],[-75.076341417,39.98518362],[-75.075974464,39.98476421],[-75.076015874,39.984601215],[-75.076456265,39.984360635],[-75.076413852,39.984114992],[-75.076378907,39.984026875],[-75.077211305,39.983589837],[-75.077845123,39.984303985],[-75.078345658,39.984040328],[-75.078909552,39.98467564],[-75.07566739,39.986378048],[-75.075737328,39.986459353],[-75.075462852,39.986558516],[-75.075405746,39.98651544]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2026-000695","type":"Fire Alarm Certification","inspectionDate":"2026-01-07","result":"Certified","expirationDate":"2027-01-07","buildingId":"1052174"},{"number":"BC-2026-000704","type":"Fire Alarm Certification","inspectionDate":"2026-01-07","result":"Certified","expirationDate":"2027-01-07","buildingId":"1053890"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19137","beds":null,"baths":null,"stories":1,"lotArea":461450,"zoning":"I3","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"300 EXELON WAY, KENNETT SQUARE PA, 19348","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2020,"v":975000,"taxable":975000,"land":850000,"improvement":125000,"taxableLand":850000,"taxableImprovement":125000,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":975000,"taxable":975000,"land":850000,"improvement":125000,"taxableLand":850000,"taxableImprovement":125000,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":975000,"taxable":975000,"land":850000,"improvement":125000,"taxableLand":850000,"taxableImprovement":125000,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":975000,"taxable":975000,"land":850000,"improvement":125000,"taxableLand":850000,"taxableImprovement":125000,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":975000,"taxable":975000,"land":850000,"improvement":125000,"taxableLand":850000,"taxableImprovement":125000,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":7239200,"taxable":7239200,"land":6921800,"improvement":317400,"taxableLand":6921800,"taxableImprovement":317400,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":7239200,"taxable":7239200,"land":6921800,"improvement":317400,"taxableLand":6921800,"taxableImprovement":317400,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":7383900,"taxable":7383900,"land":7014700,"improvement":369200,"taxableLand":7014700,"taxableImprovement":369200,"exemptLand":0,"exemptImprovement":0}],"taxNow":101334,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"717348","date":"2016-11-10","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2023-10-31","scope":"ALTERATIONS:INTERIOR PLUMBING; ROUGH-IN SANITARY PIPING ONLY; REHAB/RECONDITIONING OF EXISTING VACANT INCINERATOR BUILDING - THE INSTALLATION WILL COMPLY WITH THE PHILADEPHIA PLUBMING CODE 2004"},{"number":"784238","date":"2017-10-16","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Expired","completedDate":"2024-02-14","scope":"FOR ALTERATIONS TO INSTALL NEW ELEVATOR SHAFT TO INCLUDE ELEVATOR MACHINE ROOM, PROPOSED FIRE-RATED ASSEMBLIES, AND OPENING PROTECTIVES. ** SEPARATE PERMITS REQUIRED FROM PA DEPT OF LABOR & INDUSTRY FOR ELEVATOR INSTALLATION. SEPARATE PERMITS REQUIRED PRIOR TO OCCUPANCY. SEPARATE PERMITS REQUIRED FOR ELECTRICAL, MECHANICAL, PLUMBING, AND FIRE SUPPRESSION SYSTEM INSTALLATIONS. ASBESTOS ABATEMENT TO BE COMPLETED PRIOR TO COMMENCEMENT OF WORK.**"},{"number":"816509","date":"2017-11-01","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2023-10-31","scope":"ALTERATIONS:INTERIOR PLUMBING; ROUGH-IN DOMESTIC PIPING ONLY; REHAB/RECONDITIONING OF EXISTING VACANT INCINERATOR BUILDING.STUBBING UP TO 34 FIXTURES AND ADDING A 119 GALLON WATER HEATER-THE INSTALLATION WILL COMPLY WITH THE PHILADEPHIA PLUBMING CODE 2004"},{"number":"827287","date":"2018-01-30","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2024-01-17","scope":"FOR THE INSTALLATIO OF A SIX (6) INCH FIRE SERVICE LINE WITH BACKFLOW PREVENTOR FOR THE INSTALLATION OF A FIRE SUPPRESSION SYSTEM AS PER NFPA 13 AND MANUAL WET STANDPIPE IN THE EXIT STAIRWAY PER NFPA 14 AS PER APPROVED PLANS AND CALCULATIONS."},{"number":"892828","date":"2019-02-06","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-07-01","scope":"INSTALL LIGHTING ,SWITCHES, AND RECEPTACLES FLOORS 1 THRU 4. INSTALL ELECTRICAL SERVICE. INSTALL A NEW 300KW GENERATOR AND 2-TRANSFER SWITCHES AS PER 2008 NEC (EAST DISTRICT) INSTALL NEW FIRE ALARM SYSTEM AS PER NFPA72 INSTALL NEW FIRE ALARM SYSTEM AS PER NFPA72 ALL MATERIAL AND EQUIPMENT SUPPLIED BY STREETS DEPARTMENT."