{"asOf":"2026-07-26T04:33:00.631Z","block":"1100-1199 DICKINSON ST","blockUrl":"https://philadelphia.blockreport.homes/block/1100-1199-dickinson-st","address":"1122 DICKINSON ST","parcelNumber":"012439800","source":"https://property.phila.gov/?p=012439800","ownerType":"investor","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O30","buildingCodeNew":"22","buildingClass":"ROW 2 STY MASONRY","buildingClassNew":"ROW TYPICAL","useLabel":"House","owner":"1122 DICKINSON STREET LLC","coOwner":null,"marketValue":250900,"landAssessment":50180,"improvementAssessment":200720,"livableArea":1452,"yearBuilt":1960,"lastSale":{"price":125000,"date":"2024-07-29T04:00:00Z"},"openViolations":0,"violations":[{"number":"4190265","date":"2016-10-04","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"211953967","date":"2018-10-03","code":"PM15-304.19V","title":"DOOR AND WINDOW VACANT","status":"CLOSED","resolutionDate":"2023-09-23","resolution":"CLOSED - 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ADMINISTRATIVELY"},{"number":"VI-2022-035506","date":"2022-05-21","code":"PM15-307","title":"HANDRAILS & GUARDS","status":"CLOSED","resolutionDate":"2024-11-16","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2022-035507","date":"2022-05-21","code":"PM15-901.1","title":"VACANT PROPERTIES","status":"CLOSED","resolutionDate":"2024-11-16","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2022-035508","date":"2022-05-21","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"CLOSED","resolutionDate":"2023-05-13","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2023-033516","date":"2023-05-13","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"SVN ISSUED","resolutionDate":"2023-05-13","resolution":"SVN ISSUED"},{"number":"VI-2024-047524","date":"2024-06-10","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2024-11-13","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2024-047525","date":"2024-06-10","code":"PM15-304.1(H)","title":"ROOF DEFICIENCIES","status":"COMPLIED","resolutionDate":"2024-11-13","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2024-047526","date":"2024-06-10","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2024-11-13","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2024-047527","date":"2024-06-10","code":"A-301.1/38","title":"STRUCTURAL REPAIR","status":"COMPLIED","resolutionDate":"2024-11-13","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2025-080876","date":"2025-10-09","code":"A-302.8","title":"POSTING OF PERMITS \n","status":"SVN ISSUED","resolutionDate":"2025-10-09","resolution":"SVN ISSUED"}],"violationCases":[{"number":"558307","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DS","status":"CLOSED","createdDate":"2016-10-05","completedDate":"2017-03-03","violations":[{"number":"4190265","date":"2016-10-04","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"658044","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"COMPLIED, BALANCE DUE","createdDate":"2018-10-04","completedDate":null,"violations":[{"number":"211953967","date":"2018-10-03","code":"PM15-304.19V","title":"DOOR AND WINDOW VACANT","status":"CLOSED","resolutionDate":"2023-09-23","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"211954003","date":"2018-10-03","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"CLOSED","resolutionDate":"2023-09-23","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"211954002","date":"2018-10-03","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"CLOSED","resolutionDate":"2023-09-23","resolution":"CLOSED - REISSUED/REWRITTEN"}]},{"number":"CF-2022-047364","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"VENDING INVESTIGATOR","status":"CLOSED","createdDate":"2022-05-21","completedDate":"2024-11-16","violations":[{"number":"VI-2022-035502","date":"2022-05-21","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"CLOSED","resolutionDate":"2024-11-16","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2022-035503","date":"2022-05-21","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"CLOSED","resolutionDate":"2024-11-16","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2022-035504","date":"2022-05-21","code":"PM15-304.19V","title":"DOOR AND WINDOW VACANT","status":"CLOSED","resolutionDate":"2024-11-16","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2022-035505","date":"2022-05-21","code":"PM15-304.10","title":"EXTERIOR STRUCTURE STAIRS, DECKS, PORCHES","status":"CLOSED","resolutionDate":"2024-11-16","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2022-035506","date":"2022-05-21","code":"PM15-307","title":"HANDRAILS & GUARDS","status":"CLOSED","resolutionDate":"2024-11-16","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2022-035507","date":"2022-05-21","code":"PM15-901.1","title":"VACANT PROPERTIES","status":"CLOSED","resolutionDate":"2024-11-16","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2022-035508","date":"2022-05-21","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"CLOSED","resolutionDate":"2023-05-13","resolution":"CLOSED - REISSUED/REWRITTEN"}]},{"number":"CF-2023-043562","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"VACANT PROPERTY INVESTIGATOR","status":"CLOSED","createdDate":"2023-05-13","completedDate":"2024-06-06","violations":[{"number":"VI-2023-033516","date":"2023-05-13","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"SVN ISSUED","resolutionDate":"2023-05-13","resolution":"SVN ISSUED"}]},{"number":"CF-2024-059593","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2024-06-10","completedDate":"2024-11-13","violations":[{"number":"VI-2024-047524","date":"2024-06-10","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2024-11-13","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2024-047525","date":"2024-06-10","code":"PM15-304.1(H)","title":"ROOF DEFICIENCIES","status":"COMPLIED","resolutionDate":"2024-11-13","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2024-047526","date":"2024-06-10","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2024-11-13","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2024-047527","date":"2024-06-10","code":"A-301.1/38","title":"STRUCTURAL REPAIR","status":"COMPLIED","resolutionDate":"2024-11-13","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2025-112072","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2025-10-09","completedDate":"2025-11-06","violations":[{"number":"VI-2025-080876","date":"2025-10-09","code":"A-302.8","title":"POSTING OF PERMITS \n","status":"SVN ISSUED","resolutionDate":"2025-10-09","resolution":"SVN ISSUED"}]}],"violYears":[{"y":2016,"n":1,"worst":null},{"y":2018,"n":3,"worst":null},{"y":2022,"n":7,"worst":null},{"y":2023,"n":1,"worst":null},{"y":2024,"n":4,"worst":"UNSAFE STRUCTURE"},{"y":2025,"n":1,"worst":null}],"investigations":[{"caseNumber":"558307","date":"2016-10-04","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"558307","date":"2016-12-02","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"558307","date":"2017-01-06","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"558307","date":"2017-03-02","type":"PRECOURT","status":"PASSED"},{"caseNumber":"658044","date":"2018-10-03","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"658044","date":"2019-05-06","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"658044","date":"2019-06-11","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"658044","date":"2020-01-27","type":"PRECOURT","status":"FAILED"},{"caseNumber":"CF-2022-047364","date":"2022-05-21","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-047364","date":"2022-11-09","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-047364","date":"2023-05-13","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-043562","date":"2023-05-13","type":null,"status":null},{"caseNumber":"658044","date":"2023-09-25","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-059593","date":"2024-06-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-059593","date":"2024-07-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-059593","date":"2024-08-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-059593","date":"2024-09-30","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-059593","date":"2024-11-05","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-059593","date":"2024-11-13","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-047364","date":"2024-11-16","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-112072","date":"2025-10-09","type":null,"status":null}],"inspYears":[{"y":2016,"fails":2,"passes":0},{"y":2017,"fails":0,"passes":1},{"y":2018,"fails":1,"passes":0},{"y":2019,"fails":1,"passes":0},{"y":2020,"fails":1,"passes":0},{"y":2022,"fails":2,"passes":0},{"y":2023,"fails":1,"passes":1},{"y":2024,"fails":5,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.930998928097786,"lng":-75.16366832760411,"geom":{"type":"Polygon","coordinates":[[[-75.163630577,39.931051214],[-75.163659187,39.930920016],[-75.163703964,39.930967644],[-75.163686135,39.931058674],[-75.163630577,39.931051214]]]},"liDistrict":"SOUTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19147","beds":3,"baths":1,"stories":2,"lotArea":792,"zoning":"RSA5","grade":"C","basement":"D","heater":"H","centralAir":false,"extCond":"7","intCond":"7","garage":null,"homestead":false,"mail":"2623 WEST OXFORD STREET UNIT 1, PHILADELPHIA PA, 