{"asOf":"2026-07-29T09:25:10.629Z","block":"400-499 E GIRARD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/400-499-e-girard-ave","address":"411 E GIRARD AVE","parcelNumber":"871523830","source":"https://property.phila.gov/?p=871523830","ownerType":"investor","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"Y50","buildingCodeNew":"821","buildingClass":"STR/OFF+APT 3 STY MASONRY","buildingClassNew":"ROW MIXED-COM/RES-BLT AS COM","useLabel":"Apartment building","owner":"PROPERTIES OF FISHTOWN LLC","coOwner":null,"marketValue":324400,"landAssessment":64880,"improvementAssessment":259520,"livableArea":2704,"yearBuilt":1915,"lastSale":{"price":500000,"date":"2022-01-05T05:00:00Z"},"openViolations":0,"violations":[{"number":"730170","date":"2007-11-05","code":"LR-1","title":"RENEW LIC INDICATED","status":"COMPEXCP","resolutionDate":null,"resolution":null},{"number":"838442","date":"2008-02-13","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1914159","date":"2010-12-08","code":"PM-402.3/1","title":"INT-LIGHT OTHER AREA-RES","status":"COMPEXCP","resolutionDate":null,"resolution":null},{"number":"1914157","date":"2010-12-08","code":"PM-304.8/15","title":"EXT S-DOOR WEATHERTIGHT","status":"COMPEXCP","resolutionDate":null,"resolution":null},{"number":"1914158","date":"2010-12-08","code":"PM-305.3/3","title":"INT S-CEILING REPAIR/MAINT SAN","status":"COMPEXCP","resolutionDate":null,"resolution":null},{"number":"3894590","date":"2016-03-03","code":"FC-906.2/2","title":"FIRE EXTING-NEEDS INSP/TAG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4069296","date":"2016-03-03","code":"A-701.1/3","title":"CO- NEW USE OCCUPIED PRE-CO","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4592278","date":"2017-11-01","code":"FC-13-101113","title":"FIRE ESCAPE MAINTENANCE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4592279","date":"2017-11-01","code":"FC-13-101115","title":"FIRE ESCAPE REPORT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4592277","date":"2017-11-01","code":"FC-13-101111","title":"FIRE ESCAPE MATERIALS/STRENGTH","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4934499","date":"2018-08-30","code":"9-3902 (1)","title":"ONE AND TWO FAMILY (R3)","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2021-047335","date":"2021-07-16","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2021-10-01","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2021-047336","date":"2021-07-16","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2021-10-01","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2023-004963","date":"2023-01-24","code":"F-1104.16.5.1.8","title":"FIRE ESCAPE REPORT REQUIRED\n","status":"COMPLIED","resolutionDate":"2023-02-22","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"1460236","date":"2009-09-14","code":"A-302.11/1","title":"PERMB- WK DONE W/O NOTIFY INSP","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"134206","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2007-11-08","completedDate":"2008-02-13","violations":[{"number":"730170","date":"2007-11-05","code":"LR-1","title":"RENEW LIC INDICATED","status":"COMPEXCP","resolutionDate":null,"resolution":null}]},{"number":"146932","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2008-02-13","completedDate":"2009-02-13","violations":[{"number":"838442","date":"2008-02-13","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"261080","type":"HAZARDOUS","priority":"HAZARDOUS","responsibility":"HCEU","status":"CLOSED","createdDate":"2010-12-08","completedDate":"2011-01-06","violations":[{"number":"1914159","date":"2010-12-08","code":"PM-402.3/1","title":"INT-LIGHT OTHER AREA-RES","status":"COMPEXCP","resolutionDate":null,"resolution":null},{"number":"1914157","date":"2010-12-08","code":"PM-304.8/15","title":"EXT S-DOOR WEATHERTIGHT","status":"COMPEXCP","resolutionDate":null,"resolution":null},{"number":"1914158","date":"2010-12-08","code":"PM-305.3/3","title":"INT S-CEILING REPAIR/MAINT SAN","status":"COMPEXCP","resolutionDate":null,"resolution":null}]},{"number":"522463","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2016-03-04","completedDate":"2016-06-02","violations":[{"number":"3894590","date":"2016-03-03","code":"FC-906.2/2","title":"FIRE EXTING-NEEDS