{"asOf":"2026-07-26T03:36:14.767Z","block":"4400-4499 LANCASTER AVE","blockUrl":"https://philadelphia.blockreport.homes/block/4400-4499-lancaster-ave","address":"4416 LANCASTER AVE","parcelNumber":"871000228","source":"https://property.phila.gov/?p=871000228","ownerType":"investor","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"AC0","buildingCodeNew":"821","buildingClass":"STORE 3 STY MASONRY","buildingClassNew":"ROW MIXED-COM/RES-BLT AS COM","useLabel":"Store","owner":"BJJ REALTY LLC","coOwner":null,"marketValue":204300,"landAssessment":40800,"improvementAssessment":163500,"livableArea":3405,"yearBuilt":1920,"lastSale":{"price":490000,"date":"2024-01-31T05:00:00Z"},"openViolations":0,"violations":[{"number":"211959782","date":"2019-03-06","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":"2020-08-18","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211959783","date":"2019-03-06","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2020-08-18","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-024917","date":"2023-04-19","code":"A-302.10/2","title":"WORK NOT ACCORDING TO PLANS","status":"COMPLIED","resolutionDate":"2023-06-28","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2023-031880","date":"2023-05-09","code":"A-302.10/2","title":"WORK NOT ACCORDING TO PLANS","status":"COMPLIED","resolutionDate":"2023-06-07","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}],"violationCases":[{"number":"675412","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2019-03-06","completedDate":"2020-08-18","violations":[{"number":"211959782","date":"2019-03-06","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":"2020-08-18","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211959783","date":"2019-03-06","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2020-08-18","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2023-032890","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2023-04-19","completedDate":"2023-06-28","violations":[{"number":"VI-2023-024917","date":"2023-04-19","code":"A-302.10/2","title":"WORK NOT ACCORDING TO PLANS","status":"COMPLIED","resolutionDate":"2023-06-28","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]},{"number":"CF-2023-041432","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2023-05-09","completedDate":"2023-06-07","violations":[{"number":"VI-2023-031880","date":"2023-05-09","code":"A-302.10/2","title":"WORK NOT ACCORDING TO PLANS","status":"COMPLIED","resolutionDate":"2023-06-07","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]}],"violYears":[{"y":2019,"n":2,"worst":"EXTERIOR STRUCT UNSAFE COND 7"},{"y":2023,"n":2,"worst":null}],"investigations":[{"caseNumber":"675412","date":"2020-08-18","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-032890","date":"2023-04-19","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-041432","date":"2023-05-09","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-032890","date":"2023-05-24","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-041432","date":"2023-06-07","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-032890","date":"2023-06-28","type":null,"status":"PASSED"}],"inspYears":[{"y":2020,"fails":0,"passes":1},{"y":2023,"fails":3,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.968850485304635,"lng":-75.21193973467267,"geom":{"type":"Polygon","coordinates":[[[-75.211839597,39.968904644],[-75.212008782,39.968743003],[-75.212018767,39.968821039],[-75.2118952,39.968939097],[-75.211839597,39.968904644]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2023-002909","type":"Special Hazards Certification","inspectionDate":"2023-02-01","result":"Certified","expirationDate":"2024-02-01","buildingId":"1407367"},{"number":"BC-2023-008119","type":"Fire Alarm Certification","inspectionDate":"2023-04-13","result":"Certified","expirationDate":"2024-04-13","buildingId":"1407367"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19104","beds":null,"baths":null,"stories":3,"lotArea":1505,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"6418 OAKLEY ST, PHILADELPHIA PA, 19111","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":4,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2025,"v":463900,"taxable":92780,"land":92780,"improvement":371120,"taxableLand":92780,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":371120},{"y":2026,"v":463900,"taxable":92780,"land":92780,"improvement":371120,"taxableLand":92780,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":371120},{"y":2027,"v":204300,"taxable":40800,"land":40800,"improvement":163500,"taxableLand":40800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":163500}],"taxNow":1299,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"CP-2020-001783","date":"2020-05-20","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2020-11-10","scope":"Make safe permit to comply case #675412. Repair exterior walls per engineer's report."},{"number":"ZP-2020-006815","date":"2020-09-24","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Eating and Drinking Establishments - Sit-Down Restaurant; Residential - Household Living - Two-Family"},{"number":"ZP-2020-007210","date":"2020-10-21","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Two-Family"},{"number":"CP-2020-004448","date":"2020-12-07","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-08-21","scope":"FOR LEVEL III ALTERATION WITH PARTIAL CHANGE OF OCCUPANCY CLASSIFICTION TO CREATE TWO(2) DWELLING UNITS ON THE SECOND THRU THIRD FLOORS, IN AN EXISTING STRUCTURE WITH PREVIOUSLY APPROVED COMMERCIAL USE ON THE FIRST FLOOR WITHIN EXISTING STRUCTURE. BUILDING TO BE FULLY SPRINKLERED. SEPARATE PERMITS REQUIRED FOR M.E.P.S WORK."