19121","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR THE COMPLETE DEMOLITION OF AN EXISTING ATTACHED STRUCTURE AND THE ERECITON OF AN ATTACHED STRUCTURE WITH ROOF DECK AND ROOF DECK ACCESS STRUCTURE FOR SINGLE-FAMILY HOUSEHOLD LIVING. SIZE AND LOCATION AS SHOWN ON APPLICATION/PLAN.","status":"Completed","outcome":"Granted with conditions","date":"2022-11-14","number":"ZP-2022-002245","relatedPermit":"ZP-2022-002245"},{"type":"LIRB Violation Appeal","grounds":"DISAGREES WITH VIOLATION \n\nSee attached","status":"Closed","outcome":"Complete","date":"2026-02-27","number":"HA-2024-002881","relatedPermit":null}],"taxYears":[{"year":2011,"total":685.54,"principal":0,"interest":441.78,"penalty":104.5},{"year":2012,"total":693.89,"principal":0,"interest":406.11,"penalty":126.34},{"year":2013,"total":459.7,"principal":0,"interest":266.42,"penalty":130.88},{"year":2014,"total":431.09,"principal":0,"interest":172.52,"penalty":147.46},{"year":2015,"total":171.04,"principal":0,"interest":41.03,"penalty":33.63},{"year":2016,"total":1728.69,"principal":1506.48,"interest":22.6,"penalty":15.06}],"taxNet":4169.95,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":136700,"taxable":136700,"land":15999,"improvement":120701,"taxableLand":15999,"taxableImprovement":120701,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":136700,"taxable":136700,"land":36841,"improvement":99859,"taxableLand":36841,"taxableImprovement":99859,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":136700,"taxable":136700,"land":36841,"improvement":99859,"taxableLand":36841,"taxableImprovement":99859,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":192200,"taxable":192200,"land":51798,"improvement":140402,"taxableLand":51798,"taxableImprovement":140402,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":208300,"taxable":208300,"land":56137,"improvement":152163,"taxableLand":56137,"taxableImprovement":152163,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":208300,"taxable":208300,"land":56137,"improvement":152163,"taxableLand":56137,"taxableImprovement":152163,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":208300,"taxable":208300,"land":56137,"improvement":152163,"taxableLand":56137,"taxableImprovement":152163,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":185000,"taxable":185000,"land":37000,"improvement":148000,"taxableLand":37000,"taxableImprovement":148000,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":185000,"taxable":185000,"land":37000,"improvement":148000,"taxableLand":37000,"taxableImprovement":148000,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":231500,"taxable":231500,"land":46300,"improvement":185200,"taxableLand":46300,"taxableImprovement":185200,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":231500,"taxable":231500,"land":46300,"improvement":185200,"taxableLand":46300,"taxableImprovement":185200,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":250900,"taxable":250900,"land":50180,"improvement":200720,"taxableLand":50180,"taxableImprovement":200720,"exemptLand":0,"exemptImprovement":0}],"taxNow":3241,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2022-002245","date":"2022-10-19","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"PERMIT FOR THE COMPLETE DEMOLITION OF AN EXISTING ATTACHED STRUCTURE AND THE ERECITON OF AN ATTACHED STRUCTURE WITH ROOF DECK AND ROOF DECK ACCESS STRUCTURE. SIZE AND LOCATION AS SHOWN ON APPLICATION/PLAN. *STREETS PERMIT MUST BE AMENDED TO MATCH ZBA APPROVED PLANS PRIOR TO ISSUANCE OF BUILDING PERMIT.*"},{"number":"RP-2024-010572","date":"2024-10-16","work":"Make Safe Permit For RP","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2024-11-19","scope":"MAKE SAFE PERMIT- For the removal of existing skylight, infilling existing roof opening and reinforcing compromised roof framing and sheathing as per plan and Engineer Report to resolve case CF-2024-059593. Abutting sidewalk must be closed with fencing a minimum of 6’ in height. Separate Streets Department permit required for sidewalk closure. A separate permit is required for any additional alterations that are not specifically addressed on case #CF-2024-059593 ."},{"number":"RP-2024-013308","date":"2025-01-13","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Issued","completedDate":null,"scope":"Renovation of existing single family residence including third floor addition, roof deck and roof deck access structure, details per plan. additions and changes shall be as per approved zoning."