{"asOf":"2026-07-24T17:44:23.067Z","block":"1500-1599 W PASSYUNK AVE","blockUrl":"https://philadelphia.blockreport.homes/block/1500-1599-w-passyunk-ave","address":"1551 W PASSYUNK AVE","parcelNumber":"871223010","source":"https://property.phila.gov/?p=871223010","ownerType":"absentee","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"Y30","buildingCodeNew":"821","buildingClass":"STR/OFF+APT 2 STY MASONRY","buildingClassNew":"ROW MIXED-COM/RES-BLT AS COM","useLabel":"Apartment building","owner":"SALVATORE CONCETTA","coOwner":null,"marketValue":706500,"landAssessment":141300,"improvementAssessment":565200,"livableArea":3840,"yearBuilt":1920,"lastSale":{"price":10,"date":"2018-02-13T05:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2024-018509","date":"2024-03-20","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2024-08-05","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2024-018510","date":"2024-03-20","code":"F-901.6.4.2","title":"SUBMISSION OF CERTIFICATIONS\n","status":"COMPLIED","resolutionDate":"2024-08-05","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2024-018512","date":"2024-03-20","code":"9-3902 (2)","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-012585","date":"2026-03-06","code":"F-907.4.2.4","title":"MANUAL FIRE ALARM BOX SIGNS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-012586","date":"2026-03-06","code":"F-1105.5.4.2.4","title":"SELF- OR AUTOMATIC-CLOSING DOORS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-012592","date":"2026-03-06","code":"6-301(4)(A)(.1)","title":"FOOD - LARGE ESTABLISHMENT LICENSE","status":"COMPLIED","resolutionDate":"2026-04-10","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}],"violationCases":[{"number":"CF-2024-022325","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUSINESS COMPLIANCE INVESTIGATOR","status":"IN VIOLATION - COURT","createdDate":"2024-03-20","completedDate":null,"violations":[{"number":"VI-2024-018509","date":"2024-03-20","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2024-08-05","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2024-018510","date":"2024-03-20","code":"F-901.6.4.2","title":"SUBMISSION OF CERTIFICATIONS\n","status":"COMPLIED","resolutionDate":"2024-08-05","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2024-018512","date":"2024-03-20","code":"9-3902 (2)","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"OPEN","resolutionDate":null,"resolution":null}]},{"number":"CF-2025-128055","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL BUSINESS COMPLIANCE INVESTIGATOR","status":"UNDER INVESTIGATION","createdDate":"2025-11-25","completedDate":null,"violations":[{"number":"VI-2026-012585","date":"2026-03-06","code":"F-907.4.2.4","title":"MANUAL FIRE ALARM BOX SIGNS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-012586","date":"2026-03-06","code":"F-1105.5.4.2.4","title":"SELF- OR AUTOMATIC-CLOSING DOORS\n","status":"OPEN","resolutionDate":null,"resolution":null}]},{"number":"CF-2026-019994","type":"NOTICE OF VIOLATION","priority":"ADMINISTRATIVE NOTICE OF VIOLATION","responsibility":"QOL BUSINESS COMPLIANCE INVESTIGATOR","status":"CLOSED","createdDate":"2026-03-06","completedDate":"2026-04-10","violations":[{"number":"VI-2026-012592","date":"2026-03-06","code":"6-301(4)(A)(.1)","title":"FOOD - LARGE ESTABLISHMENT LICENSE","status":"COMPLIED","resolutionDate":"2026-04-10","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]}],"violYears":[{"y":2024,"n":3,"worst":null},{"y":2026,"n":3,"worst":null}],"investigations":[{"caseNumber":"CF-2024-022325","date":"2024-03-21","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-022325","date":"2024-08-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-022325","date":"2024-09-11","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-128055","date":"2025-11-25","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-128055","date":"2026-03-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-019994","date":"2026-03-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-019994","date":"2026-03-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-019994","date":"2026-04-10","type":null,"status":"PASSED"}],"inspYears":[{"y":2024,"fails":3,"passes":0},{"y":2025,"fails":1,"passes":0},{"y":2026,"fails":3,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.92512091068839,"lng":-75.17272303796454,"geom":null,"liDistrict":"SOUTH","certifications":[{"number":"BC-2024-004226","type":"Special