{"asOf":"2026-07-29T08:05:26.169Z","block":"1700-1799 CECIL B MOORE AVE","blockUrl":"https://philadelphia.blockreport.homes/block/1700-1799-cecil-b-moore-ave","address":"1715 CECIL B MOORE AVE","parcelNumber":"871403240","source":"https://property.phila.gov/?p=871403240","ownerType":"absentee","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"Y70","buildingCodeNew":"820","buildingClass":"STR/OFF+APT 4 STY MASONRY","buildingClassNew":"ROW MIXED-COM/RES-BLT AS RES","useLabel":"Apartment building","owner":"LOPSONZSKI 1715 CECIL B M","coOwner":null,"marketValue":417400,"landAssessment":83400,"improvementAssessment":334000,"livableArea":4260,"yearBuilt":2017,"lastSale":{"price":182000,"date":"2014-04-14T04:00:00Z"},"openViolations":0,"violations":[{"number":"1262474","date":"2008-03-08","code":"A-503.2/2","title":"PROSEC- STD INFO","status":"CMPLY","resolutionDate":null,"resolution":null},{"number":"1262475","date":"2008-03-08","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"CMPLY","resolutionDate":null,"resolution":null},{"number":"1262476","date":"2008-03-08","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"CMPLY","resolutionDate":null,"resolution":null},{"number":"1558033","date":"2009-08-20","code":"PM-306.2/1","title":"VACANT BLDG UNSECURED COUNT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1558032","date":"2009-08-20","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1558034","date":"2009-08-20","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2502721","date":"2012-07-12","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2502720","date":"2012-07-12","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3124684","date":"2014-03-27","code":"PM-102.4/1","title":"LICENSE-VAC LOT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4339395","date":"2017-06-02","code":"A-104.1/5","title":"DEBRIS REMOVE - CONSTR","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4339397","date":"2017-06-02","code":"A-504.1/2","title":"SWO- CONTRARY TO GOOD PRACTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4339396","date":"2017-06-02","code":"A-302.8/32","title":"INSURANCE - POST CERT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5018071","date":"2019-04-29","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5018070","date":"2019-04-29","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"150201","type":"STANDARD","priority":"STANDARD","responsibility":"BRU","status":"CLOSED","createdDate":"2008-03-08","completedDate":"2012-06-27","violations":[{"number":"1262474","date":"2008-03-08","code":"A-503.2/2","title":"PROSEC- STD INFO","status":"CMPLY","resolutionDate":null,"resolution":null},{"number":"1262475","date":"2008-03-08","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"CMPLY","resolutionDate":null,"resolution":null},{"number":"1262476","date":"2008-03-08","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"CMPLY","resolutionDate":null,"resolution":null}]},{"number":"212206","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2009-08-27","completedDate":"2010-03-23","violations":[{"number":"1558033","date":"2009-08-20","code":"PM-306.2/1","title":"VACANT BLDG UNSECURED COUNT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1558032","date":"2009-08-20","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1558034","date":"2009-08-20","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"338419","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2012-07-12","completedDate":"2013-06-11","violations":[{"number":"2502721","date":"2012-07-12","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2502720","date":"2012-07-12","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"423949","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2014-03-27","completedDate":"2014-04-14","violations":[{"number":"3124684","date":"2014-03-27","code":"PM-102.4/1","title":"LICENSE-VAC LOT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"587089","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DN","status":"CLOSED","createdDate":"2017-06-06","completedDate":"2017-06-27","violations":[{"number":"4339395","date":"2017-06-02","code":"A-104.1/5","title":"DEBRIS REMOVE - CONSTR","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4339397","date":"2017-06-02","code":"A-504.1/2","title":"SWO- CONTRARY TO GOOD PRACTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4339396","date":"2017-06-02","code":"A-302.8/32","title":"INSURANCE - POST CERT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"682147","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2019-04-29","completedDate":"2019-06-24","violations":[{"number":"5018071","date":"2019-04-29","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5018070","date":"2019-04-29","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2008,"n":3,"worst":null},{"y":2009,"n":3,"worst":null},{"y":2012,"n":2,"worst":null},{"y":2014,"n":1,"worst":null},{"y":2017,"n":3,"worst":null},{"y":2019,"n":2,"worst":null}],"investigations":[{"caseNumber":"150201","date":"2008-03-01","type":"BRU