{"asOf":"2026-07-23T16:29:00.640Z","block":"5500-5599 GREENE ST","blockUrl":"https://philadelphia.blockreport.homes/block/5500-5599-greene-st","address":"5511 GREENE ST","parcelNumber":"776537001","source":"https://property.phila.gov/?p=776537001","ownerType":"absentee","kind":"commercial","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":true,"institutional":true,"buildingCode":"VC0","buildingCodeNew":"620","buildingClass":"SCHOOL 3 STY MASONRY","buildingClassNew":"RELIGIOUS","useLabel":"School","owner":"TRUSTEES OF THE GREEN ST","coOwner":"MONTHLY MEETING OF FRIEND","marketValue":7957600,"landAssessment":1547341,"improvementAssessment":6410259,"livableArea":62429,"yearBuilt":1920,"lastSale":{"price":1,"date":"2016-12-09T05:00:00Z"},"openViolations":0,"violations":[{"number":"1539209","date":"2009-12-04","code":"FC-914.1/3","title":"ANNUAL CERT FIRE 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Certification","inspectionDate":"2026-02-17","result":"Deficient","expirationDate":null,"buildingId":"1130186"},{"number":"BC-2026-018293","type":"Fire Alarm Certification","inspectionDate":"2026-05-01","result":"Certified","expirationDate":"2027-05-01","buildingId":"1130186"},{"number":"BC-2026-012855","type":"Fire Alarm Certification","inspectionDate":"2026-05-01","result":"Certified","expirationDate":"2027-05-01","buildingId":"1130186"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19144","beds":null,"baths":null,"stories":null,"lotArea":153860,"zoning":"CMX3","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"PO BOX 4926, PHILADELPHIA PA, 19119","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":1208300,"taxable":0,"land":201900,"improvement":1006400,"taxableLand":0,"taxableImprovement":0,"exemptLand":201900,"exemptImprovement":1006400},{"y":2020,"v":7957600,"taxable":3956661,"land":1547341,"improvement":6410259,"taxableLand":530981,"taxableImprovement":3425680,"exemptLand":1016360,"exemptImprovement":2984579},{"y":2021,"v":7957600,"taxable":3956661,"land":1547341,"improvement":6410259,"taxableLand":530981,"taxableImprovement":3425680,"exemptLand":1016360,"exemptImprovement":2984579},{"y":2022,"v":7957600,"taxable":0,"land":1547341,"improvement":6410259,"taxableLand":0,"taxableImprovement":0,"exemptLand":1547341,"exemptImprovement":6410259},{"y":2023,"v":7957600,"taxable":0,"land":1547341,"improvement":6410259,"taxableLand":0,"taxableImprovement":0,"exemptLand":1547341,"exemptImprovement":6410259},{"y":2024,"v":7957600,"taxable":0,"land":1547341,"improvement":6410259,"taxableLand":0,"taxableImprovement":0,"exemptLand":1547341,"exemptImprovement":6410259},{"y":2025,"v":7957600,"taxable":0,"land":1547341,"improvement":6410259,"taxableLand":0,"taxableImprovement":0,"exemptLand":1547341,"exemptImprovement":6410259},{"y":2026,"v":7957600,"taxable":0,"land":1547341,"improvement":6410259,"taxableLand":0,"taxableImprovement":0,"exemptLand":1547341,"exemptImprovement":6410259},{"y":2027,"v":7957600,"taxable":0,"land":1547341,"improvement":6410259,"taxableLand":0,"taxableImprovement":0,"exemptLand":1547341,"exemptImprovement":6410259}],"taxNow":0,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"164412","date":"2008-07-18","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"ALL ELECTRICAL WORK INDICATED ON PLANS, EXISTING SERVICE EQUIPMENT TO REMAIN (UPGRADED 2 YEARS AGO), NEW RECEPTACLES, SWITCHES AND LIGHTING, AS PER 2005 NEC (NORTH DIST)"},{"number":"647205","date":"2015-11-18","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALL 3 LIGHTS IN PARKING LOT... IN ACCORDANCE WITH 2008 NEC"},{"number":"702380","date":"2016-08-08","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2016-08-08","scope":"FOR THE LOT ADJUSTMENT TO CREATE ONE (1) LOT FROM SEVEN (7) EXISTING LOTS (5511 GREENE ST, 69 SCHOOL HOUSE LN, 61 SCHOOL HOUSE LN, 45 SCHOOL HOUSE LN, 5500-06 GERMANTOWN AVE, 5508-12 GERMANTOWN AVE, 20 W ARMAT ST), SIZE AND LOCATION AS SHOWN ON PLAN/APPLICATION."