{"asOf":"2026-07-30T07:54:41.079Z","block":"4300-4399 FRANKFORD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/4300-4399-frankford-ave","address":"4349-51 FRANKFORD AVE","parcelNumber":"871111050","source":"https://property.phila.gov/?p=871111050","ownerType":"owner-occupied","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"Y50","buildingCodeNew":"821","buildingClass":"STR/OFF+APT 3 STY MASONRY","buildingClassNew":"ROW MIXED-COM/RES-BLT AS COM","useLabel":"Apartment building","owner":"MEI DAVID WAH","coOwner":"MEI JUN HUA","marketValue":192300,"landAssessment":38400,"improvementAssessment":153900,"livableArea":5342,"yearBuilt":1950,"lastSale":{"price":1,"date":"2024-11-22T05:00:00Z"},"openViolations":0,"violations":[{"number":"211957252","date":"2018-12-17","code":"PM15-304.1H","title":"EXTERIOR STRUCT UNSAFE COND 8","status":"COMPLIED","resolutionDate":"2020-03-24","resolution":"COMPLIED - PERMIT OBTAINED","latestInvestigationDate":"2020-03-24","underAppeal":false,"noticeUrl":null},{"number":"211956454","date":"2018-12-17","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2020-03-24","resolution":"COMPLIED - PERMIT OBTAINED","latestInvestigationDate":"2020-03-24","underAppeal":false,"noticeUrl":null},{"number":"211956455","date":"2018-12-17","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":"2020-03-24","resolution":"COMPLIED - PERMIT OBTAINED","latestInvestigationDate":"2020-03-24","underAppeal":false,"noticeUrl":null},{"number":"211957251","date":"2018-12-17","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2020-03-24","resolution":"COMPLIED - PERMIT OBTAINED","latestInvestigationDate":"2020-03-24","underAppeal":false,"noticeUrl":null},{"number":"VI-2025-065442","date":"2025-08-25","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2025-10-03","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2025-10-03","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=908951713&hash=0E82700869D4F3642CE8C385D583E28684B7ABD7682648BA41FA47FD16883778"},{"number":"VI-2025-065443","date":"2025-08-25","code":"PM15-304.19V","title":"DOOR AND WINDOW VACANT","status":"COMPLIED","resolutionDate":"2025-10-03","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2025-10-03","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=908951713&hash=0E82700869D4F3642CE8C385D583E28684B7ABD7682648BA41FA47FD16883778"},{"number":"VI-2025-065444","date":"2025-08-25","code":"PM15-304.3","title":"EXTERIOR STRUCTURE  IDENTIFICATION","status":"COMPLIED","resolutionDate":"2025-10-03","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2025-10-03","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=908951713&hash=0E82700869D4F3642CE8C385D583E28684B7ABD7682648BA41FA47FD16883778"},{"number":"5083538","date":"2019-06-20","code":"A-302.5","title":"CONSTRUCTION DOCUMENTS","status":null,"resolutionDate":null,"resolution":null,"latestInvestigationDate":"2019-06-20","underAppeal":false,"noticeUrl":null}],"violationCases":[{"number":"667613","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2018-12-17","completedDate":"2020-03-24","noticeUrl":null,"violations":[{"number":"211957252","date":"2018-12-17","code":"PM15-304.1H","title":"EXTERIOR STRUCT UNSAFE COND 8","status":"COMPLIED","resolutionDate":"2020-03-24","resolution":"COMPLIED - PERMIT OBTAINED","latestInvestigationDate":"2020-03-24","underAppeal":false,"noticeUrl":null},{"number":"211956454","date":"2018-12-17","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2020-03-24","resolution":"COMPLIED - PERMIT OBTAINED","latestInvestigationDate":"2020-03-24","underAppeal":false,"noticeUrl":null},{"number":"211956455","date":"2018-12-17","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":"2020-03-24","resolution":"COMPLIED - PERMIT OBTAINED","latestInvestigationDate":"2020-03-24","underAppeal":false,"noticeUrl":null},{"number":"211957251","date":"2018-12-17","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2020-03-24","resolution":"COMPLIED - PERMIT OBTAINED","latestInvestigationDate":"2020-03-24","underAppeal":false,"noticeUrl":null}]},{"number":"CF-2025-091479","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"VACANT PROPERTY INVESTIGATOR","status":"CLOSED","createdDate":"2025-08-25","completedDate":"2025-10-03","noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=908951713&hash=0E82700869D4F3642CE8C385D583E28684B7ABD7682648BA41FA47FD16883778","violations":[{"number":"VI-2025-065442","date":"2025-08-25","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2025-10-03","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2025-10-03","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=908951713&hash=0E82700869D4F3642CE8C385D583E28684B7ABD7682648BA41FA47FD16883778"},{"number":"VI-2025-065443","date":"2025-08-25","code":"PM15-304.19V","title":"DOOR AND WINDOW