{"asOf":"2026-07-28T17:26:46.315Z","block":"2400-2499 RIDGE AVE","blockUrl":"https://philadelphia.blockreport.homes/block/2400-2499-ridge-ave","address":"2404 RIDGE AVE","parcelNumber":"871538830","source":"https://property.phila.gov/?p=871538830","ownerType":"investor","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":"2404 RIDGE LLC","coOwner":null,"marketValue":133900,"landAssessment":26700,"improvementAssessment":107200,"livableArea":2976,"yearBuilt":1915,"lastSale":{"price":25000,"date":"2019-04-12T04:00:00Z"},"openViolations":0,"violations":[{"number":"1748514","date":"2010-07-14","code":"PM-307.1/12","title":"WALL PARTIALLY 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OPEN","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4004747","date":"2015-12-03","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"211961007","date":"2019-04-16","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":"2021-11-23","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211961006","date":"2019-04-16","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2021-11-23","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211961008","date":"2019-04-16","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2021-11-23","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211977899","date":"2019-11-23","code":"11-602","title":"STRUCTURES IN ROW","status":"COMPLIED","resolutionDate":"2020-10-19","resolution":"COMPLIED - BY ENFORCEMENT 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7","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4845659","date":"2015-08-24","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4845660","date":"2015-08-24","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4845662","date":"2018-04-09","code":"PM15-108.2","title":"VACANT AND OPEN","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"512728","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2015-12-04","completedDate":"2016-06-17","violations":[{"number":"3788770","date":"2015-12-03","code":"PM15-108.2","title":"VACANT AND OPEN","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"512731","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2015-12-04","completedDate":null,"violations":[{"number":"4004747","date":"2015-12-03","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"680110","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2019-04-16","completedDate":"2021-11-23","violations":[{"number":"211961007","date":"2019-04-16","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":"2021-11-23","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211961006","date":"2019-04-16","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2021-11-23","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211961008","date":"2019-04-16","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2021-11-23","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"717078","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2019-11-23","completedDate":"2020-10-19","violations":[{"number":"211977899","date":"2019-11-23","code":"11-602","title":"STRUCTURES IN ROW","status":"COMPLIED","resolutionDate":"2020-10-19","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]}],"violYears":[{"y":2010,"n":1,"worst":null},{"y":2014,"n":1,"worst":"VACANT BLDG UNSEC/UNSAFE CSU"},{"y":2015,"n":5,"worst":"EXTERIOR STRUCT UNSAFE COND 7"},{"y":2018,"n":1,"worst":null},{"y":2019,"n":4,"worst":"EXTERIOR STRUCT UNSAFE COND 7"}],"investigations":[{"caseNumber":"242940","date":"2010-07-14","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"242940","date":"2010-08-27","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"449917","date":"2014-08-22","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"449917","date":"2014-09-26","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"498744","date":"2015-08-21","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"498744","date":"2015-10-01","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"498744","date":"2015-11-02","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"512728","date":"2015-12-03","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"512731","date":"2015-12-03","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"512728","date":"2016-04-15","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"512731","date":"2016-04-15","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"512731","date":"2016-05-25","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"512731","date":"2016-07-08","type":"PRECOURT","status":"FAILED"},{"caseNumber":"498744","date":"2016-07-09","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"498744","date":"2017-04-22","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"498744","date":"2017-06-16","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"498744","date":"2017-12-28","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"498744","date":"2018