},{"number":"SP-2025-000034","date":"2025-01-23","work":"Excavation","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Issued","completedDate":null,"scope":"Site / Utility Permit for RP-2024-013308"},{"number":"PP-2025-003530","date":"2025-03-19","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"Installing 10 fixtures 1 kitchen sink 1 hot water heater 1 washer 3 toilets 2 lavs 2 shower/tubs"},{"number":"EP-2025-007468","date":"2025-08-11","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"INSTALL 200 AMP SERVICE, WIRING THROUGHOUT, INSTALL LIGHT FIXTURES, OUTLETS, SWITCHES, SMOKE DETECTOR, GROUNDING SYSTEM"},{"number":"MP-2025-004946","date":"2025-09-26","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES- For the installation of New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans. Gas furnace 92% 40k btu, 2 t AC located in backyard, new ductwork, and 11 diffusers"}],"storyTag":"New construction","storyDelta":-0.75,"timeline":[{"y":2023,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2024,"k":"viol","w":"4 L&I violations incl UNSAFE STRUCTURE"},{"y":2024,"k":"sale","p":125000},{"y":2024,"k":"insp","w":"L&I: 5 failed, 2 passed"},{"y":2024,"k":"permit","w":"Make Safe Permit For RP"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Excavation"},{"y":2025,"k":"permit","w":"New Construction or Additions"},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2026,"k":"appeal","w":"Appeal complete"}],"rented":false,"licenses":[{"number":"951964","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"Dickinson Partners LLC","legalName":"Dickinson Partners LLC","address":"1122 DICKINSON ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2024-05-19","latestIssueDate":"2024-05-19","expirationDate":"2025-05-18","inactiveDate":"2025-07-16"}],"licenseActivity":[{"number":"951964","type":"Vacant Residential Property / Lot","businessName":"Dickinson Partners LLC","legalName":"Dickinson Partners LLC","issuedDate":"2024-05-19","latestIssueDate":"2024-05-19","closureDate":"2025-07-16","expirationDate":"2025-05-18","inactiveDate":"2025-07-16","status":"Inactive","statusLabel":"Inactive","active":false}],"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":["a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2022, 2024"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 6 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2024","permit activity in 2024, 2025"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #ZP-2022-002245: Completed · Granted with conditions; related permit ZP-2022-002245.","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":"5 permits not marked completed: RP-2024-013308 (Issued), SP-2025-000034 (Issued), PP-2025-003530 (Issued), EP-2025-007468 (Issued), MP-2025-004946 (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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 17 historical violations across 6 cases.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"13 failed, 4 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was unlabeled on Oct 9, 2025.","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 Residential Property / Lot #951964: Inactive since Jul 16, 2025","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/"}],"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/"},{"title":"Seller-specific tax relief is not the buyer’s bill","body":"LOOP and low-income or senior Real Estate Tax freezes depend on the qualifying owner and continued program eligibility; a buyer cannot assume the seller’s capped or frozen bill continues. A separately verified property abatement often remains with the property for its remaining term, but program-specific new-owner filing, use, and tax-compliance conditions still must be confirmed—not inferred from the reduced assessment alone.","action":"Have Revenue or OPA identify every current benefit, model the buyer’s bill without seller-specific relief, and confirm any verified abatement in writing.","url":"https://www.phila.gov/services/payments-assistance-taxes/payment-plans-and-assistance-programs/income-based-programs-for-residents/apply-for-the-longtime-owner-occupants-program-loop/","secondaryUrl":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/tax-freeze/"},{"title":"Seller disclosure and independent inspections","body":"For a covered Pennsylvania residential transfer, obtain the statutory seller disclosure. It reports the seller’s knowledge; it is not a warranty, title search, code review, or substitute for inspections. Because OPA dates this building before 1978, separately obtain the required federal/City lead disclosures and any test results.","action":"Have the agreement and disclosure reviewed for this transaction’s coverage and exceptions.","url":"https://www.pa.gov/agencies/dos/department-and-offices/bpoa/boards-commissions/real-estate-commission"}]}