{"asOf":"2026-07-25T20:28:12.541Z","block":"2100-2199 RIDGE AVE","blockUrl":"https://philadelphia.blockreport.homes/block/2100-2199-ridge-ave","address":"2108-10 RIDGE AVE","parcelNumber":"871538720","source":"https://property.phila.gov/?p=871538720","ownerType":"investor","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"S30","buildingCodeNew":"821","buildingClass":"ROW W/OFF STR 2 STY MASON","buildingClassNew":"ROW MIXED-COM/RES-BLT AS COM","useLabel":"Mixed-use","owner":"2108-10 RIDGE AVENUE LLC","coOwner":null,"marketValue":553300,"landAssessment":110660,"improvementAssessment":442640,"livableArea":5950,"yearBuilt":1915,"lastSale":{"price":295000,"date":"2025-09-03T04:00:00Z"},"openViolations":0,"violations":[{"number":"1188617","date":"2008-11-20","code":"09-609.1/1","title":"SELF-SERVICE LAUNDRY LO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1185470","date":"2008-12-10","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1214404","date":"2009-01-14","code":"A-000.0/1","title":"VIOL NONE FOUND","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4678057","date":"2017-10-23","code":"PM15-304.1H","title":"EXTERIOR STRUCT UNSAFE COND 8","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4678056","date":"2017-10-23","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2024-025041","date":"2024-04-13","code":"A-402.5","title":"OCCUPIED W/O FINAL APPROVAL","status":"CLOSED","resolutionDate":"2024-04-13","resolution":"CLOSED - WRITTEN IN ERROR"}],"violationCases":[{"number":"186048","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2008-11-22","completedDate":"2008-12-16","violations":[{"number":"1188617","date":"2008-11-20","code":"09-609.1/1","title":"SELF-SERVICE LAUNDRY LO","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"187641","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2008-12-12","completedDate":null,"violations":[{"number":"1185470","date":"2008-12-10","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"189734","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2009-01-15","completedDate":"2009-01-15","violations":[{"number":"1214404","date":"2009-01-14","code":"A-000.0/1","title":"VIOL NONE FOUND","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"609255","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2017-10-23","completedDate":"2018-08-10","violations":[{"number":"4678057","date":"2017-10-23","code":"PM15-304.1H","title":"EXTERIOR STRUCT UNSAFE COND 8","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4678056","date":"2017-10-23","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2024-030361","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2024-04-13","completedDate":"2024-04-13","violations":[{"number":"VI-2024-025041","date":"2024-04-13","code":"A-402.5","title":"OCCUPIED W/O FINAL APPROVAL","status":"CLOSED","resolutionDate":"2024-04-13","resolution":"CLOSED - WRITTEN IN ERROR"}]}],"violYears":[{"y":2008,"n":2,"worst":null},{"y":2009,"n":1,"worst":null},{"y":2017,"n":2,"worst":"EXTERIOR STRUCT UNSAFE COND 8"},{"y":2024,"n":1,"worst":null}],"investigations":[{"caseNumber":"82086","date":"2006-09-27","type":"BC INSP","status":"PASSED"},{"caseNumber":"186048","date":"2008-11-20","type":"BC INSP","status":"FAILED"},{"caseNumber":"186048","date":"2008-12-10","type":"BC INSP","status":"PASSED"},{"caseNumber":"187641","date":"2008-12-10","type":"BC INSP","status":"FAILED"},{"caseNumber":"186048","date":"2008-12-16","type":"BC INSP","status":"PASSED"},{"caseNumber":"189734","date":"2009-01-14","type":"BC INSP","status":"PASSED"},{"caseNumber":"187641","date":"2009-01-29","type":"BC INSP","status":"PASSED"},{"caseNumber":"609255","date":"2017-10-23","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"609255","date":"2018-05-17","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"609255","date":"2018-08-10","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"CF-2024-030361","date":"2024-04-13","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-030361","date":"2024-04-13","type":null,"status":"PASSED"}],"inspYears":[{"y":2006,"fails":0,"passes":1},{"y":2008,"fails":2,"passes":2},{"y":2009,"fails":0,"passes":2},{"y":2017,"fails":1,"passes":0},{"y":2018,"fails":1,"passes":1},{"y":2024,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97809805512527,"lng":-75.1701613022378,"geom":{"type":"Polygon","coordinates":[[[-75.16999202,39.978100315],[-75.170275663,39.978003799],[-75.170331537,39.97809668],[-75.170043355,39.978191902],[-75.16999202,39.978100315]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2023-023285","type":"Fire