},{"number":"942815","date":"2019-04-23","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2025-01-13","scope":"FOR A CHANGE OF OCCUPANCY AND LEVEL III INTERIOR ALTERATIONS (PER IEBC 2009) TO FIT-OUT AN EXISTING BUILDING. WORK INCLUDES WALLS, CEILING, DOORS AND FIXTURES IN ACCORDANCE WITH APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED IN ACCORDANCE WITH NFPA 13 AND STANDPIPES IN ACCORDANCE WITH NFPA 14. SEPARATE PERMITS REQUIRED FOR MECHANCIAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION."},{"number":"988513","date":"2019-07-08","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Expired","completedDate":"2024-02-02","scope":"FOR THE INSTALLATION OF A NEW HVAC SYSTEM INCLUDING 58 WSHP'S, 1ERU 1COOLING TOWER, 6EXHAUST FANS, 6PUMPS W/VFD'S, 3 MINI SPLIT SYSTEMS, 1ELECTRIC AIR CURTAIN, 1AIR SEPARATOR/EXPANSION TANK, 2ELECTRIC UNIT HEATERS, SMALL AMOUNT OF ELECTRIC FIN TUBE WITH REGISTER/DIFFUSERS AND DUCTWORK AS PER PLANS."},{"number":"986576","date":"2019-07-23","work":"Amend for conversion","type":"Administrative","description":"Administrative Permit","status":"Issued","completedDate":null,"scope":"AMEND PERMIT# 942815 TO MODIFY EXISTING FLOORS TO MEET FIRE-SEPARATION REQUIREMENTS."},{"number":"CP-2020-001133","date":"2021-01-31","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-07-18","scope":"LEVEL 3 INTERIOR ALTERATIONS TO EXISTING TWO-STORY BUILDING (NUMBER NINE) TO CREATE OFFICES. STRUCTURE TO COMPLY WITH ASCE 24-14 FOR DRY FLOODPROOFING PER PLANS AND DOCUMENTS. FEMA DRY FLOODPROOFING CERTIFICATE REQUIRED PRIOR TO ISSUANCE OF C.O. OR T.C.O. SEPARATE PERMITS REQUIRED FOR M.E.P. WORK. AMENDMNET APPROVED ON 8/3/2021: TO REVISE THE DRY FLOOD PROTECTION DESIGN SURROUNDING THE EXISTING BUILDING, AS PER REVISED PLANS."},{"number":"PP-2021-003600","date":"2021-03-03","work":"Rough-In","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2021-06-28","scope":"Rough-In Application to PP-2021-003467 for new fixtures and piping for following equipment: 15 water closets, 15 lavatories, 2 electric water heaters, 2 kitchen sinks, 1-1\" Ames 400B Backflow preventer, and 2 Other ( 2 utility/mop sinks). Retain existing 1\" DWS and 6\" sanitary line."},{"number":"EP-2021-002107","date":"2021-03-05","work":"Rough-In","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2021-06-29","scope":"Rough-In Permit for EP-2021-002097 New lighting and receptacles, fire alarm system, and power to HVAC equipment. All work from existing 400 Amp service per sealed plans. All work to be in accordance with 2017 NFPA 70 (NEC) and 2016 NFPA 72"},{"number":"PP-2021-003467","date":"2021-03-12","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-07-18","scope":"New fixtures and piping for following equipment: 15 water closets, 15 lavatories, 2 electric water heaters, 2 kitchen sinks, 1-1\" Ames 400B Backflow preventer, and 2 Other ( 2 utility/mop sinks). Retain existing 1\" DWS and 6\" sanitary line."},{"number":"MP-2021-001165","date":"2021-03-16","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-07-18","scope":"For installation of new HVAC system to the 2-story office building as per approved plans."},{"number":"EP-2021-003478","date":"2021-04-08","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2022-12-16","scope":"Installation of CCTV Cameras, Equipment & 3 Poles for Cameras AS PER NEC 2017"},{"number":"EP-2021-002097","date":"2021-05-20","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-06-17","scope":"New lighting and receptacles, fire alarm system, and power to HVAC equipment. All work from existing 400 Amp service per sealed plans. All work to be in accordance APPROVED DRAWINGS - 2017 NFPA 70 (NEC) and 2018 PHILA FIRE CODE."},{"number":"MP-2021-003775","date":"2021-06-16","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Expired","completedDate":"2022-05-10","scope":"REMOVE (4) EXISTING ROOFTOP UNITS AND REPLACE WITH (4) NEW ROOF TOP UNITS"},{"number":"EP-2023-000870","date":"2023-02-13","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"provide low voltage power for fence. Ground and properly bond equipment. As per 2017 nec"},{"number":"GP-2023-000082","date":"2023-02-21","work":"Fence","type":"General","description":"General Permit","status":"Expired","completedDate":"2023-10-31","scope":"FOR THE ERECTION OF A ELECTRIC FENCE AND FOR A PERIMETER FENCE AS PER PLANS/"},{"number":"CP-2024-006042","date":"2024-12-16","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-08-29","scope":"FOR SITEWORK ASSOCIATED WITH THE INSTALLATION OF ELECTRIC VEHICLE CHARGING STATIONS. **SEPARATE PERMIT REQUIRED FOR ELECTRICAL WORK**"},{"number":"EP-2024-010371","date":"2024-12-19","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-02-11","scope":"Installation of electric vehicle charging stations as per 2017 NEC. Install 400 amp disconnect, 400 amp panel, and provide power for (4) EV chargers."