{"asOf":"2026-07-26T08:24:52.930Z","block":"4400-4499 BALTIMORE AVE","blockUrl":"https://philadelphia.blockreport.homes/block/4400-4499-baltimore-ave","address":"4400 BALTIMORE AVE","parcelNumber":"773594600","source":"https://property.phila.gov/?p=773594600","ownerType":"owner-occupied","kind":"commercial","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":true,"institutional":true,"buildingCode":"VB0","buildingCodeNew":"612","buildingClass":"SCHOOL 2 STY MASONRY","buildingClassNew":"SCHOOL","useLabel":"School","owner":"HOME OF THE MERCIFUL","coOwner":"SAVIOR FOR CRIPPLED","marketValue":34205700,"landAssessment":4446741,"improvementAssessment":29758959,"livableArea":95895,"yearBuilt":1888,"lastSale":{"price":4,"date":"1943-01-01T04:00:00Z"},"openViolations":0,"violations":[{"number":"936417","date":"2008-05-06","code":"A-302.8/31","title":"LIC MUST BE AVAIL FOR INSP","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"936419","date":"2008-05-06","code":"FC-605.5/1","title":"FIRE-ELECT EXT CORDS PROHIB","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"936420","date":"2008-05-06","code":"FC-605.4/1","title":"FIRE-ELECT MULTIPLUG PROHIB","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"936409","date":"2008-05-06","code":"FC-914.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"936410","date":"2008-05-06","code":"FC-914.1/5","title":"ANNUAL CERT STANDBY/EMERG LITE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"936411","date":"2008-05-06","code":"FC-409.4/1","title":"SHELTER PLN-EMPLY TRNG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"936412","date":"2008-05-06","code":"FC-409.5/1","title":"SHELTER DRILL 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PRE-CO","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"1974250","date":"2011-01-05","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1974251","date":"2011-01-05","code":"FC-914.1/5","title":"ANNUAL CERT STANDBY/EMERG LITE","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"158677","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2008-05-06","completedDate":"2010-04-29","violations":[{"number":"936417","date":"2008-05-06","code":"A-302.8/31","title":"LIC MUST BE AVAIL FOR INSP","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"936419","date":"2008-05-06","code":"FC-605.5/1","title":"FIRE-ELECT EXT CORDS PROHIB","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"936420","date":"2008-05-06","code":"FC-605.4/1","title":"FIRE-ELECT MULTIPLUG PROHIB","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"936409","date":"2008-05-06","code":"FC-914.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"936410","date":"2008-05-06","code":"FC-914.1/5","title":"ANNUAL CERT STANDBY/EMERG LITE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"936411","date":"2008-05-06","code":"FC-409.4/1","title":"SHELTER PLN-EMPLY TRNG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"936412","date":"2008-05-06","code":"FC-409.5/1","title":"SHELTER DRILL CONDUCT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"936413","date":"2008-05-06","code":"FC-405.2/3","title":"EVAC DRILL-GRP E-CONDUCT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"936414","date":"2008-05-06","code":"FC-404.2/1","title":"FIRE/EVAC PLN-REQ'D","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"936415","date":"2008-05-06","code":"FC-406.1/1","title":"FIRE/EVAC PLN-EMPLY TRNG DUTY","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"936416","date":"2008-05-06","code":"FC-1011.1/1","title":"EGRESS EXIT SIGNS REQ","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"936418","date":"2008-05-06","code":"A-701.1/3","title":"CO- NEW USE OCCUPIED PRE-CO","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"188854","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DW","status":"CLOSED","createdDate":"2009-01-02","completedDate":"2009-05-19","violations":[{"number":"1248739","date":"2009-01-02","code":"A-701.1/3","title":"CO- NEW USE OCCUPIED PRE-CO","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"263310","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2011-01-06","completedDate":"2011-03-10","violations":[{"number":"1974250","date":"2011-01-05","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1974251","date":"2011-01-05","code":"FC-914.1/5","title":"ANNUAL CERT STANDBY/EMERG LITE","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2008,"n":12,"worst":null},{"y":2009,"n":1,"worst":null},{"y":2011,"n":2,"worst":null}],"investigations":[{"caseNumber":"76040","date":"2006-08-21","type":"CI INSP","status":"FAILED"},{"caseNumber":"96453","date":"2006-12-20","type":"CI INSP","status":"FAILED"},{"caseNumber":"103721","date":"2007-03-01","type":"BC