-03-01","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"498744","date":"2018-03-04","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"498744","date":"2018-03-08","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"498744","date":"2018-06-01","type":"PRECOURT","status":"FAILED"},{"caseNumber":"498744","date":"2018-09-05","type":"PRECOURT","status":"FAILED"},{"caseNumber":"498744","date":"2018-10-17","type":"PRECOURT","status":"FAILED"},{"caseNumber":"498744","date":"2019-04-15","type":"PRECOURT","status":"NONE"},{"caseNumber":"680110","date":"2019-04-15","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"717078","date":"2019-11-23","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"680110","date":"2019-12-17","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"717078","date":"2020-10-19","type":null,"status":"PASSED"},{"caseNumber":"680110","date":"2021-11-23","type":null,"status":"PASSED"}],"inspYears":[{"y":2010,"fails":1,"passes":1},{"y":2014,"fails":1,"passes":1},{"y":2015,"fails":5,"passes":0},{"y":2016,"fails":3,"passes":0},{"y":2017,"fails":3,"passes":0},{"y":2018,"fails":5,"passes":0},{"y":2019,"fails":3,"passes":0},{"y":2020,"fails":0,"passes":1},{"y":2021,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98160737129677,"lng":-75.17419572991523,"geom":{"type":"Polygon","coordinates":[[[-75.17427041,39.981510698],[-75.174319401,39.981543876],[-75.174122872,39.981704064],[-75.174072901,39.981668558],[-75.17427041,39.981510698]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19121","beds":null,"baths":null,"stories":null,"lotArea":1440,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"7","intCond":"7","garage":null,"homestead":false,"mail":"325 CHESTNUT STREET, PHILADELPHIA PA, 19106","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":80200,"taxable":80200,"land":9822,"improvement":70378,"taxableLand":9822,"taxableImprovement":70378,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":80200,"taxable":80200,"land":9822,"improvement":70378,"taxableLand":9822,"taxableImprovement":70378,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":135200,"taxable":135200,"land":27040,"improvement":108160,"taxableLand":27040,"taxableImprovement":108160,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":139200,"taxable":139200,"land":27840,"improvement":111360,"taxableLand":27840,"taxableImprovement":111360,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":140500,"taxable":140500,"land":28100,"improvement":112400,"taxableLand":28100,"taxableImprovement":112400,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":140500,"taxable":140500,"land":28100,"improvement":112400,"taxableLand":28100,"taxableImprovement":112400,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":140500,"taxable":140500,"land":28100,"improvement":112400,"taxableLand":28100,"taxableImprovement":112400,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":111800,"taxable":111800,"land":22300,"improvement":89500,"taxableLand":22300,"taxableImprovement":89500,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":111800,"taxable":111800,"land":22300,"improvement":89500,"taxableLand":22300,"taxableImprovement":89500,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":115700,"taxable":115700,"land":23140,"improvement":92560,"taxableLand":23140,"taxableImprovement":92560,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":115700,"taxable":115700,"land":23140,"improvement":92560,"taxableLand":23140,"taxableImprovement":92560,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":133900,"taxable":133900,"land":26700,"improvement":107200,"taxableLand":26700,"taxableImprovement":107200,"exemptLand":0,"exemptImprovement":0}],"taxNow":1620,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"294837","date":"2010-08-05","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2010-08-31","scope":"PERMIT TO COMPLY VIOLATION, CASE #242940. REPAIRS TO BE PERFORMED AS PER ATTACHED ENGINEERS REPORT."},{"number":"973487","date":"2019-05-22","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":"2019-12-18","scope":"MAKE SAFE PERMIT- FOR THE INSTALLATION OF STAR BOLTS, REMOVAL AND REPLACEMENT OF WINDOW LINTELS, AND REPLACE FLOOR JOISTS (7 -8 PER FLOOR ALL 3 FLOORS) PER ENGINEER'S REPORT AND PLANS TO RESOLVE CASE 680110. 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 680110. IN ACCORDANCE WITH CODE BULLETIN PM-1801, A PA PROFESSIONAL ENGINEER IS REQUIRED TO MONITOR REPAIRS MADE UNDER THIS PERMIT. THE ENGINEER MUST SUBMIT A SEALED STATEMENT TO THE DEPARTMENT CONFIRMING THAT THE STRUCTURE IS IN SOUND CONDITION AT COMPLETION."},{"number":"CP-2020-005970","date":"2021-02-03","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2021-11-23","scope":"MAKE SAFE PERMIT TO COMPLY WITH CASE 680110 FOR REMOVAL/REPLACEMENT OF THE FRONT WALL AND STRUCTURAL REPAIRS AT REAR WALL AND WOOD-FRAMED FLOORS PER APPROVED PLANS AND ENGINEERING REPORT. ALL WORK TO BE IN ACCORDANCE WITH CONSTRUCTION PLANS AND CODE BULLETIN PM-1801. A PA PROFESSIONAL ENGINEER IS REQUIRED TO MONITOR WORK PERFORMED UNDER THIS PERMIT AND UPON COMPLETION OF THE REPAIRS SHALL SUBMIT A SEALED STATEMENT TO THE DEPARTMENT THAT THE STRUCTURE HAS BEEN MADE SAFE."