{"asOf":"2026-07-27T02:44:28.784Z","block":"4200-4299 RIDGE AVE","blockUrl":"https://philadelphia.blockreport.homes/block/4200-4299-ridge-ave","address":"4223 RIDGE AVE","parcelNumber":"871176450","source":"https://property.phila.gov/?p=871176450","ownerType":"absentee","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":"AMIN HASSAN GHAHREMANI","coOwner":null,"marketValue":296400,"landAssessment":59200,"improvementAssessment":237200,"livableArea":3120,"yearBuilt":1939,"lastSale":{"price":1,"date":"2008-04-15T04:00:00Z"},"openViolations":0,"violations":[{"number":"211965428","date":"2019-07-11","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":"2020-11-19","resolution":"COMPLIED - OWNER REPAIR"},{"number":"211965430","date":"2019-07-11","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2020-11-19","resolution":"COMPLIED - 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OWNER REPAIR"},{"number":"VI-2025-089949","date":"2025-11-17","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"COMPLIED","resolutionDate":"2025-12-23","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-089948","date":"2025-11-17","code":"F-906.1","title":"FIRE EXTINGUISHERS REQUIRED\n","status":"COMPLIED","resolutionDate":"2025-12-23","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-089946","date":"2025-11-17","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2026-05-28","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2025-089945","date":"2025-11-17","code":"F-105.9.3","title":"FIRE ALARM/DETECTION SYSTEMS\n","status":"COMPLIED","resolutionDate":"2025-11-20","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"695320","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2019-07-11","completedDate":"2020-11-20","violations":[{"number":"211965428","date":"2019-07-11","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":"2020-11-19","resolution":"COMPLIED - OWNER REPAIR"},{"number":"211965430","date":"2019-07-11","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2020-11-19","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2025-116615","type":"NOTICE OF VIOLATION","priority":"ADMINISTRATIVE NOTICE OF VIOLATION","responsibility":"QOL NUISANCE PROPERTY INVESTIGATOR","status":"IN VIOLATION - COURT","createdDate":"2025-10-22","completedDate":null,"violations":[{"number":"VI-2025-089947","date":"2025-11-17","code":"F-1031.4","title":"EXIT SIGNS\n","status":"COMPLIED","resolutionDate":"2025-12-23","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-089956","date":"2025-11-17","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-089953","date":"2025-11-17","code":"F-305.1","title":"CLEARANCE FROM IGNITION SOURCES\n","status":"COMPLIED","resolutionDate":"2025-12-23","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-089952","date":"2025-11-17","code":"F-907.4.2.4","title":"MANUAL FIRE ALARM BOX SIGNS\n","status":"COMPLIED","resolutionDate":"2025-12-23","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-089951","date":"2025-11-17","code":"F-1104.28","title":"EXIT DOORS\n","status":"COMPLIED","resolutionDate":"2025-12-23","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-089950","date":"2025-11-17","code":"PM15-505.4","title":"PLUMBING SYSTEMS- WATER HEATING","status":"COMPLIED","resolutionDate":"2025-12-23","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-089949","date":"2025-11-17","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"COMPLIED","resolutionDate":"2025-12-23","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-089948","date":"2025-11-17","code":"F-906.1","title":"FIRE EXTINGUISHERS REQUIRED\n","status":"COMPLIED","resolutionDate":"2025-12-23","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-089946","date":"2025-11-17","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2026-05-28","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2025-089945","date":"2025-11-17","code":"F-105.9.3","title":"FIRE ALARM/DETECTION SYSTEMS\n","status":"COMPLIED","resolutionDate":"2025-11-20","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2019,"n":2,"worst":"EXTERIOR STRUCT UNSAFE COND 7"},{"y":2025,"n":10,"worst":null}],"investigations":[{"caseNumber":"695320","date":"2019-07-11","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"695320","date":"2020-01-23","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"695320","date":"2020-11-20","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-116615","date":"2025-10-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-116615","date":"2025-11-17","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-116615","date":"2025-11-18","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-116615","date":"2025-12-23","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-116615","date":"2026-02-24","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-116615","date":"2026-05-28","type":null,"status":"FAILED"}],"inspYears":[{"y":2019,"fails":1,"passes":0},{"y":2020,"fails":1,"passes":1},{"y":2025,"fails":4,"passes":0},{"y":2026,"fails":2,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.00930092335935,"lng":-75.19444099472118,"geom":{"type":"Polygon","coordinates":[[[-75.19440147,40.009395544],[-75.194354008,40.009377789],[-75.194471601,40.009203138],[-75.194527902,40.00922554],[-75.19440147,40.009395544]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2026-005108","type":"Fire