INSP","status":"PASSED"},{"caseNumber":"158677","date":"2008-05-02","type":"CI INSP","status":"FAILED"},{"caseNumber":"188854","date":"2009-01-02","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"188854","date":"2009-02-20","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"188854","date":"2009-05-19","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"158677","date":"2010-04-28","type":"CI INSP","status":"PASSED"},{"caseNumber":"76040","date":"2010-09-08","type":"CI INSP","status":"PASSED"},{"caseNumber":"96453","date":"2011-01-05","type":"CI INSP","status":"CLOSED"},{"caseNumber":"263310","date":"2011-01-05","type":"CI INSP","status":"FAILED"},{"caseNumber":"263310","date":"2011-02-09","type":"CI INSP","status":"PASSED"},{"caseNumber":"263310","date":"2011-03-09","type":"CI INSP","status":"PASSED"}],"inspYears":[{"y":2006,"fails":2,"passes":0},{"y":2007,"fails":0,"passes":1},{"y":2008,"fails":1,"passes":0},{"y":2009,"fails":2,"passes":1},{"y":2010,"fails":0,"passes":2},{"y":2011,"fails":1,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.94861421039892,"lng":-75.2114230057762,"geom":{"type":"Polygon","coordinates":[[[-75.210398411,39.948470647],[-75.210644792,39.948458221],[-75.211387223,39.947932552],[-75.212387296,39.948790803],[-75.212056898,39.949025401],[-75.211190196,39.949137695],[-75.210398411,39.948470647]]]},"liDistrict":"SOUTH","certifications":[{"number":"BC-2023-000275","type":"Fire Alarm Certification","inspectionDate":"2022-12-27","result":"Certified","expirationDate":"2023-12-27","buildingId":"1401960"},{"number":"BC-2023-021197","type":"Special Hazards Certification","inspectionDate":"2023-10-16","result":"Certified","expirationDate":"2024-10-16","buildingId":"1401960"},{"number":"BC-2026-009149","type":"Special Hazards Certification","inspectionDate":"2026-01-02","result":"Certified","expirationDate":"2027-01-02","buildingId":"1401960"},{"number":"BC-2026-002841","type":"Sprinkler Certification","inspectionDate":"2026-01-22","result":"Certified","expirationDate":"2027-01-22","buildingId":"1401960"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19104","beds":null,"baths":null,"stories":null,"lotArea":127985,"zoning":"RTA1","grade":"B-","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"4400 BALTIMORE AVE, PHILADELPHIA PA, 19104","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":32086500,"taxable":0,"land":1279900,"improvement":30806600,"taxableLand":0,"taxableImprovement":0,"exemptLand":1279900,"exemptImprovement":30806600},{"y":2017,"v":32086500,"taxable":0,"land":1279900,"improvement":30806600,"taxableLand":0,"taxableImprovement":0,"exemptLand":1279900,"exemptImprovement":30806600},{"y":2018,"v":34205700,"taxable":0,"land":4446741,"improvement":29758959,"taxableLand":0,"taxableImprovement":0,"exemptLand":4446741,"exemptImprovement":29758959},{"y":2019,"v":34205700,"taxable":0,"land":4446741,"improvement":29758959,"taxableLand":0,"taxableImprovement":0,"exemptLand":4446741,"exemptImprovement":29758959},{"y":2020,"v":34205700,"taxable":0,"land":4446741,"improvement":29758959,"taxableLand":0,"taxableImprovement":0,"exemptLand":4446741,"exemptImprovement":29758959},{"y":2021,"v":34205700,"taxable":0,"land":4446741,"improvement":29758959,"taxableLand":0,"taxableImprovement":0,"exemptLand":4446741,"exemptImprovement":29758959},{"y":2022,"v":34205700,"taxable":0,"land":4446741,"improvement":29758959,"taxableLand":0,"taxableImprovement":0,"exemptLand":4446741,"exemptImprovement":29758959},{"y":2023,"v":34205700,"taxable":0,"land":4446741,"improvement":29758959,"taxableLand":0,"taxableImprovement":0,"exemptLand":4446741,"exemptImprovement":29758959},{"y":2024,"v":34205700,"taxable":0,"land":4446741,"improvement":29758959,"taxableLand":0,"taxableImprovement":0,"exemptLand":4446741,"exemptImprovement":29758959},{"y":2025,"v":34205700,"taxable":0,"land":4446741,"improvement":29758959,"taxableLand":0,"taxableImprovement":0,"exemptLand":4446741,"exemptImprovement":29758959},{"y":2026,"v":34205700,"taxable":0,"land":4446741,"improvement":29758959,"taxableLand":0,"taxableImprovement":0,"exemptLand":4446741,"exemptImprovement":29758959},{"y":2027,"v":34205700,"taxable":0,"land":4446741,"improvement":29758959,"taxableLand":0,"taxableImprovement":0,"exemptLand":4446741,"exemptImprovement":29758959}],"taxNow":0,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"45203","date":"2007-01-17","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2008-10-15","scope":"INSTALLATION OF 35KW EMERGENCY GENERATOR AND AUTOMATIC TRANSFER SWITCH"},{"number":"78275","date":"2007-07-25","work":"Addition","type":"BP_ADDITON","description":"ADDITION PERMIT","status":"COMPLETED","completedDate":"2008-10-09","scope":"CONSTRUCT ADDITION TO EXISTING SCHOOL."