INSP","status":"FAILED"},{"caseNumber":"167000","date":"2008-06-05","type":"BC INSP","status":"PASSED"},{"caseNumber":"150201","date":"2009-03-09","type":"BRU INSP","status":"FAILED"},{"caseNumber":"212206","date":"2009-08-20","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"212206","date":"2010-01-04","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"212206","date":"2010-03-22","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"150201","date":"2012-06-27","type":"BRU INSP","status":"CLOSED"},{"caseNumber":"423949","date":"2014-03-27","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"423949","date":"2014-04-14","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"587089","date":"2017-06-02","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"587089","date":"2017-06-27","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"682147","date":"2019-04-29","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"682147","date":"2019-06-21","type":"HCEU INSP","status":"PASSED"}],"inspYears":[{"y":2008,"fails":1,"passes":1},{"y":2009,"fails":2,"passes":0},{"y":2010,"fails":1,"passes":1},{"y":2014,"fails":1,"passes":1},{"y":2017,"fails":1,"passes":1},{"y":2019,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97957863073209,"lng":-75.16322602932266,"geom":{"type":"Polygon","coordinates":[[[-75.163174909,39.979684939],[-75.163223125,39.979465942],[-75.163277623,39.979473166],[-75.163228042,39.979692246],[-75.163174909,39.979684939]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2024-009762","type":"Fire Alarm Certification","inspectionDate":"2024-04-09","result":"Certified","expirationDate":"2025-04-09","buildingId":"1544631"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19121","beds":null,"baths":null,"stories":null,"lotArea":1364,"zoning":"CMX2.5","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"2542 WEST FAIRVIEW ST, ALLENTOWN PA, 18104","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF AN ATTACHED STRUCTURE; BAY WINDOWS AT 2ND THRU 4TH FLOORS FOR A MULTI-FAMILY HOUSEHOLD LIVING (FOUR (4) FAMILY DWELLING) FROM CELLAR   THRU 4TH FLOORS AND BUSINESS AND PROFESSIONAL OFFICE ON FIRST FLOOR FRONTAGE. ","status":"CLOSED","outcome":"Denied","date":"2015-11-24","number":"23124","relatedPermit":"540696"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":9100,"taxable":9100,"land":9100,"improvement":0,"taxableLand":9100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":9100,"taxable":9100,"land":9100,"improvement":0,"taxableLand":9100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":500000,"taxable":100000,"land":100000,"improvement":400000,"taxableLand":100000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":400000},{"y":2022,"v":500000,"taxable":100000,"land":100000,"improvement":400000,"taxableLand":100000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":400000},{"y":2023,"v":525000,"taxable":105000,"land":105000,"improvement":420000,"taxableLand":105000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":420000},{"y":2024,"v":525000,"taxable":105000,"land":105000,"improvement":420000,"taxableLand":105000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":420000},{"y":2025,"v":566500,"taxable":113300,"land":113300,"improvement":453200,"taxableLand":113300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":453200},{"y":2026,"v":566500,"taxable":113300,"land":113300,"improvement":453200,"taxableLand":113300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":453200},{"y":2027,"v":417400,"taxable":83400,"land":83400,"improvement":334000,"taxableLand":83400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":334000}],"taxNow":1586,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"375878","date":"2011-12-09","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2011-12-09","scope":"DEMO ENTIRE BUILDING FREE STANDING , REMOVE DEBRIS, COLLAPSE BASEMENT CLEAN FILL TO GRADE LEVEL"},{"number":"375876","date":"2011-12-09","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2012-07-22","scope":"DEMO ENTIRE BUILDING FREE STANDING , REMOVE DEBRIS, COLLAPSE BASEMENT CLEAN FILL TO GRADE LEVEL. SEE ATTACHED ASBESTOS REPORT IN SCANNED FILE."},{"number":"683632","date":"2016-04-22","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2016-04-22","scope":"NEW 4 STORY DUPLEX WITH COMMERCIAL SPACE 2 APARTMENT & CELLAR"},{"number":"704142","date":"2016-08-16","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2017-08-07","scope":"FOR THE ERECTION OF A FOUR-STORY MIXED-USE STRUCTURE TO BE USED AS A VACANT COMMERCIAL SPACE AND TWO (2) DWELLING UNITS. BUILDING SHALL BE FULLY SPRINKLERED. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING, AND FIRE SUPPRESSION SYSTEMS."