{"asOf":"2026-07-22T18:45:03.602Z","block":"2500-2599 W STERNER ST","blockUrl":"https://philadelphia.blockreport.homes/block/2500-2599-w-sterner-st","address":"2557 W STERNER ST","parcelNumber":"871537700","source":"https://property.phila.gov/?p=871537700","ownerType":"investor","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"S30","buildingCodeNew":"820","buildingClass":"ROW W/OFF STR 2 STY MASON","buildingClassNew":"ROW MIXED-COM/RES-BLT AS RES","useLabel":"Mixed-use","owner":"M&F REALTY LLC","coOwner":null,"marketValue":83700,"landAssessment":16700,"improvementAssessment":67000,"livableArea":1288,"yearBuilt":1915,"lastSale":{"price":1,"date":"2022-09-07T04:00:00Z"},"openViolations":0,"violations":[{"number":"3987134","date":"2015-09-18","code":"FC-907.3/20","title":"SD-REQD EXIST GROUP R","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3987132","date":"2015-09-18","code":"A-301.1/21","title":"PERMB- FLAT WALL SIGN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3987137","date":"2015-09-18","code":"PM15-307","title":"HANDRAILS AND GUARDS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3987133","date":"2015-09-18","code":"FC-907.3/1","title":"FA-INSTALL REQ","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3987135","date":"2015-09-18","code":"PM15-304.8","title":"EXTERIOR STRUCT DEC FEATURES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3987136","date":"2015-09-18","code":"PM15-305.3","title":"INTERIOR SURFACES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3923981","date":"2016-04-30","code":"A-301.1/52","title":"PERME- INST COMMUN WIRE/EQUIP","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4225142","date":"2016-10-11","code":"FC-915.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4225143","date":"2016-11-15","code":"14-1704/10","title":"NON-REGULATED LACKS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"211978973","date":"2019-11-13","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2021-11-02","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"211978971","date":"2019-11-13","code":"PM15-304.11","title":"EXTERIOR STRUCT CHIM TOWERS","status":"COMPLIED","resolutionDate":"2021-11-02","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"211978972","date":"2019-11-13","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":"2021-11-02","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}],"violationCases":[{"number":"503213","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2015-09-21","completedDate":"2016-07-06","violations":[{"number":"3987134","date":"2015-09-18","code":"FC-907.3/20","title":"SD-REQD EXIST GROUP R","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3987132","date":"2015-09-18","code":"A-301.1/21","title":"PERMB- FLAT WALL SIGN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3987137","date":"2015-09-18","code":"PM15-307","title":"HANDRAILS AND GUARDS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3987133","date":"2015-09-18","code":"FC-907.3/1","title":"FA-INSTALL REQ","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3987135","date":"2015-09-18","code":"PM15-304.8","title":"EXTERIOR STRUCT DEC FEATURES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3987136","date":"2015-09-18","code":"PM15-305.3","title":"INTERIOR SURFACES","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"530628","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DN","status":"CLOSED","createdDate":"2016-04-30","completedDate":"2016-06-20","violations":[{"number":"3923981","date":"2016-04-30","code":"A-301.1/52","title":"PERME- INST COMMUN WIRE/EQUIP","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"559100","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2016-10-12","completedDate":"2017-02-27","violations":[{"number":"4225142","date":"2016-10-11","code":"FC-915.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4225143","date":"2016-11-15","code":"14-1704/10","title":"NON-REGULATED LACKS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"716111","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2019-11-15","completedDate":"2021-11-02","violations":[{"number":"211978973","date":"2019-11-13","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2021-11-02","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"211978971","date":"2019-11-13","code":"PM15-304.11","title":"EXTERIOR STRUCT CHIM TOWERS","status":"COMPLIED","resolutionDate":"2021-11-02","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"211978972","date":"2019-11-13","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":"2021-11-02","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]}],"violYears":[{"y":2015,"n":6,"worst":null},{"y":2016,"n":3,"worst":null},{"y":2019,"n":3,"worst":"UNSAFE STRUCTURE"}],"investigations":[{"caseNumber":"503213","date":"2015-09-18","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"503213","date":"2016-04-22","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"530628","date":"2016-05-04","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"503213","date":"2016-05-31","type":"CEASE INSP","status":"FAILED"},{"caseNumber":"530628","date":"2016-06-20","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"503213","date":"2016-06-29","type":"CEASE