{"asOf":"2026-07-23T01:02:38.402Z","block":"4100-4199 MAIN ST","blockUrl":"https://philadelphia.blockreport.homes/block/4100-4199-main-st","address":"4165 MAIN ST","parcelNumber":"871280850","source":"https://property.phila.gov/?p=871280850","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":"E A E INC","coOwner":null,"marketValue":467100,"landAssessment":93400,"improvementAssessment":373700,"livableArea":2290,"yearBuilt":1900,"lastSale":{"price":300000,"date":"2011-03-16T04:00:00Z"},"openViolations":0,"violations":[{"number":"647599","date":"2007-07-31","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"647598","date":"2007-07-31","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"712335","date":"2007-10-22","code":"PM-102.4/4","title":"LICENSE-VAC COMM BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3319787","date":"2014-07-23","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3319785","date":"2014-07-23","code":"FC-904.11/4","title":"AFES-COMM KITCH SERVICE & CERT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3319786","date":"2014-07-23","code":"FC-915.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3319784","date":"2014-07-23","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3319788","date":"2014-07-23","code":"PM-102.3/1","title":"LICENSE-RES SFD/2FD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2025-033171","date":"2025-05-16","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2025-08-08","resolution":"COMPLIED - 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OWNER REPAIR"}],"violationCases":[{"number":"123412","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2007-08-08","completedDate":"2013-02-05","violations":[{"number":"647599","date":"2007-07-31","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"647598","date":"2007-07-31","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"712335","date":"2007-10-22","code":"PM-102.4/4","title":"LICENSE-VAC COMM BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"444268","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2014-07-24","completedDate":"2014-10-15","violations":[{"number":"3319787","date":"2014-07-23","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3319785","date":"2014-07-23","code":"FC-904.11/4","title":"AFES-COMM KITCH SERVICE & CERT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3319786","date":"2014-07-23","code":"FC-915.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3319784","date":"2014-07-23","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3319788","date":"2014-07-23","code":"PM-102.3/1","title":"LICENSE-RES SFD/2FD","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2025-042428","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUSINESS COMPLIANCE INVESTIGATOR","status":"CLOSED","createdDate":"2025-05-14","completedDate":"2025-08-08","violations":[{"number":"VI-2025-033171","date":"2025-05-16","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2025-08-08","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2025-033172","date":"2025-05-16","code":"F-901.6","title":"INSPECTION, TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2025-08-08","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-033173","date":"2025-05-16","code":"F-907.4.2.4","title":"MANUAL FIRE ALARM BOX SIGNS\n","status":"COMPLIED","resolutionDate":"2025-08-08","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-033174","date":"2025-05-16","code":"F-1031.2","title":"RELIABILITY\n","status":"COMPLIED","resolutionDate":"2025-08-08","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-033175","date":"2025-05-16","code":"F-906.1","title":"FIRE EXTINGUISHERS REQUIRED\n","status":"COMPLIED","resolutionDate":"2025-08-08","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-033176","date":"2025-05-16","code":"F-906.6","title":"FIRE EXTINGUISHER UNOBSTRUCTED & UNOBSCURED\n","status":"COMPLIED","resolutionDate":"2025-08-08","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2007,"n":3,"worst":null},{"y":2014,"n":5,"worst":null},{"y":2025,"n":6,"worst":null}],"investigations":[{"caseNumber":"123412","date":"2007-07-31","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"123412","date":"2013-02-04","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"444268","date":"2014-07-23","type":"CI INSP","status":"FAILED"},{"caseNumber":"444268","date":"2014-09-08","type":"CI INSP","status":"FAILED"},{"caseNumber":"444268","date":"2014-10-14","type":"CI INSP","status":"PASSED"},{"caseNumber":"CF-2025-042428","date":"2025-05-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-042428","date":"2025-05-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-042428","date":"2025-08-08","type":null,"status":"PASSED"}],"inspYears":[{"y":2007,"fails":1,"passes":0},{"y":2013,"fails":0,"passes":1},{"y":2014,"fails":2,"passes":1},{"y":2025,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.02361363459727,"lng":-75.21985492227394,"geom":{"type":"Polygon","coordinates":[[[-75.21975757,40.023646482],[-75.219900184,40.02353969],[-75.219952379,40.023579962],[-75.219810358,40.023687735],[-75.21975757,40.023646482]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2023-023709","type":"Special