INSP/TAG","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"522475","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2016-03-04","completedDate":null,"violations":[{"number":"4069296","date":"2016-03-03","code":"A-701.1/3","title":"CO- NEW USE OCCUPIED PRE-CO","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"610652","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2017-11-02","completedDate":"2018-05-16","violations":[{"number":"4592278","date":"2017-11-01","code":"FC-13-101113","title":"FIRE ESCAPE MAINTENANCE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4592279","date":"2017-11-01","code":"FC-13-101115","title":"FIRE ESCAPE REPORT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4592277","date":"2017-11-01","code":"FC-13-101111","title":"FIRE ESCAPE MATERIALS/STRENGTH","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"652589","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2018-08-31","completedDate":null,"violations":[{"number":"4934499","date":"2018-08-30","code":"9-3902 (1)","title":"ONE AND TWO FAMILY (R3)","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2021-065670","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2021-07-16","completedDate":"2022-01-04","violations":[{"number":"VI-2021-047335","date":"2021-07-16","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2021-10-01","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2021-047336","date":"2021-07-16","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2021-10-01","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]},{"number":"CF-2023-006277","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"AUDITS AND INVESTIGATIONS BUILDING CERTS","status":"CLOSED","createdDate":"2023-01-24","completedDate":"2023-02-22","violations":[{"number":"VI-2023-004963","date":"2023-01-24","code":"F-1104.16.5.1.8","title":"FIRE ESCAPE REPORT REQUIRED\n","status":"COMPLIED","resolutionDate":"2023-02-22","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]},{"number":"226370","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"1460236","date":"2009-09-14","code":"A-302.11/1","title":"PERMB- WK DONE W/O NOTIFY INSP","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2007,"n":1,"worst":null},{"y":2008,"n":1,"worst":null},{"y":2009,"n":1,"worst":null},{"y":2010,"n":3,"worst":null},{"y":2016,"n":2,"worst":null},{"y":2017,"n":3,"worst":null},{"y":2018,"n":1,"worst":null},{"y":2021,"n":2,"worst":null},{"y":2023,"n":1,"worst":null}],"investigations":[{"caseNumber":"134206","date":"2007-11-05","type":"BC INSP","status":"FAILED"},{"caseNumber":"146932","date":"2008-02-13","type":"BC INSP","status":"FAILED"},{"caseNumber":"134206","date":"2008-02-13","type":"BC INSP","status":"CLOSED"},{"caseNumber":"146932","date":"2009-02-12","type":"BC INSP","status":"PASSED"},{"caseNumber":"261080","date":"2010-12-08","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"261080","date":"2011-01-06","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"522475","date":"2016-03-03","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"522463","date":"2016-03-03","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"522475","date":"2016-04-11","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"522463","date":"2016-04-11","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"522475","date":"2016-06-02","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"522463","date":"2016-06-02","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"522475","date":"2016-08-23","type":"PRECOURT","status":"FAILED"},{"caseNumber":"610652","date":"2017-11-01","type":"CI INSP","status":"FAILED"},{"caseNumber":"610652","date":"2018-01-08","type":"CI INSP","status":"FAILED"},{"caseNumber":"610652","date":"2018-02-20","type":"CI