{"asOf":"2026-07-26T12:27:05.753Z","block":"5100-5199 MARKET ST","blockUrl":"https://philadelphia.blockreport.homes/block/5100-5199-market-st","address":"5101 MARKET ST","parcelNumber":"871201050","source":"https://property.phila.gov/?p=871201050","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":"PAK INVESTMENT LLC","coOwner":null,"marketValue":386500,"landAssessment":77300,"improvementAssessment":309200,"livableArea":4548,"yearBuilt":1925,"lastSale":{"price":1,"date":"2022-06-22T04:00:00Z"},"openViolations":7,"violations":[{"number":"3840143","date":"2014-08-14","code":"FC-703.1/4","title":"INT DOOR SELF-CLOSE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2024-086946","date":"2024-10-18","code":"A-301.1/65","title":"NEW USE","status":"COMPLIED","resolutionDate":"2024-10-22","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-086947","date":"2024-10-18","code":"A-301.1/66","title":"PERMZ- OR REMOVE ADVERTISING","status":"COMPLIED","resolutionDate":"2024-10-22","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-056035","date":"2025-07-29","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2026-01-21","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2025-056036","date":"2025-07-29","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2026-01-21","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2026-044004","date":"2026-06-13","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-044005","date":"2026-06-13","code":"F-906.7","title":"FIRE EXTINGUISHER HANGERS & BRACKETS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-044006","date":"2026-06-13","code":"F-604.4","title":"MULTIPLUG ADAPTORS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-044007","date":"2026-06-13","code":"F-604.5 ","title":"EXTENSION CORDS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-044008","date":"2026-06-13","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-044009","date":"2026-06-13","code":"F-1104.3","title":"EXIT SIGN ILLUMINATION\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-046864","date":"2026-06-25","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"450250","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2014-08-29","completedDate":null,"violations":[{"number":"3840143","date":"2014-08-14","code":"FC-703.1/4","title":"INT DOOR SELF-CLOSE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2024-113165","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUSINESS COMPLIANCE INVESTIGATOR","status":"CLOSED","createdDate":"2024-10-21","completedDate":"2024-10-22","violations":[{"number":"VI-2024-086946","date":"2024-10-18","code":"A-301.1/65","title":"NEW USE","status":"COMPLIED","resolutionDate":"2024-10-22","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-086947","date":"2024-10-18","code":"A-301.1/66","title":"PERMZ- OR REMOVE ADVERTISING","status":"COMPLIED","resolutionDate":"2024-10-22","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2025-077476","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2025-07-29","completedDate":"2026-01-21","violations":[{"number":"VI-2025-056035","date":"2025-07-29","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2026-01-21","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2025-056036","date":"2025-07-29","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2026-01-21","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2026-071006","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL NPU AFTER HOURS INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-06-16","completedDate":null,"violations":[{"number":"VI-2026-044004","date":"2026-06-13","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-044005","date":"2026-06-13","code":"F-906.7","title":"FIRE EXTINGUISHER HANGERS & BRACKETS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-044006","date":"2026-06-13","code":"F-604.4","title":"MULTIPLUG ADAPTORS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-044007","date":"2026-06-13","code":"F-604.5 ","title":"EXTENSION CORDS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-044008","date":"2026-06-13","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-044009","date":"2026-06-13","code":"F-1104.3","title":"EXIT SIGN ILLUMINATION\n","status":"OPEN","resolutionDate":null,"resolution":null}]},{"number":"CF-2026-076064","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL PM EXTERIOR INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-06-25","completedDate":null,"violations":[{"number":"VI-2026-046864","date":"2026-06-25","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2014,"n":1,"worst":null},{"y":2024,"n":2,"worst":null},{"y":2025,"n":2,"worst":"UNSAFE