Hazards Certification","inspectionDate":"2023-11-13","result":"Certified","expirationDate":"2024-05-13","buildingId":"1155201"},{"number":"BC-2024-014508","type":"Special Hazards Certification","inspectionDate":"2024-05-14","result":"Certified","expirationDate":"2024-11-14","buildingId":"1155201"},{"number":"BC-2024-033098","type":"Special Hazards Certification","inspectionDate":"2024-12-14","result":"Certified","expirationDate":"2025-12-14","buildingId":"1155201"},{"number":"BC-2025-014171","type":"Fire Alarm Certification","inspectionDate":"2025-05-23","result":"Certified","expirationDate":"2026-05-23","buildingId":"1155201"},{"number":"BC-2025-015332","type":"Special Hazards Certification","inspectionDate":"2025-06-06","result":"Certified","expirationDate":"2026-06-06","buildingId":"1155201"},{"number":"BC-2025-025762","type":"Special Hazards Certification","inspectionDate":"2025-10-01","result":"Certified","expirationDate":"2026-10-01","buildingId":"1155201"},{"number":"BC-2026-004585","type":"Special Hazards Certification","inspectionDate":"2026-02-18","result":"Certified","expirationDate":"2027-02-18","buildingId":"1155201"},{"number":"BC-2026-004819","type":"Special Hazards Certification","inspectionDate":"2026-02-18","result":"Certified","expirationDate":"2027-02-18","buildingId":"1155201"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19127","beds":null,"baths":null,"stories":null,"lotArea":1127,"zoning":"CMX2.5","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"4165 MAIN ST, PHILADELPHIA PA, 19127","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"APPEAL AGAINST LICENSES AND INSPECTIONS FOR THE ISSUANCE OF ZONING/USE PERMIT #369201. YOU STATED THAT PRIOR TO THE ISSUANCE OF PERMIT #369201, THERE HAD BEEN NO RESTAURANT USE AT THE PROPERTY FOR MORE THAN THREE(3) YEARS. PERMIT #369201 WA","status":"OPEN","outcome":"Withdrawn","date":"2012-04-18","number":"17605","relatedPermit":"369201"},{"type":"Zoning board appeal","grounds":"APPEAL AGAINST LICENSES AND INSPECTIONS FOR THE ISSUANCE OF ZONING/ PERMIT #369201. YOU STATED THAT THE PROPERTY IS SUBJECT TO THE MAIN STREET MANAYUNK OVERLAY, SECTION 14-1615 AND PARKING RESTRICTIONS SECTION 14-312. THE RESTAURANT USE HAS","status":"OPEN","outcome":"Withdrawn","date":"2012-04-18","number":"17604","relatedPermit":"369201"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":343500,"taxable":343500,"land":39500,"improvement":304000,"taxableLand":39500,"taxableImprovement":304000,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":343500,"taxable":343500,"land":39500,"improvement":304000,"taxableLand":39500,"taxableImprovement":304000,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":334400,"taxable":334400,"land":66880,"improvement":267520,"taxableLand":66880,"taxableImprovement":267520,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":344400,"taxable":344400,"land":68880,"improvement":275520,"taxableLand":68880,"taxableImprovement":275520,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":347800,"taxable":347800,"land":69560,"improvement":278240,"taxableLand":69560,"taxableImprovement":278240,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":347800,"taxable":347800,"land":69560,"improvement":278240,"taxableLand":69560,"taxableImprovement":278240,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":347800,"taxable":347800,"land":69560,"improvement":278240,"taxableLand":69560,"taxableImprovement":278240,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":385500,"taxable":385500,"land":77100,"improvement":308400,"taxableLand":77100,"taxableImprovement":308400,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":385500,"taxable":385500,"land":77100,"improvement":308400,"taxableLand":77100,"taxableImprovement":308400,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":399600,"taxable":399600,"land":79920,"improvement":319680,"taxableLand":79920,"taxableImprovement":319680,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":399600,"taxable":399600,"land":79920,"improvement":319680,"taxableLand":79920,"taxableImprovement":319680,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":467100,"taxable":467100,"land":93400,"improvement":373700,"taxableLand":93400,"taxableImprovement":373700,"exemptLand":0,"exemptImprovement":0}],"taxNow":5594,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"326737","date":"2011-02-25","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALL (8) RECESSED LIGHTS, INSTALL (1) CHANDELIER AS PER 2008 NEC"},{"number":"326825","date":"2011-02-25","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2012-09-18","scope":"DRYWALL 1ST FLOOR OVER EXISTING DRYWALL OR OVER EXISTING STUDS. NO NEW PARTITIONS."