Alarm Certification","inspectionDate":"2023-11-12","result":"Certified","expirationDate":"2024-11-12","buildingId":"1061977"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19121","beds":null,"baths":null,"stories":2,"lotArea":3132,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"1610 SPRUCE ST, PHILADELPHIA PA, 19103","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":286400,"taxable":286400,"land":24573,"improvement":261827,"taxableLand":24573,"taxableImprovement":261827,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":286400,"taxable":286400,"land":24573,"improvement":261827,"taxableLand":24573,"taxableImprovement":261827,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":374900,"taxable":374900,"land":74980,"improvement":299920,"taxableLand":74980,"taxableImprovement":299920,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":386100,"taxable":386100,"land":77220,"improvement":308880,"taxableLand":77220,"taxableImprovement":308880,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":389900,"taxable":389900,"land":77980,"improvement":311920,"taxableLand":77980,"taxableImprovement":311920,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":389900,"taxable":389900,"land":77980,"improvement":311920,"taxableLand":77980,"taxableImprovement":311920,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":389900,"taxable":389900,"land":77980,"improvement":311920,"taxableLand":77980,"taxableImprovement":311920,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":341100,"taxable":341100,"land":68200,"improvement":272900,"taxableLand":68200,"taxableImprovement":272900,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":341100,"taxable":341100,"land":68200,"improvement":272900,"taxableLand":68200,"taxableImprovement":272900,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":375400,"taxable":375400,"land":75080,"improvement":300320,"taxableLand":75080,"taxableImprovement":300320,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":500000,"taxable":375400,"land":100000,"improvement":400000,"taxableLand":100000,"taxableImprovement":275400,"exemptLand":0,"exemptImprovement":124600},{"y":2027,"v":553300,"taxable":415418,"land":110660,"improvement":442640,"taxableLand":110660,"taxableImprovement":304758,"exemptLand":0,"exemptImprovement":137882}],"taxNow":5255,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"899709","date":"2018-08-08","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-08-10","scope":"MAKE SAFE PERMIT- FOR SMALL MINOR REPAIR OF EXISTING ROOF DAMAGED BY FIRE AS PER ENGINEER'S REPORT IF APPLICABLE TO RESOLVE CASE #609255. ABUTTING SIDEWALK MUST BE CLOSED WITH FENCING A MINIMUM OF 6' IN HEIGHT. A SEPARATE PERMIT IS REQUIRED FOR ANY ADDITIONAL ALTERATIONS THAT ARE NOT SPECIFICALLY ADDRESSED ON CASE #609255. MAKE SAFE PERMIT- TO RESOLVE CASE #609255"},{"number":"911916","date":"2018-09-19","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2018-09-19","scope":"USE OF SECOND FLOOR OF AN EXISTING BUILDING AS A MULTI FAMILY (THREE) DWELLING, ALONG WITH ALL OTHER PREVIOUSLY APPROVED USES. NO SIGNS ON THIS APPLICATION"},{"number":"918178","date":"2018-11-26","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-10-23","scope":"LEVEL II ALTERATION WITH CHANGE OF OCCUPANCY CLASSIFICATION TO CREATE THREE (3) DWELLING UNITS ON THE EXISTING 2ND FLOOR AS PER APPROVED PLAN. 2ND FLOOR AND REQUIRED EXIT STAIRWAY WITH A GROUP R FIRE AREA TO BE FULLY SPRINKLER PER NFPA 13R MIN . SEPARATE PERMITS TO BE REQUIRED FOR NEW ELECTRICAL, MECHANICAL, PLUMBING, AND FIRE SUPPRESSION SYSTEM WORK."},{"number":"948763","date":"2019-02-12","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-09-05","scope":"INSTALL 4-3/4\" WATER LINES FROM MAIN TO BUILDING, INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"944263","date":"2019-03-12","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-10-23","scope":"ALTERATION WITH CHANGE OF OCCUPANCY CLASSIFICATION TO CREATE THREE (3) DWELLING UNITS ON THE EXISTING 2ND FLOOR;PIPING AND INSTALLATION (3)WC (3)BT (3)LAVS (3)DOUBLE BAY KITCHEN SINKS (3) WATER HEATERS."