{"asOf":"2026-07-27T05:00:43.690Z","block":"2800-2899 W GIRARD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/2800-2899-w-girard-ave","address":"2841 W GIRARD AVE","parcelNumber":"871133505","source":"https://property.phila.gov/?p=871133505","ownerType":"investor","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"Y50","buildingCodeNew":"820","buildingClass":"STR/OFF+APT 3 STY MASONRY","buildingClassNew":"ROW MIXED-COM/RES-BLT AS RES","useLabel":"Apartment building","owner":"NOLIBS RENTALS LLC","coOwner":null,"marketValue":1460200,"landAssessment":292040,"improvementAssessment":1168160,"livableArea":7301,"yearBuilt":1915,"lastSale":{"price":1462500,"date":"2019-05-02T04:00:00Z"},"openViolations":4,"violations":[{"number":"3942004","date":"2016-03-17","code":"A-504.1/1","title":"STOP WORK ORDER","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3942003","date":"2016-03-17","code":"A-301.1/54","title":"PERMP- INST NEW PLUMBING","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2026-015182","date":"2026-03-17","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-015181","date":"2026-03-17","code":"19-2602(1)","title":"CAL LICENSE OBTAIN","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-016478","date":"2026-03-23","code":"6-301(4)(A)(.2)","title":"FOOD - 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SMALL ESTABLISHMENT LICENSE","status":"CLOSED","resolutionDate":"2026-05-12","resolution":"CLOSED - WRITTEN IN ERROR"}]},{"number":"CF-2026-057490","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CONSTRUCTION COMPLAINT INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-05-23","completedDate":null,"violations":[{"number":"VI-2026-035196","date":"2026-05-23","code":"A-301.1/66","title":"PERMZ- OR REMOVE ADVERTISING","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-035197","date":"2026-05-23","code":"A-301.1/21","title":"FLAT WALL SIGN","status":"OPEN","resolutionDate":null,"resolution":null}]},{"number":"520495","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"3159799","date":"2014-04-28","code":"A-302.8/30","title":"PERM - MUST POST","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2014,"n":1,"worst":null},{"y":2016,"n":2,"worst":null},{"y":2026,"n":5,"worst":null}],"investigations":[{"caseNumber":"524292","date":"2016-03-17","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"524292","date":"2016-05-19","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"524292","date":"2016-05-26","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"CF-2026-024526","date":"2026-03-18","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-026688","date":"2026-03-23","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-026688","date":"2026-03-23","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-026688","date":"2026-05-14","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-024526","date":"2026-05-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-057490","date":"2026-05-23","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-057490","date":"2026-06-30","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-024526","date":"2026-06-30","type":null,"status":"FAILED"}],"inspYears":[{"y":2016,"fails":2,"passes":1},{"y":2026,"fails":7,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97479855423546,"lng":-75.18323755811012,"geom":{"type":"Polygon","coordinates":[[[-75.183143554,39.974918223],[-75.183201946,39.974649347],[-75.183333263,39.974667356],[-75.183274238,39.97494689],[-75.183143554,39.974918223]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2024-004616","type":"Fire Alarm Certification","inspectionDate":"2023-12-29","result":"Certified","expirationDate":"2024-12-29","buildingId":"1026230"},{"number":"BC-2025-001612","type":"Fire Alarm Certification","inspectionDate":"2024-12-16","result":"Certified","expirationDate":"2025-12-16","buildingId":"1025074"},{"number":"BC-2026-010086","type":"Fire Alarm Certification","inspectionDate":"2026-04-10","result":"Certified","expirationDate":"2027-04-10","buildingId":"1025074"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19130","beds":null,"baths":null,"stories":null,"lotArea":3952,"zoning":"CMX2.5","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"2701 