{"asOf":"2026-07-24T18:12:09.724Z","block":"6900-6999 TORRESDALE AVE","blockUrl":"https://philadelphia.blockreport.homes/block/6900-6999-torresdale-ave","address":"6942 TORRESDALE AVE","parcelNumber":"871195300","source":"https://property.phila.gov/?p=871195300","ownerType":"absentee","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"S30","buildingCodeNew":"820","buildingClass":"ROW W/OFF STR 2 STY MASON","buildingClassNew":"ROW MIXED-COM/RES-BLT AS RES","useLabel":"Mixed-use","owner":"GREENSTEIN JOEL","coOwner":"GREEN JOEL","marketValue":270100,"landAssessment":54000,"improvementAssessment":216100,"livableArea":2329,"yearBuilt":1935,"lastSale":{"price":130000,"date":"2004-11-16T05:00:00Z"},"openViolations":0,"violations":[{"number":"2541687","date":"2012-08-16","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2824547","date":"2013-04-12","code":"FC-906.2/1","title":"FIRE EXTING-INSTALL R2","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2824543","date":"2013-04-12","code":"A-301.1/51","title":"PERME- INST/REPL/REPAIR WIRE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2824544","date":"2013-04-12","code":"FC-1008.1/3","title":"EGRESS DOOR OPENABLE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2824545","date":"2013-04-12","code":"FC-304.1/1","title":"INT COMBUSTIBLE WASTE ACCUMUL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2824546","date":"2013-04-12","code":"FC-901.9/1","title":"FIRE-INSTALLERS CERT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2824550","date":"2013-04-12","code":"FC-907.3/21","title":"AFDS-REQD EXIST MIX RES/NON-R","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2824551","date":"2013-04-12","code":"FC-915.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2824552","date":"2013-04-12","code":"PM-407.2/1","title":"ELEC-FAC MEET ELEC CODE-RES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2824553","date":"2013-04-12","code":"PM-407.2/2","title":"ELEC-SYSTEM HAZARDOUS-RES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2824549","date":"2013-04-12","code":"FC-907.15/1","title":"FA-MONITORING COMPANY","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2824542","date":"2013-04-12","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2824548","date":"2013-04-12","code":"FC-906.2/2","title":"FIRE EXTING-NEEDS INSP/TAG","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"344650","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2012-08-16","completedDate":"2013-09-20","violations":[{"number":"2541687","date":"2012-08-16","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"375982","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2013-04-15","completedDate":"2013-09-20","violations":[{"number":"2824547","date":"2013-04-12","code":"FC-906.2/1","title":"FIRE EXTING-INSTALL R2","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2824543","date":"2013-04-12","code":"A-301.1/51","title":"PERME- INST/REPL/REPAIR WIRE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2824544","date":"2013-04-12","code":"FC-1008.1/3","title":"EGRESS DOOR OPENABLE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2824545","date":"2013-04-12","code":"FC-304.1/1","title":"INT COMBUSTIBLE WASTE ACCUMUL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2824546","date":"2013-04-12","code":"FC-901.9/1","title":"FIRE-INSTALLERS CERT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2824550","date":"2013-04-12","code":"FC-907.3/21","title":"AFDS-REQD EXIST MIX RES/NON-R","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2824551","date":"2013-04-12","code":"FC-915.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2824552","date":"2013-04-12","code":"PM-407.2/1","title":"ELEC-FAC MEET ELEC CODE-RES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2824553","date":"2013-04-12","code":"PM-407.2/2","title":"ELEC-SYSTEM HAZARDOUS-RES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2824549","date":"2013-04-12","code":"FC-907.15/1","title":"FA-MONITORING COMPANY","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2824542","date":"2013-04-12","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2824548","date":"2013-04-12","code":"FC-906.2/2","title":"FIRE EXTING-NEEDS