{"asOf":"2026-07-24T17:23:07.454Z","block":"2100-2199 FERNON ST","blockUrl":"https://philadelphia.blockreport.homes/block/2100-2199-fernon-st","address":"2118 FERNON ST","parcelNumber":"363092900","source":"https://property.phila.gov/?p=363092900","ownerType":"vacant","kind":"vacant land","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"O30","buildingCodeNew":null,"buildingClass":"ROW 2 STY MASONRY","buildingClassNew":null,"useLabel":"Vacant lot","owner":"2118 FERNON ST LLC","coOwner":null,"marketValue":86600,"landAssessment":86600,"improvementAssessment":0,"livableArea":null,"yearBuilt":null,"lastSale":{"price":47000,"date":"2025-02-13T05:00:00Z"},"openViolations":2,"violations":[{"number":"1309270","date":"2009-04-23","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1309269","date":"2009-04-23","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1309268","date":"2009-04-23","code":"A-503.2/2","title":"PROSEC- STD INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3712066","date":"2015-08-07","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2021-034121","date":"2021-06-02","code":"PM15-110.1","title":"ID STRUCTURE","status":"CLOSED","resolutionDate":"2021-09-27","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2021-034122","date":"2021-06-02","code":"PM15-305.1(C)","title":"INTERIOR LIMIT STATE","status":"CLOSED","resolutionDate":"2021-09-27","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2022-049332","date":"2022-07-12","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2022-08-08","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2025-048555","date":"2025-06-30","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2025-07-22","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-048554","date":"2025-06-30","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2025-07-22","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"197107","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2009-04-24","completedDate":"2012-04-25","violations":[{"number":"1309270","date":"2009-04-23","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1309269","date":"2009-04-23","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1309268","date":"2009-04-23","code":"A-503.2/2","title":"PROSEC- STD INFO","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"497001","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2015-08-12","completedDate":"2015-10-20","violations":[{"number":"3712066","date":"2015-08-07","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2021-046375","type":"NOTICE OF VIOLATION","priority":"IMMINENTLY DANGEROUS","responsibility":"CSU INVESTIGATOR","status":"IN VIOLATION","createdDate":"2021-06-02","completedDate":null,"violations":[{"number":"VI-2021-034121","date":"2021-06-02","code":"PM15-110.1","title":"ID STRUCTURE","status":"CLOSED","resolutionDate":"2021-09-27","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2021-034122","date":"2021-06-02","code":"PM15-305.1(C)","title":"INTERIOR LIMIT STATE","status":"CLOSED","resolutionDate":"2021-09-27","resolution":"CLOSED - ADMINISTRATIVELY"}]},{"number":"CF-2022-068126","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2022-07-12","completedDate":"2022-08-09","violations":[{"number":"VI-2022-049332","date":"2022-07-12","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2022-08-08","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]},{"number":"CF-2025-065589","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2025-06-30","completedDate":"2025-07-23","violations":[{"number":"VI-2025-048555","date":"2025-06-30","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2025-07-22","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-048554","date":"2025-06-30","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2025-07-22","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2009,"n":3,"worst":null},{"y":2015,"n":1,"worst":null},{"y":2021,"n":2,"worst":null},{"y":2022,"n":1,"worst":null},{"y":2025,"n":2,"worst":null}],"investigations":[{"caseNumber":"197107","date":"2009-04-23","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"197107","date":"2012-04-24","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"497001","date":"2015-08-12","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"497001","date":"2015-09-16","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"497001","date":"2015-10-20","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"CF-2021-046375","date":"2021-06-02","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-068126","date":"2022-07-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-068126","date":"2022-08-09","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-068126","date":"2022-08-09","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-065589","date":"2025-06-30","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-065589","date":"2025-07-23","type":null,"status":"PASSED"}],"inspYears":[{"y":2009,"fails":1,"passes":0},{"y":2012,"fails":0,"passes":1},{"y":2015,"fails":2,"passes":1},{"y":2021,"fails":1,"passes":0},{"y":2022,"fails":2,"passes":1},{"y":2025,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.93149274461351,"lng":-75.18051008603287,"geom":{"type":"Polygon","coordinates":[[[-75.180471272,39.931552732],[-75.180499092,39.931426107],[-75.180548722,39.931433182],[-75.180521467,39.93155871],[-75.180471272,39.931552732]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19145","beds":null,"baths":null,"stories":null,"lotArea":658,"zoning":"RSA5","grade":null,"basement":null,"heater":null,"centralAir":null,"extCond":null,"intCond":null,"garage":null,"homestead":false,"mail":"PO