},{"number":"EP-2021-006582","date":"2021-06-23","work":"Rough-In","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2022-11-15","scope":"Rough-In Permit for EP-2021-006565 Install 400amp service, grounding systems and 4 gang meter box. Install 200amp panel w/ breakers, 100amp panel w/ breakers (2) 125amp panel w/breakers. Install wiring, outlets, switches and fire alarm system as per 2017 NEC and NFPA 72"},{"number":"PP-2021-012456","date":"2021-08-02","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-08-21","scope":"Installation of all interior supply and Drain/Waste/Vent pipe to the listed fixtures per the 2018 Philadelphia Plumbing Code. Sizes and locations per plans."},{"number":"CP-2021-004240","date":"2021-08-25","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-06-21","scope":"For level II ateration without change of occupancy classification to an existing take-out restaurant as per approved plans. Building to be fully sprinklered. Separate permits required for M.E.P.S work."},{"number":"EP-2021-006565","date":"2021-11-01","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-04-11","scope":"Install 400 amp service, grounding systems and 4-gang meter box. Install 200 amp panel w/ breakers, 100 amp panel w/ breakers (2) 125 amp panel w/breakers. Install wiring, outlets, switches as per 2017 NEC. Install fire alarm system as per 2016 NFPA 72."},{"number":"MP-2022-002953","date":"2022-06-01","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Expired","completedDate":"2023-04-24","scope":"FOR THE INSTALLATION OF A TYPE I KITCHEN HOOD, WITH MAKEUP AIR AND EXHAUST FANS, ALL WITHIN PROPERTY LINES, FOR A TAKE-OUT RESTAURANT, AS PER APPROVED PLANS."},{"number":"FP-2022-001566","date":"2022-06-21","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2023-06-08","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":"FP-2022-002202","date":"2022-09-07","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2023-06-12","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13 THROUGHOUT AN EXISTING STRUCTURE. INSTALLATION TO INCLUDE 4\" MAIN FIRE SERVICE LINE AND 4.\" DCV AMES 2000SS BACKFLOW PREVENTION ASSEMBLY AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA.**AMENDED AS 5/20/2023 FOR BACKFLOE PREVENTION SYSTEM UPDATE TO INCLUDE 4\" DCV AMES COLT200**"},{"number":"PP-2022-018008","date":"2022-12-15","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-05-09","scope":"Setting SIX fixtures and 1 in water line and 2 6 in curb traps FAI MD"},{"number":"MP-2023-000816","date":"2023-02-25","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-04-20","scope":"FOR THE INSTALLATION OF A NEW HVAC SYSTEM INCLUDING MECHANICAL APPLIANCES, REGISTERS AND DIFFUSERS WITH ASSOCIATED DUCTWORK AS PER PLANS."},{"number":"MP-2022-006599","date":"2023-03-22","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-07-06","scope":"FOR THE INSTALLATION OF HVAC APPLIANCES, EQUIPMENT, DUCTWORK AND REGISTERS/DIFFUSERS TO THE 2ND AND 3RD FLOOR OF AN EXISTING STRUCTURE PER APPROVED PLANS AND MANUFACTURER'S SPECIFICATIONS. *2018 IMC REVIEW*"}],"storyTag":"New construction","storyDelta":15.33,"timeline":[{"y":2021,"k":"permit","w":"Alterations"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"Alterations"},{"y":2023,"k":"permit","w":"Addition and/or Alterations"},{"y":2023,"k":"permit","w":"Addition and/or Alterations"},{"y":2023,"k":"viol","w":"2 L&I violations"},{"y":2023,"k":"insp","w":"L&I: 3 failed, 2 passed"},{"y":2024,"k":"sale","p":490000}],"rented":true,"licenses":[{"number":"202331","type":"Food Preparing and Serving","status":"Inactive","businessName":"FANTASY ISLAND PIZZA &","legalName":"FANTASY ISLAND PIZZA &","address":"4416 LANCASTER AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2000-04-30","latestIssueDate":"2000-04-30","expirationDate":"2001-04-30","inactiveDate":null},{"number":"297970","type":"Dumpster License - Public ROW","status":"Inactive","businessName":"FANTASY ISLAND PIZZA & SEAFOOD","legalName":"FANTASY ISLAND PIZZA & SEAFOOD","address":"4416 LANCASTER AVE","revenueCode":"3417","rentalCategory":null,"units":null,"issuedDate":"2000-09-08","latestIssueDate":"2000-09-08","expirationDate":"2001-03-31","inactiveDate":null},{"number":"751189","type":"Rental","status":"Inactive","businessName":"EFFIE  KARAMITOPOULOS","legalName":" EFFIE  KARAMITOPOULOS ","address":"4416 LANCASTER AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2017-09-11","latestIssueDate":"2017-09-11","expirationDate":"2018-09-10","inactiveDate":"2018-11-09"},{"number":"755209","type":"Food Preparing and Serving","status":"Inactive","businessName":"ADAMO PIZZA & GRILL(MOUHAMADOU D  SOUGOULE)","legalName":"ADAMO PIZZA & GRILL(MOUHAMADOU D  SOUGOULE)","address":"4416 LANCASTER AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2017-10-23","latestIssueDate":"2017-10-23","expirationDate":"2018-10-22","inactiveDate":"2018-12-21"},{"number":"916485","type":"Food Preparing and Serving","status":"Expired","businessName":"215 wings company","legalName":"215 wings company","address":"4416 LANCASTER AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2023-02-10","latestIssueDate":"2023-02-10","expirationDate":"2024-02-09","inactiveDate":null},{"number":"932350","type":"Rental","status":"Closed","businessName":"Giller Realty 2 