EAST TIOGA ST, FORT WASHINGTON PA, 19034","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE REMOVAL OF AWNING ON FIRST FLOOR  AND FOR THE  RELOCATION OF LOT LINE TO CREATE ONE(1) LOT FROM TWO(2) LOTS; TWO(2) OPA ACCOUNTS FOR AN EXISTING PERSONAL SERVICES ( BEAUTY SALON AND BARBER SHOP;  RETAIL CONSUMER GOODS ON SPAC","status":"CLOSED","outcome":"Granted","date":"2013-10-16","number":"21364","relatedPermit":"490271"},{"type":"Zoning board appeal","grounds":"PERMIT TO CONVERT USE OF GROUND FLOOR AND BASEMENT FROM VACANT TO A TATTOO SHOP/BODY ART (REGULATED USE). NO SIGNS INCLUDED IN THIS APPLICATION.","status":"CLOSED","outcome":"Granted","date":"2014-10-29","number":"23864","relatedPermit":"556774"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":384100,"taxable":384100,"land":63400,"improvement":320700,"taxableLand":63400,"taxableImprovement":320700,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":949100,"taxable":949100,"land":63400,"improvement":885700,"taxableLand":63400,"taxableImprovement":885700,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":923800,"taxable":923800,"land":184760,"improvement":739040,"taxableLand":184760,"taxableImprovement":739040,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":951500,"taxable":951500,"land":190300,"improvement":761200,"taxableLand":190300,"taxableImprovement":761200,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":961000,"taxable":961000,"land":192200,"improvement":768800,"taxableLand":192200,"taxableImprovement":768800,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":961000,"taxable":961000,"land":192200,"improvement":768800,"taxableLand":192200,"taxableImprovement":768800,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":961000,"taxable":961000,"land":192200,"improvement":768800,"taxableLand":192200,"taxableImprovement":768800,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":1217300,"taxable":1217300,"land":243460,"improvement":973840,"taxableLand":243460,"taxableImprovement":973840,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":1217300,"taxable":1217300,"land":243460,"improvement":973840,"taxableLand":243460,"taxableImprovement":973840,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":1185900,"taxable":1185900,"land":237180,"improvement":948720,"taxableLand":237180,"taxableImprovement":948720,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":1185900,"taxable":1185900,"land":237180,"improvement":948720,"taxableLand":237180,"taxableImprovement":948720,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":1460200,"taxable":1460200,"land":292040,"improvement":1168160,"taxableLand":292040,"taxableImprovement":1168160,"exemptLand":0,"exemptImprovement":0}],"taxNow":16600,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"152065","date":"2008-05-14","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2008-05-14","scope":"USE CHANGE VACANT TO CELL PHONE STORE"},{"number":"490271","date":"2013-10-23","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2013-10-23","scope":"RELOCATION OF LOT LINES TO CREATE ONE (1) LOT FROM TWO (2) LOTS,"},{"number":"503513","date":"2013-10-31","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2014-05-02","scope":"REPLACE SERVICE WIRE TO STREET MANHOLE PER 2008 NEC (MIXED USE)"},{"number":"502770","date":"2013-11-21","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2013-11-21","scope":"FOR A EXISTING BEAUTY SALON, RETAIL SALE OF COMMERCIAL GOODS, TAKE OUT RESTAURANT AND VACANT SPACE."},{"number":"523810","date":"2014-04-23","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2014-12-16","scope":"HONEYWELL FIRE PANEL, 10-PULL STATIONS, 11-HORN STROBES, 25-SMOKE DETECTORS & 12-HORNS AS PER NEC 2008 & NFPA 72"},{"number":"514276","date":"2014-05-07","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2015-01-07","scope":"REWIRE 4 APTS & REWIRE COMMON AREAS AS PER NEC 2008 (MIXED USED)***SEE LOG**"},{"number":"520495","date":"2014-10-25","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-05-11","scope":"CURB TRAP WITH MAIN,4\" STACK,1 KITCHEN SINK,1 TUB,1 TOILET,1 LAV SINK,1 WASHER MACHINE AND 1 STAND PIPE (MULTI FAMILY) PA20140430758 - NOTE: ADDRESS CORRECTED ON 10.25.2014"},{"number":"556774","date":"2014-10-30","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2014-10-30","scope":"TO CONVERT USE OF GROUND FLOOR AND BASEMENT FROM VACANT TO PERSONAL SERVICES (TATTOO SHOP). NO SIGNS INCLUDED IN THIS APPLICATION."