{"asOf":"2026-07-29T11:49:56.398Z","block":"2500-2599 N 5TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/2500-2599-n-5th-st","address":"2500 N 5TH ST","parcelNumber":"871525950","source":"https://property.phila.gov/?p=871525950","ownerType":"owner-occupied","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":"ZHAO ZHOU","coOwner":null,"marketValue":173600,"landAssessment":34700,"improvementAssessment":138900,"livableArea":2672,"yearBuilt":1920,"lastSale":{"price":1,"date":"2025-07-21T04:00:00Z"},"openViolations":0,"violations":[{"number":"1163475","date":"2007-10-23","code":"09-627.4/1","title":"COMMERCIAL ESTAB OPEN 11-6 AH","status":"COMPEXCP","resolutionDate":null,"resolution":null},{"number":"3913961","date":"2016-01-03","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3913960","date":"2016-01-03","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"133020","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2007-10-31","completedDate":"2009-05-13","violations":[{"number":"1163475","date":"2007-10-23","code":"09-627.4/1","title":"COMMERCIAL ESTAB OPEN 11-6 AH","status":"COMPEXCP","resolutionDate":null,"resolution":null}]},{"number":"515547","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2016-01-04","completedDate":"2016-06-06","violations":[{"number":"3913961","date":"2016-01-03","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3913960","date":"2016-01-03","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2007,"n":1,"worst":null},{"y":2016,"n":2,"worst":"EXTERIOR STRUCT UNSAFE COND 7"}],"investigations":[{"caseNumber":"88718","date":"2006-11-03","type":"BC INSP","status":"PASSED"},{"caseNumber":"133020","date":"2007-10-23","type":"BC INSP","status":"FAILED"},{"caseNumber":"133020","date":"2008-11-13","type":"BC INSP","status":"CLOSED"},{"caseNumber":"133020","date":"2008-11-13","type":"BC INSP","status":"FAILED"},{"caseNumber":"133020","date":"2009-05-13","type":"ADMIN INSP","status":"PASSED"},{"caseNumber":"515547","date":"2016-01-04","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"515547","date":"2016-04-27","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"515547","date":"2016-06-06","type":"CSUINITIAL","status":"PASSED"}],"inspYears":[{"y":2006,"fails":0,"passes":1},{"y":2007,"fails":1,"passes":0},{"y":2008,"fails":1,"passes":0},{"y":2009,"fails":0,"passes":1},{"y":2016,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98911678166906,"lng":-75.14109468748025,"geom":{"type":"Polygon","coordinates":[[[-75.140950193,39.989120114],[-75.140959449,39.989076639],[-75.141238989,39.989113251],[-75.141229365,39.989157039],[-75.140950193,39.989120114]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19133","beds":null,"baths":null,"stories":null,"lotArea":912,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"2500 N 5TH ST, PHILADELPHIA PA, 19133","mailOut":false,"appeals":[{"type":"Building standards appeal","grounds":"ON 07/11/2016, THE DEPARTMENT OF LICENSES AND INSPECTIONS ISSUED A NOTICE OF REFUSAL FOR APPLICATION #698393.","status":"CLOSED","outcome":"Withdrawn","date":"2016-08-11","number":"28319","relatedPermit":"698393"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":115300,"taxable":115300,"land":4686,"improvement":110614,"taxableLand":4686,"taxableImprovement":110614,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":115300,"taxable":115300,"land":4686,"improvement":110614,"taxableLand":4686,"taxableImprovement":110614,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":104000,"taxable":104000,"land":20800,"improvement":83200,"taxableLand":20800,"taxableImprovement":83200,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":99000,"taxable":99000,"land":19800,"improvement":79200,"taxableLand":19800,"taxableImprovement":79200,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":99900,"taxable":99900,"land":19980,"improvement":79920,"taxableLand":19980,"taxableImprovement":79920,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":99900,"taxable":99900,"land":19980,"improvement":