INSP","status":"CLOSED"},{"caseNumber":"610652","date":"2018-03-19","type":"PRECOURT","status":"PASSED"},{"caseNumber":"652589","date":"2018-08-30","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"652589","date":"2018-11-06","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"652589","date":"2019-01-23","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"652589","date":"2019-07-29","type":"PRECOURT","status":"PASSED"},{"caseNumber":"CF-2021-065670","date":"2021-07-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-065670","date":"2021-08-02","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-065670","date":"2021-08-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-006277","date":"2023-01-24","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-006277","date":"2023-02-22","type":null,"status":"PASSED"}],"inspYears":[{"y":2007,"fails":1,"passes":0},{"y":2008,"fails":1,"passes":0},{"y":2009,"fails":0,"passes":1},{"y":2010,"fails":1,"passes":0},{"y":2011,"fails":0,"passes":1},{"y":2016,"fails":5,"passes":1},{"y":2017,"fails":1,"passes":0},{"y":2018,"fails":3,"passes":1},{"y":2019,"fails":0,"passes":1},{"y":2021,"fails":3,"passes":0},{"y":2023,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97057679497665,"lng":-75.13019381399006,"geom":{"type":"Polygon","coordinates":[[[-75.130110704,39.970486849],[-75.130163918,39.970467882],[-75.130276735,39.970665736],[-75.130223061,39.970685208],[-75.130110704,39.970486849]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2023-002103","type":"Fire Escape Report","inspectionDate":"2017-12-08","result":"Safe","expirationDate":"2022-12-08","buildingId":"1024526"},{"number":"BC-2023-000719","type":"Fire Escape Report","inspectionDate":"2017-12-08","result":"Safe","expirationDate":"2022-12-08","buildingId":"1024526"},{"number":"BC-2023-003291","type":"Fire Escape Report","inspectionDate":"2023-02-06","result":"Safe","expirationDate":"2028-02-06","buildingId":"1024526"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19125","beds":null,"baths":null,"stories":3,"lotArea":1247,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"411 E GIRARD AVE, PHILADELPHIA PA, 19125","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":236900,"taxable":236900,"land":18487,"improvement":218413,"taxableLand":18487,"taxableImprovement":218413,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":236900,"taxable":236900,"land":18487,"improvement":218413,"taxableLand":18487,"taxableImprovement":218413,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":229700,"taxable":229700,"land":45940,"improvement":183760,"taxableLand":45940,"taxableImprovement":183760,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":243000,"taxable":243000,"land":48600,"improvement":194400,"taxableLand":48600,"taxableImprovement":194400,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":245400,"taxable":245400,"land":49080,"improvement":196320,"taxableLand":49080,"taxableImprovement":196320,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":245400,"taxable":245400,"land":49080,"improvement":196320,"taxableLand":49080,"taxableImprovement":196320,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":245400,"taxable":245400,"land":49080,"improvement":196320,"taxableLand":49080,"taxableImprovement":196320,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":197100,"taxable":197100,"land":39420,"improvement":157680,"taxableLand":39420,"taxableImprovement":157680,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":197100,"taxable":197100,"land":39420,"improvement":157680,"taxableLand":39420,"taxableImprovement":157680,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":269700,"taxable":269700,"land":53940,"improvement":215760,"taxableLand":53940,"taxableImprovement":215760,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":269700,"taxable":269700,"land":53940,"improvement":215760,"taxableLand":53940,"taxableImprovement":215760,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":324400,"taxable":324400,"land":64880,"improvement":259520,"taxableLand":64880,"taxableImprovement":259520,"exemptLand":0,"exemptImprovement":0}],"taxNow":3775,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"226370","date":"2009-07-15","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2009-12-07","scope":"REMOVE AND REPLACE FRONT FACADE ON EXISTING FOUNDATION. NO CHANGES TO EXISTING DOOR AND WINDOW SIZES OR LOCATIONS."},{"number":"557444","date":"2014-08-22","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"EXPIRED","completedDate":"2015-05-09","scope":"LATERAL PA20141252003(MIXED USE)\"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"674914","date":"2016-03-10","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2016-03-10","scope":"FOR USE AS RETAIL SALES OF CONSUMER GOODS (NO SALES OF DRUG PARAPHENALIA) ON THE FIRST FLOOR WITH AN EXISTING TWO-FAMILY HOUSEHOLD LIVING ABOVE. NO SIGNS ON THIS PERMITS."