VACANT","status":"COMPLIED","resolutionDate":"2025-10-03","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2025-10-03","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=908951713&hash=0E82700869D4F3642CE8C385D583E28684B7ABD7682648BA41FA47FD16883778"},{"number":"VI-2025-065444","date":"2025-08-25","code":"PM15-304.3","title":"EXTERIOR STRUCTURE  IDENTIFICATION","status":"COMPLIED","resolutionDate":"2025-10-03","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2025-10-03","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=908951713&hash=0E82700869D4F3642CE8C385D583E28684B7ABD7682648BA41FA47FD16883778"}]},{"number":"969702","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"noticeUrl":null,"violations":[{"number":"5083538","date":"2019-06-20","code":"A-302.5","title":"CONSTRUCTION DOCUMENTS","status":null,"resolutionDate":null,"resolution":null,"latestInvestigationDate":"2019-06-20","underAppeal":false,"noticeUrl":null}]}],"violYears":[{"y":2018,"n":4,"worst":"EXTERIOR STRUCT UNSAFE COND 8"},{"y":2019,"n":1,"worst":null},{"y":2025,"n":3,"worst":null}],"investigations":[{"caseNumber":"667613","date":"2018-12-17","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"667613","date":"2019-01-17","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"667613","date":"2019-03-29","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"667613","date":"2019-03-29","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"667613","date":"2020-03-24","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-025285","date":"2022-03-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-025285","date":"2022-05-03","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-091479","date":"2025-08-25","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-091479","date":"2025-10-03","type":null,"status":"PASSED"}],"inspYears":[{"y":2018,"fails":1,"passes":0},{"y":2019,"fails":3,"passes":0},{"y":2020,"fails":0,"passes":1},{"y":2022,"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":40.01199764667285,"lng":-75.08772811319983,"geom":{"type":"Polygon","coordinates":[[[-75.087569068,40.011988063],[-75.087621745,40.011907491],[-75.087889155,40.012009333],[-75.0878273,40.012085502],[-75.087569068,40.011988063]]]},"liDistrict":"EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19124","beds":null,"baths":null,"stories":null,"lotArea":2713,"zoning":"ICMX","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"7","intCond":"7","garage":null,"homestead":false,"mail":"4349-51 FRANKFORD AVE, PHILADELPHIA PA, 19124","mailOut":false,"appeals":[],"taxYears":[{"year":2016,"total":2078.8,"principal":1828.7,"interest":27.44,"penalty":18.29}],"taxNet":2078.8,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":113600,"taxable":113600,"land":44300,"improvement":69300,"taxableLand":44300,"taxableImprovement":69300,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":113600,"taxable":113600,"land":44300,"improvement":69300,"taxableLand":44300,"taxableImprovement":69300,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":207900,"taxable":207900,"land":41580,"improvement":166320,"taxableLand":41580,"taxableImprovement":166320,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":214100,"taxable":214100,"land":42820,"improvement":171280,"taxableLand":42820,"taxableImprovement":171280,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":75000,"taxable":75000,"land":15000,"improvement":60000,"taxableLand":15000,"taxableImprovement":60000,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":75000,"taxable":75000,"land":15000,"improvement":60000,"taxableLand":15000,"taxableImprovement":60000,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":75000,"taxable":75000,"land":15000,"improvement":60000,"taxableLand":15000,"taxableImprovement":60000,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":76800,"taxable":76800,"land":15300,"improvement":61500,"taxableLand":15300,"taxableImprovement":61500,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":76800,"taxable":76800,"land":15300,"improvement":61500,"taxableLand":15300,"taxableImprovement":61500,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":120400,"taxable":120400,"land":24080,"improvement":96320,"taxableLand":24080,"taxableImprovement":96320,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":120400,"taxable":120400,"land":24080,"improvement":96320,"taxableLand":24080,"taxableImprovement":96320,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":192300,"taxable":192300,"land":38400,"improvement":153900,"taxableLand":38400,"taxableImprovement":153900,"exemptLand":0,"exemptImprovement":0}],"taxNow":1685,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"969702","date":"2019-05-03","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2021-03-26","scope":"**MAKE SAFE PERMIT** TO COMPLY WITH VIOLATION CASE #667613 TO INCLUDE REPAIRS TO FOUNDATION, EXTERIOR WALLS, AND FLOOR/ROOF JOISTS PER APPROVED PLANS AND ENGINEER'S REPORT. A PA PROFESSIONAL ENGINEER IS REQUIRED TO MONITOR REPAIRS MADE UNDER THIS PERMIT. THE ENGINEER IS REQUIRED TO SUBMIT A SEALED STATEMENT TO THE DEPARTMENT CONFIRMING THAT THE STRUCTURE IS IN SOUND CONDITION AT COMPLETION. SEPARATE PERMIT REQUIRED FOR ANY ADDITIONAL ALTERATIONS NOT SPECIFICALLY ADDRESSING VIOLATION CASE #667613. PROTECTION OF PEDESTRIANS, RIGHT-OF-WAY, AND ADJACENT PROPERTIES REQUIRED AT ALL TIMES. STREETS DEPARTMENT APPROVAL REQUIRED PRIOR TO ANY ENCROACHMENT OR CLOSURE OF PUBLIC RIGHT-OF-WAY. MAKE SAFE PERMIT ONLY."