79920,"taxableLand":19980,"taxableImprovement":79920,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":99900,"taxable":99900,"land":19980,"improvement":79920,"taxableLand":19980,"taxableImprovement":79920,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":65100,"taxable":65100,"land":13020,"improvement":52080,"taxableLand":13020,"taxableImprovement":52080,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":65100,"taxable":65100,"land":13020,"improvement":52080,"taxableLand":13020,"taxableImprovement":52080,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":119800,"taxable":119800,"land":23960,"improvement":95840,"taxableLand":23960,"taxableImprovement":95840,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":119800,"taxable":119800,"land":23960,"improvement":95840,"taxableLand":23960,"taxableImprovement":95840,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":173600,"taxable":173600,"land":34700,"improvement":138900,"taxableLand":34700,"taxableImprovement":138900,"exemptLand":0,"exemptImprovement":0}],"taxNow":1677,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"61768","date":"2007-03-13","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":null,"scope":"REPLACE CURB TRAP"},{"number":"139439","date":"2008-03-20","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2008-03-31","scope":"REPAIR WATER DISTRIBUTION LINE"},{"number":"694198","date":"2016-05-23","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2016-06-06","scope":"INSTAL 2X8 DIAGONAIL BRACES LOCATIONS FOR TEMPORAY SUPPURT OF EXISTING BRICK WALL ACCORDING TO ENGINEER'S REPORT AND SKETCH ABUTTING SIDEWALK MUST BE CLOSED WITH FENCING A MINIMUM OF 6' IN HEIGHT. SEPARATE STREETS DEPARTMENT PERMIT REQUIRED FOR SIDEWALK CLOSURE. A SEPARATE PERMIT IS REQUIRED FOR ANY ADDITIONAL ALTERATIONS THAT ARE NOT SPECIFICALLY ADDRESSED ON CASE 515547O"},{"number":"700624","date":"2016-06-16","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2016-06-16","scope":"ONE(1) FAMILY HOUSEHOLD LIVING FROM SECOND FLOOR THROUGH THIRD FLOOR IN THE SAME BUILDING WITH EXISTING TAKE-OUT RESTAURANT AT FIRST FLOOR . NO SIGN ON THIS APPLICATION."},{"number":"698393","date":"2016-08-16","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2017-02-27","scope":"FOR LEVEL III ALTERATIONS OF EXISTING TAKE-OUT RESTAURANT ON FIRST FLOOR AND SINGLE-FAMILY DWELLING ON SECOND & THIRD FLOORS; RENOVATION OF EXISTING WALL, INTERIOR FINISH, FLOORS & CEILINGS, AND REPLACE EXISTING WINDOWS, INSTALL NEW DOORS AND PARTITIONS, AS PER PLAN. SEPARATE PERMITS REQUIRED FOR ALL PROPOSED ELECTRICAL, MECHANICAL, PLUMBING, AND FIRE SUPPRESSION WORK."},{"number":"730182","date":"2016-10-19","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2017-02-15","scope":"INSTALL (1) HVAC SYSTEM WITH DUCTWORK. (MIXED-USE)"},{"number":"724330","date":"2016-11-04","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-02-15","scope":"ALTERATION: INTERIOR PLUMBING; FIRST FLOOR TAKE-OUT RESTAURANT; SECOND & THIRD FLOORS ARE SINGLE FAMILY DWELLINGS - THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"745391","date":"2017-01-17","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2017-02-27","scope":"INSTALLATION OF ONE (1) COMMERCIAL KITCHEN EXHAUST HOOD WITH SUPPLY/EXHAUST TIE-IN TO ONE (1) MAKE-UP AIR FAN, ONE (1) EXHAUST FAN & ALL ASSOCIATED RETURN/EXHAUST DUCTWORK.***SEPARATE PERMIT SHALL BE REQUIRED FOR INSTALLATION OF AN APPROVED AUTOMATIC FIRE SUPRESSION SYSTEM***"},{"number":"751603","date":"2017-01-17","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2017-02-27","scope":"INSTALL ONE UL 300 WET CHEMICAL FIRE SYSTEM."},{"number":"725005","date":"2017-01-24","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-02-27","scope":"REPLACE EXISTING 100 AMP 240V SINGLE PHASE SUBPANEL IN SECON FLOOR. LIGH FIXTURES, SWITCHES, RECEPTACLES. SMOKE AND CO DETECTOR. EXHAUST FAN METER OUTLET. WALK IN COOLER COMPRESS OUTLET."