Hazards Certification","inspectionDate":"2024-02-01","result":"Certified","expirationDate":"2025-02-01","buildingId":"1393914"},{"number":"BC-2024-010984","type":"Fire Alarm Certification","inspectionDate":"2024-04-18","result":"Certified","expirationDate":"2025-04-18","buildingId":"1393914"},{"number":"BC-2024-025512","type":"Special Hazards Certification","inspectionDate":"2024-09-18","result":"Certified","expirationDate":"2025-09-18","buildingId":"1393914"},{"number":"BC-2025-006053","type":"Special Hazards Certification","inspectionDate":"2025-03-11","result":"Certified","expirationDate":"2026-03-11","buildingId":"1393914"},{"number":"BC-2025-012523","type":"Fire Alarm Certification","inspectionDate":"2025-04-11","result":"Certified","expirationDate":"2026-04-11","buildingId":"1393914"},{"number":"BC-2025-027883","type":"Special Hazards Certification","inspectionDate":"2025-10-23","result":"Certified","expirationDate":"2026-10-23","buildingId":"1393914"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19145","beds":null,"baths":null,"stories":null,"lotArea":2089,"zoning":"CMX2.5","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"1125 LINN ST, PHILADELPHIA PA, 19147","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":346000,"taxable":346000,"land":32800,"improvement":313200,"taxableLand":32800,"taxableImprovement":313200,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":346000,"taxable":346000,"land":32800,"improvement":313200,"taxableLand":32800,"taxableImprovement":313200,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":266400,"taxable":266400,"land":53280,"improvement":213120,"taxableLand":53280,"taxableImprovement":213120,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":546200,"taxable":465401,"land":109280,"improvement":436920,"taxableLand":109280,"taxableImprovement":356121,"exemptLand":0,"exemptImprovement":80799},{"y":2021,"v":546200,"taxable":465401,"land":109280,"improvement":436920,"taxableLand":109280,"taxableImprovement":356121,"exemptLand":0,"exemptImprovement":80799},{"y":2022,"v":546200,"taxable":465401,"land":109280,"improvement":436920,"taxableLand":109280,"taxableImprovement":356121,"exemptLand":0,"exemptImprovement":80799},{"y":2023,"v":552600,"taxable":473026,"land":110520,"improvement":442080,"taxableLand":110520,"taxableImprovement":362506,"exemptLand":0,"exemptImprovement":79574},{"y":2024,"v":552600,"taxable":473026,"land":110520,"improvement":442080,"taxableLand":110520,"taxableImprovement":362506,"exemptLand":0,"exemptImprovement":79574},{"y":2025,"v":722200,"taxable":618203,"land":144440,"improvement":577760,"taxableLand":144440,"taxableImprovement":473763,"exemptLand":0,"exemptImprovement":103997},{"y":2026,"v":722200,"taxable":618203,"land":144440,"improvement":577760,"taxableLand":144440,"taxableImprovement":473763,"exemptLand":0,"exemptImprovement":103997},{"y":2027,"v":706500,"taxable":604764,"land":141300,"improvement":565200,"taxableLand":141300,"taxableImprovement":463464,"exemptLand":0,"exemptImprovement":101736}],"taxNow":8654,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"336672","date":"2011-04-20","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2011-04-20","scope":"OPERATE A DAYCAR FOR 23 CHILDREN IN VACANT SPACE."},{"number":"338265","date":"2011-06-27","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2011-07-08","scope":"CERTIFICATE OF OCCUPANCY ON FIRST FLOOR FOR DAYCARE (24 CHILDREN MAXIMUM, 5 CHILDREN MAXIMUM UNDER 2 1/2 YEARS OF AGE)."},{"number":"820943","date":"2017-10-03","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2017-10-03","scope":"USE OF GROUND FLOOR AS A SIT DOWN RESTAURANT IN AN EXISTING BUILDING, ALONG WITH ALL OTHER PREVIOUS APPROVED USES. NO SIGNS ON THIS PERMIT."},{"number":"847933","date":"2018-01-29","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2018-01-29","scope":"FOR THE LOT ADJUSTMENT TO CREATE ONE (1) LOT FROM TWO (2) DEEDED LOTS (1549 W PASSYUNK AVE AND 1551 W PASSYUNK AVE) TWO (2) OPA ACCOUNTS (1549 W PASSYUNK AVE AND 1551 W PASSYUNK AVE) AND ONE (1) ZONING LOT. SIZE AND LOCATION AS SHOWN ON PLANS AND APPLICATION. SEE A/P NO 847928 FOR PLANS."