Alarm Certification","inspectionDate":"2025-12-19","result":"Certified","expirationDate":"2026-12-19","buildingId":"1004174"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19129","beds":null,"baths":null,"stories":null,"lotArea":1253,"zoning":"CMX2.5","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"PO BOX 1421, SOUTHEASTERN PA, 19399","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":276600,"taxable":276600,"land":27900,"improvement":248700,"taxableLand":27900,"taxableImprovement":248700,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":276600,"taxable":276600,"land":27900,"improvement":248700,"taxableLand":27900,"taxableImprovement":248700,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":288500,"taxable":288500,"land":57700,"improvement":230800,"taxableLand":57700,"taxableImprovement":230800,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":297100,"taxable":297100,"land":59420,"improvement":237680,"taxableLand":59420,"taxableImprovement":237680,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":300000,"taxable":300000,"land":60000,"improvement":240000,"taxableLand":60000,"taxableImprovement":240000,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":300000,"taxable":300000,"land":60000,"improvement":240000,"taxableLand":60000,"taxableImprovement":240000,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":300000,"taxable":300000,"land":60000,"improvement":240000,"taxableLand":60000,"taxableImprovement":240000,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":260100,"taxable":260100,"land":52020,"improvement":208080,"taxableLand":52020,"taxableImprovement":208080,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":260100,"taxable":260100,"land":52020,"improvement":208080,"taxableLand":52020,"taxableImprovement":208080,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":237100,"taxable":237100,"land":47420,"improvement":189680,"taxableLand":47420,"taxableImprovement":189680,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":237100,"taxable":237100,"land":47420,"improvement":189680,"taxableLand":47420,"taxableImprovement":189680,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":296400,"taxable":296400,"land":59200,"improvement":237200,"taxableLand":59200,"taxableImprovement":237200,"exemptLand":0,"exemptImprovement":0}],"taxNow":3319,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"60337","date":"2007-03-07","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2007-03-07","scope":"RETAIL STORE AND 2 APTS."},{"number":"54474","date":"2007-03-12","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2008-10-29","scope":"INTERIOR RENOVATIONS PER SUBMITTED SEALED PLANS. C.O. FOR TWO FAMILY DWELLING ONLY. SEPARATE PERMITS (USE PERMIT & BLDG. PERMIT FOR ALTS. AT FIRST FLOOR.) ADD'L ELEC., PLUMB, WARM AIR PERMITS."},{"number":"82443","date":"2007-06-12","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2008-04-11","scope":"RENOVATIONS NEW PIPING AND NEW FXTS (2 BATHS & 2 POWDER ROOMS ) 4 WC, 4 LAVS, 2 TUBS, 2 KS, 2 DISH W, 2 LT."},{"number":"81010","date":"2007-07-25","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2015-11-21","scope":"FIRE ALARM SYSSTEM, EMERGENCY EXIT AND LIGHTING INTERCOM SYSTEM TO FRONT DOOR FROM APARTMENTS 400AMP SERVICE WITH 1 - 200AMP PANEL AND 3 - 100AMP PANLES, INSTALL 60 OUTLETS, 11 GFCI'S 38 LILGHT WIRING AND INSTALLATIONS APPLIANCE POWER CONNECTIONS, HVAC ELECTRIC 6 CABLE AND 7 PHONE OUTLETS(NORTH DIST)"},{"number":"99715","date":"2007-08-29","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2008-06-26","scope":"INSTALL 2 TRANE HVAC UNITS."},{"number":"100580","date":"2007-09-04","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2007-09-26","scope":"ROOF REPLACEMENT, SINGLE-PLY MODIFIED BITUMEN (SFD)"},{"number":"169141","date":"2008-09-09","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2008-09-09","scope":"BASEMENT AND 1ST FLOOR USED AS A UTILITY AND RESTAURANT STORAGE. GROUND FL. USE AS A RESTAURANT EAT IN 25 SEATS CHINA DISHWARE 2ND AND 3RD FLOOR USE AS APARTMENTS"},{"number":"261318","date":"2010-02-08","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2010-02-08","scope":"FOR AN EAT-IN AND TAKE-OUT RESTAURANT SEATING FOR 25 PERSONS"},{"number":"452794","date":"2013-02-12","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2013-02-12","scope":"FOR BUSINESS AND PROFESSIONAL OFFICE ON FIRST FLOOR AND ABOVE TWO FAMILY DWELLING"},{"number":"452795","date":"2013-02-22","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2013-11-25","scope":"INTERIOR ALTERATIONS TO FIRST FLOOR, NEW DROP CEILING NEW AIR CONDITIONING AND DUCT WORK, NEW HC/TOILET ROOM. (NO CHANGE IN HT OR AREA) SEPARATE PERMITS REQUIRED FOR PLUMBING, ELECTRICAL AND HVAC."},{"number":"457106","date":"2013-03-08","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2013-07-27","scope":"TENANT FIT OUT 12 LIGHTS 15 RECEPTACLES 3 SWITCHES FAN POWDER ROOM 1 LIGHT IN BATHROOM GAS HEAT AND 3 TON AIR CONDITIONER PER 2008 NEC. EMERGENCY LIGHTING TO COMPLY WITH ARTICLE 700.12(F) OF THE 2008 NEC."