},{"number":"626074","date":"2015-07-20","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2015-07-20","scope":"FIRST FLOOR TO PREPARED FOOD SHOP. NO SIGNS OR WORK ON THIS PERMIT."},{"number":"626991","date":"2015-12-11","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2017-03-13","scope":"FOR A PARTIAL CHANGE OF OCCUPANCY CLASSIFICATION TO CREATE TAKE-OUT PIZZA RESTAURANT WITHIN MIXED-USE MULTI-TENANT MULTI-FAMILY BUILDING & FOR LEVEL II ALTERATIONS TO INCLUDE REPLACEMENT OF EXIST. STAIRWAYS & DOORWAY THRESHOLDS, INSTALLATION OF WALK-IN-COOLER BOX FOR FOOD STORAGE, & ERECTION OF PARTITION WALLS FOR TOILET ROOM & SERVICE AREAS; WORK AREA IS NOT FULLY SPRINKLERED. SEPARATE PERMIT REQUIRED FOR MECHANICAL, ELECTRICAL & PLUMBING WORK."},{"number":"674815","date":"2016-04-12","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-02-27","scope":"LIGHTS,RECEPTACLES,HVAC,APPLIANCE HOOK UPS,REFRIGERATOR BOX,200AMP SERVICE,EXHAUST FAN,EXIT SIGNS AND EMERGENCY LIGHT PACKS PER 2008 NEC (MIXED USE)CC DISTRICT *NO FIRE ALARM*"},{"number":"672284","date":"2016-05-23","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-03-07","scope":"ALTERATION: INTERIOR PLUMBING FOR A 1ST FLOOR RESTAURANT, IN A 3-STORY BUILDING. THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE, 2004. A SEPARATE PERMIT IS REQUIRED FOR THE 1-1/4\" DOMESTIC WATER DISTRIBUTION SERVICE AND THE 5\" COMBINED SEWER LATERAL TO THE STREET MAINS."},{"number":"711563","date":"2016-09-01","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2017-03-13","scope":"FOR THE INSTALLATION OF AN EIGHT FOOT (8'-0\") WIDE TYPE II COMMERCIAL KITCHEN EXHAUST HOOD OVER A SINGLE LIGHT DUTY COOKING APPLIANCE (GAS FIRED PIZZA OVEN) WITH ASSOCIATED EXHAUST DUCT, EXHAUST FAN, MAKEUP AIR DUCT AND MAKEUP AIR FAN PER PLANS. SEPARATE PERMITS REQUIRED FOR ALL ELECTRICAL WORK."},{"number":"965983","date":"2019-04-11","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2019-04-11","scope":"TO DOCUMENT THE USE OF PERSONAL SERVICES (BEAUTY SALON) IN UNIT 1; USE OR PERSONAL SERVICES (BARBER SHOP) IN UNIT 2; USE OF RETAIL SALES (CLOTHING AND APPAREL) IN UNIT 3; USE OF PERSONAL SERVICES (TATTOO SHOP) IN UNIT 5; AND MULTI FAMILY HOUSEHOLD LIVING (4 UNITS) IN THE 2ND THRU 5TH FLOORS OF AN EXISTING STRUCTURE WITH PREVIOUSLY APPROVED USE IN UNIT 4"},{"number":"CP-2024-003807","date":"2024-08-27","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2026-03-28","scope":"FOR THE INTERIOR ALTERATIONS ASSOCIATED WITH THE INSTALLATION OF KITCHEN EXHAUST HOOD WITHIN THE EXISTING BUSINESS OCCUPANCY ON THE FIRST FLOOR. ALL WORK TO BE DONE PER APPROVED PLANS. SEPARATE MECHANICAL PERMIT TO BE OBTAINED FOR THE KITCHEN EXHAUST HOOD."},{"number":"MP-2024-004946","date":"2024-11-08","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2026-03-28","scope":"FOR THE INSTALLATION OF ONE (1) 12'-0\" HOOD FOR A RESTAURANT WITH EXHAUST FAN AND A MAKE UP AIR FAN WITH ASSOCIATED DUCTWORK, ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN PROFESSIONAL PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. ** SEPERATE FIRE SUPPRESSION PERMIT REQUIRED FOR FIRE EXTINGUISHING SYSTEM**"},{"number":"FP-2025-000283","date":"2025-02-11","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2026-03-28","scope":"EZ KITCHEN FIRE SUPPRESSION- For the installation of New Wet Chemical Kitchen Fire Suppression System as per attached standard. Deviations from these standards require submission of construction and site plans. Install kitchen suppression system in first floor kitchen"}],"storyTag":"Renovated & sold on","storyDelta":1.85,"timeline":[{"y":2016,"k":"permit","w":"Electrical"},{"y":2016,"k":"permit","w":"Plumbing"},{"y":2016,"k":"viol","w":"2 L&I violations"},{"y":2016,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2016,"k":"permit","w":"Mechanical"},{"y":2019,"k":"permit","w":"Use"},{"y":2019,"k":"sale","p":1462500},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2026,"k":"viol","w":"5 L&I violations"},{"y":2026,"k":"insp","w":"L&I: 7 failed, 