{"asOf":"2026-07-26T22:12:10.434Z","block":"8500-8599 VERREE RD","blockUrl":"https://philadelphia.blockreport.homes/block/8500-8599-verree-rd","address":"8540 VERREE RD","parcelNumber":"778036100","source":"https://property.phila.gov/?p=778036100","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":true,"institutional":false,"buildingCode":"ZV1","buildingCodeNew":"620","buildingClass":"MISC DAY CARE MASONRY+OTH","buildingClassNew":"RELIGIOUS","useLabel":"Commercial","owner":"CORA SERVICES INC","coOwner":null,"marketValue":3645300,"landAssessment":335799,"improvementAssessment":3309501,"livableArea":30754,"yearBuilt":2004,"lastSale":{"price":1,"date":"1998-04-03T05:00:00Z"},"openViolations":0,"violations":[{"number":"1299786","date":"2009-04-14","code":"FC-907.4/4","title":"FIRE-PULL STATION 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MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2025-12-01","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}],"violationCases":[{"number":"196321","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2009-04-15","completedDate":"2009-09-25","violations":[{"number":"1299786","date":"2009-04-14","code":"FC-907.4/4","title":"FIRE-PULL STATION SIGNS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1299785","date":"2009-04-14","code":"FC-409.5/1","title":"SHELTER DRILL CONDUCT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1299784","date":"2009-04-14","code":"FC-404.2/3","title":"FIRE/EVAC PLN-GRP I4-REQ'D","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1299783","date":"2009-04-14","code":"FC-409.1/1","title":"SHELTER PLN-REQ¿D","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1299782","date":"2009-04-14","code":"FC-1006.3/2","title":"EMERG LIGHTING DEFECTIVE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1299781","date":"2009-04-14","code":"FC-914.1/4","title":"ANNUAL CERT FIRE SUPP","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1299780","date":"2009-04-14","code":"FC-914.1/5","title":"ANNUAL CERT STANDBY/EMERG LITE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1299779","date":"2009-04-14","code":"FC-914.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1299778","date":"2009-04-14","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1299788","date":"2009-04-14","code":"FC-1004.3/1","title":"EGRESS-ASSEM OCC SIGNS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1299787","date":"2009-04-14","code":"FC-803.1/1","title":"DECO/FURN-EXPLOSIVE/HIGH FLAM","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"467537","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DE","status":"CLOSED","createdDate":"2015-02-02","completedDate":"2015-03-12","violations":[{"number":"3461938","date":"2015-02-02","code":"A-301.1/46","title":"PERMB- INSTALL HVAC SYS","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2025-090046","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2025-08-21","completedDate":"2025-12-01","violations":[{"number":"VI-2025-064208","date":"2025-08-21","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2025-12-01","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]}],"violYears":[{"y":2009,"n":11,"worst":null},{"y":2015,"n":1,"worst":null},{"y":2025,"n":1,"worst":null}],"investigations":[{"caseNumber":"196321","date":"2009-04-14","type":"CI INSP","status":"FAILED"},{"caseNumber":"196321","date":"2009-09-25","type":"CI INSP","status":"PASSED"},{"caseNumber":"467537","date":"2015-02-02","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"467537","date":"2015-03-10","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"CF-2025-090046","date":"2025-08-21","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-090046","date":"2025-12-01","type":null,"status":"PASSED"}],"inspYears":[{"y":2009,"fails":1,"passes":1},{"y":2015,"fails":1,"passes":1},{"y":2025,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.08126484956704,"lng":-75.06841575388638,"geom":{"type":"Polygon","coordinates":[[[-75.068373574,40.080456943],[-75.068417059,40.080414395],[-75.06968385,40.081187393],[-75.068274695,40.082157387],[-75.067218517,40.081252018],[-75.068373574,40.080456943]]]},"liDistrict":"EAST","certifications":[{"number":"BC-2022-001578","type":"Sprinkler Certification","inspectionDate":"2021-07-28","result":"Deficient","expirationDate":null,"buildingId":"1248739"},{"number":"BC-2022-001851","type":"Special Hazards Certification","inspectionDate":"2022-02-09","result":"Certified","expirationDate":"2023-02-09","buildingId":"1248739"},{"number":"BC-2022-003825","type":"Sprinkler Certification","inspectionDate":"2022-03-22","result":"Certified","expirationDate":"2023-03-22","buildingId":"1248739"},{"number":"BC-2023-000651","type":"Fire Alarm Certification","inspectionDate":"2022-12-27","result":"Certified","expirationDate":"2023-12-27","buildingId":"1248739"},{"number":"BC-2023-005983","type":"Sprinkler