},{"number":"734692","date":"2016-11-09","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2016-11-09","scope":"**SEE AP#702380 FOR PLANS** TO DOCUMENT NEW OPA ACCT#, AND USES OF CONSOLIDATED LOT FOR GREENE STREET FRIENDS SCHOOL; FOR EDUCATIONAL FACILITIES WITHIN EXISTING DETACHED STRUCTURES (LOWER SCHOOL, PRE-K, MIDDLE SCHOOL, HARGROVES HOUSE), RELIGIOUS ASSEMBLY WITHIN AN EXISTING DETACHED STRUCTURE (MEETING HOUSE), FINANCIAL SERVICES WITHIN AN EXISTING SEMI-DETACHED STRUCTURE (CITIZENS BANK), AND PASSIVE RECREATION (PLAYGROUND), WITH FIFTY-SEVEN (57) ACCESSORY SURFACE PARKING SPACES (INCLUDING FIVE (5) ACCESSIBLE SPACES). NO CHANGES IN HEIGHT OR AREA OF EXISTING BUILDINGS. NO SIGNS ON THIS PERMIT."},{"number":"739420","date":"2017-03-06","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2017-03-06","scope":"FOR THE ERECTION OF AN ADDITION AT SIDE OF EXISTING DETACHED BUILDING FRONTING ARMAT ST; SIZE & LOCATION AS SHOWN IN APPLICATION. FOR USE AS AN EXPANSION OF AN EXISTING EDUCATIONAL FACILITY ON THE SAME LOT AS OTHER USES AS PREVIOUSLY APPROVED."},{"number":"769273","date":"2017-05-30","work":"Addition","type":"BP_ADDITON","description":"ADDITION PERMIT","status":"COMPLETED","completedDate":"2019-08-27","scope":"FOR THE ERECTION OF AN ADDITION ON AN EXISTING STRUCTURE TO INCLUDE NEW MULTIPURPOSE GYMNASIUM SPACE, CLASSROOMS, MUSIC ROOMS, AND ELEVATOR SHAFT INSTALLATION. **ASBESTOS ABATEMENT TO BE COMPLETED PRIOR TO COMMENCEMENT OF WORK SCOPE. SEPARATE PERMIT REQUIRED FOR KILN INSTALLATION AND BASKETBALL HOOP FRAMING SUPPORT. SEPARATE PERMIT REQUIRED FOR ELECTRICAL, PLUMBING, MECHANICAL, AND FIRE SUPPRESSION SYSTEM INSTALLATION. SEPARATE DEPT OF LABOR & INDUSTRY PERMIT TO BE REQUIRED FOR ELEVATOR INSTALLATION.**"},{"number":"792007","date":"2017-06-15","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2017-08-29","scope":"RELOCATE 9 EXISTING SPRINKLER HEADS (COMMERCIAL)"},{"number":"800220","date":"2017-08-22","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2018-10-05","scope":"FOR THE INSTALLATION OF A FIRE SUPPRESSION SYSTEM PER NFPA 13, FIRE PUMP PER NFPA 20, AND BACKFLOW PREVENTOR FROM AN EXISTING SIX (6) FIRE SERVICE LINE AND EXISTING FIRE DEPARTMENT CONNECTION."},{"number":"803933","date":"2017-10-27","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-08-24","scope":"SANITARY & 12\" STORM WATER LINES, FROM CITY MAIN TO BDLG , 3\" DOMESTIC WATER LINE -SITE WORK"},{"number":"813184","date":"2018-01-18","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2019-08-21","scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."},{"number":"875321","date":"2018-06-13","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR INTERIOR ALTERATIONS TO AN EXISTING DETACHED BUILDING TO INCLUDE NEW SHAFT INSTALLATION, NEW INTERIOR VERTICAL EXIT ENCLOSURE STAIRWAY, NEW RATED FLOOR/CEILING AND WALL ASSEMBLIES, NEW INTERIOR PARTITION WALL INSTALLATIONS, ACCESSIBLE RAMP INSTALLATION, AND TO INCLUDE NEW LAWFUL OCCUPANCY. (IEBC 2009, COMPLIANCE PATH: WORK-AREA METHOD, LVL II ALTERATIONS, NO CHANGE OF OCCUPANCY) **SEPARATE PERMITS TO BE REQUIRED FOR NEW ELECTRICAL, MECHANICAL, PLUMBING, AND MECH KITCHEN WOOD SYSTEM WORK."