INSP/TAG","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2012,"n":1,"worst":null},{"y":2013,"n":12,"worst":null}],"investigations":[{"caseNumber":"13268","date":"2003-07-25","type":"L_CLIP","status":"FAILED"},{"caseNumber":"13268","date":"2003-08-15","type":"L_CLIP","status":"CLOSED"},{"caseNumber":"34330","date":"2004-11-01","type":"L_CLIP","status":"FAILED"},{"caseNumber":"34330","date":"2004-11-23","type":"L_CLIP","status":"CLOSED"},{"caseNumber":"344650","date":"2012-08-16","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"375982","date":"2013-04-13","type":"CI INSP","status":"FAILED"},{"caseNumber":"375982","date":"2013-06-10","type":"CI INSP","status":"FAILED"},{"caseNumber":"344650","date":"2013-09-20","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"375982","date":"2013-09-20","type":"CI INSP","status":"PASSED"}],"inspYears":[{"y":2003,"fails":1,"passes":0},{"y":2004,"fails":1,"passes":0},{"y":2012,"fails":1,"passes":0},{"y":2013,"fails":2,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.026857854932864,"lng":-75.04202142500762,"geom":{"type":"Polygon","coordinates":[[[-75.042085329,40.026974184],[-75.041905601,40.026767681],[-75.041957475,40.026740984],[-75.042137179,40.026948114],[-75.042085329,40.026974184]]]},"liDistrict":"EAST","certifications":[{"number":"BC-2025-026485","type":"Fire Alarm Certification","inspectionDate":"2025-06-23","result":"Certified","expirationDate":"2026-06-23","buildingId":"1263248"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19135","beds":null,"baths":null,"stories":null,"lotArea":3165,"zoning":"CMX2.5","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"8811 LISTER ST, PHILADELPHIA PA, 19152","mailOut":false,"appeals":[{"type":"RB_LIRB","grounds":"RESIDENTIAL USE OF THE SECOND FLOOR WAS APPROVED BY L&I IN 1980, LONG BEFORE APPELLANT PURCHASED THE PROPERTY. FIRST FLOOR IS PRESENTLY USED FOR NON-COMMERCIAL STORAGE ONLY.","status":"OPEN","outcome":"MOOT","date":"2013-11-20","number":"18968","relatedPermit":"344650"},{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR THE ERECTION OF A SECOND-FLOOR REAR ADDITION (TORRESDALE AVE BUILDING) TO AN ATTACHED STRUCTURE. FOR USE AS TWO (2) DWELLING UNITS (TWO-FAMILY HOUSEHOLD LIVING) WITH VACANT GROUND-FLOOR COMMERCIAL SPACE ON TORRESDALE AVE (USE REG","status":"Completed","outcome":"Granted with conditions","date":"2021-12-29","number":"ZP-2021-004904","relatedPermit":"ZP-2021-004904"},{"type":"ZBA Permit Denial - Variance","grounds":"Permit for retail store with a showroom, planning to sell doors, trims, baseboards and locks (Building Supplies and Equipment) in an existing structure with other existing uses in the structure as previously approved.","status":"Completed","outcome":"Granted with conditions","date":"2025-05-09","number":"ZP-2024-010693","relatedPermit":"ZP-2024-010693"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":153600,"taxable":153600,"land":14400,"improvement":139200,"taxableLand":14400,"taxableImprovement":139200,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":153600,"taxable":153600,"land":14400,"improvement":139200,"taxableLand":14400,"taxableImprovement":139200,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":170000,"taxable":170000,"land":34000,"improvement":136000,"taxableLand":34000,"taxableImprovement":136000,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":175100,"taxable":175100,"land":35020,"improvement":140080,"taxableLand":35020,"taxableImprovement":140080,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":176800,"taxable":176800,"land":35360,"improvement":141440,"taxableLand":35360,"taxableImprovement":141440,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":176800,"taxable":176800,"land":35360,"improvement":141440,"taxableLand":35360,"taxableImprovement":141440,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":176800,"taxable":176800,"land":35360,"improvement":141440,"taxableLand":35360,"taxableImprovement":141440,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":178800,"taxable":178800,"land":35760,"improvement":143040,"taxableLand":35760,"taxableImprovement":143040,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":178800,"taxable":178800,"land":35760,"improvement":143040,"taxableLand":35760,"taxableImprovement":143040,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":209000,"taxable":209000,"land":41800,"improvement":167200,"taxableLand":41800,"taxableImprovement":167200,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":209000,"taxable":209000,"land":41800,"improvement":167200,"taxableLand":41800,"taxableImprovement":167200,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":270100,"taxable":270100,"land":54000,"improvement":216100,"taxableLand":54000,"taxableImprovement":216100,"exemptLand":0,"exemptImprovement":0}],"taxNow":2926,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"479264","date":"2013-07-16","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2013-09-11","scope":"CORRECT