{"asOf":"2026-07-26T17:07:42.341Z","block":"100-199 W GIRARD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/100-199-w-girard-ave","address":"116 W GIRARD AVE","parcelNumber":"871510270","source":"https://property.phila.gov/?p=871510270","ownerType":"absentee","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"S50","buildingCodeNew":"820","buildingClass":"ROW W/OFF STR 3 STY MASON","buildingClassNew":"ROW MIXED-COM/RES-BLT AS RES","useLabel":"Mixed-use","owner":"LIU ZHUN MIAO","coOwner":null,"marketValue":435300,"landAssessment":87000,"improvementAssessment":348300,"livableArea":2328,"yearBuilt":1920,"lastSale":{"price":183000,"date":"2016-06-02T04:00:00Z"},"openViolations":0,"violations":[{"number":"3410331","date":"2014-03-26","code":"PM-304.8/1","title":"EXT S-WINDOW REPAIR/MAINTAIN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3410329","date":"2014-03-26","code":"PM-302.4/6","title":"DRAINAGE-DOWNSPOUT CONNECT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3410330","date":"2014-03-26","code":"PM-304.5/2","title":"EXT S-EXPOSED SURFACES MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3410332","date":"2014-03-26","code":"PM-304.8/16","title":"EXT S-WINDOW REPAIR/REPLACE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"211938970","date":"2017-07-14","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"CLOSED","resolutionDate":"2025-01-11","resolution":"CLOSED - STOP PROCESSING"},{"number":"211938974","date":"2017-07-14","code":"A-302.9/38","title":"PERMB REVK- INCORR APPL INFO","status":"CLOSED","resolutionDate":"2025-01-11","resolution":"CLOSED - STOP PROCESSING"},{"number":"211938973","date":"2017-07-14","code":"A-301.1/64","title":"PERMZ- CONST REMOV CHANGE","status":"CLOSED","resolutionDate":"2025-01-11","resolution":"CLOSED - STOP PROCESSING"},{"number":"211938968","date":"2017-07-14","code":"A-302.10/2","title":"PERMB- WORK NOT SAME AS PERMIT","status":"CLOSED","resolutionDate":"2025-01-11","resolution":"CLOSED - STOP PROCESSING"},{"number":"211938969","date":"2017-07-14","code":"A-302.9/39","title":"PERMB REVK- FLSE APPL STATEM'T","status":"CLOSED","resolutionDate":"2025-01-11","resolution":"CLOSED - STOP PROCESSING"},{"number":"211938972","date":"2017-07-14","code":"A-302.10/3","title":"PERMB- REV WK GONE BEYOND ORIG","status":"CLOSED","resolutionDate":"2025-01-11","resolution":"CLOSED - STOP PROCESSING"},{"number":"211938971","date":"2017-07-14","code":"A-504.1/3","title":"SWO- CONSTR W/O BLDG PERMIT","status":"CLOSED","resolutionDate":"2025-01-11","resolution":"CLOSED - STOP PROCESSING"},{"number":"4739027","date":"2017-07-14","code":"A-302.10/2","title":"PERMB- WORK NOT SAME AS PERMIT","status":null,"resolutionDate":null,"resolution":null}],"violationCases":[{"number":"423789","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2014-03-26","completedDate":null,"violations":[{"number":"3410331","date":"2014-03-26","code":"PM-304.8/1","title":"EXT S-WINDOW REPAIR/MAINTAIN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3410329","date":"2014-03-26","code":"PM-302.4/6","title":"DRAINAGE-DOWNSPOUT CONNECT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3410330","date":"2014-03-26","code":"PM-304.5/2","title":"EXT S-EXPOSED SURFACES MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3410332","date":"2014-03-26","code":"PM-304.8/16","title":"EXT S-WINDOW REPAIR/REPLACE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"593851","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING COURTS","status":"CLOSED","createdDate":"2017-07-14","completedDate":"2025-01-11","violations":[{"number":"211938970","date":"2017-07-14","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"CLOSED","resolutionDate":"2025-01-11","resolution":"CLOSED - STOP PROCESSING"},{"number":"211938974","date":"2017-07-14","code":"A-302.9/38","title":"PERMB REVK- INCORR APPL INFO","status":"CLOSED","resolutionDate":"2025-01-11","resolution":"CLOSED - STOP PROCESSING"},{"number":"211938973","date":"2017-07-14","code":"A-301.1/64","title":"PERMZ- CONST REMOV