1 passed"}],"rented":false,"licenses":[{"number":"667266","type":"Rental","status":"Inactive","businessName":"HAT SHOP LLC (HAT SHOP LLC)","legalName":"HAT SHOP LLC","address":"2841 W GIRARD AVE","revenueCode":"3202","rentalCategory":null,"units":4,"issuedDate":"2015-06-05","latestIssueDate":"2018-07-02","expirationDate":"2019-06-30","inactiveDate":"2019-08-29"},{"number":"732855","type":"Food Preparing and Serving","status":"Inactive","businessName":"Pizza Dads, LLC","legalName":"Pizza Dads, LLC ","address":"2841 W GIRARD AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2017-03-24","latestIssueDate":"2021-03-17","expirationDate":"2022-03-23","inactiveDate":"2022-05-22"},{"number":"812659","type":"Rental","status":"Inactive","businessName":"NoLibs Rentals LLC","legalName":"NoLibs Rentals LLC","address":"2841 W GIRARD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":4,"issuedDate":"2019-05-15","latestIssueDate":"2025-06-03","expirationDate":"2026-05-14","inactiveDate":"2026-07-13"},{"number":"897419","type":"Food Preparing and Serving","status":"Inactive","businessName":"SKY'S HALAL RESTAURANT","legalName":"SKY'S HALAL RESTAURANT","address":"2841 W GIRARD AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2022-06-05","latestIssueDate":"2023-05-22","expirationDate":"2024-06-04","inactiveDate":"2024-08-02"},{"number":"1008977","type":"Food Preparing and Serving","status":"Active","businessName":"Fire Fried Hot Chicken Inc","legalName":"Fire Fried Hot Chicken Inc","address":"2841 W GIRARD AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2026-06-01","latestIssueDate":"2026-06-01","expirationDate":"2027-05-31","inactiveDate":null}],"licenseActivity":[{"number":"1008977","type":"Food Preparing and Serving","businessName":"Fire Fried Hot Chicken Inc","legalName":"Fire Fried Hot Chicken Inc","issuedDate":"2026-06-01","latestIssueDate":"2026-06-01","closureDate":null,"expirationDate":"2027-05-31","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"897419","type":"Food Preparing and Serving","businessName":"SKY'S HALAL RESTAURANT","legalName":"SKY'S HALAL RESTAURANT","issuedDate":"2022-06-05","latestIssueDate":"2023-05-22","closureDate":"2024-08-02","expirationDate":"2024-06-04","inactiveDate":"2024-08-02","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"812659","type":"Rental","businessName":"NoLibs Rentals LLC","legalName":"NoLibs Rentals LLC","issuedDate":"2019-05-15","latestIssueDate":"2025-06-03","closureDate":"2026-07-13","expirationDate":"2026-05-14","inactiveDate":"2026-07-13","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"732855","type":"Food Preparing and Serving","businessName":"Pizza Dads, LLC","legalName":"Pizza Dads, LLC ","issuedDate":"2017-03-24","latestIssueDate":"2021-03-17","closureDate":"2022-05-22","expirationDate":"2022-03-23","inactiveDate":"2022-05-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"667266","type":"Rental","businessName":"HAT SHOP LLC (HAT SHOP LLC)","legalName":"HAT SHOP LLC","issuedDate":"2015-06-05","latestIssueDate":"2018-07-02","closureDate":"2019-08-29","expirationDate":"2019-06-30","inactiveDate":"2019-08-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["4 open L&I violations","failed L&I inspection activity in 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"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":["3 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":"Appeal #23864: CLOSED · Granted; related permit 556774. Use permit #152065: 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":"violations","level":"attention","title":"4 open L&I violations","finding":"8 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","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":"9 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jun 30, 2026.","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 #732855: Inactive since May 22, 2022; Food Preparing and Serving #897419: Inactive since Aug 2, 2024","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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Apr 10, 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":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"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/"}]}