},{"number":"724367","date":"2017-03-31","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2017-06-02","scope":"LEVEL II INTERIOR ALTERATIONS AS PER APPROVED PLANS TO THE 1ST FLOOR ONLY. WORK TO INCLUDE FULLY ACCESSIBLE BATHROOM ON THE 1ST FLOOR.*ASBESTOS ABATEMENT REQUIRED PRIOR TO COMMENCEMENT OF WORK** NO WORK ON 2ND AND 3RD FLOOR** PERMIT TO COMPLY WITH VIOLATION CASE. 522475"},{"number":"ZP-2023-013228","date":"2024-02-08","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Limited Lodging"},{"number":"PP-2024-017406","date":"2024-12-31","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-04-14","scope":"Replace house trap, fresh air inlet, and house main drain from curb line to existing cast iron outside of the foundation"}],"storyTag":"Renovated & sold on","storyDelta":0.79,"timeline":[{"y":2017,"k":"permit","w":"Major alteration"},{"y":2017,"k":"viol","w":"3 L&I violations"},{"y":2018,"k":"viol","w":"L&I violation"},{"y":2018,"k":"insp","w":"L&I: 3 failed, 1 passed"},{"y":2019,"k":"insp","w":"Inspection passed"},{"y":2021,"k":"viol","w":"2 L&I violations"},{"y":2021,"k":"insp","w":"Inspection failed ×3"},{"y":2022,"k":"sale","p":500000},{"y":2023,"k":"viol","w":"L&I violation"},{"y":2023,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2024,"k":"permit","w":"Change of Use"},{"y":2024,"k":"permit","w":"Alterations"}],"rented":false,"licenses":[{"number":"433756","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"YOON J PARK (PENN MARKET)","legalName":"YOON J PARK","address":"411 E GIRARD AVE","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2008-02-28","latestIssueDate":"2014-05-17","expirationDate":"2015-04-30","inactiveDate":"2015-06-29"},{"number":"514994","type":"Rental","status":"Inactive","businessName":"YOUNG KIM","legalName":"YOUNG KIM","address":"411 E GIRARD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2010-09-20","latestIssueDate":"2013-05-13","expirationDate":"2014-02-28","inactiveDate":null},{"number":"693982","type":"Rental","status":"Closed","businessName":"MEIXIANG LIN","legalName":"MEIXIANG LIN","address":"411 E GIRARD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2016-03-08","latestIssueDate":"2020-07-01","expirationDate":"2021-02-01","inactiveDate":null}],"licenseActivity":[{"number":"693982","type":"Rental","businessName":"MEIXIANG LIN","legalName":"MEIXIANG LIN","issuedDate":"2016-03-08","latestIssueDate":"2020-07-01","closureDate":"2021-02-01","expirationDate":"2021-02-01","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false},{"number":"514994","type":"Rental","businessName":"YOUNG KIM","legalName":"YOUNG KIM","issuedDate":"2010-09-20","latestIssueDate":"2013-05-13","closureDate":"2014-02-28","expirationDate":"2014-02-28","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"433756","type":"Food Establishment, Retail Permanent Location","businessName":"YOON J PARK (PENN MARKET)","legalName":"YOON J PARK","issuedDate":"2008-02-28","latestIssueDate":"2014-05-17","closureDate":"2015-06-29","expirationDate":"2015-04-30","inactiveDate":"2015-06-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-28","signals":[{"kind":"post-purchase-work","level":"watch","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 2 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2022","permit activity in 2024"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #674914: COMPLETED. The history also contains “CO- NEW USE OCCUPIED PRE-CO.”","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: 557444 (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":"16 failed, 6 passed, and 4 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Feb 22, 2023.","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 Establishment, Retail Permanent Location #433756: Inactive since Jun 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":"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 15 historical violations across 10 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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Escape Report: Safe through Feb 6, 2028","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":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"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/"}]}