CHANGE","status":"CLOSED","resolutionDate":"2025-01-11","resolution":"CLOSED - STOP PROCESSING"},{"number":"211938968","date":"2017-07-14","code":"A-302.10/2","title":"PERMB- WORK NOT SAME AS PERMIT","status":"CLOSED","resolutionDate":"2025-01-11","resolution":"CLOSED - STOP PROCESSING"},{"number":"211938969","date":"2017-07-14","code":"A-302.9/39","title":"PERMB REVK- FLSE APPL STATEM'T","status":"CLOSED","resolutionDate":"2025-01-11","resolution":"CLOSED - STOP PROCESSING"},{"number":"211938972","date":"2017-07-14","code":"A-302.10/3","title":"PERMB- REV WK GONE BEYOND ORIG","status":"CLOSED","resolutionDate":"2025-01-11","resolution":"CLOSED - STOP PROCESSING"},{"number":"211938971","date":"2017-07-14","code":"A-504.1/3","title":"SWO- CONSTR W/O BLDG PERMIT","status":"CLOSED","resolutionDate":"2025-01-11","resolution":"CLOSED - STOP PROCESSING"}]},{"number":"760882","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"4739027","date":"2017-07-14","code":"A-302.10/2","title":"PERMB- WORK NOT SAME AS PERMIT","status":null,"resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2014,"n":4,"worst":null},{"y":2017,"n":8,"worst":null}],"investigations":[{"caseNumber":"66341","date":"2006-06-05","type":"BC INSP","status":"FAILED"},{"caseNumber":"66341","date":"2006-07-10","type":"BC INSP","status":"PASSED"},{"caseNumber":"380685","date":"2013-05-14","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"380685","date":"2013-10-09","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"423789","date":"2014-03-26","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"423789","date":"2014-05-05","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"423789","date":"2014-06-09","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"423789","date":"2014-10-31","type":"PRECOURT","status":"FAILED"},{"caseNumber":"423789","date":"2014-12-02","type":"PRECOURT","status":"FAILED"},{"caseNumber":"423789","date":"2015-06-16","type":"PRECOURT","status":"PASSED"},{"caseNumber":"423789","date":"2015-06-26","type":"PRECOURT","status":"NONE"},{"caseNumber":"423789","date":"2015-06-26","type":"PRECOURT","status":"NONE"},{"caseNumber":"593851","date":"2017-07-14","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"593851","date":"2017-08-21","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"593851","date":"2018-01-09","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"593851","date":"2025-01-11","type":null,"status":"PASSED"}],"inspYears":[{"y":2006,"fails":1,"passes":1},{"y":2013,"fails":1,"passes":1},{"y":2014,"fails":4,"passes":0},{"y":2015,"fails":0,"passes":1},{"y":2017,"fails":2,"passes":0},{"y":2025,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.96875188761146,"lng":-75.13679898990327,"geom":{"type":"Polygon","coordinates":[[[-75.136741314,39.968842888],[-75.136801144,39.968650674],[-75.136856666,39.968660889],[-75.136796834,39.968853103],[-75.136741314,39.968842888]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19123","beds":null,"baths":null,"stories":null,"lotArea":1152,"zoning":"CMX3","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"5","intCond":"5","garage":null,"homestead":false,"mail":"3 WINNIPEG LN, LAWRENCEVILLE NJ, 08648","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"SPECIAL EXCEPTION FOR PROPOSED TAKE OUT RESTAURANT WITH SEATING ON 1ST FLOOR IN THE SAME BUILDING WITH TWO (2) FAMILY DWELLING ABOVE IN AN EXISTING STRUCTURE.","status":"CLOSED","outcome":"Granted","date":"2016-08-31","number":"28354","relatedPermit":"704486"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":177600,"taxable":177600,"land":86400,"improvement":91200,"taxableLand":86400,"taxableImprovement":91200,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":177600,"taxable":177600,"land":86400,"improvement":91200,"taxableLand":86400,"taxableImprovement":91200,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":214000,"taxable":214000,"land":42800,"improvement":171200,"taxableLand":42800,"taxableImprovement":171200,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":220400,"taxable":220