BOX 8105, ENGLEWOOD NJ, 07631","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":4,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":67800,"taxable":67800,"land":6514,"improvement":61286,"taxableLand":6514,"taxableImprovement":61286,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":67800,"taxable":67800,"land":14374,"improvement":53426,"taxableLand":14374,"taxableImprovement":53426,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":67800,"taxable":67800,"land":14374,"improvement":53426,"taxableLand":14374,"taxableImprovement":53426,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":78200,"taxable":78200,"land":16500,"improvement":61700,"taxableLand":16500,"taxableImprovement":61700,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":84100,"taxable":84100,"land":17745,"improvement":66355,"taxableLand":17745,"taxableImprovement":66355,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":84100,"taxable":84100,"land":17745,"improvement":66355,"taxableLand":17745,"taxableImprovement":66355,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":84100,"taxable":84100,"land":17745,"improvement":66355,"taxableLand":17745,"taxableImprovement":66355,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":150200,"taxable":150200,"land":30040,"improvement":120160,"taxableLand":30040,"taxableImprovement":120160,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":150200,"taxable":150200,"land":30040,"improvement":120160,"taxableLand":30040,"taxableImprovement":120160,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":117800,"taxable":117800,"land":117800,"improvement":0,"taxableLand":117800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":117800,"taxable":117800,"land":117800,"improvement":0,"taxableLand":117800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":86600,"taxable":86600,"land":86600,"improvement":0,"taxableLand":86600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0}],"taxNow":1649,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"850953","date":"2018-03-19","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2018-03-19","scope":"FOR THE COMPLETE DEMOLITION OF AN EXISTING ATTACHED STRUCTURE, AND FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH A ROOF DECK ACCESSED BY A PILOT HOUSE (TO ENCLOSE ACCESS STAIRS ONLY), SIZE AND LOCATION AS SHOWN ON PLAN/APPLICATION. FOR USE AS SINGLE-FAMILY HOUSEHOLD LIVING."},{"number":"882132","date":"2018-06-01","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-12-14","scope":"SEAL LATERAL 20181521966 (SFD)\"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"883073","date":"2018-07-03","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2018-07-03","scope":"COMPLETE DEMOLITION"},{"number":"883076","date":"2018-07-06","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"EXPIRED","completedDate":null,"scope":"FOR THE COMPLETE DEMOLITION OF A TWO-STORY STRUCTURE, BY HAND METHODS ONLY, AS PER PLAN. A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED WITHIN 6 FEET OF BUILDING FACADE IN ACCORDANCE WITH SECTION 3306 OF THE IBC. SEPARATE BUILDING AND/OR STREETS DEPARTMENT PERMITS MAY BE REQUIRED. ANY DEVIATION WILL REQUIRE AN AMENDED BUILDING PERMIT."},{"number":"851345","date":"2019-06-28","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Expired","completedDate":"2021-10-29","scope":"THIRD FLOOR ADDITION TO EXISTING 2 STORY SINGLE FAMILY WITH ROOF DECK"},{"number":"DP-2020-001009","date":"2020-09-01","work":"Minor Demolition","type":"Demolition","description":"Demolition Permit","status":"Expired","completedDate":"2021-06-02","scope":"FOR THE COMPLETE DEMOLITION OF AN ATTACHED TWO-STORY STRUCTURE. A SIDEWALK CLOSURE SHALL BE REQUIRED WITHIN 5.5 FEET OF BUILDING FACADE IN ACCORDANCE WITH SECTION 3306 OF THE IBC. SEPARATE STREET CLOSURE PERMIT REQUIRED PRIOR TO START OF WORK. ANY DEVIATION WILL REQUIRE AN AMENDED BUILDING PERMIT."},{"number":"DP-2021-001379","date":"2021-07-14","work":"Minor Demolition","type":"Demolition","description":"Demolition Permit","status":"Completed","completedDate":"2021-09-28","scope":"For the complete demo of a SFD as part of the City of Philadelphia demolition program. * Add'l specs: Party walls c/w 2116 & 2120 Fernon St to be removed. Sheath tar paper both exposed walls. Stucco both exposures c/w 2116 & 2120 Fernon St. Replace front sidewalk. Erosion control mat with seed on lot.*"},{"number":"ZP-2025-001724","date":"2025-04-01","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF AN ATTACHED BUILDING WITH A ROOF DECK AND ROOF DECK ACCESS STRUCTURE, REAR DECK AT SECOND FLOOR. SIZE AND LOCATION AS SHOWN ON PLANS."},{"number":"RP-2025-002405","date":"2025-05-20","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF AN ATTACHED THREE (3) STORY STRUCTURE WITH A ROOF DECK AND ROOF DECK ACCESS STRUCTURE ABOVE. FOR USE AS A SINGLE FAMILY HOUSEHOLD LIVING. BUILDING TO BE SPRINKLERED IN ACCORDANCE WITH NFPA 13D THROUGHOUT. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. **A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED WITHIN NINE (9) FEET OF THE BUILDING FACADE IN ACCORDANCE WITH SECTION 3306 OF THE 2018 IBC. SEPARATE BUILDING AND/OR STREETS DEPARTMENT PERMIT REQUIRED PRIOR TO THE START OF ANY WORK.** BLOWER DOOR TESTING SHALL BE PERFORMED IN ACCORDANCE WITH ASTM E 779 OR ASTM E 1827 BY AN APPROVED THIRD PARTY AGENCY."