},{"number":"744582","date":"2017-01-25","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-02-27","scope":"1-NEW FIRE ALARM SYSTEM TO INCLUDE NEW MAIN FIRE PANEL, HORN STROBES, PULL STATION & SMOKES AS PER NFPA 72"},{"number":"752496","date":"2017-02-09","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2017-02-17","scope":"FOR THE AMENDMENT OF PREVIOUSLY APPROVED PERMIT #698393 TO INCLUDE THE INSTALLATION OF KITCHEN APPLIANCES ON THE SECOND FLOOR LEVEL OF EXISTING SINGLE FAMILY DWELLING UNIT. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN PROFESSIONAL PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2016,"k":"permit","w":"Use"},{"y":2016,"k":"viol","w":"2 L&I violations incl EXTERIOR STRUCT UNSAFE COND 7"},{"y":2016,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2016,"k":"appeal","w":"Appeal withdrawn"},{"y":2016,"k":"permit","w":"Major alteration"},{"y":2016,"k":"permit","w":"Mechanical"},{"y":2016,"k":"permit","w":"Plumbing"},{"y":2017,"k":"permit","w":"Mechanical"},{"y":2017,"k":"permit","w":"Suppression"},{"y":2017,"k":"permit","w":"Electrical"},{"y":2017,"k":"permit","w":"Electrical"},{"y":2017,"k":"permit","w":"Major alteration"}],"rented":false,"licenses":[{"number":"200850","type":"Food Preparing and Serving","status":"Inactive","businessName":"LAU NGAN TAI","legalName":"LAU NGAN TAI","address":"2500 N 5TH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"1996-05-18","latestIssueDate":"1996-05-18","expirationDate":"1997-04-30","inactiveDate":null},{"number":"203860","type":"Food Preparing and Serving","status":"Inactive","businessName":"YONG HUO LUI (NO 1 KITCHEN)","legalName":"YONG HUO LUI","address":"2500 N 5TH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"1998-07-13","latestIssueDate":"1998-07-13","expirationDate":"1999-04-30","inactiveDate":null},{"number":"204117","type":"Food Preparing and Serving","status":"Inactive","businessName":"YONG Z LIU (NO.1 KITCHEN)","legalName":"YONG Z LIU","address":"2500 N 5TH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"1999-08-27","latestIssueDate":"1999-08-27","expirationDate":"2000-04-30","inactiveDate":null},{"number":"205437","type":"Food Preparing and Serving","status":"Inactive","businessName":"JING Y ZHENG (T/A NEW #1 KITCHEN)","legalName":"JING Y ZHENG","address":"2500 N 5TH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2000-06-21","latestIssueDate":"2000-06-21","expirationDate":"2001-04-30","inactiveDate":null},{"number":"206449","type":"Food Preparing and Serving","status":"Inactive","businessName":"ZHENG ZONG ZHAN","legalName":"ZHENG ZONG ZHAN","address":"2500 N 5TH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2002-05-14","latestIssueDate":"2002-05-14","expirationDate":"2003-04-30","inactiveDate":null},{"number":"298171","type":"Dumpster License - Public ROW","status":"Inactive","businessName":"ZONG ZHENG (T/A NO 1 KITCHEN)","legalName":"ZONG ZHENG","address":"2500 N 5TH ST","revenueCode":"3417","rentalCategory":null,"units":null,"issuedDate":"2002-10-16","latestIssueDate":"2002-10-16","expirationDate":"2003-03-31","inactiveDate":null},{"number":"297063","type":"Dumpster License - Public ROW","status":"Inactive","businessName":"HUO JIN LI (T/A NO 1 CHINESE RESTAURANT)","legalName":"HUO JIN LI","address":"2500 N 5TH ST","revenueCode":"3417","rentalCategory":null,"units":null,"issuedDate":"2004-05-21","latestIssueDate":"2015-03-27","expirationDate":"2016-03-31","inactiveDate":"2016-05-30"},{"number":"206870","type":"Food Preparing and Serving","status":"Inactive","businessName":"HUO JIN LI (T/A NO 1 CHINESE RESTAURANT)","legalName":"HUO JIN LI","address":"2500 N 5TH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2004-11-17","latestIssueDate":"2015-05-07","expirationDate":"2016-04-30","inactiveDate":"2016-06-29"},{"number":"730909","type":"Food Preparing and Serving","status":"Active","businessName":"NEW KING WOK RESTAURANT INC","legalName":"NEW KING WOK RESTAURANT INC ","address":"2500 N 5TH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2017-03-07","latestIssueDate":"2026-02-27","expirationDate":"2027-03-06","inactiveDate":null}],"licenseActivity":[{"number":"730909","type":"Food