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Addition and/or Alterations"},{"y":2021,"k":"viol","w":"3 L&I violations"},{"y":2021,"k":"insp","w":"Inspection failed"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Fence"},{"y":2023,"k":"viol","w":"L&I violation"},{"y":2023,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2024,"k":"insp","w":"Inspection failed"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"insp","w":"Inspection passed"}],"rented":false,"licenses":[{"number":"400746","type":"Vacant Commercial Property","status":"Inactive","businessName":"EXELON VENTURES CO LLC","legalName":"EXELON VENTURES CO LLC","address":"3901 N DELAWARE AVE","revenueCode":"3634","rentalCategory":null,"units":null,"issuedDate":"2007-02-23","latestIssueDate":"2019-01-18","expirationDate":"2020-02-29","inactiveDate":"2020-04-29"},{"number":"286124","type":"Hazardous Materials","status":"Inactive","businessName":"EXELON GENERATION COMPANY","legalName":"EXELON GENERATION COMPANY","address":"3901 N DELAWARE AVE","revenueCode":"3335","rentalCategory":null,"units":null,"issuedDate":"2010-12-06","latestIssueDate":"2012-05-15","expirationDate":"2014-12-31","inactiveDate":"2014-09-08"},{"number":"609036","type":"Hazardous Materials","status":"Active","businessName":"EXELON CORPORATION (EXELON GENERATON COMPANY LLC)","legalName":"EXELON CORPORATION","address":"3901 N DELAWARE AVE","revenueCode":"3335","rentalCategory":null,"units":null,"issuedDate":"2014-08-05","latestIssueDate":"2025-12-30","expirationDate":"2026-12-31","inactiveDate":null},{"number":"0965105","type":"Hot Work","status":"Inactive","businessName":"MLD Materials LLC","legalName":"MLD Materials LLC","address":"3901 N DELAWARE AVE","revenueCode":"3333","rentalCategory":null,"units":null,"issuedDate":"2024-11-07","latestIssueDate":"2024-11-07","expirationDate":"2025-11-06","inactiveDate":"2026-01-05"}],"licenseActivity":[{"number":"0965105","type":"Hot Work","businessName":"MLD Materials LLC","legalName":"MLD Materials LLC","issuedDate":"2024-11-07","latestIssueDate":"2024-11-07","closureDate":"2026-01-05","expirationDate":"2025-11-06","inactiveDate":"2026-01-05","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"609036","type":"Hazardous Materials","businessName":"EXELON CORPORATION (EXELON GENERATON COMPANY LLC)","legalName":"EXELON CORPORATION","issuedDate":"2014-08-05","latestIssueDate":"2025-12-30","closureDate":null,"expirationDate":"2026-12-31","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"286124","type":"Hazardous Materials","businessName":"EXELON GENERATION COMPANY","legalName":"EXELON GENERATION COMPANY","issuedDate":"2010-12-06","latestIssueDate":"2012-05-15","closureDate":"2014-09-08","expirationDate":"2014-12-31","inactiveDate":"2014-09-08","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"400746","type":"Vacant Commercial Property","businessName":"EXELON VENTURES CO LLC","legalName":"EXELON VENTURES CO LLC","issuedDate":"2007-02-23","latestIssueDate":"2019-01-18","closureDate":"2020-04-29","expirationDate":"2020-02-29","inactiveDate":"2020-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-10","signals":[{"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":["4 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"12 permits not marked completed: 717348 (Expired), 784238 (Expired), 816509 (Expired), 942815 (Expired), 988513 (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":"3 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Apr 22, 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":"Vacant Commercial Property #400746: Inactive since Apr 29, 2020; Hazardous Materials #286124: Inactive since Sep 8, 2014; Hot Work #0965105: Inactive since Jan 5, 2026","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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 4 historical violations across 2 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 Jan 7, 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/"}]}