VIOLATIONS MAKE ELECTRICAL REPAIRS, ENCLOSE OPEN SPLICES, REPLACE BAD OR MISSING LGTS FIX AS NEEDED SUPPORT & FASTEN WIRE AS NEEDED EMER & EXIT LGTS REPAIR OR REPLACEMENT, CLOSE BOXES AS PER NEC 2008 (MIXED USE)"},{"number":"479829","date":"2013-08-01","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2014-04-14","scope":"FIRE ALARM CONTROL PANEL, 1-ANN KEYPAD, 6-COMMON AREA SMOKE DET, 1-AUDIBLE HORN, 1-STROBE ONLY, 3-AUDIBLE HORN/STROBES, 3-MANUAL PULL STATIONS, 1-COMB 120V SMOKE/CARB MONO DET AS PER NEC 2008 & NFPA 72"},{"number":"ZP-2021-004904","date":"2021-12-08","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2024-07-16","scope":"FOR THE ERECTION OF A REAR SECOND-FLOOR ADDITION. SIZE AND LOCATION AS SHOWN IN APPLICATION / PLAN."},{"number":"CP-2022-001753","date":"2023-04-17","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-07-16","scope":"FOR CHANGE OF OCCUPANCY TO VACANT COMMERCIAL AT 1ST FLOOR AND TWO (2) DWELLING UNITS (R-3) ABOVE, THE ERECTION OF A WOOD FRAMED ADDITION AT THE REAR, AND LEVEL II ALTERATIONS TO INCLUDE NEW PARTITIONS, DOORS, FIXTURES, FURNISHINGS, FINISHES AS PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED PER NFPA 13. SEPARATE PERMITS REQUIRED FOR MEP AND FIRE SUPPRESSION WORK."},{"number":"FP-2023-000892","date":"2023-05-02","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2024-07-08","scope":"FOR INSTALLATION OF SPRINKLER SYSTEM PER NFPA 13 WITH 2-INCH FIRE SERVICE LINE AND 4-INCH BFP AS PER APPROVED PLANS. AMENDMENT TO CHANGE BFP DEVICE WITH REVISED CP-100 FORM."},{"number":"MP-2023-001859","date":"2023-05-15","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-07-08","scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS, AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."},{"number":"EP-2023-006232","date":"2023-07-26","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-05-30","scope":"Install fire alarm system as per plans and 2016 NFPA 72."},{"number":"PP-2023-011243","date":"2023-09-12","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-09-19","scope":"REPAIR/REPLACE 1\" WDP"},{"number":"EP-2023-006062","date":"2023-10-02","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-07-05","scope":"INSTALL A 400 AMP SERVICE, (4) GANG METER BANK, (1) 200 AMP PANEL & FEEDER, (2) 125 AMP PANELS & FEEDERS, (1) 60 AMP PANEL & FEEDER. INSTALL WIRING THROUGHOUT THE COMMON AREAS, COMMERCIAL SPACE, & TWO DWELLING UNITS. INSTALL LIGHTS NORMAL & EMERGENCY, SWITCHES, SENSORS, RECEPTACLES, & SMOKE ALARMS. PROVIDE POWER FOR THE MECHANICAL & HVAC EQUIPMENT. INSTALL A NEW FIRE ALARM SYSTEM THROUGHOUT. ALL WORK IN ACCORDANCE WITH THE 2017 NEC."},{"number":"PP-2023-005407","date":"2023-11-28","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-07-16","scope":"Interior Plumbing - 3 WC, 2 TUBS, 3 Lavatories, 2 KS, 3 WH"},{"number":"ZP-2024-010693","date":"2025-03-26","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Retail Sales - Building Supplies and Equipment"},{"number":"ZP-2025-003697","date":"2025-07-30","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR INSTALLATION ON ONE (1) ACCESSORY WALL SIGN. SIZE AND LOCATION PER APPROVED PLAN."