INSP","status":"PASSED"},{"caseNumber":"559100","date":"2016-10-11","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"559100","date":"2017-02-10","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"559100","date":"2017-02-24","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"716111","date":"2019-11-13","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"716111","date":"2020-02-24","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"716111","date":"2021-06-22","type":null,"status":"FAILED"},{"caseNumber":"716111","date":"2021-11-02","type":null,"status":"PASSED"}],"inspYears":[{"y":2015,"fails":1,"passes":0},{"y":2016,"fails":3,"passes":2},{"y":2017,"fails":1,"passes":1},{"y":2019,"fails":1,"passes":0},{"y":2020,"fails":1,"passes":0},{"y":2021,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.997000705288116,"lng":-75.17370673833037,"geom":{"type":"Polygon","coordinates":[[[-75.173664269,39.997057789],[-75.17369046,39.996935899],[-75.17374857,39.996942265],[-75.173723658,39.997065747],[-75.173664269,39.997057789]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2025-029051","type":"Fire Alarm Certification","inspectionDate":"2025-11-04","result":"Certified","expirationDate":"2026-11-04","buildingId":"1177830"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19132","beds":null,"baths":null,"stories":null,"lotArea":744,"zoning":"RSA5","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"6730 NEW FALLS RD, LEVITTOWN PA, 19057","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR FAMILY DAYCARE FOR MAXIMUM TWELVE (12) CHILDREN AS PART OF AN EXISTING\nSINGLE FAMILY DWELLING IN AN EXISTING STRUCTURE.","status":"CLOSED","outcome":"Granted with conditions","date":"2016-08-24","number":"28063","relatedPermit":"677831"},{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR USE AS FOOD, BEVERAGES AND GROCERIES ON THE FIRST FLOOR OF AN EXISTING STRUCTURE WITH AN EXISTING. SINGLE FAMILY DWELLING ABOVE.","status":"Completed","outcome":"Denied","date":"2022-05-05","number":"ZP-2021-014626","relatedPermit":"ZP-2021-014626"},{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR USE, CHILDCARE CENTER, IN AN EXISTING ATTACHED STRUCTURE.","status":"Completed","outcome":"Granted with conditions","date":"2025-03-14","number":"ZP-2024-008716","relatedPermit":"ZP-2024-008716"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":48000,"taxable":48000,"land":5558,"improvement":42442,"taxableLand":5558,"taxableImprovement":42442,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":48000,"taxable":48000,"land":5558,"improvement":42442,"taxableLand":5558,"taxableImprovement":42442,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":61200,"taxable":61200,"land":12240,"improvement":48960,"taxableLand":12240,"taxableImprovement":48960,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":63000,"taxable":63000,"land":12600,"improvement":50400,"taxableLand":12600,"taxableImprovement":50400,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":63600,"taxable":63600,"land":12720,"improvement":50880,"taxableLand":12720,"taxableImprovement":50880,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":63600,"taxable":63600,"land":12720,"improvement":50880,"taxableLand":12720,"taxableImprovement":50880,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":63600,"taxable":63600,"land":12720,"improvement":50880,"taxableLand":12720,"taxableImprovement":50880,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":70800,"taxable":70800,"land":14160,"improvement":56640,"taxableLand":14160,"taxableImprovement":56640,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":70800,"taxable":70800,"land":14160,"improvement":56640,"taxableLand":14160,"taxableImprovement":56640,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":77000,"taxable":77000,"land":15400,"improvement":61600,"taxableLand":15400,"taxableImprovement":61600,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":77000,"taxable":77000,"land":15400,"improvement":61600,"taxableLand":15400,"taxableImprovement":61600,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":83700,"taxable":83700,"land":16700,"improvement":67000,"taxableLand":16700,"taxableImprovement":67000,"exemptLand":0,"exemptImprovement":0}],"taxNow":1078,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"481968","date":"2013-07-09","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2013-07-09","scope":"FOR THE DOCUMENTATION OF AN EXISTING CHECK CASHING USE AND EXISTING 1 APARTMENT TO INCLUDE FACE CHANGE TO EXISTING PROJECTING SIGN 3'X5' DOUBLE FACED, 10' HIGH ORIIGINALLY APPROVED ON 126180 - JULY 20,1962. NO OTHER SIGNS ON THIS APPLICATION"},{"number":"692872","date":"2016-06-16","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2016-08-23","scope":"1 FIRE PANEL, 1 SMOKE DETECTOR, 4 HORN STROBES, 3 PULL STATIONS PER NFPA 72 (MIXED USE)NORTH DISTRICT"},{"number":"677831","date":"2016-09-06","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2016-09-06","scope":"FOR FAMILY DAYCARE FOR MAXIMUM TWELVE (12) CHILDREN AS PART OF AN EXISTING SINGLE FAMILY DWELLING IN AN EXISTING STRUCTURE. NO SIGN ON THIS PERMIT."},{"number":"734494","date":"2016-11-04","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2016-11-04","scope":"AMEND PERMIT # 677831, CAL # 28063 FOR GROUP DAYCARE FOR MAXIMUM TWELVE (12) CHILDREN ON 1ST FLOOR WITH EXISTING SINGLE FAMILY DWELLING ABOVE IN AN EXISTING STRUCTURE. NO SIGN ON THIS PERMIT."},{"number":"735461","date":"2017-01-27","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2017-02-28","scope":"PARTIAL CHANGE OF OCCUPANCY (NO RENOVATIONS) TO CREATE A GROUP DAYCARE WITH MAXIMUM 12 CHILDREN ON THE FIRST FLOOR OF AN EXISTING BUILDING WITH AN EXISTING SINGLE FAMILY DWELLING ABOVE AS PER APPROVED PLANS. *NO WORK ON THIS PERMIT*"},{"number":"PP-2023-009484","date":"2023-10-31","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2025-02-08","scope":"REPAIR/REPLACE MAIN HOUSE DRAIN."