},{"number":"ZP-2022-000713","date":"2022-03-23","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Office - Business and Professional; Residential - Household Living - Two-Family"},{"number":"CP-2021-008759","date":"2022-04-27","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2022-11-07","scope":"FOR CHANGE OF OCCUPANCY AND LEVEL II ALTERATIONS TO INCLUDE NEW PARTITIONS, FIXTURS, FURNISHINGS, FINISHES AS PER APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR MEP WORK. *2018 IEBC*"},{"number":"CP-2023-000419","date":"2023-06-06","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2024-10-25","scope":"FOR CHANGE OF OCCUPANCY AND LEVEL II ALTERATIONS TO INCLUDE NEW PARTITIONS, FIXTURS, FURNISHINGS, FINISHES AS PER APPROVED PLANS. BUILDING SHALL BE FULLY SPRINKLERED WITH NFPA-13 COMPLIANT SYSTEM (DESIGNED AND INSTALLED BY OTHERS). MECHANICAL, ELECTRICAL, AND PLUMBING WORK SHALL BE SUBMITTED AND APPROVED UNDER SEPARATE PERMIT APPLICATIONS."},{"number":"FP-2022-002854","date":"2023-06-14","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Expired","completedDate":"2024-10-25","scope":"For the installation of an automatic wet sprinkler system in accordance with NFPA 13 (using a new, two (2) inch fire service line, and a new, two (2) inch backflow prevention device located within the basement), throughout an existing three (3) story attached structure to be used as Group B (Offices) @ first floor w/Group R-3 (Two-Family Household Living) @ 2nd-3rd floors, as per plans and hydraulic calculations; see CP-2023-000419 for building permit."},{"number":"MP-2023-002626","date":"2023-06-26","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Expired","completedDate":"2024-10-25","scope":"FOR INSTALLATION OF HVAC SYSTEM AS PER APPROVED PLANS."},{"number":"EP-2023-007945","date":"2023-09-06","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2025-02-08","scope":"Install 400A service, complete wiring to include all emergency lighting, 110v interconnected smoke alarms. Install complete fire alarm system w/ low frequency sound in all living rooms and bedrooms. ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC, 2016 NFPA-72, 2018 PHILA FIRE CODE."},{"number":"PP-2023-014526","date":"2023-10-31","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-11-09","scope":"Install Storm & sanitary curb trap, fai, main drain and 1\" water service"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2019,"k":"viol","w":"4 L&I violations incl EXTERIOR STRUCT UNSAFE COND 7"},{"y":2019,"k":"insp","w":"Inspection failed ×3"},{"y":2020,"k":"insp","w":"Inspection passed"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"insp","w":"Inspection passed"},{"y":2022,"k":"permit","w":"Change of Use"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"Addition and/or Alterations"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Alterations"}],"rented":false,"licenses":[{"number":"604821","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"DOROTHY NIXON            SOLOMON S NIXON JR (NIXON HEBER ETAL)","legalName":"DOROTHY NIXON            SOLOMON S NIXON JR","address":"2404 RIDGE AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2013-09-11","latestIssueDate":"2014-02-08","expirationDate":"2015-02-28","inactiveDate":"2015-04-29"}],"licenseActivity":[{"number":"604821","type":"Vacant Residential Property / Lot","businessName":"DOROTHY NIXON            SOLOMON S NIXON JR (NIXON HEBER ETAL)","legalName":"DOROTHY NIXON            SOLOMON S NIXON JR","issuedDate":"2013-09-11","latestIssueDate":"2014-02-08","closureDate":"2015-04-29","expirationDate":"2015-02-28","inactiveDate":"2015-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-27","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":["5 permit events 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":"The record identifies more than one dwelling/use.","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":"6 permits not marked completed: 973487 (EXPIRED), CP-2021-008759 (Expired), CP-2023-000419 (Expired), FP-2022-002854 (Expired), MP-2023-002626 (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 12 historical violations across 7 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":"21 failed, 4 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Nov 23, 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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"3 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":"Vacant Residential Property / Lot #604821: Inactive since Apr 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/"}],"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/"}]}