Certification","inspectionDate":"2023-03-15","result":"Certified","expirationDate":"2024-03-15","buildingId":"1248739"},{"number":"BC-2023-007305","type":"Special Hazards Certification","inspectionDate":"2023-03-27","result":"Certified","expirationDate":"2024-03-27","buildingId":"1248739"},{"number":"BC-2023-017175","type":"Special Hazards Certification","inspectionDate":"2023-08-14","result":"Certified","expirationDate":"2024-08-14","buildingId":"1248739"},{"number":"BC-2024-006438","type":"Special Hazards Certification","inspectionDate":"2024-02-21","result":"Certified","expirationDate":"2025-02-21","buildingId":"1248739"},{"number":"BC-2024-017932","type":"Sprinkler Certification","inspectionDate":"2024-03-07","result":"Certified","expirationDate":"2025-03-07","buildingId":"1248739"},{"number":"BC-2024-014557","type":"Sprinkler Certification","inspectionDate":"2024-03-15","result":"Certified","expirationDate":"2025-03-15","buildingId":"1248739"},{"number":"BC-2024-007430","type":"Fire Alarm Certification","inspectionDate":"2024-03-20","result":"Certified","expirationDate":"2025-03-20","buildingId":"1248739"},{"number":"BC-2024-030079","type":"Special Hazards Certification","inspectionDate":"2024-11-04","result":"Certified","expirationDate":"2025-11-04","buildingId":"1248739"},{"number":"BC-2025-012572","type":"Sprinkler Certification","inspectionDate":"2025-03-03","result":"Deficient","expirationDate":null,"buildingId":"1248739"},{"number":"BC-2025-027647","type":"Sprinkler Certification","inspectionDate":"2025-03-03","result":"Certified","expirationDate":"2026-03-03","buildingId":"1248739"},{"number":"BC-2025-006312","type":"Fire Alarm Certification","inspectionDate":"2025-03-12","result":"Certified","expirationDate":"2026-03-12","buildingId":"1248739"},{"number":"BC-2025-018511","type":"Special Hazards Certification","inspectionDate":"2025-06-03","result":"Certified","expirationDate":"2026-06-03","buildingId":"1248739"},{"number":"BC-2026-005891","type":"Fire Alarm Certification","inspectionDate":"2026-02-16","result":"Certified","expirationDate":"2027-02-16","buildingId":"1248739"},{"number":"BC-2026-009047","type":"Sprinkler Certification","inspectionDate":"2026-03-31","result":"Certified","expirationDate":"2027-03-31","buildingId":"1248739"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19111","beds":null,"baths":null,"stories":null,"lotArea":217800,"zoning":"RSD3","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"733 SUSQUEHANNA RD, PHILADELPHIA PA, 19111","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":3500000,"taxable":0,"land":312500,"improvement":3187500,"taxableLand":0,"taxableImprovement":0,"exemptLand":312500,"exemptImprovement":3187500},{"y":2017,"v":3500000,"taxable":0,"land":312500,"improvement":3187500,"taxableLand":0,"taxableImprovement":0,"exemptLand":312500,"exemptImprovement":3187500},{"y":2018,"v":3731100,"taxable":0,"land":335799,"improvement":3395301,"taxableLand":0,"taxableImprovement":0,"exemptLand":335799,"exemptImprovement":3395301},{"y":2019,"v":3645300,"taxable":0,"land":335799,"improvement":3309501,"taxableLand":0,"taxableImprovement":0,"exemptLand":335799,"exemptImprovement":3309501},{"y":2020,"v":3645300,"taxable":0,"land":335799,"improvement":3309501,"taxableLand":0,"taxableImprovement":0,"exemptLand":335799,"exemptImprovement":3309501},{"y":2021,"v":3645300,"taxable":0,"land":335799,"improvement":3309501,"taxableLand":0,"taxableImprovement":0,"exemptLand":335799,"exemptImprovement":3309501},{"y":2022,"v":3645300,"taxable":0,"land":335799,"improvement":3309501,"taxableLand":0,"taxableImprovement":0,"exemptLand":335799,"exemptImprovement":3309501},{"y":2023,"v":3645300,"taxable":0,"land":335799,"improvement":3309501,"taxableLand":0,"taxableImprovement":0,"exemptLand":335799,"exemptImprovement":3309501},{"y":2024,"v":3645300,"taxable":0,"land":335799,"improvement":3309501,"taxableLand":0,"taxableImprovement":0,"exemptLand":335799,"exemptImprovement":3309501},{"y":2025,"v":3645300,"taxable":0,"land":335799,"improvement":3309501,"taxableLand":0,"taxableImprovement":0,"exemptLand":335799,"exemptImprovement":3309501},{"y":2026,"v":3645300,"taxable":0,"land":335799,"improvement":3309501,"taxableLand":0,"taxableImprovement":0,"exemptLand":335799,"exemptImprovement":3309501},{"y":2027,"v":3645300,"taxable":0,"land":335799,"improvement":3309501,"taxableLand":0,"taxableImprovement":0,"exemptLand":335799,"exemptImprovement":3309501}],"taxNow":0,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"583938","date":"2015-01-12","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2015-03-12","scope":"RELOCATE 8 SPRINKLER HEADS (MIXED USE)"},{"number":"576129","date":"2015-01-23","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2015-03-12","scope":"FOR SELECTIVE INTERIOR DEMOLITION AND FOR LEVEL II ALTERATIONS TO CREATE A NEW CLASSROOM. WORK INCLUDE NEW INTERIOR NON-BEARING WALLS AND THE RELOCATION OF COLLAPSING PARTITION WALL AND DOOR ASSEMBLIES AS SHOWN IN APPROVED PLANS. BUILDING IS FULLY SPRINKLERED. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING, AND FIRE SUPPRESSION SYSTEMS."},{"number":"588286","date":"2015-02-03","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-03-12","scope":"ADD 1-LAUNDRY SINK IN LAUNDRY AREA (SOCIAL SERVICE FACILITY) NOTE: THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"592576","date":"2015-02-25","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2015-03-12","scope":"HEAT PUMP WITH 3 DIFFUSERS . EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES- FOR THE INSTALLATION OF NEW DUCTWORK, REGISTERS/GRILLES/DIFFUSERS, AND WARM-AIR APPLIANCES AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS."},{"number":"587796","date":"2015-03-02","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2015-11-04","scope":"NEW POWER & LIGHTING THROUGH AS PER 2008 NEC (EAST DISTRICT) REPLACE 1 DEVICE FOR THE FIRE ALARM AS PER NFPA72"},{"number":"OP-2021-000638","date":"2021-10-06","work":"Temporary Tents and Canopies","type":"Operations","description":"Operations Permit","status":"Expired","completedDate":"2023-09-14","scope":"Install a temporary 30'x60' tent for an event at Cora Community Services as per 2018 Philadelphia Fire Code."},{"number":"OP-2022-000552","date":"2022-10-04","work":"Temporary Tents and Canopies","type":"Operations","description":"Operations Permit","status":"Expired","completedDate":"2023-09-14","scope":"Install temporary tent for Cora Services"},{"number":"OP-2023-000422","date":"2023-09-20","work":"Temporary Tents and Canopies","type":"Operations","description":"Operations Permit","status":"Expired","completedDate":"2025-06-23","scope":"Install temporary 30' x 60' tent at Cora Services located at 8540 Verree Road Philadelphia PA 19111. Tent will be on the property of Cora Services and will not impact streets or sidewalks"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2015,"k":"permit","w":"Suppression"},{"y":2015,"k":"permit","w":"Major alteration"},{"y":2015,"k":"permit","w":"Plumbing"},{"y":2015,"k":"permit","w":"Mechanical"},{"y":2015,"k":"permit","w":"Electrical"},{"y":2015,"k":"viol","w":"L&I violation"},{"y":2015,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2021,"k":"permit","w":"Temporary Tents and Canopies"},{"y":2022,"k":"permit","w":"Temporary Tents and Canopies"},{"y":2023,"k":"permit","w":"Temporary Tents and Canopies"},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2025,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":false,"licenses":[{"number":"286590","type":"Hazardous Materials","status":"Inactive","businessName":"KEATING BUILDING CORPORATION","legalName":"KEATING BUILDING CORPORATION","address":"8540 VERREE RD","revenueCode":"3335","rentalCategory":null,"units":null,"issuedDate":"2004-02-13","latestIssueDate":"2004-02-13","expirationDate":"2005-02-13","inactiveDate":null},{"number":"516511","type":"Dumpster License - Private Property","status":"Inactive","businessName":"CORA SERVICES INC","legalName":"CORA SERVICES INC","address":"8540 VERREE RD","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2010-10-07","latestIssueDate":"2011-08-04","expirationDate":"2012-07-31","inactiveDate":null}],"licenseActivity":[{"number":"516511","type":"Dumpster License - Private Property","businessName":"CORA SERVICES INC","legalName":"CORA SERVICES INC","issuedDate":"2010-10-07","latestIssueDate":"2011-08-04","closureDate":"2012-07-31","expirationDate":"2012-07-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"286590","type":"Hazardous Materials","businessName":"KEATING BUILDING CORPORATION","legalName":"KEATING BUILDING CORPORATION","issuedDate":"2004-02-13","latestIssueDate":"2004-02-13","closureDate":"2005-02-13","expirationDate":"2005-02-13","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[],"legalChecks":[{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"3 permits not marked completed: OP-2021-000638 (Expired), OP-2022-000552 (Expired), OP-2023-000422 (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 Mar 31, 2027; Special Hazards Certification: Certified through Jun 3, 2026; Fire Alarm Certification: Certified through Feb 16, 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":"3 failed, 3 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Dec 1, 2025.","why":"A PASSED or FAILED value applies to that inspection visit. CLOSED is a separate source status; none of the three alone proves the parent permit or violation case closed—or describes today’s condition.","action":"Open the parent case/permit for each material failure and confirm its later disposition.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Hazardous Materials #286590: Inactive; Dumpster License - Private Property #516511: 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 13 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/"}]}