},{"number":"744136","date":"2017-01-10","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2017-08-07","scope":"FOR THE INSTALLATION OF AN AUTOMATIC SPRINKLER SYSTEM IN ACCORDANCE WITH NFPA 13 THROUGHOUT A NEW, FOUR (4) STORY, MIXED-USE STRUCTURE, USING A NEW 2\" FIRE SERVICE LINE, AND A NEW 2-1/2\" BACKFLOW PREVENTION DEVICE, AS PER PLANS."},{"number":"742100","date":"2017-01-24","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-07-28","scope":"NEW CONSTRUCTION: INTERIOR PLUMBING OF A 4-STORY BUILDING WITH VACANT COMMERCIAL SPACE AND (2) DWELLING UNITS.THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE, 2004. SEPARATE PERMITS ARE REQUIRED FOR THE (2) 1-1/2\" AND (1) 3/4\" DOMESTIC WATER DISTRIBUTION SERVICES AND THE 5\" SEWER LATERAL TO THE STREET MAINS, AS WELL AS THE 3/4\" BACKFLOW PREVENTION CONTAINMENT ASSEMBLY.ADDITIONAL PERMITS ARE REQUIRED FOR THE VACANT COMMERCIAL SPACE (OTHER THAN WORK SHOWN ON THE APPROVED PLANS WHICH ARE PART OF THIS PERMIT).FUEL GAS PIPING AND EQUIPMENT IS NOT PART OF THIS PERMIT AND REQUIRES A MECHANICAL PERMIT. PVC PIPE MATERIALS ARE NOT PERMITTED, PER CODE SECTIONS P-902.5 & P-1102.3."},{"number":"741210","date":"2017-02-08","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2017-07-28","scope":"INSTALLATION 4 HEAT PUMP SYSTEM WITH A REQUIRED DUCK WORK & A COMMON EXHAUST DUCT WITH 2-HR FIRE RESISTANCE RATED SHAFT ENCLOSURE IN ACCORDANCE"},{"number":"742176","date":"2017-03-20","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-08-07","scope":"NEW ELECTRICAL WIRING THROUGHOUT LOW VOLTAGE WIRING REG CABLE CAT5E, HARDWIRED, INTERCONNETED 120 V SMOKE DETECTORS. 400 AMP SERVICE & 4 GANG METER SOCKETS AND 4 SUB PANELS AS PER 2008 NEC FIRE ALARM AS PER NFPA72 NORTH DISTRICT"},{"number":"777675","date":"2017-04-24","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-05-12","scope":"(3) 3/4\" WATER SERVICE,CURB TRAP AND LATERAL PA20171140651 (MIXED USE)SELF CERTIFICATION'S ARE NO LONGER PERMITTED\",\"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FT IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2015,"k":"appeal","w":"Appeal denied"},{"y":2016,"k":"permit","w":"Zoning/use"},{"y":2016,"k":"permit","w":"New construction"},{"y":2017,"k":"permit","w":"Suppression"},{"y":2017,"k":"permit","w":"Plumbing"},{"y":2017,"k":"permit","w":"Mechanical"},{"y":2017,"k":"permit","w":"Electrical"},{"y":2017,"k":"permit","w":"Plumbing"},{"y":2017,"k":"viol","w":"3 L&I violations"},{"y":2017,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2019,"k":"viol","w":"2 L&I violations"},{"y":2019,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":true,"licenses":[{"number":"491246","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"BROCK RAHEEM","legalName":"BROCK RAHEEM","address":"1715 CECIL B MOORE AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2010-01-07","latestIssueDate":"2014-04-11","expirationDate":"2015-02-28","inactiveDate":"2015-04-29"},{"number":"764302","type":"Rental","status":"Active","businessName":"LOPSONZSKI 1715 CECIL B MOORE LP","legalName":"LOPSONZSKI 1715 CECIL B MOORE LP","address":"1715 CECIL B MOORE AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2018-01-30","latestIssueDate":"2026-02-23","expirationDate":"2027-01-29","inactiveDate":null}],"licenseActivity":[{"number":"764302","type":"Rental","businessName":"LOPSONZSKI 1715 CECIL B MOORE LP","legalName":"LOPSONZSKI 1715 CECIL B MOORE LP","issuedDate":"2018-01-30","latestIssueDate":"2026-02-23","closureDate":null,"expirationDate":"2027-01-29","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"491246","type":"Vacant Residential Property / Lot","businessName":"BROCK RAHEEM","legalName":"BROCK RAHEEM","issuedDate":"2010-01-07","latestIssueDate":"2014-04-11","closureDate":"2015-04-29","expirationDate":"2015-02-28","inactiveDate":"2015-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-28","units":2,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 5395% in 2021, but no matching permit appears in the property timeline.","evidence":["assessment moved from $9,100 to $500,000","no permit shown in 2020-2022"],"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 #23124: CLOSED · Denied; related permit 540696. Use permit #375878: 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":"Fire Alarm Certification: Certified through Apr 9, 2025","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":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (2542 WEST FAIRVIEW ST, ALLENTOWN PA, 18104).","why":"A tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.","action":"Verify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.","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, 5 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Jun 21, 2019.","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 #491246: Inactive since Apr 29, 2015","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":"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 14 historical violations across 6 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/"}]}