},{"number":"360354","date":"2011-08-26","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2011-12-21","scope":"INSTALLING 2-3 COMPARTMENT SINKS AND ONE HAND SINK"},{"number":"369201","date":"2011-10-18","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2011-10-18","scope":"DOCUMENTATION OF AN EXISTING RESTAURANT EAT IN ONLY ALL FOOD SERVED ON NON-DISPOSABLE WARE NO DISPENSING WINDOW OR TAKE OUT MALT BEVERAGES"},{"number":"367808","date":"2011-11-09","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2011-12-21","scope":"INSTALL A 9' HOOD , DUCT WORK, FANS AND S/S IN AN EXISTING RESTAURANT KITCHEN. SEE A/P #370504 FOR FIRE SUPPRESSION WORK. PHILADELPHIA HISTORICAL COMMISSION APPROVAL FOR DUCT LOCATION AS PER THE SUBMITTED PLANS. CALL THE INSPECTOR PRIOR TO STARTING WORK."},{"number":"382246","date":"2012-01-09","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2016-01-07","scope":"CHANGE LIGHTING LAYOUT, ADD 6 HIGH HATS RECESS LIGHTS PER ROOM AS PER 2008 NEC(MIXED USE)(NORTH DIST)"},{"number":"370504","date":"2012-02-02","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2012-05-29","scope":"INSTALLATION OF A COMMERCIAL KITCHEN HOOD FIRE EXTINGUISHING SYSTEM"},{"number":"PP-2023-012310","date":"2023-09-08","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-02-12","scope":"REPLACE 3/4\" BACKFLOW DEVICE"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2011,"k":"permit","w":"Use"},{"y":2011,"k":"permit","w":"Mechanical"},{"y":2012,"k":"permit","w":"Electrical"},{"y":2012,"k":"permit","w":"Suppression"},{"y":2012,"k":"appeal","w":"Appeal withdrawn"},{"y":2012,"k":"appeal","w":"Appeal withdrawn"},{"y":2013,"k":"insp","w":"Inspection passed"},{"y":2014,"k":"viol","w":"5 L&I violations"},{"y":2014,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2025,"k":"viol","w":"6 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 2 failed, 1 passed"}],"rented":true,"licenses":[{"number":"425355","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"ALBERT & MARILDA FILEWICZ","legalName":"ALBERT & MARILDA FILEWICZ","address":"4165 MAIN ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2007-10-03","latestIssueDate":"2009-02-13","expirationDate":"2010-02-28","inactiveDate":"2012-12-22"},{"number":"551257","type":"Food Preparing and Serving","status":"Active","businessName":"EAE INC","legalName":"EAE INC","address":"4165 MAIN ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2011-12-27","latestIssueDate":"2026-04-07","expirationDate":"2027-04-30","inactiveDate":null},{"number":"646615","type":"Rental","status":"Active","businessName":"EAE INC","legalName":"EAE INC","address":"4165 MAIN ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2014-11-04","latestIssueDate":"2026-02-11","expirationDate":"2027-02-28","inactiveDate":null},{"number":"846270","type":"Sidewalk Cafe (Temporary)","status":"Inactive","businessName":"EAE INC","legalName":"EAE INC","address":"4165 MAIN ST","revenueCode":"3123","rentalCategory":null,"units":null,"issuedDate":"2020-07-16","latestIssueDate":"2021-12-18","expirationDate":"2022-12-31","inactiveDate":"2023-03-01"}],"licenseActivity":[{"number":"846270","type":"Sidewalk Cafe (Temporary)","businessName":"EAE INC","legalName":"EAE INC","issuedDate":"2020-07-16","latestIssueDate":"2021-12-18","closureDate":"2023-03-01","expirationDate":"2022-12-31","inactiveDate":"2023-03-01","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"646615","type":"Rental","businessName":"EAE INC","legalName":"EAE INC","issuedDate":"2014-11-04","latestIssueDate":"2026-02-11","closureDate":null,"expirationDate":"2027-02-28","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"551257","type":"Food Preparing and Serving","businessName":"EAE INC","legalName":"EAE INC","issuedDate":"2011-12-27","latestIssueDate":"2026-04-07","closureDate":null,"expirationDate":"2027-04-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"425355","type":"Vacant Residential Property / Lot","businessName":"ALBERT & MARILDA FILEWICZ","legalName":"ALBERT & MARILDA FILEWICZ","issuedDate":"2007-10-03","latestIssueDate":"2009-02-13","closureDate":"2012-12-22","expirationDate":"2010-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-21","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #17605: OPEN · Withdrawn; related permit 369201. Use permit #369201: 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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Special Hazards Certification: Certified through Feb 18, 2027; Fire Alarm Certification: Certified through May 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 1900 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, 3 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Aug 8, 2025.","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 #425355: Inactive since Dec 22, 2012; Sidewalk Cafe (Temporary) #846270: Inactive since Mar 1, 2023","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 14 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/"}]}