400,"land":44080,"improvement":176320,"taxableLand":44080,"taxableImprovement":176320,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":222600,"taxable":222600,"land":44520,"improvement":178080,"taxableLand":44520,"taxableImprovement":178080,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":222600,"taxable":222600,"land":44520,"improvement":178080,"taxableLand":44520,"taxableImprovement":178080,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":222600,"taxable":222600,"land":44520,"improvement":178080,"taxableLand":44520,"taxableImprovement":178080,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":407300,"taxable":407300,"land":81460,"improvement":325840,"taxableLand":81460,"taxableImprovement":325840,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":407300,"taxable":407300,"land":81460,"improvement":325840,"taxableLand":81460,"taxableImprovement":325840,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":397000,"taxable":397000,"land":79400,"improvement":317600,"taxableLand":79400,"taxableImprovement":317600,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":397000,"taxable":397000,"land":79400,"improvement":317600,"taxableLand":79400,"taxableImprovement":317600,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":435300,"taxable":435300,"land":87000,"improvement":348300,"taxableLand":87000,"taxableImprovement":348300,"exemptLand":0,"exemptImprovement":0}],"taxNow":5557,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"473444","date":"2013-05-23","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2013-10-09","scope":"MAKE SAFE PER VIOLATION# 380685, RESET BRICKS ON SIDE WALL, BELOW WINDOW TO FOUNDATION WALL. ENGINEER REPORT MAY BE NEEDED UPON INSPECTORS REQUEST IF NEEDED. CALL FOR AN INITIAL INSPECTION PRIOR TO THE START OF WORK."},{"number":"704486","date":"2016-10-19","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2016-10-19","scope":"FOR PROPOSED TAKE OUT RESTAURANT WITH SEATING ON 1ST FLOOR IN THE SAME BUILDING WITH TWO (2) FAMILY DWELLING ABOVE IN AN EXISTING STRUCTURE. NO SIGN ON THIS PERMIT."},{"number":"760882","date":"2017-03-21","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2022-08-01","scope":"PARTIAL CHANGE IN USE AND OCCUPANCY CLASSIFICATION ON THE 1ST FLOOR. INTERIOR ALTERATIONS AS PER APPROVED PLANS.SEPARATE PERMIT REQUIRED FOR ANY MEP WORK."},{"number":"874909","date":"2018-06-08","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2018-06-08","scope":"FOR THE ERECTION OF AN ADDITION (3RD FLOOR REAR) TO AN EXISTING ATTACHED STRUCTURE. SIZE AND LOCATION AS SHOWN ON PLANS AND APPLICATION. FOR CONTINUED USE AS ONE COMMERCIAL SPACE ON THE 1ST FLOOR AND 2 FAMILY HOUSEHOLD LIVING ON THE 2ND AND 3RD FLOOR"},{"number":"888287","date":"2018-06-22","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2018-06-22","scope":"AMEND A/P#874909, TO DOCUMENT THE USE AS TAKE-OUT RESTAURANT ON THE FIRST FLOOR AS PREVIOUSLY APPROVED."},{"number":"933569","date":"2019-04-12","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2021-12-09","scope":"FOR THE ERECTION OF AN ADDITION (3RD FLOOR REAR) TO AN EXISTING ATTACHED STRUCTURE.WITH LEVEL III INTERIOR RENOVATION OF THE EXISTING 3-STORY BUILDING FOR THE USE OF A TAKE-OUT RESTAURANT WITH SEATING AT FIRST FLOOR AND (2) DWELLING UNITS ABOVE. BUILDING TO BE FULLY SPRINKLERED. SEPARATE PERMITS REQUIRED FOR M.E.P.S WORK."},{"number":"1042471","date":"2020-02-18","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-02-12","scope":"INSTALLATION OF A NEW MECHANICAL SYSTEM FOR THE BASEMENT,GROUND FLOOR, SECOND AND THIRD FLOOR OF AN EXISTING STRUCTURE.INSTALLATION TO INCLUDE A NEW HVAC SYSTEM,AIR HANDLERS,REGISTERS AND DIFFUSERS,ALSO TO INCLUDE THE INSTALLATION OF HEAT PUMPS AND ALL ASSOCIATED DUCTWORK AS PER APPROVED PLANS.APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY, CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. **SEPARATE PERMITS REQUIRED FOR ANY OTHER ELECTRICAL PLUMBING AND FIRE SUPPRESSION WORK**"},{"number":"1002412","date":"2020-02-25","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-02-12","scope":"ADDITION (3RD FLOOR REAR) TO AN EXISTING ATTACHED STRUCTURE.WITH LEVEL III INTERIOR RENOVATION OF THE EXISTING 3 STORY BUILDING FOR THE USE OF A TAKOUT RESTAURANT WITH SEATING AT FIRST FLOOR AND (2) DWELLING UNITS ABOVE;5TOILET 5LAV SINK 4TUB 1-3 CMP SINK 1GREASE TRAP 3HWH 3KITCHEN 2SERVICE SINK"},{"number":"1051298","date":"2020-04-27","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-05-08","scope":"New wiring to include lighting, switches, receptacles, emergency lights, exit lights, GFCI(s), disconnects, HWH & appliance connections. Install 400 amp, 3-phase service and all necessary bonding and grounding, including (1) 200 amp, 3-phase panel, (1) 100 amp single-phase panel, and (1) 60 amp single-phase panel as per 2017 NEC. Install fire alarm system as per NFPA 72. ** Amend electrical permit to include changes to (1)200 amp, (2) 100 amp and (1) 60 amp meter socket and disconnects connecting to new 400 amp single phase incoming services and all necessary bonding and grounding as per Nec. As per engineer clouded changes. **"},{"number":"FP-2021-002211","date":"2021-08-11","work":"Rough-In","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Expired","completedDate":"2024-03-27","scope":"Rough-In Permit for FP-2021-002166 Install fire sprinkler system for the building (933569)"},{"number":"FP-2022-002002","date":"2022-07-28","work":"Rough-In","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2022-09-07","scope":"Rough-In Permit for FP-2022-001998 to install fire sprinkler system for the building"},{"number":"FP-2022-001998","date":"2022-09-06","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2024-02-09","scope":"FOR THE INSTALLATION OF AN AUTOMATIC WET SPRINKLER SYSTEM THROUGHOUT A THREE (3) STORY MIXED-USE BUILDING TO INCLUDE A NEW TWO (2) INCH FIRE SERVICE LINE AND A NEW TWO (2) INCH BACKFLOW PREVENTION DEVICE. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH NFPA 13 BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA. IF SITE CONDITIONS VARY, CONTACT DESIGN ENGINEER PRIOR TO START OF WORK. SEE AP#933569 FOR ASSOCIATED BUILDING PERMIT."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2017,"k":"viol","w":"8 L&I violations"},{"y":2017,"k":"insp","w":"Inspection failed ×2"},{"y":2018,"k":"permit","w":"Zoning/use"},{"y":2018,"k":"permit","w":"Use"},{"y":2019,"k":"permit","w":"Addition and/or Alteration"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"Alterations"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"Rough-In"},{"y":2022,"k":"permit","w":"Rough-In"},{"y":2022,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"insp","w":"Inspection passed"}],"rented":false,"licenses":[{"number":"246792","type":"Rental","status":"Inactive","businessName":"ALDO DI DOMENICO","legalName":"ALDO DI DOMENICO","address":"116 W GIRARD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2004-04-14","latestIssueDate":"2009-08-21","expirationDate":"2009-02-28","inactiveDate":"2012-12-22"}],"licenseActivity":[{"number":"246792","type":"Rental","businessName":"ALDO DI DOMENICO","legalName":"ALDO DI DOMENICO","issuedDate":"2004-04-14","latestIssueDate":"2009-08-21","closureDate":"2012-12-22","expirationDate":"2009-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #28354: CLOSED · Granted; related permit 704486. Use permit #704486: 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":"2 permits not marked completed: 760882 (Expired), FP-2021-002211 (Expired). At least one row also carries a completion date, so the City fields conflict.","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":"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":"8 failed, 4 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jan 11, 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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"6 fire/suppression-related permits matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"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 12 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/"}]}