},{"number":"847946","date":"2018-02-26","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2018-02-26","scope":"FOR THE CHANGE OF USE OF THE EXISITNG ATTACHED STRUCTURE TO A SIT-DOWN RESTAURANT ON THE FIRST FLOOR AND MULTI-FAMILY HOUSEHOLD LIVING (FOUR (4) DWELLING UNITS) ABOVE. NO SIGNS ON THIS APPLICATION."},{"number":"824717","date":"2018-02-26","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Cancelled","completedDate":"2025-02-27","scope":"LEVEL II ALTERATIONS TO THE 1ST FLOOR OF AN EXISTING STRUCTURE. ALTERATIONS TO INCLUDE DEMOLITION AND ERECTION OF NON-BEARING PARTITIONS, MODIFICATIONS TO EXISTING OPENINGS, FURNISHINGS, FINISHES AND ACCESSIBILITY UPGRADES. SPACE TO BE USED AS A SIT DOWN RESTAURANT. NO CHANGE TO UPPER FLOORS OF STRUCTURE. SEPARATE PERMIT REQUIRED FOR PLUMBING, MECHANICAL, AND ELECTRICAL WORK."},{"number":"855030","date":"2018-02-26","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2018-09-26","scope":"AHVAC - DUCTWORK & WARM-AIR APPLIANCES - FOR THE INSTALLATION OF NEW DUCTWORK, REGISTERS/GRILLES/DIFFUSERS, AND WARM-AIR APPLIANCES AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS. TWO COMPLETE MINI SPLIT UNITS AND REVISING EXISTING DUCT WORK 1 TON MINI SPLIT SYSTEM, 2 TON MINI SPLIT SYSTEM TO OUTFIT THE RESTAURANT SEATING AREA NEW GRILLS MOVING DUCTWORK TO OUTFIT."},{"number":"864354","date":"2018-04-03","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2018-09-26","scope":"TO AMEND A/P NO 824717 TO CORRECT THE ADDRESS. CORRECT ADDRESS: 1551 W PASSYUNK AVE A/P NO 824717 ISSUED FOR LEVEL II ALTERATIONS TO THE 1ST FLOOR OF AN EXISTING STRUCTURE. ALTERATIONS TO INCLUDE DEMOLITION AND ERECTION OF NON-BEARING PARTITIONS, MODIFICATIONS TO EXISTING OPENINGS, FURNISHINGS, FINISHES AND ACCESSIBILITY UPGRADES. SPACE TO BE USED AS A SIT DOWN RESTAURANT. NO CHANGE TO UPPER FLOORS OF STRUCTURE. SEPARATE PERMIT REQUIRED FOR PLUMBING, MECHANICAL, AND ELECTRICAL WORK."},{"number":"863040","date":"2018-04-10","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-08-08","scope":"REWIRE SPACE REPLACE EXISTING FIRE ALARM CONTROL PANEL NEW FIRE ALRM WIRING AND DEVICES FOR 1ST FLOOR RECONNECT EXISTING FORE ALARM DEVICES FOR 2ND FLOOR CAT5 WIRING THORUGHOUT AS PER PLANS FOR POS INTERNET AND CAMERAS. INSTALLATIONS IN ACCORDANCE WITH 2008 NEC"},{"number":"878830","date":"2018-06-04","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-09-26","scope":"ALTERATIONS: INTERIOR PLUMBING;RESTAURANT, FIRST FLOOR;MULTI-FAMILY HOUSEHOLD LIVING (4) DWELLING UNITS ABOVE TO AMEND A/P NO 824717 TO CORRECT THE ADDRESS. CORRECT ADDRESS: 1551 W PASSYUNK AVE A/P NO 824717 2-LAVS,2-TOILETS,3-FLOOR DRAINS AND 3COMP AND PREP SINKS FOR PREP AREA.THE INSTALLATION WILL COMPLY WITH THE PHILADEPHIA PLUBMING CODE 2004"},{"number":"883817","date":"2018-07-10","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2018-07-10","scope":"ERECT ONE FLATWALL SIGN AS SHOWN ON PLAN."},{"number":"913043","date":"2019-01-23","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-12-23","scope":"INSTALLATION OF (2) TWO NEW RETRACTABLE AWNINGS ALONG THE EXISTING EXTERIOR FACADE PER PLANS. **NO COPY ON AWNINGS**"},{"number":"937684","date":"2019-01-23","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2019-12-23","scope":"FOR THE INSTALLATION OF ONE (1) FLATWALL SIGN FOR A RESTAURANT, AS PER APPROVED PLANS. SEE APP# 913043 FOR APPROVED PLANS."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2018,"k":"permit","w":"Mechanical"},{"y":2018,"k":"permit","w":"Administrative"},{"y":2018,"k":"permit","w":"Electrical"},{"y":2018,"k":"permit","w":"Plumbing"},{"y":2018,"k":"permit","w":"Zoning/use"},{"y":2019,"k":"permit","w":"Major alteration"},{"y":2019,"k":"permit","w":"Sign"},{"y":2024,"k":"viol","w":"3 L&I violations"},{"y":2024,"k":"insp","w":"Inspection failed ×3"},{"y":2025,"k":"insp","w":"Inspection failed"},{"y":2026,"k":"viol","w":"3 L&I violations"},{"y":2026,"k":"insp","w":"L&I: 3 failed, 1 passed"}],"rented":false,"licenses":[{"number":"473999","type":"Food Preparing and Serving","status":"Inactive","businessName":"GORDON