},{"number":"CP-2020-004101","date":"2021-04-07","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":"2022-11-07","scope":"FOR LEVEL 3 INTERIOR ALTERATIONS AS PER APPROVED PLANS. TO ESTABLISH TWO VACANT COMMERCIAL SPACES ON THE FIRST FLOOR (SEPARATE PERMIT FOR CO REQUIRED PRIOR TO OCCUPANCY) AND TWO DWELLING UNITS ON THE SECOND A THIRD FLOOR. CERTIFICATE OF OCCUPANCY FOR TWO DWELLING UNITS ONLY ON 2ND-3RD FLOORS. ALL WORK TO BE DONE IN ACCORDANCE WITH APPROVED PLANS. BUILDING TO BE FULLY SPRINLKERED IN ACCORDANCE WITH NFPA 13. SEPARATE PERMITS REQUIRED FOR ANY MEP/FS WORK."},{"number":"EP-2022-012680","date":"2023-04-01","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"NSTALL 400 AMP SERVICE, NEW FIRE ALARM SYSTEM, LIGHT FIXTURES, OUTLETS ,110V INTERCONNECTED SMOKE ALARMS,EM.LIGHTING FOR TWO UNITS AND VANILLA BOX COMMERCIAL SPACES. ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC,2016 NFPA-72,2018 PHILA FIRE CODE. **SEPARATE FITOUT PERMIT REQ'D FOR COMMERCIAL SPACES.**"},{"number":"PP-2023-004348","date":"2024-01-26","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"INSTALL 4 WATER CLOSETS, 4 LAVATORIES, 2 SHOWER/TUBS, 2 KITCHEN SINKS, 2 WASHING MACHINE BOXES, 3 HOT WATER HEATERS, 2 HAND SINKS AND 2 BACKFLOW PREVENTERS ACCORDING TO THE 2018 PPC AND PER PLANS."},{"number":"FP-2024-000246","date":"2024-04-22","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF TWO (2) FIRE SUPPRESSION SYSTEMS IN ACCORDANCE WITH NFPA 13 THROUGHOUT THE ENTIRE BUILDING WITH TWO (2) 2” FIRE SERVICES AND TWO (2) 2.5\" BACKFLOW PREVENTION ASSEMBLIES. ALL WORK SHALL COMPLY WITH THE APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"MP-2024-002028","date":"2024-06-03","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"For installation of HVAC system to serve the mixed-use building as per approved plans."},{"number":"PP-2024-014178","date":"2024-10-11","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"Replace 1\" water service from curb to the foudation wall."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2019,"k":"viol","w":"L&I violation"},{"y":2019,"k":"insp","w":"Inspection failed ×3"},{"y":2020,"k":"insp","w":"Inspection passed"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2025,"k":"viol","w":"3 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":false,"licenses":[{"number":"632362","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"LEONARD MA","legalName":"LEONARD MA","address":"4349-51 FRANKFORD AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2014-06-16","latestIssueDate":"2015-03-06","expirationDate":"2016-02-29","inactiveDate":"2016-04-29"}],"licenseActivity":[{"number":"632362","type":"Vacant Residential Property / Lot","businessName":"LEONARD MA","legalName":"LEONARD MA","issuedDate":"2014-06-16","latestIssueDate":"2015-03-06","closureDate":"2016-04-29","expirationDate":"2016-02-29","inactiveDate":"2016-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-29","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."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 60% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $120,400 to $192,300","no permit shown in 2026-2028"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"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":"7 permits not marked completed: 969702 (Expired), CP-2020-004101 (Issued), EP-2022-012680 (Issued), PP-2023-004348 (Issued), FP-2024-000246 (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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 8 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":"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-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as mixed-use; no active Rental License row matched.","why":"A multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.","action":"Confirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"6 failed, 3 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Oct 3, 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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"2 fire/suppression-related permits matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #632362: Inactive since Apr 29, 2016","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":"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/"}]}