},{"number":"458971","date":"2013-03-14","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2013-05-28","scope":"INSTALL TOILET & SINK TO EXISTING PLUMBING LINES INSTALL NEW 40 GAL HOT WATER HEATER"},{"number":"458979","date":"2013-03-14","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2013-05-28","scope":"INSTALLATION OF 90,000 BTU 92% DIRECT VENT GAS FIRED WARM AIR FURNACE. 3 TON CENTRAL A/C SYSTEM. COMPLETE WHOLE HOUSE DUCTWORK."},{"number":"460443","date":"2013-04-03","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2013-04-03","scope":"INSTALL ONE SINGLE FACE NON ILLUMINATED PAN SIGN"},{"number":"464609","date":"2013-04-25","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2013-06-06","scope":"INSTALL ONE SINGLE FACE NON ILLUMINATED SIGN PER SUBMITTED PLAN."},{"number":"PP-2021-016354","date":"2021-09-13","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-09-15","scope":"Replace water distribution"},{"number":"ZP-2025-007570","date":"2025-07-31","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Retail Sales - Food, Beverages, and Groceries; Retail Sales - Consumer Goods"},{"number":"CP-2025-006118","date":"2026-04-20","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR LEVEL II ALTERATIONS TO AN EXISTING TENANT SPACE FOR USE AS A RETAIL STORE (M OCCUPANCY) WITH NO CHANGE TO THE APARTMENT UNITS ABOVE - TWO (2) DWELLING UNITS (R-3 OCCUPANCY), ALTERATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS, PROVIDE FINISHES/FURNISHINGS AND ACCESSIBILITY IMPROVEMENTS THROUGHOUT. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. ** PERMIT INCLUDES WORK TO BE LEGALIZED **"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2013,"k":"permit","w":"Mechanical"},{"y":2013,"k":"permit","w":"Zoning/use"},{"y":2013,"k":"permit","w":"Sign"},{"y":2019,"k":"viol","w":"2 L&I violations incl EXTERIOR STRUCT UNSAFE COND 7"},{"y":2019,"k":"insp","w":"Inspection failed"},{"y":2020,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2021,"k":"permit","w":"Alterations"},{"y":2025,"k":"viol","w":"10 L&I violations"},{"y":2025,"k":"permit","w":"Change of Use"},{"y":2025,"k":"insp","w":"Inspection failed ×4"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"insp","w":"Inspection failed ×2"}],"rented":false,"licenses":[{"number":"365406","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"HASSAN GHAHREMANI","legalName":"HASSAN GHAHREMANI","address":"4223 RIDGE AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2006-04-25","latestIssueDate":"2007-01-16","expirationDate":"2008-02-29","inactiveDate":"2012-01-23"},{"number":"575442","type":"Rental","status":"Inactive","businessName":"HASSAN GHAHREMANI","legalName":"HASSAN GHAHREMANI","address":"4223 RIDGE AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2012-10-10","latestIssueDate":"2025-03-08","expirationDate":"2026-02-28","inactiveDate":"2026-04-29"},{"number":"0990245","type":"Food Preparing and Serving","status":"Active","businessName":"Best Choice Mini Mart Inc","legalName":"Best Choice Mini Mart Inc","address":"4223 RIDGE AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2025-10-01","latestIssueDate":"2025-10-01","expirationDate":"2026-09-30","inactiveDate":null}],"licenseActivity":[{"number":"0990245","type":"Food Preparing and Serving","businessName":"Best Choice Mini Mart Inc","legalName":"Best Choice Mini Mart Inc","issuedDate":"2025-10-01","latestIssueDate":"2025-10-01","closureDate":null,"expirationDate":"2026-09-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"575442","type":"Rental","businessName":"HASSAN GHAHREMANI","legalName":"HASSAN GHAHREMANI","issuedDate":"2012-10-10","latestIssueDate":"2025-03-08","closureDate":"2026-04-29","expirationDate":"2026-02-28","inactiveDate":"2026-04-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"365406","type":"Vacant Residential Property / Lot","businessName":"HASSAN GHAHREMANI","legalName":"HASSAN GHAHREMANI","issuedDate":"2006-04-25","latestIssueDate":"2007-01-16","closureDate":"2012-01-23","expirationDate":"2008-02-29","inactiveDate":"2012-01-23","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #60337: COMPLETED. The history also contains “OCCUPIED W/O TCO OR CO.”","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":"1 permit not marked completed: CP-2025-006118 (Issued).","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 12 historical violations across 2 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":"8 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on May 28, 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":"Vacant Residential Property / Lot #365406: Inactive since Jan 23, 2012","why":"A license record proves the licensed activity existed at that time. An inactive or expired license does not establish that the business still operates—or that it may legally reopen under the same use.","action":"If business income matters, verify the current tenant, use registration, and active license in eCLIPSE.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/licenses/business-licenses/"},{"id":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration and appears related-party/family-held.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"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 Dec 19, 2026","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/"}]}