STRUCTURE"},{"y":2026,"n":7,"worst":null}],"investigations":[{"caseNumber":"69911","date":"2006-07-05","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"450250","date":"2014-08-28","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"450250","date":"2014-10-15","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"450250","date":"2014-12-02","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"450250","date":"2015-04-24","type":"PRECOURT","status":"FAILED"},{"caseNumber":"450250","date":"2015-07-17","type":"PRECOURT","status":"FAILED"},{"caseNumber":"450250","date":"2016-01-19","type":"PRECOURT","status":"FAILED"},{"caseNumber":"450250","date":"2016-01-28","type":"PRECOURT","status":"FAILED"},{"caseNumber":"450250","date":"2016-03-01","type":"PRECOURT","status":"PASSED"},{"caseNumber":"CF-2024-113165","date":"2024-10-21","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-113165","date":"2024-10-22","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-077476","date":"2025-07-29","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-077476","date":"2025-08-26","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-077476","date":"2026-01-21","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-071006","date":"2026-06-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-076064","date":"2026-06-25","type":null,"status":"FAILED"}],"inspYears":[{"y":2014,"fails":2,"passes":0},{"y":2015,"fails":2,"passes":0},{"y":2016,"fails":2,"passes":1},{"y":2024,"fails":1,"passes":1},{"y":2025,"fails":2,"passes":0},{"y":2026,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.96000863576435,"lng":-75.22298735962501,"geom":{"type":"Polygon","coordinates":[[[-75.222958422,39.960123019],[-75.222934329,39.960119715],[-75.222984843,39.959888562],[-75.223039682,39.959895911],[-75.222991183,39.960127528],[-75.222958422,39.960123019]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19139","beds":null,"baths":null,"stories":null,"lotArea":1376,"zoning":"CMX2.5","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"5","intCond":"5","garage":null,"homestead":false,"mail":"500 WINFIELD AVE, UPPER DARBY PA, 19082","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR A FOUR (4) FAMILY DWELLING AND A BARBER SHOP ON THE 1ST FLOOR FRONT AND VACANT 1ST FLOOR REAR IN AN EXISTING STRUCTURE.","status":"CLOSED","outcome":"Granted","date":"2010-08-24","number":"11971","relatedPermit":"280947"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":204700,"taxable":204700,"land":20600,"improvement":184100,"taxableLand":20600,"taxableImprovement":184100,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":204700,"taxable":204700,"land":20600,"improvement":184100,"taxableLand":20600,"taxableImprovement":184100,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":295000,"taxable":295000,"land":59000,"improvement":236000,"taxableLand":59000,"taxableImprovement":236000,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":303800,"taxable":303800,"land":60760,"improvement":243040,"taxableLand":60760,"taxableImprovement":243040,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":306800,"taxable":306800,"land":61360,"improvement":245440,"taxableLand":61360,"taxableImprovement":245440,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":306800,"taxable":306800,"land":61360,"improvement":245440,"taxableLand":61360,"taxableImprovement":245440,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":306800,"taxable":306800,"land":61360,"improvement":245440,"taxableLand":61360,"taxableImprovement":245440,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":386600,"taxable":386600,"land":77320,"improvement":309280,"taxableLand":77320,"taxableImprovement":309280,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":386600,"taxable":386600,"land":77320,"improvement":309280,"taxableLand":77320,"taxableImprovement":309280,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":349800,"taxable":349800,"land":69960,"improvement":279840,"taxableLand":69960,"taxableImprovement":279840,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":349800,"taxable":349800,"land":69960,"improvement":279840,"taxableLand":69960,"taxableImprovement":279840,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":386500,"taxable":386500,"land":77300,"improvement":309200,"taxableLand":77300,"taxableImprovement":309200,"exemptLand":0,"exemptImprovement":0}],"taxNow":4897,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"50674","date":"2007-01-19","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"REVOKED","completedDate":null,"scope":"EXTERIOR WALL REPAIRS & WINDOW SIDE AND REAR WALLS TO COMPLY CSU CASE 69911"},{"number":"92074","date":"2007-07-26","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":null,"scope":"REPAIRS RO EXTERIOR TO SATISFY CASE # 69911"},{"number":"119534","date":"2007-12-04","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2008-01-23","scope":"INSTALL 200AMP SERVICE, 5 METER SOCKET, 5 SUB PANELS ONLY AS PER 2005 NEC (WEST DISTRICT)"},{"number":"124956","date":"2008-01-07","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2008-01-10","scope":"REPLACE WATER DISTRIBUTION LINE"},{"number":"125529","date":"2008-01-09","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2008-01-09","scope":"CHANGING USE FROM VACANT TO A BARBER SHOP. OTHER FLOORS TO REMAIN WITH PREVIOUS USES"},{"number":"122480","date":"2008-03-20","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2009-09-02","scope":"EXISTING 200AMP SERVICE , REWIRING OF BUILDING AS PER 2005 NEC AND INSTALL F/A SYSTEM AS PER NFPA72 (WEST DISTRICT)"},{"number":"197147","date":"2009-01-16","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2009-01-16","scope":"1ST FL. FRONT BARBER SHOP REAR VACANT, 2ND FL. FRONT VACANT COMMERCIAL SPACE. REAR VACANT APARTMENT. 