{"asOf":"2026-07-31T06:58:17.184Z","block":"0-99 W COULTER ST","blockUrl":"https://philadelphia.blockreport.homes/block/0-99-w-coulter-st","address":"23 W COULTER ST","parcelNumber":"776527500","source":"https://property.phila.gov/?p=776527500","ownerType":"absentee","kind":"commercial","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":true,"institutional":true,"buildingCode":"VD0","buildingCodeNew":"612","buildingClass":"SCHOOL 4 STY MASONRY","buildingClassNew":"SCHOOL","useLabel":"School","owner":"TR GTN PREP MEETING OF","coOwner":"FRIENDS","marketValue":5106800,"landAssessment":150000,"improvementAssessment":4956800,"livableArea":12688,"yearBuilt":null,"lastSale":{"price":2,"date":"1970-08-27T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.03263338347309,"lng":-75.17210895974497,"geom":{"type":"Polygon","coordinates":[[[-75.171546007,40.033583337],[-75.1707531,40.033124722],[-75.172335248,40.031574187],[-75.173400666,40.032214674],[-75.17273698,40.03286706],[-75.172854505,40.032937179],[-75.172362869,40.033422018],[-75.172132618,40.033282267],[-75.172013573,40.033399784],[-75.171836897,40.033294392],[-75.171546007,40.033583337]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2023-014007","type":"Fire Alarm Certification","inspectionDate":"2023-06-19","result":"Certified","expirationDate":"2024-06-19","buildingId":"1151870"},{"number":"BC-2023-014174","type":"Fire Alarm Certification","inspectionDate":"2023-07-06","result":"Certified","expirationDate":"2024-07-06","buildingId":"1151977"},{"number":"BC-2024-020418","type":"Fire Alarm Certification","inspectionDate":"2024-07-05","result":"Certified","expirationDate":"2025-07-05","buildingId":"1151870"},{"number":"BC-2025-024027","type":"Fire Alarm Certification","inspectionDate":"2025-08-13","result":"Certified","expirationDate":"2026-08-13","buildingId":"1151870"},{"number":"BC-2025-024026","type":"Fire Alarm Certification","inspectionDate":"2025-08-13","result":"Certified","expirationDate":"2026-08-13","buildingId":"1151985"},{"number":"BC-2025-024025","type":"Fire Alarm Certification","inspectionDate":"2025-08-13","result":"Certified","expirationDate":"2026-08-13","buildingId":"1151982"},{"number":"BC-2025-024694","type":"Sprinkler Certification","inspectionDate":"2025-08-25","result":"Certified","expirationDate":"2026-08-25","buildingId":"1151870"},{"number":"BC-2025-024692","type":"Sprinkler Certification","inspectionDate":"2025-08-25","result":"Deficient","expirationDate":null,"buildingId":"1151870"},{"number":"BC-2025-024687","type":"Sprinkler Certification","inspectionDate":"2025-08-25","result":"Deficient","expirationDate":null,"buildingId":"1151870"},{"number":"BC-2025-024691","type":"Sprinkler Certification","inspectionDate":"2025-08-25","result":"Deficient","expirationDate":null,"buildingId":"1151870"},{"number":"BC-2025-028531","type":"Sprinkler Certification","inspectionDate":"2025-09-23","result":"Certified","expirationDate":"2026-09-23","buildingId":"1151870"},{"number":"BC-2026-017779","type":"Fire Alarm Certification","inspectionDate":"2026-06-15","result":"Certified","expirationDate":"2027-06-15","buildingId":"1151982"},{"number":"BC-2026-017781","type":"Fire Alarm Certification","inspectionDate":"2026-06-15","result":"Certified","expirationDate":"2027-06-15","buildingId":"1151977"},{"number":"BC-2026-017784","type":"Fire Alarm Certification","inspectionDate":"2026-06-15","result":"Certified","expirationDate":"2027-06-15","buildingId":"1151977"},{"number":"BC-2026-017780","type":"Fire Alarm Certification","inspectionDate":"2026-06-15","result":"Certified","expirationDate":"2027-06-15","buildingId":"1151978"},{"number":"BC-2026-017773","type":"Fire Alarm Certification","inspectionDate":"2026-06-17","result":"Certified","expirationDate":"2027-06-17","buildingId":"1151979"},{"number":"BC-2026-017783","type":"Fire Alarm Certification","inspectionDate":"2026-06-17","result":"Certified","expirationDate":"2027-06-17","buildingId":"1151985"},{"number":"BC-2026-017772","type":"Fire Alarm Certification","inspectionDate":"2026-06-17","result":"Certified","expirationDate":"2027-06-17","buildingId":"1151870"},{"number":"BC-2026-021646","type":"Sprinkler Certification","inspectionDate":"2026-07-16","result":"Deficient","expirationDate":null,"buildingId":"1151870"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19144","beds":null,"baths":null,"stories":null,"lotArea":7830,"zoning":"RSA1","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"31 