},{"number":"948708","date":"2019-03-13","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2019-10-23","scope":"FOR THE INSTALLATION OF A FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 2007, STANDARD 13R TO INCLUDE A 2-INCH DIAMETER SERVICE LINE AND BACKFLOW PREVENTION ASSEMBLY."},{"number":"951781","date":"2019-03-27","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2019-10-23","scope":"FOR THE INSTALLATION OF THREE (3) CONDITIONING UNITS AND THREE (3) AIR HANDLING UNITS INCLUDING: EXHAUST VENTILATION, REFRIGERATE PIPING, GRILLS/REGISTERS/DIFFUSERS, EXHAUST FANS, AND ASSOCIATED DUCTWORK. APPLIANCE 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 ALL OTHER WORK."},{"number":"946815","date":"2019-04-17","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-10-21","scope":"INSTALL 600 AMP SERVICE 9-GANG METER BANK 3-METERS FOR FUTURE.REWIRE AND FIT OUT 3 APTS UNITS WITH OUTLETS SWITCHES AND LIGHTING FIXTURES AND INSTALL NEW SUB PANELS. INSTALL NEW GROUNDING SYSTEM AND INSTALL NEW FIRE ALARM SYSTEM THROUGHOUT AS PER NFPA 72 AND NEC 2008.(NORTH DIST)"},{"number":"993520","date":"2019-10-25","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2024-04-13","scope":"FOR LEVEL II INTERIOR ALTERATIONS WITH NO CHANGE IN OCCUPANCY IN THE FIRST-FLOOR OF AN EXISTING BUILDING. ALTERATIONS INCLUDE PARTITION WALLS, DOORS AND CEILING. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL AND PLUMBING."},{"number":"EP-2020-005427","date":"2020-07-30","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2024-04-13","scope":"replace existing 5 outlet devices only on 1st floor with new upgraded outlet."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2018,"k":"permit","w":"Major alteration"},{"y":2018,"k":"permit","w":"Use"},{"y":2018,"k":"permit","w":"Major alteration"},{"y":2019,"k":"permit","w":"Plumbing"},{"y":2019,"k":"permit","w":"Plumbing"},{"y":2019,"k":"permit","w":"Suppression"},{"y":2019,"k":"permit","w":"Mechanical"},{"y":2019,"k":"permit","w":"Electrical"},{"y":2019,"k":"permit","w":"Addition and/or Alteration"},{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"viol","w":"L&I violation"},{"y":2024,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":false,"licenses":[{"number":"202641","type":"Food Preparing and Serving","status":"Inactive","businessName":"YUEN YUE LEE","legalName":"YUEN YUE LEE","address":"2108-10 RIDGE AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2002-04-08","latestIssueDate":"2002-04-08","expirationDate":"2003-04-30","inactiveDate":null},{"number":"207594","type":"Food Preparing and Serving","status":"Inactive","businessName":"YUNG LEE (T/A  RUBY CHINESE TAKE OUT)","legalName":"YUNG LEE","address":"2108-10 RIDGE AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2003-06-03","latestIssueDate":"2003-06-03","expirationDate":"2004-04-30","inactiveDate":null},{"number":"312770","type":"Food Preparing and Serving","status":"Inactive","businessName":"NAN LIN","legalName":"NAN LIN","address":"2108-10 RIDGE AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2005-04-08","latestIssueDate":"2007-05-23","expirationDate":"2008-04-30","inactiveDate":"2008-03-19"},{"number":"438874","type":"Food Preparing and Serving","status":"Inactive","businessName":"PENG LEE (RUBY CHINESE TAKE OUT)","legalName":"PENG LEE","address":"2108-10 RIDGE AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2008-03-19","latestIssueDate":"2013-04-24","expirationDate":"2014-04-30","inactiveDate":"2014-05-22"},{"number":"629868","type":"Food Preparing and Serving","status":"Inactive","businessName":"XIN HUA LIN","legalName":"XIN HUA LIN","address":"2108-10 RIDGE AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2014-05-22","latestIssueDate":"2017-04-21","expirationDate":"2018-04-30","inactiveDate":"2018-06-29"},{"number":"833198","type":"Rental","status":"Inactive","businessName":"Keng Gao (rental)","legalName":"Keng Gao","address":"2108-10 RIDGE AVE","revenueCode":"3202","rentalCategory":null,"units":3,"issuedDate":"2020-01-07","latestIssueDate":"2021-04-27","expirationDate":"2022-01-06","inactiveDate":"2022-03-06"}],"licenseActivity":[{"number":"833198","type":"Rental","businessName":"Keng Gao (rental)","legalName":"Keng Gao","issuedDate":"2020-01-07","latestIssueDate":"2021-04-27","closureDate":"2022-03-06","expirationDate":"2022-01-06","inactiveDate":"2022-03-06","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"629868","type":"Food Preparing and Serving","businessName":"XIN HUA