},{"number":"PP-2025-005915","date":"2025-06-25","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"Plumbing Permit (Interior) for combo RP-2025-002405"},{"number":"PP-2025-005914","date":"2025-06-25","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2026-04-27","scope":"Plumbing Permit (Exterior Building Drainage) for combo RP-2025-002405"},{"number":"PP-2025-005913","date":"2025-06-25","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"Plumbing Permit (Water Distribution) for combo RP-2025-002405"},{"number":"FP-2025-001373","date":"2025-07-28","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"THE INSTALLATION OF A ONE (1) INCH COMBINED SERVICE LINE FOR A FIRE & DOMESTIC SUPPLY LINE AND FIRE SERVICE LINE WITH REMOTE TOILET CONNECTION PER PLANS. MULTIPURPOSE RESIDENTIAL FIRE SPRINKLER SYSTEM DESIGNED IN ACCORDANCE WITH NFPA 13D. ALL WORK SHALL BE ACCORDANCE WITH APPROVED PLANS, HYDRAULIC CALCULATIONS, AND APPROVED BUILDING PERMIT. SEPARATE PERMITS REQUIRED FOR ALL PLUMBING WORK."},{"number":"SP-2025-000920","date":"2025-10-03","work":"Excavation","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Issued","completedDate":null,"scope":"Excavation for the proposed underpinning and foundation installation as per approved plans."},{"number":"EP-2026-000631","date":"2026-01-28","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"REWIRE ALL HOUSE WITH OUTLET, SWITCHES, LIGHTING, SMOKE DETECTORS. NEW SERVICE ENTRANCE 200 AMP AS PER nec 2017"},{"number":"MP-2025-002567","date":"2026-03-20","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"Mechanical / Fuel Gas Permit for combo RP-2025-002405"}],"storyTag":"Torn down & rebuilt","storyDelta":8.4,"timeline":[{"y":2025,"k":"sale","p":47000},{"y":2025,"k":"permit","w":"New construction, addition, GFA change"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"New Construction or Additions"},{"y":2025,"k":"permit","w":"New Construction or Additions"},{"y":2025,"k":"permit","w":"New Construction or Additions"},{"y":2025,"k":"viol","w":"2 L&I violations"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2025,"k":"permit","w":"Excavation"},{"y":2026,"k":"permit","w":"New Construction"},{"y":2026,"k":"permit","w":"New Construction"}],"rented":false,"licenses":[{"number":"677107","type":"Rental","status":"Closed","businessName":"GILRON HOLDINGS LLC","legalName":"GILRON HOLDINGS LLC","address":"2118 FERNON ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2015-09-10","latestIssueDate":"2017-08-31","expirationDate":"2018-09-30","inactiveDate":"2018-11-29"},{"number":"895819","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"Urban Living 4 Llc c/o BSI Financial services","legalName":"Urban Living 4 Llc c/o BSI Financial services","address":"2118 FERNON ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2022-05-19","latestIssueDate":"2023-04-06","expirationDate":"2024-05-18","inactiveDate":"2024-07-17"},{"number":"952110","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"Cyprexx Services LLC (Cyprexx Services LLC)","legalName":"Cyprexx Services LLC","address":"2118 FERNON ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2024-05-21","latestIssueDate":"2024-05-21","expirationDate":"2025-05-20","inactiveDate":"2025-07-19"}],"licenseActivity":[{"number":"952110","type":"Vacant Residential Property / Lot","businessName":"Cyprexx Services LLC (Cyprexx Services LLC)","legalName":"Cyprexx Services LLC","issuedDate":"2024-05-21","latestIssueDate":"2024-05-21","closureDate":"2025-07-19","expirationDate":"2025-05-20","inactiveDate":"2025-07-19","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"895819","type":"Vacant Residential Property / Lot","businessName":"Urban Living 4 Llc c/o BSI Financial services","legalName":"Urban Living 4 Llc c/o BSI Financial services","issuedDate":"2022-05-19","latestIssueDate":"2023-04-06","closureDate":"2024-07-17","expirationDate":"2024-05-18","inactiveDate":"2024-07-17","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"677107","type":"Rental","businessName":"GILRON HOLDINGS LLC","legalName":"GILRON HOLDINGS LLC","issuedDate":"2015-09-10","latestIssueDate":"2017-08-31","closureDate":"2018-11-29","expirationDate":"2018-09-30","inactiveDate":"2018-11-29","status":"Closed","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["2 open L&I violations","failed L&I inspection activity in 2021, 2022"],"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 9 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2025","permit activity in 2025, 2026"],"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":"Use permit #850953: 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":"10 permits not marked completed: 883076 (EXPIRED), 851345 (Expired), DP-2020-001009 (Expired), RP-2025-002405 (Issued), PP-2025-005915 (Issued). 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":"violations","level":"attention","title":"2 open L&I violations","finding":"9 violation rows are retained in the City ledger.","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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"7 failed, 4 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jul 23, 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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"2 fire/suppression-related permits matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #895819: Inactive since Jul 17, 2024; Vacant Residential Property / Lot #952110: Inactive since Jul 19, 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/"}]}