W COULTER ST, PHILADELPHIA PA, 19144","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"(PERMIT) For the creation of a unity-of-use between 23 W COULTER ST and 5443-61 GREENE ST to be used as a single lot for zoning purposes only; for the erection of an addition to two (2) detached structures, forming one (1) detached structur","status":"Completed","outcome":"Granted with conditions","date":"2023-02-06","number":"ZP-2022-002748","relatedPermit":"ZP-2022-002748"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":4790400,"taxable":0,"land":404450,"improvement":4385950,"taxableLand":0,"taxableImprovement":0,"exemptLand":404450,"exemptImprovement":4385950},{"y":2017,"v":4790400,"taxable":0,"land":404450,"improvement":4385950,"taxableLand":0,"taxableImprovement":0,"exemptLand":404450,"exemptImprovement":4385950},{"y":2018,"v":5106800,"taxable":0,"land":663884,"improvement":4442916,"taxableLand":0,"taxableImprovement":0,"exemptLand":663884,"exemptImprovement":4442916},{"y":2019,"v":5106800,"taxable":0,"land":150000,"improvement":4956800,"taxableLand":0,"taxableImprovement":0,"exemptLand":150000,"exemptImprovement":4956800},{"y":2020,"v":5106800,"taxable":0,"land":150000,"improvement":4956800,"taxableLand":0,"taxableImprovement":0,"exemptLand":150000,"exemptImprovement":4956800},{"y":2021,"v":5106800,"taxable":0,"land":150000,"improvement":4956800,"taxableLand":0,"taxableImprovement":0,"exemptLand":150000,"exemptImprovement":4956800},{"y":2022,"v":5106800,"taxable":0,"land":150000,"improvement":4956800,"taxableLand":0,"taxableImprovement":0,"exemptLand":150000,"exemptImprovement":4956800},{"y":2023,"v":5106800,"taxable":0,"land":150000,"improvement":4956800,"taxableLand":0,"taxableImprovement":0,"exemptLand":150000,"exemptImprovement":4956800},{"y":2024,"v":5106800,"taxable":0,"land":150000,"improvement":4956800,"taxableLand":0,"taxableImprovement":0,"exemptLand":150000,"exemptImprovement":4956800},{"y":2025,"v":5106800,"taxable":0,"land":150000,"improvement":4956800,"taxableLand":0,"taxableImprovement":0,"exemptLand":150000,"exemptImprovement":4956800},{"y":2026,"v":5106800,"taxable":0,"land":150000,"improvement":4956800,"taxableLand":0,"taxableImprovement":0,"exemptLand":150000,"exemptImprovement":4956800},{"y":2027,"v":5106800,"taxable":0,"land":150000,"improvement":4956800,"taxableLand":0,"taxableImprovement":0,"exemptLand":150000,"exemptImprovement":4956800}],"taxNow":0,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"1133","date":"2007-05-01","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2007-05-02","scope":"5/10/07 - TENT ERECTED FOR ALUMI FUNCTION"},{"number":"6428","date":"2008-05-05","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2008-05-08","scope":"5/8/08 - TENT ERECTED ON SITE FOR SCHOOL EVENT"},{"number":"348623","date":"2011-06-21","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2011-08-12","scope":"ROOF REPLACEMENT, BUILT-UP, 20-YEAR GAF NDL SYSTEM (SHARPLESS SCIENCE BUILDING)"},{"number":"378588","date":"2011-12-13","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2012-01-05","scope":"ROOF REPLACEMENT, 5-PLY SLAG BUILT-UP ROOF (LIBRARY)"},{"number":"882837","date":"2018-08-01","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-01-24","scope":"FOR REPLACEMNET OF WINDOWS AT BUILDING ENVOLOPE WITH EXISTING OPENNING AS PER APPROVED PLAN."},{"number":"975428","date":"2019-06-28","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"NO CHANGE IN USE AND OCCUPANCY CLASSIFICATION. INTERIOR ALTERATIONS (PRESCRIPTIVE METHOD) AS PER APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR ANY MEP AND FIRE SUPRESSION WORK."},{"number":"CP-2022-005608","date":"2022-12-15","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-01-10","scope":"FOR INTERIOR LEVEL 2 ALTERATION AT THE BASEMENT LEVEL OF A DETACHED STRUCTURE FOR AN EXISTING SCHOOL AS PER PLANS. NO CHANGE IN OCCUPANCY CLASSIFICATION."