},{"number":"116706","date":"2007-12-14","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2008-09-25","scope":"INSTALL PLUMBING SYSTEM"},{"number":"136806","date":"2008-04-02","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2008-09-30","scope":"NEW ELECTRICAL PANELS, LIGHTS, SWS, AND RECEPTS. NEW 208/120 3 PHASE 4 WIRE SVS, 3000 AMPS. (WEST DIST)"},{"number":"144980","date":"2008-05-07","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2008-10-08","scope":"INSTALLATION OF HVAC, ACCESSORY MECHANICALS AND PIPING, AS PER SUBMITTED PLANS."},{"number":"145735","date":"2008-05-09","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALL NEW FIRE ALARM SYSTEM IN NEW ADDITION AS PER NFPA72 (WEST DISTRICT)"},{"number":"150300","date":"2008-08-04","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2008-09-24","scope":"INSTALL SPRINKLERS IN THE NEW BLDG. ADDITION. (EXISTING BACKFLOW PREVENTION ASSEMBLY IN FIREPUMP ROOM)"},{"number":"168554","date":"2008-08-06","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2010-08-03","scope":"INSTALLATION OF (28) PHONE JACKS AND (28) DATA JACKS AS PER 2005 NEC (WEST DIST)"},{"number":"227900","date":"2009-07-22","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2010-03-17","scope":"SCHOOL - RELOCATE (30) SPRINKLERS FOR NEW CONSTRUCTION."},{"number":"304368","date":"2010-10-15","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2011-05-20","scope":"INSTALL EMERGENCY GENERATOR & RELATED WIRING PER PLANS."},{"number":"347984","date":"2011-10-07","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"EXPIRED","completedDate":"2012-04-30","scope":"UPDATE AN EXISTING CERTIFICATE OF OCCUPANCY TO REFLECT THE CORRECT ADDRESS. PREVIOUS STATEMENT OF OCCUPANCY LISTED AN A-4 DAYCARE UNDER THE 1981 BOCA, WHICH IS EQUIVALENT TO AN E DAYCARE WITH NO MORE THAN 5 CHILDREN UNDER 2 1/2 YEARS OF AGE."},{"number":"487256","date":"2013-08-05","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2013-08-16","scope":"REPLACING WATER SERVICE FROM STREET STOP TO CURB PA20132170989"},{"number":"562153","date":"2014-10-09","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"ELECTRICAL INSTALLATION 3 PANELS, FEEDERS, NOT TABLES, AND RECEPTS AS PER 2005 NEC (WEST DISTRICT)"},{"number":"OP-2023-000155","date":"2023-04-24","work":"Temporary Tents and Canopies","type":"Operations","description":"Operations Permit","status":"Expired","completedDate":"2023-11-03","scope":"Install temporary tent for the HMS School for Children with Cerebral Palsy. Install 4/28/23. This temporary tent will be installed on the grounds of the school, which is enclosed and will not impact any streets or sidewalks."},{"number":"OP-2024-000063","date":"2024-03-22","work":"Temporary Tents and Canopies","type":"Operations","description":"Operations Permit","status":"Expired","completedDate":"2025-02-25","scope":"Install a temporary tent on the private property of the HMS School located at 4400 Baltimore Ave Philadelphia PA. Tenting will be behind gated perimeter and will not impact streets or sidewalks."},{"number":"CP-2024-004678","date":"2024-09-10","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2025-08-27","scope":"FOR LEVEL II ALTERATIONS PER APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL AND PLUMBING WORK."},{"number":"OP-2025-000062","date":"2025-03-25","work":"Temporary Tents and Canopies","type":"Operations","description":"Operations Permit","status":"Expired","completedDate":"2025-06-16","scope":"Install a temporary 30' x 40' tent on the private property of the HMS School located at 4400 Baltimore Ave Philadelphia PA. Tenting will be behind a gated perimeter and will not impact streets or sidewalks as per 2018 Philadelphia fire code and manufacturers specifications"},{"number":"OP-2026-000077","date":"2026-04-10","work":"Temporary Tents and Canopies","type":"Operations","description":"Operations Permit","status":"Issued","completedDate":null,"scope":"ASSEMBLY USE TENT - LAWFUL OCCUPANCY SHALL BE AS POSTED - REMOVAL DATE ELECTRICAL PERMIT REQUIRED, UNLESS POWER IS PROVIDED THROUGH EXISTING EXTERIOR GROUND FAULT PROTECTED RECEPTACLES AND POWER CORDS ARE RATED EXTRA HEAVY DUTY WITH U. L. LABEL STATING SUCH RATING. NO COOKING OR HEATING PERMITTED WITH THIS APPROVAL. IF TENT IS NOT READY FOR INSPECTION TO INCLUDE ELECTRICAL COMPONENTS, AN ADDITIONAL WILL BE APPLIED FOR ANY AFTER HOURS INSPECTION WITH POSSIBLE ISSUANCE OF CODE VIOLATION NOTICES. ELECTRICAL PERMIT NUMBER MUST BE PROVIDED 24-HRS PRIOR TO EVENT. Streets Department permit is required for street closure prior to the start work if applicable. ***TAKEDOWN TO INCLUDE TENT AND SUPPORTING MEMBERS.