LLC","legalName":"Giller Realty 2 LLC","address":"4416 LANCASTER AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2023-09-01","latestIssueDate":"2023-09-01","expirationDate":"2024-08-31","inactiveDate":null},{"number":"945176","type":"Rental","status":"Active","businessName":"BJJ realty llc (rental)","legalName":"BJJ realty llc","address":"4416 LANCASTER AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2024-02-26","latestIssueDate":"2026-02-13","expirationDate":"2027-02-25","inactiveDate":null},{"number":"0990718","type":"Food Preparing and Serving","status":"Active","businessName":"4416 SUN & J INC","legalName":"4416 SUN & J INC","address":"4416 LANCASTER AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2025-10-07","latestIssueDate":"2025-10-07","expirationDate":"2026-10-06","inactiveDate":null}],"licenseActivity":[{"number":"0990718","type":"Food Preparing and Serving","businessName":"4416 SUN & J INC","legalName":"4416 SUN & J INC","issuedDate":"2025-10-07","latestIssueDate":"2025-10-07","closureDate":null,"expirationDate":"2026-10-06","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"945176","type":"Rental","businessName":"BJJ realty llc (rental)","legalName":"BJJ realty llc","issuedDate":"2024-02-26","latestIssueDate":"2026-02-13","closureDate":null,"expirationDate":"2027-02-25","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"932350","type":"Rental","businessName":"Giller Realty 2 LLC","legalName":"Giller Realty 2 LLC","issuedDate":"2023-09-01","latestIssueDate":"2023-09-01","closureDate":"2024-08-31","expirationDate":"2024-08-31","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false},{"number":"916485","type":"Food Preparing and Serving","businessName":"215 wings company","legalName":"215 wings company","issuedDate":"2023-02-10","latestIssueDate":"2023-02-10","closureDate":"2024-02-09","expirationDate":"2024-02-09","inactiveDate":null,"status":"Expired","statusLabel":"Expired","active":false},{"number":"755209","type":"Food Preparing and Serving","businessName":"ADAMO PIZZA & GRILL(MOUHAMADOU D  SOUGOULE)","legalName":"ADAMO PIZZA & GRILL(MOUHAMADOU D  SOUGOULE)","issuedDate":"2017-10-23","latestIssueDate":"2017-10-23","closureDate":"2018-12-21","expirationDate":"2018-10-22","inactiveDate":"2018-12-21","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"751189","type":"Rental","businessName":"EFFIE  KARAMITOPOULOS","legalName":" EFFIE  KARAMITOPOULOS ","issuedDate":"2017-09-11","latestIssueDate":"2017-09-11","closureDate":"2018-11-09","expirationDate":"2018-09-10","inactiveDate":"2018-11-09","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"297970","type":"Dumpster License - Public ROW","businessName":"FANTASY ISLAND PIZZA & SEAFOOD","legalName":"FANTASY ISLAND PIZZA & SEAFOOD","issuedDate":"2000-09-08","latestIssueDate":"2000-09-08","closureDate":"2001-03-31","expirationDate":"2001-03-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"202331","type":"Food Preparing and Serving","businessName":"FANTASY ISLAND PIZZA &","legalName":"FANTASY ISLAND PIZZA &","issuedDate":"2000-04-30","latestIssueDate":"2000-04-30","closureDate":"2001-04-30","expirationDate":"2001-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","units":2,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"The record identifies more than one dwelling/use.","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: EP-2021-006582 (Expired), MP-2022-002953 (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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 4 historical violations across 3 cases.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Special Hazards Certification: Certified through Feb 1, 2024; Fire Alarm Certification: Certified through Apr 13, 2024","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":"mixed-use","level":"verify","title":"Residential and business space run on separate compliance tracks","finding":"OPA classifies this parcel as mixed-use.","why":"The zoning/use and occupancy file must cover the actual residential and commercial spaces. Dwelling units can require Rental Licenses and lead compliance; the operator can separately need an Activity License and sector license; installed fire systems can require annual certification.","action":"Match every dwelling and business use to the zoning permit, CO, current operator licenses, and life-safety filings.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"rental-license","level":"verify","title":"A rental license does not transfer with the deed","finding":"1 active Rental License record matched.","why":"If dwelling space is rented, the buyer must obtain a new annual Rental License; the seller’s license is not transferable. New applications require proof of ownership and legal occupancy, tax compliance, no open L&I violations, and lead compliance where applicable.","action":"Plan the buyer’s replacement license before settlement.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1920 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"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 Jun 28, 2023.","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 #202331: Inactive; Dumpster License - Public ROW #297970: Inactive; Food Preparing and Serving #755209: Inactive since Dec 21, 2018; Food Preparing and Serving #916485: Expired","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":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as mixed-use. 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/"}]}