},{"number":"EP-2022-012551","date":"2022-12-21","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-12-28","scope":"Electrical Permit for combo CP-2022-005608"},{"number":"MP-2022-006372","date":"2022-12-22","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-01-10","scope":"Mechanical / Fuel Gas Permit for combo CP-2022-005608"},{"number":"PP-2022-017931","date":"2022-12-22","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-01-10","scope":"Plumbing Permit (Interior) for combo CP-2022-005608"},{"number":"PP-2023-000416","date":"2023-01-11","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2023-12-01","scope":"Replacement of interior 3\" main drain on 1st floor of Sharpless Building"},{"number":"ZP-2022-002748","date":"2023-01-18","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2024-09-09","scope":"**See ZP-2023-001680 for unity-of-use approval.** For the erection of an addition to two (2) detached structures, forming one (1) detached structure, size and location as shown on plan/application; no change to height or area of other detached structures on site."},{"number":"ZP-2023-001680","date":"2023-02-10","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Unity of Use"},{"number":"CP-2023-002489","date":"2023-06-09","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-09-09","scope":"For construction of a new addition to, and renovation of the existing detached school building with associated utility and site work as per approved plans. Building to be fully sprinklered. Separate permits required for MEP and FP work. ASBESTOS REMEDIATION REQUIRED PRIOR TO START OF OTHER WORK."},{"number":"SP-2023-000470","date":"2023-07-13","work":"Excavation","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Expired","completedDate":"2026-03-03","scope":"FOR SITEWORK, EXCAVATION AND UNDERPINNING FOR NEW BUILDING (CONNECTING LOEB AND SMITH BUILDINGS)."},{"number":"MP-2023-002680","date":"2023-08-07","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-09-09","scope":"FOR THE INSTALLATION OF HVAC APPLIANCES, EQUIPMENT, DUCTWORK AND REGISTERS/DIFFUSERS PER APPROVED PLANS AND MANUFACTURER'S SPECIFICATIONS. *2018 IMC REVIEW*"},{"number":"FP-2023-001630","date":"2023-08-09","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2024-09-09","scope":"FOR THE INSTALLATION OF A NEW FIRE PUMP, NEW STANDPIPES AND EXTENSION OF AN EXISTING FIRE SPRINKLER SYSTEM PER APPROVED PLANS, HYDRAULIC CALCULATIONS, NFPA 13 AND NFPA 14."},{"number":"PP-2023-008348","date":"2023-08-25","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-08-23","scope":"New Addition to Private School (20) Floor Drains (3) Hose Bibbs (3) Hot Water Heaters (9) Indirect Waste (2) Kitchen Sinks (16) Lavs (10) Roof Drains Rough In of Aboveground Piping (1) Sump Pump (23) WC/Urinals (5) Electric Water Cooler - OTHER (1) Grease Trap - OTHER (1) Solids Interceptor - OTHER"},{"number":"FP-2023-002475","date":"2023-11-08","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-03-31","scope":"EZ KITCHEN FIRE SUPPRESSION- For the installation of New Wet Chemical Kitchen Fire Suppression System as per attached standard. Deviations from these standards require submission of construction and site plans. Install (2) Ansul R102 UL 300 systems"},{"number":"EP-2023-005725","date":"2023-11-14","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-08-22","scope":"INSTALL 800 AMP SERVICE TO REPLACE THE EXISTING BUILDING SERVICE. INSTALL A 2,000 AMP 120/208V/ 3 PHASE SERVICE & MSB. INSTALL PANELS, FEEDERS, & LIGHTING INVERTER. INSTALL LIGHTS NORMAL & EMERGENCY, SITE LIGHTING, SWITCHES, SENSORS LIGHTING CONTROLS. INSTALL RECEPTACLES, WIREMOLD, FLOOR BOXES, & (2) EV CHARGERS. PROVIDE POWER FOR THE MECHANICAL, HVAC, ELEVATOR, & KITCHEN EQUIPMENT. INSTALL A NEW FIRE ALARM SYSTEM CONNECTING TO THE EXISTING BUILDING FIRE ALARM SYSTEM."},{"number":"CP-2023-004447","date":"2023-12-19","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-02-05","scope":"FOR LEVEL II ALTERATIONS TO INCLUDE NEW PARTITION AND DOOR AS PER APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR ANY MEP WORK. AMENDMENT 1/11/24 TO INCLUDE NEW PARTITIONS AND EQUIPMENT LOCATION."},{"number":"EP-2023-012267","date":"2023-12-26","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-01-31","scope":"New outlets, relocate outlets, move lights AS PER NEC 2017"},{"number":"PP-2023-017129","date":"2024-01-02","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-02-05","scope":"MOVING EXISTING SINK TO NEW LAYOUT LOCATION"},{"number":"EP-2024-001681","date":"2024-03-06","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-08-26","scope":"Furnish & install (366) Cat 6 plenum cables for voice/data Furnish & install (10) Cat 6 plenum cables for CCTV Furnish & install (45) composite cables for access control/doors Furnish & install (72) 18/4 plenum cables for intrusion system( keypads, contacts, glass break detectors, motion detectors, sounders)"},{"number":"PP-2024-009369","date":"2024-08-14","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-09-06","scope":"INSTALL ALL DOMESTIC WATER, SANITARY AND STORM WATER PIPING ACCORDING TO THE 2018 PPC AND PER PLANS."