},{"number":"AP-2025-002881","date":"2025-05-01","work":"Certificate of Occupancy (CO) (may inclu…","type":"Administrative","description":"Administrative Permit","status":"Completed","completedDate":"2026-02-18","scope":"FOR CERTIFICATE OF OCCUPANCY FOR CHILD CARE CENTER (GROUP E) AT FIRST FLOOR ONLY IN EXISTING STRUCTURE. NO WORK ON THIS PERMIT."},{"number":"PP-2026-000406","date":"2026-02-10","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"1 Hand wash, 1 , 1 mop sink"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2016,"k":"permit","w":"Use"},{"y":2017,"k":"permit","w":"Administrative"},{"y":2017,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2019,"k":"viol","w":"3 L&I violations incl UNSAFE STRUCTURE"},{"y":2019,"k":"insp","w":"Inspection failed"},{"y":2020,"k":"insp","w":"Inspection failed"},{"y":2021,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2022,"k":"appeal","w":"Appeal denied"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2025,"k":"appeal","w":"Appeal granted with conditions"},{"y":2025,"k":"permit","w":"Certificate of Occupancy (CO) (may inclu…"},{"y":2026,"k":"permit","w":"Alterations"}],"rented":false,"licenses":[{"number":"591141","type":"Rental","status":"Inactive","businessName":"DIAMOND MONEY ORDER COMPANY LLC (WINDSOR JEWELS OF PENNA INC.)","legalName":"DIAMOND MONEY ORDER COMPANY LLC","address":"2557 W STERNER ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2013-04-24","latestIssueDate":"2019-02-24","expirationDate":"2020-02-29","inactiveDate":"2020-04-29"},{"number":"733757","type":"Child Care Facility","status":"Inactive","businessName":"ESTAVIA JEFFERSON","legalName":"ESTAVIA JEFFERSON","address":"2557 W STERNER ST","revenueCode":"3397","rentalCategory":null,"units":null,"issuedDate":"2017-03-31","latestIssueDate":"2017-03-31","expirationDate":"2018-03-30","inactiveDate":"2018-05-29"},{"number":"794138","type":"Food Preparing and Serving","status":"Inactive","businessName":"INQUISITIVE MINDS EARLY LEARNING CENTER","legalName":"INQUISITIVE MINDS EARLY LEARNING CENTER ","address":"2557 W STERNER ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2018-11-09","latestIssueDate":"2018-11-09","expirationDate":"2019-11-08","inactiveDate":"2020-01-07"},{"number":"1008265","type":"Food Preparing and Serving","status":"Active","businessName":"A Lovely Lane Daycare2 LLC (daycare center)","legalName":"A Lovely Lane Daycare2 LLC","address":"2557 W STERNER ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2026-05-21","latestIssueDate":"2026-05-21","expirationDate":"2027-05-20","inactiveDate":null}],"licenseActivity":[{"number":"1008265","type":"Food Preparing and Serving","businessName":"A Lovely Lane Daycare2 LLC (daycare center)","legalName":"A Lovely Lane Daycare2 LLC","issuedDate":"2026-05-21","latestIssueDate":"2026-05-21","closureDate":null,"expirationDate":"2027-05-20","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"794138","type":"Food Preparing and Serving","businessName":"INQUISITIVE MINDS EARLY LEARNING CENTER","legalName":"INQUISITIVE MINDS EARLY LEARNING CENTER ","issuedDate":"2018-11-09","latestIssueDate":"2018-11-09","closureDate":"2020-01-07","expirationDate":"2019-11-08","inactiveDate":"2020-01-07","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"733757","type":"Child Care Facility","businessName":"ESTAVIA JEFFERSON","legalName":"ESTAVIA JEFFERSON","issuedDate":"2017-03-31","latestIssueDate":"2017-03-31","closureDate":"2018-05-29","expirationDate":"2018-03-30","inactiveDate":"2018-05-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"591141","type":"Rental","businessName":"DIAMOND MONEY ORDER COMPANY LLC (WINDSOR JEWELS OF PENNA INC.)","legalName":"DIAMOND MONEY ORDER COMPANY LLC","issuedDate":"2013-04-24","latestIssueDate":"2019-02-24","closureDate":"2020-04-29","expirationDate":"2020-02-29","inactiveDate":"2020-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-21","signals":[{"kind":"transition-activity","level":"watch","title":"Recent transition activity","summary":"The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.","evidence":["3 permit events since 2023","1 zoning/board appeal since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #28063: CLOSED · Granted with conditions; related permit 677831. Use permit #481968: 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: PP-2023-009484 (Expired), PP-2026-000406 (Issued). 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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 12 historical violations across 4 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":"8 failed, 4 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Nov 2, 2021.","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":"Child Care Facility #733757: Inactive since May 29, 2018; Food Preparing and Serving #794138: Inactive since Jan 7, 2020","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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Nov 4, 2026","why":"Fire-protection certifications apply to the named system and inspection period only; they are not a whole-building safety certificate. Philadelphia generally requires annual sprinkler, standpipe, fire-alarm, special-hazard, and emergency-power inspections where those systems exist.","action":"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/"}]}