Preparing and Serving","businessName":"NEW KING WOK RESTAURANT INC","legalName":"NEW KING WOK RESTAURANT INC ","issuedDate":"2017-03-07","latestIssueDate":"2026-02-27","closureDate":null,"expirationDate":"2027-03-06","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"206870","type":"Food Preparing and Serving","businessName":"HUO JIN LI (T/A NO 1 CHINESE RESTAURANT)","legalName":"HUO JIN LI","issuedDate":"2004-11-17","latestIssueDate":"2015-05-07","closureDate":"2016-06-29","expirationDate":"2016-04-30","inactiveDate":"2016-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"297063","type":"Dumpster License - Public ROW","businessName":"HUO JIN LI (T/A NO 1 CHINESE RESTAURANT)","legalName":"HUO JIN LI","issuedDate":"2004-05-21","latestIssueDate":"2015-03-27","closureDate":"2016-05-30","expirationDate":"2016-03-31","inactiveDate":"2016-05-30","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"298171","type":"Dumpster License - Public ROW","businessName":"ZONG ZHENG (T/A NO 1 KITCHEN)","legalName":"ZONG ZHENG","issuedDate":"2002-10-16","latestIssueDate":"2002-10-16","closureDate":"2003-03-31","expirationDate":"2003-03-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"206449","type":"Food Preparing and Serving","businessName":"ZHENG ZONG ZHAN","legalName":"ZHENG ZONG ZHAN","issuedDate":"2002-05-14","latestIssueDate":"2002-05-14","closureDate":"2003-04-30","expirationDate":"2003-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"205437","type":"Food Preparing and Serving","businessName":"JING Y ZHENG (T/A NEW #1 KITCHEN)","legalName":"JING Y ZHENG","issuedDate":"2000-06-21","latestIssueDate":"2000-06-21","closureDate":"2001-04-30","expirationDate":"2001-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"204117","type":"Food Preparing and Serving","businessName":"YONG Z LIU (NO.1 KITCHEN)","legalName":"YONG Z LIU","issuedDate":"1999-08-27","latestIssueDate":"1999-08-27","closureDate":"2000-04-30","expirationDate":"2000-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"203860","type":"Food Preparing and Serving","businessName":"YONG HUO LUI (NO 1 KITCHEN)","legalName":"YONG HUO LUI","issuedDate":"1998-07-13","latestIssueDate":"1998-07-13","closureDate":null,"expirationDate":"1999-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"200850","type":"Food Preparing and Serving","businessName":"LAU NGAN TAI","legalName":"LAU NGAN TAI","issuedDate":"1996-05-18","latestIssueDate":"1996-05-18","closureDate":null,"expirationDate":"1997-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-28","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 45% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $119,800 to $173,600","no permit shown in 2026-2028"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #700624: 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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 3 historical violations across 2 cases.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"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":"4 failed, 3 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Jun 6, 2016.","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":"4 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Preparing and Serving #200850: Inactive; Food Preparing and Serving #203860: Inactive; Food Preparing and Serving #204117: Inactive; Food Preparing and Serving #205437: Inactive","why":"A license record proves the licensed activity existed at that time. An inactive or expired license does not establish that the business still operates—or that it may legally reopen under the same use.","action":"If business income matters, verify the current tenant, use registration, and active license in eCLIPSE.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/licenses/business-licenses/"},{"id":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"id":"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/"}],"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/"}]}