LIN","legalName":"XIN HUA LIN","issuedDate":"2014-05-22","latestIssueDate":"2017-04-21","closureDate":"2018-06-29","expirationDate":"2018-04-30","inactiveDate":"2018-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"438874","type":"Food Preparing and Serving","businessName":"PENG LEE (RUBY CHINESE TAKE OUT)","legalName":"PENG LEE","issuedDate":"2008-03-19","latestIssueDate":"2013-04-24","closureDate":"2014-05-22","expirationDate":"2014-04-30","inactiveDate":"2014-05-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"312770","type":"Food Preparing and Serving","businessName":"NAN LIN","legalName":"NAN LIN","issuedDate":"2005-04-08","latestIssueDate":"2007-05-23","closureDate":"2008-03-19","expirationDate":"2008-04-30","inactiveDate":"2008-03-19","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"207594","type":"Food Preparing and Serving","businessName":"YUNG LEE (T/A  RUBY CHINESE TAKE OUT)","legalName":"YUNG LEE","issuedDate":"2003-06-03","latestIssueDate":"2003-06-03","closureDate":"2004-04-30","expirationDate":"2004-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"202641","type":"Food Preparing and Serving","businessName":"YUEN YUE LEE","legalName":"YUEN YUE LEE","issuedDate":"2002-04-08","latestIssueDate":"2002-04-08","closureDate":"2003-04-30","expirationDate":"2003-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 33% in 2026, but no matching permit appears in the property timeline.","evidence":["assessment moved from $375,400 to $500,000","no permit shown in 2025-2027"],"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 #911916: COMPLETED. The history also contains “OCCUPIED W/O FINAL APPROVAL.”","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: 993520 (Expired), EP-2020-005427 (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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 6 historical violations across 5 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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Nov 12, 2024","why":"Fire-protection certifications apply to the named system and inspection period only; they are not a whole-building safety certificate. Philadelphia generally requires annual sprinkler, standpipe, fire-alarm, special-hazard, and emergency-power inspections where those systems exist.","action":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"mixed-use","level":"verify","title":"Residential and business space run on separate compliance tracks","finding":"OPA classifies this parcel as mixed-use.","why":"The zoning/use and occupancy file must cover the actual residential and commercial spaces. Dwelling units can require Rental Licenses and lead compliance; the operator can separately need an Activity License and sector license; installed fire systems can require annual certification.","action":"Match every dwelling and business use to the zoning permit, CO, current operator licenses, and life-safety filings.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"rental-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":"5 failed, 7 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Apr 13, 2024.","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 Preparing and Serving #202641: Inactive; Food Preparing and Serving #207594: Inactive; Food Preparing and Serving #312770: Inactive since Mar 19, 2008; Food Preparing and Serving #438874: Inactive since May 22, 2014","why":"A license record proves the licensed activity existed at that time. An inactive or expired license does not establish that the business still operates—or that it may legally reopen under the same use.","action":"If business income matters, verify the current tenant, use registration, and active license in eCLIPSE.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/licenses/business-licenses/"},{"id":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as mixed-use. BlockReport does not receive a current Commercial Trash account balance.","why":"Philadelphia charges qualifying small commercial, mixed-use, and multi-unit properties that use City collection; exemptions and private collection can change applicability. A use category alone does not prove a fee is due.","action":"Check the Commercial Trash account inside the date-effective Property Payoff.","url":"https://www.phila.gov/2026-06-09-pay-your-trash-fee-bill-by-june-30/"}],"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/"}]}