3RD FL FRONT VACANT COMMERCIAL SPACE REAR VACANT APARTMENT"},{"number":"357314","date":"2011-08-09","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"ADD 2 ADDITIONAL 60AMP METERS ON TO EXISTING 200AMP SERVICE FOR BASEMNET LIGHTING AND OUTSIDE LIGHTING AS PER 2008 NEC (WEST DISTRICT)"},{"number":"280947","date":"2014-07-29","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2014-07-29","scope":"INCREASE TO A 4-FAMILY DWELLING AND BARBER SHOP."},{"number":"CP-2025-005433","date":"2025-11-26","work":"Commercial Make Safe Permit","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2026-01-22","scope":"MAKE SAFE PERMIT TO COMPLY WITH CF-2025-005433 TO INCLUDE REPAIRS TO SIDE REAR WALL DUE TO VEHICLE IMPACT. AS PER APPROVED PLANS AND IN ACCORDANCE WITH CODE BULLETIN PM-1801. LICENSED PA PROFESSIONAL ENGINEER IS REQUIRED TO MONITOR REPAIRS MADE UNDER THIS PERMIT. THE ENGINEER MUST SUBMIT A SEALED STATEMENT TO THE DEPARTMENT CONFIRMING THAT THE STRUCTURE IS IN SOUND CONDITION AT COMPLETION. SEPARATE PERMITS REQUIRED FOR ADDITIONAL ALTERATIONS NOT ADDRESSED IN APPROVED PLANS."},{"number":"ZP-2025-012922","date":"2026-02-04","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Retail Sales - Consumer Goods; Retail Sales - Food, Beverages, and Groceries"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2011,"k":"permit","w":"Electrical"},{"y":2014,"k":"viol","w":"L&I violation"},{"y":2014,"k":"permit","w":"Use"},{"y":2016,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2024,"k":"viol","w":"2 L&I violations"},{"y":2024,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2025,"k":"viol","w":"2 L&I violations incl UNSAFE STRUCTURE"},{"y":2025,"k":"insp","w":"Inspection failed ×2"},{"y":2025,"k":"permit","w":"Commercial Make Safe Permit"},{"y":2026,"k":"permit","w":"Change of Use"},{"y":2026,"k":"viol","w":"7 L&I violations"},{"y":2026,"k":"insp","w":"L&I: 2 failed, 1 passed"}],"rented":false,"licenses":[{"number":"305204","type":"Food Preparing and Serving","status":"Inactive","businessName":"ELAMIN HALAL CTR AND REST","legalName":"ELAMIN HALAL CTR AND REST","address":"5101 MARKET ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2005-02-03","latestIssueDate":"2008-04-30","expirationDate":"2009-04-30","inactiveDate":"2012-12-22"},{"number":"491047","type":"Rental","status":"Inactive","businessName":"PAK INVESTMENT, LLC","legalName":"PAK INVESTMENT, LLC","address":"5101 MARKET ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":4,"issuedDate":"2010-01-06","latestIssueDate":"2025-04-24","expirationDate":"2026-02-28","inactiveDate":"2026-04-29"},{"number":"1007755","type":"Food Establishment, Retail Permanent Location","status":"Active","businessName":"51ST MINI MART LLC","legalName":"51ST MINI MART LLC","address":"5101 MARKET ST","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2026-05-15","latestIssueDate":"2026-05-15","expirationDate":"2027-05-14","inactiveDate":null}],"licenseActivity":[{"number":"1007755","type":"Food Establishment, Retail Permanent Location","businessName":"51ST MINI MART LLC","legalName":"51ST MINI MART LLC","issuedDate":"2026-05-15","latestIssueDate":"2026-05-15","closureDate":null,"expirationDate":"2027-05-14","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"491047","type":"Rental","businessName":"PAK INVESTMENT, LLC","legalName":"PAK INVESTMENT, LLC","issuedDate":"2010-01-06","latestIssueDate":"2025-04-24","closureDate":"2026-04-29","expirationDate":"2026-02-28","inactiveDate":"2026-04-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"305204","type":"Food Preparing and Serving","businessName":"ELAMIN HALAL CTR AND REST","legalName":"ELAMIN HALAL CTR AND REST","issuedDate":"2005-02-03","latestIssueDate":"2008-04-30","closureDate":"2012-12-22","expirationDate":"2009-04-30","inactiveDate":"2012-12-22","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":["7 open L&I violations","failed L&I inspection activity in 2025, 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #11971: CLOSED · Granted; related permit 280947. Use permit #125529: COMPLETED. The history also contains “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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: 50674 (REVOKED).","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":"7 open L&I violations","finding":"12 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":"11 failed, 3 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jun 25, 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 #305204: Inactive since Dec 22, 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.","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/"}],"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/"}]}