GLORIA (LUCKY STARS ACADEMY)","legalName":"GORDON GLORIA","address":"1551 W PASSYUNK AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2009-05-18","latestIssueDate":"2012-05-23","expirationDate":"2013-04-30","inactiveDate":null},{"number":"606279","type":"Rental","status":"Inactive","businessName":"CONCETTA SALVATORE","legalName":"CONCETTA SALVATORE","address":"1551 W PASSYUNK AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":4,"issuedDate":"2013-09-30","latestIssueDate":"2024-10-16","expirationDate":"2025-02-28","inactiveDate":"2025-04-29"},{"number":"784957","type":"Food Preparing and Serving (30+ SEATS)","status":"Active","businessName":"THIRSTY SOULS LLC","legalName":"THIRSTY SOULS LLC","address":"1551 W PASSYUNK AVE","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2018-08-02","latestIssueDate":"2026-03-15","expirationDate":"2026-08-01","inactiveDate":null},{"number":"815523","type":"Food Estab, Retail Non-Permanent Location (Event)","status":"Inactive","businessName":"Thirsty Souls, LLC","legalName":"Thirsty Souls, LLC","address":"1551 W PASSYUNK AVE","revenueCode":"3112","rentalCategory":null,"units":null,"issuedDate":"2019-06-14","latestIssueDate":"2019-06-14","expirationDate":"2019-06-15","inactiveDate":null},{"number":"818216","type":"Sidewalk Cafe","status":"Inactive","businessName":"THIRSTY SOULS LLC","legalName":"THIRSTY SOULS LLC","address":"1551 W PASSYUNK AVE","revenueCode":"3123","rentalCategory":null,"units":null,"issuedDate":"2019-07-16","latestIssueDate":"2024-08-01","expirationDate":"2025-07-15","inactiveDate":"2025-09-13"}],"licenseActivity":[{"number":"818216","type":"Sidewalk Cafe","businessName":"THIRSTY SOULS LLC","legalName":"THIRSTY SOULS LLC","issuedDate":"2019-07-16","latestIssueDate":"2024-08-01","closureDate":"2025-09-13","expirationDate":"2025-07-15","inactiveDate":"2025-09-13","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"815523","type":"Food Estab, Retail Non-Permanent Location (Event)","businessName":"Thirsty Souls, LLC","legalName":"Thirsty Souls, LLC","issuedDate":"2019-06-14","latestIssueDate":"2019-06-14","closureDate":"2019-06-15","expirationDate":"2019-06-15","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"784957","type":"Food Preparing and Serving (30+ SEATS)","businessName":"THIRSTY SOULS LLC","legalName":"THIRSTY SOULS LLC","issuedDate":"2018-08-02","latestIssueDate":"2026-03-15","closureDate":null,"expirationDate":"2026-08-01","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"606279","type":"Rental","businessName":"CONCETTA SALVATORE","legalName":"CONCETTA SALVATORE","issuedDate":"2013-09-30","latestIssueDate":"2024-10-16","closureDate":"2025-04-29","expirationDate":"2025-02-28","inactiveDate":"2025-04-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"473999","type":"Food Preparing and Serving","businessName":"GORDON GLORIA (LUCKY STARS ACADEMY)","legalName":"GORDON GLORIA","issuedDate":"2009-05-18","latestIssueDate":"2012-05-23","closureDate":"2013-04-30","expirationDate":"2013-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 31% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $552,600 to $722,200","no permit shown in 2024-2026"],"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":"Use permit #336672: 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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: 824717 (Cancelled).","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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Special Hazards Certification: Certified through Oct 23, 2026; Fire Alarm Certification: Certified through Apr 11, 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-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":"7 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Apr 10, 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 #473999: Inactive; Food Estab, Retail Non-Permanent Location (Event) #815523: Inactive; Sidewalk Cafe #818216: Inactive since Sep 13, 2025","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":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"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 6 historical violations across 3 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/"}]}