***"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2010,"k":"insp","w":"Inspection passed ×2"},{"y":2010,"k":"permit","w":"Electrical"},{"y":2011,"k":"viol","w":"2 L&I violations"},{"y":2011,"k":"insp","w":"L&I: 1 failed, 2 passed"},{"y":2011,"k":"permit","w":"Administrative"},{"y":2013,"k":"permit","w":"Plumbing"},{"y":2014,"k":"permit","w":"Electrical"},{"y":2023,"k":"permit","w":"Temporary Tents and Canopies"},{"y":2024,"k":"permit","w":"Temporary Tents and Canopies"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Temporary Tents and Canopies"},{"y":2026,"k":"permit","w":"Temporary Tents and Canopies"}],"rented":false,"licenses":[{"number":"203431","type":"Food Preparing and Serving","status":"Inactive","businessName":"INFANT FRIENDSHIP CENTER INC","legalName":"INFANT FRIENDSHIP CENTER INC","address":"4400 BALTIMORE AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2003-09-08","latestIssueDate":"2003-09-08","expirationDate":"2004-04-30","inactiveDate":null},{"number":"208967","type":"Food Preparing and Serving (30+ SEATS)","status":"Active","businessName":"HOME OF MERCIFUL SAVIOUR (PAT COSTA)","legalName":"HOME OF MERCIFUL SAVIOUR","address":"4400 BALTIMORE AVE","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2004-07-12","latestIssueDate":"2026-04-29","expirationDate":"2027-04-30","inactiveDate":null}],"licenseActivity":[{"number":"208967","type":"Food Preparing and Serving (30+ SEATS)","businessName":"HOME OF MERCIFUL SAVIOUR (PAT COSTA)","legalName":"HOME OF MERCIFUL SAVIOUR","issuedDate":"2004-07-12","latestIssueDate":"2026-04-29","closureDate":null,"expirationDate":"2027-04-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"203431","type":"Food Preparing and Serving","businessName":"INFANT FRIENDSHIP CENTER INC","legalName":"INFANT FRIENDSHIP CENTER INC","issuedDate":"2003-09-08","latestIssueDate":"2003-09-08","closureDate":"2004-04-30","expirationDate":"2004-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","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":["5 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"The history also contains “CO- NEW USE OCCUPIED PRE-CO.”","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":"6 permits not marked completed: 347984 (EXPIRED), OP-2023-000155 (Expired), OP-2024-000063 (Expired), CP-2024-004678 (Expired), OP-2025-000062 (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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Dec 27, 2023; Special Hazards Certification: Certified through Jan 2, 2027; Sprinkler Certification: Certified through Jan 22, 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":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"6 failed, 6 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Mar 9, 2011.","why":"A PASSED or FAILED value applies to that inspection visit. CLOSED is a separate source status; none of the three alone proves the parent permit or violation case closed—or describes today’s condition.","action":"Open the parent case/permit for each material failure and confirm its later disposition.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Preparing and Serving #203431: Inactive","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":"full-tax-exemption","level":"verify","title":"OPA shows a full exemption; its legal basis is unverified","finding":"OPA currently marks the land and building assessment fully tax-exempt; BlockReport does not receive the exemption determination or basis.","why":"Full OPA exemptions can have different legal bases, including government, religious, charitable/institutional, veteran, or other treatment. The current owner/use record is not a buyer’s tax forecast.","action":"Confirm the exact exemption basis, buyer eligibility, and next tax-year treatment directly with OPA.","url":"https://www.phila.gov/departments/office-of-property-assessment/tax-exemptions-and-abatements/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as commercial. BlockReport does not receive a current Commercial Trash account balance.","why":"Philadelphia charges qualifying small commercial, mixed-use, and multi-unit properties that use City collection; exemptions and private collection can change applicability. A use category alone does not prove a fee is due.","action":"Check the Commercial Trash account inside the date-effective Property Payoff.","url":"https://www.phila.gov/2026-06-09-pay-your-trash-fee-bill-by-june-30/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 15 historical violations across 3 cases.","why":"A closed case is materially better than an open one, but it does not by itself prove that every altered use, unit, or concealed condition matches today’s approvals.","action":"Use the closed cases to target the inspection and occupancy-file review.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"}],"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/"}]}