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2021,"k":"permit","w":"New construction, addition, GFA change"},{"y":2021,"k":"appeal","w":"Appeal granted with conditions"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"Addition and/or Alterations"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"New Construction or Additions"},{"y":2025,"k":"permit","w":"Change of Use"},{"y":2025,"k":"appeal","w":"Appeal granted with conditions"},{"y":2025,"k":"permit","w":"Signs (Accessory / Non-Accessory)"}],"rented":true,"licenses":[{"number":"205388","type":"Food Preparing and Serving","status":"Inactive","businessName":"VECCHIONES TOO","legalName":"VECCHIONES TOO","address":"6942 TORRESDALE AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2000-04-30","latestIssueDate":"2000-04-30","expirationDate":"2001-04-30","inactiveDate":null},{"number":"0957665","type":"Rental","status":"Active","businessName":"UA Investment Group LLC","legalName":"UA Investment Group LLC","address":"6942 TORRESDALE AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2024-07-31","latestIssueDate":"2026-06-23","expirationDate":"2027-07-30","inactiveDate":null}],"licenseActivity":[{"number":"0957665","type":"Rental","businessName":"UA Investment Group LLC","legalName":"UA Investment Group LLC","issuedDate":"2024-07-31","latestIssueDate":"2026-06-23","closureDate":null,"expirationDate":"2027-07-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"205388","type":"Food Preparing and Serving","businessName":"VECCHIONES TOO","legalName":"VECCHIONES TOO","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":"2026-07-23","units":2,"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":["9 permit events since 2023","1 zoning/board appeal 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 29% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $209,000 to $270,100","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":"Appeal #18968: OPEN · MOOT; related permit 344650. The history also contains “PERM Z- NEW 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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Jun 23, 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":"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 1935 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":"5 failed, 2 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Sep 20, 2013.","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 #205388: Inactive","why":"A license record proves the licensed activity existed at that time. An inactive or expired license does not establish that the business still operates—or that it may legally reopen under the same use.","action":"If business income matters, verify the current tenant, use registration, and active license in eCLIPSE.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/licenses/business-licenses/"},{"id":"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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 13 historical violations across 2 cases.","why":"A closed case is materially better than an open one, but it does not by itself prove that every altered use, unit, or concealed condition matches today’s approvals.","action":"Use the closed cases to target the inspection and occupancy-file review.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"}],"closingChecks":[{"title":"Property Sales Certification","body":"The seller must obtain Philadelphia’s certificate showing the base zoning, last use in the zoning record, and open violations. The City warns that it does not prove Building Code occupancy or show zoning overlays.","action":"Obtain the fresh certificate and compare it with the CO, permits, and Atlas overlays.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-property-sales-certification/"},{"title":"Date-effective City Property Payoff","body":"The Tax Center Property Payoff covers Real Estate Tax, Commercial Trash, and L&I abatement-work invoices. Philadelphia says it does not include business-tax debts or liens, water and sewer charges, or fines for code violations.","action":"Request the City statement effective through settlement; read every period and invoice.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"title":"Professional title and water-lien searches","body":"OPA ownership, deed summaries, and a zero tax balance are not clear title. Mortgages, judgments, municipal claims, water liens, easements, heirs, and other encumbrances require separate searches.","action":"Use a Pennsylvania lawyer/title company and obtain owner’s title insurance; order the separate water search/payoff.","url":"https://www.phila.gov/2026-04-07-why-title-insurance-is-your-best-friend-when-buying-a-home-in-philadelphia/","secondaryUrl":"https://www.phila.gov/services/water-gas-utilities/pay-or-dispute-a-water-bill/resolve-water-liens-judgments/"}]}