},{"number":"892416","date":"2018-07-23","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2022-06-28","scope":"REPLACE KITCHEN FIXTURES 1-POT SINK, 1-GREASE INTERCEPTOR, 2-DISHWASHERS, 1-HAND WASH SINK, 1-DISPOSAL, 1-FOOD PREP SINK, 1-INDIRECT WASTE, 1-MOP RECEPTOR AND REPLACE 2-TOILETS & 2-LAVS THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"888125","date":"2018-08-07","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-10-03","scope":"WIRING OF A NEW ADDITION TO THE EXISTING SCHOOL INCLUDING LIGHT FIXTURES,RECEPTACLES AND WIRING OF HVAC SYSTEMS.INSTALLATION OF ELECTRICAL PANELS & 22.5KVA TRANSFORMER FED FROM EXISTING ALONG WITH INSTALLATION OF TELE/DATA CONDUITS PER 2008 NEC (SCHOOL)INSTALLATION AND WIRING OF NEW FA DEVICES THAT ARE TO BE TIED INTO EXISTING SCHOOL FA SYSTEM PER NFPA 72"},{"number":"901648","date":"2018-08-29","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2019-08-27","scope":"FOR THE INSTALLATION OF ONE (1) 5'-6\" COMMERCIAL KITCHEN EXHAUST HOOD WITH A ROOF TOP EXHAUST FAN AND A MAKE UP AIR FAN WITH SUPPLY/EXHAUST DUCT WORK FOR KITCHEN. ALL WORK SHALL BE DONE PER APPROVED PLANS AND MANUFACTURER'S SPECIFICATIONS. SEPARATE PERMIT REQUIRED FOR ALL OTHER WORK."},{"number":"906179","date":"2018-08-29","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2018-10-05","scope":"EZ STANDARS 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."},{"number":"915972","date":"2018-10-04","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2018-10-05","scope":"TEMPORARY CERTIFICATE OF OCCUPANCY (90 DAYS) FOR 2ND AND 3RD FLOOR CLASSROOMS IN NEW ADDITION TO EXISTING SCHOOL."},{"number":"895114","date":"2018-10-17","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"REWIRE 1ST FLOOR INCLUDING 77 LIGHTS,26 SWITCHES,37 RECEPTACLES,6 EXIT/EM FIXTURES,2 REMOTE HEADS AND 150AMP PANEL PER 2008 NEC (PLACE OF WORSHIP)"},{"number":"929073","date":"2018-11-20","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2018-11-20","scope":"TEMPORARY CERTIFICATE OF OCCUPANCY (90 DAYS) FOR NEW ADDITION TO AN EXISTING SCHOOL."},{"number":"CP-2020-002020","date":"2020-06-30","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2021-10-07","scope":"For accessibility upgrades: two ramps, one from an upper playground, with adjacent stairs, to a lower playground. A second ramp from the lower playground down to an existing landing at one of two entrance/egress points at the Meeting's Dining Hall. Handrails and a guardrail as shown on the approved plans."},{"number":"CP-2022-000978","date":"2022-06-03","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-02-12","scope":"INTERIOR ALTERATION TO INCLUDE RENOVATION TO THE 1ST AND 2ND FLOOR OF THE EXISTING STRUCTURE AS PER APPROVED PLANS."},{"number":"FP-2022-001439","date":"2022-06-08","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2023-01-24","scope":"EZ PERMIT SPRINKLER RELOCATION (NFPA 13)- For the Relocation of Sprinkler Heads as per attached standards. Deviations from these standards require submission of construction and site plans. Relocate (136) Sprinkler Heads (CP-2022-000978)"},{"number":"MP-2022-003097","date":"2022-06-14","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-01-24","scope":"Mechanical / Fuel Gas Permit for combo CP-2022-000978"},{"number":"EP-2022-002421","date":"2022-06-27","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-10-04","scope":"INSTALL (2) 80 AMP PANELS & FEEDERS. INSTALL LIGHTS NORMAL AND EMERGENCY, LIGHTING CONTROLS, SWITCHES AND SENSORS. INSTALL RECEPTACLES AND FLOOR BOXES. PROVIDE POWER FOR THE MECHANICAL AND HVAC EQUIPMENT. ALL WORK IN ACCORDANCE WITH THE 2017 NEC. ** NO FIRE ALARM WORK ON THIS PERMIT. **"},{"number":"PP-2022-002500","date":"2022-06-28","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-01-24","scope":"INSTALL 9 WATER CLOSETS, 7 LAVATORIES, 7 SINKS, 2 FLOOR DRAINS, 2 SHOWERS, 2 MOP SINKS AND 2 DRINKING FOUNTAINS ACCORDING TO THE 2018 PPC."},{"number":"EP-2022-003301","date":"2022-07-12","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-07-30","scope":"Rewire fire alarm per plan for fit out as per nfpa 72 AMENDMENT:Amendment was added to upload new drawings. P.D. Install fire alarm per approved plan for fit out -'08 NEC,07 NFPA-72."