},{"number":"OP-2026-000030","date":"2026-03-24","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."},{"number":"CP-2026-003343","date":"2026-07-22","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"INTERIOR ALTERATION TO THE 3RD FLOOR OF AN EXISTING STRUCTURE. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"MP-2026-004245","date":"2026-07-27","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH THE MANUFACTURER’S SPECIFICATIONS. FOR USE AS PREVIOUSLY APPROVED. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2023,"k":"permit","w":"Addition and/or Alterations"},{"y":2023,"k":"permit","w":"New Construction or Additions"},{"y":2023,"k":"permit","w":"Addition and/or Alterations"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"New Construction or Additions"},{"y":2026,"k":"permit","w":"Temporary Tents and Canopies"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"Addition and/or Alterations"}],"rented":false,"licenses":[{"number":"519581","type":"Food Preparing and Serving (30+ SEATS)","status":"Active","businessName":"GERMANTOWN FRIENDS SCHOOL","legalName":"GERMANTOWN FRIENDS SCHOOL","address":"23 W COULTER ST","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2010-11-16","latestIssueDate":"2026-03-18","expirationDate":"2027-04-30","inactiveDate":null},{"number":"659794","type":"Food Preparing and Serving","status":"Closed","businessName":"GERMANTOWN FRIENDS SCHOOL","legalName":"GERMANTOWN FRIENDS SCHOOL","address":"23 W COULTER ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2015-04-02","latestIssueDate":"2022-03-16","expirationDate":"2023-04-30","inactiveDate":"2023-06-29"},{"number":"0969687","type":"Food Preparing and Serving (30+ SEATS)","status":"Active","businessName":"Meriwether Godsey Inc.","legalName":"Meriwether Godsey Inc.","address":"23 W COULTER ST","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2025-01-17","latestIssueDate":"2026-03-30","expirationDate":"2027-01-16","inactiveDate":null}],"licenseActivity":[{"number":"0969687","type":"Food Preparing and Serving (30+ SEATS)","businessName":"Meriwether Godsey Inc.","legalName":"Meriwether Godsey Inc.","issuedDate":"2025-01-17","latestIssueDate":"2026-03-30","closureDate":null,"expirationDate":"2027-01-16","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"659794","type":"Food Preparing and Serving","businessName":"GERMANTOWN FRIENDS SCHOOL","legalName":"GERMANTOWN FRIENDS SCHOOL","issuedDate":"2015-04-02","latestIssueDate":"2022-03-16","closureDate":"2023-06-29","expirationDate":"2023-04-30","inactiveDate":"2023-06-29","status":"Closed","statusLabel":"Inactive","active":false},{"number":"519581","type":"Food Preparing and Serving (30+ SEATS)","businessName":"GERMANTOWN FRIENDS SCHOOL","legalName":"GERMANTOWN FRIENDS SCHOOL","issuedDate":"2010-11-16","latestIssueDate":"2026-03-18","closureDate":null,"expirationDate":"2027-04-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-30","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":["12 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"building-certifications","level":"urgent","title":"A life-safety certification is deficient","finding":"Fire Alarm Certification: Certified through Jun 17, 2027; Sprinkler Certification: Deficient","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":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #ZP-2022-002748: Completed · Granted with conditions; related permit ZP-2022-002748.","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: 975428 (Issued), PP-2023-000416 (Expired), SP-2023-000470 (Expired), OP-2026-000030 (Issued), CP-2026-003343 (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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Preparing and Serving #659794: Closed since Jun 29, 2023","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/"}],"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/"}]}