},{"number":"FP-2023-001564","date":"2023-07-12","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2023-09-19","scope":"FOR THE INSTALLATION OF BACKFLOW PREVENTION ASSEMBLY ON EXISTING SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 13. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/HYDRAULIC CALCULATIONS."},{"number":"GP-2025-004771","date":"2025-06-04","work":"Retaining Wall","type":"General","description":"General Permit","status":"Completed","completedDate":"2025-10-20","scope":"FOR THE ERECTION OF A RETAINING WALL WITH METAL RAILING AND ASSOCIATED SITE WORK. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK. **NO EXCAVATION GREATER THAN 60 INCHES WITH THIS PERMIT** ** SEE SP-2025-000480 FOR ALL OTHER WORK **"},{"number":"SP-2025-000480","date":"2025-06-10","work":"General Earth Disturbance ONLY","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Completed","completedDate":"2025-10-15","scope":"FOR SITEWORK AND ERECTION OF PLAYGROUND EQUIPMENT AS PER APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR RETAINING WALL AND DECK. *NO EXCAVATION GREATER THAN 5FT.*"},{"number":"ZP-2025-006687","date":"2025-08-04","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2025-10-15","scope":"FOR THE ERECTION OF A DECK AT THE REAR OF AN EXISTING DETACHED STRUCTURE. SIZE AND LOCATION AS SHOWN ON THE APPLICATION/PLANS."},{"number":"CP-2025-003037","date":"2025-08-13","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-10-15","scope":"FOR THE ERECTION OF PLAYGROUND EQUIPMENT AND FOR THE ERECTION OF A DECK AT THE REAR OF AN EXISTING DETACHED STRUCTURE. FOR USE AS PUBLIC, CIVIC, AND INSTITUTIONAL- EDUCATIONAL FACILITIES. AS PER APPROVED PLANS. ************************SEPARATE PERMITS FOR ANY OTHER WORK. ***********************************************"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Addition and/or Alterations"},{"y":2022,"k":"permit","w":"Addition and/or Alterations"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Alterations"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"permit","w":"Retaining Wall"},{"y":2025,"k":"permit","w":"General Earth Disturbance ONLY"},{"y":2025,"k":"permit","w":"New construction, addition, GFA change"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"}],"rented":false,"licenses":[{"number":"202661","type":"Food Preparing and Serving","status":"Inactive","businessName":"GREENE STREET FRIENDS","legalName":"GREENE STREET FRIENDS","address":"5511 GREENE ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2004-07-06","latestIssueDate":"2004-07-06","expirationDate":"2005-04-30","inactiveDate":"2012-12-22"}],"licenseActivity":[{"number":"202661","type":"Food Preparing and Serving","businessName":"GREENE STREET FRIENDS","legalName":"GREENE STREET FRIENDS","issuedDate":"2004-07-06","latestIssueDate":"2004-07-06","closureDate":"2012-12-22","expirationDate":"2005-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","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":"Use permit #734692: 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":"2 permits not marked completed: 875321 (Issued), 892416 (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":"Sprinkler Certification: Certified through Aug 13, 2025; Fire Alarm Certification: Certified through May 1, 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":"4 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Dec 31, 2009.","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 #202661: Inactive since Dec 22, 2012","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 3 historical violations across 1 case.","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/"}]}