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INDICATED","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"421766","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2014-03-12","completedDate":null,"violations":[{"number":"3405674","date":"2014-03-04","code":"14-1704/10","title":"NON-REGULATED LACKS PERMIT","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"638130","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2018-06-11","completedDate":"2018-06-11","violations":[{"number":"4702446","date":"2018-06-08","code":"PM15-506.3","title":"PLUMB SYSTEMS-GREASE INTER","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"638146","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2018-06-11","completedDate":"2018-07-23","violations":[{"number":"4702542","date":"2018-06-08","code":"PM15-506.3","title":"PLUMB SYSTEMS-GREASE 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INSP","status":"FAILED"},{"caseNumber":"195947","date":"2009-12-11","type":"BC INSP","status":"FAILED"},{"caseNumber":"195947","date":"2009-12-11","type":"BC INSP","status":"CLOSED"},{"caseNumber":"195947","date":"2010-02-18","type":"PRECOURT","status":"PASSED"},{"caseNumber":"416203","date":"2014-01-06","type":"BC INSP","status":"FAILED"},{"caseNumber":"416203","date":"2014-02-11","type":"BC INSP","status":"FAILED"},{"caseNumber":"421766","date":"2014-03-04","type":"BC INSP","status":"FAILED"},{"caseNumber":"416203","date":"2014-03-21","type":"BC INSP","status":"CLOSED"},{"caseNumber":"421766","date":"2014-04-15","type":"BC INSP","status":"FAILED"},{"caseNumber":"421766","date":"2014-05-20","type":"BC INSP","status":"CLOSED"},{"caseNumber":"416203","date":"2014-08-26","type":"PRECOURT","status":"FAILED"},{"caseNumber":"421766","date":"2014-11-25","type":"PRECOURT","status":"FAILED"},{"caseNumber":"638146","date":"2018-06-09","type":"BC INSP","status":"FAILED"},{"caseNumber":"638130","date":"2018-06-09","type":"BC INSP","status":"FAILED"},{"caseNumber":"638130","date":"2018-06-11","type":"BC INSP","status":"PASSED"},{"caseNumber":"638146","date":"2018-07-23","type":"BC INSP","status":"PASSED"}],"inspYears":[{"y":2006,"fails":1,"passes":1},{"y":2007,"fails":2,"passes":0},{"y":2008,"fails":3,"passes":0},{"y":2009,"fails":2,"passes":0},{"y":2010,"fails":0,"passes":1},{"y":2014,"fails":6,"passes":0},{"y":2018,"fails":2,"passes":2}],"taxOwed":4586.3,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":4586.3,"principalDue":3703.17,"penaltyDue":236.34,"interestDue":215.65,"otherChargesDue":431.14,"yearsOwed":1,"oldestYearOwed":2021,"mostRecentYearOwed":2021,"mostRecentPaymentDate":"2022-02-04","assessmentYear":2022,"totalAssessment":712700,"taxableAssessment":712700,"exemptAbatementAssessment":0,"homesteadValue":0,"netTaxAfterHomestead":9976.37,"actionableAtSnapshot":false,"paymentAgreementAtSnapshot":true,"bankruptcyAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.94042997290152,"lng":-75.17579186087653,"geom":{"type":"Polygon","coordinates":[[[-75.175676686,39.940415368],[-75.175685216,39.940372633],[-75.175915803,39.940401391],[-75.175898478,39.940487259],[-75.175668073,39.940458651],[-75.175676686,39.940415368]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2021-007272","type":"Fire Alarm Certification","inspectionDate":"2021-09-29","result":"Certified","expirationDate":"2022-09-29","buildingId":"1367492"},{"number":"BC-2023-001218","type":"Fire Alarm Certification","inspectionDate":"2022-09-27","result":"Certified","expirationDate":"2023-09-27","buildingId":"1367492"},{"number":"BC-2023-019385","type":"Fire Alarm Certification","inspectionDate":"2023-09-11","result":"Certified","expirationDate":"2024-09-11","buildingId":"1367492"},{"number":"BC-2023-019401","type":"Fire Alarm Certification","inspectionDate":"2023-09-11","result":"Certified","expirationDate":"2024-09-11","buildingId":"1367492"},{"number":"BC-2024-024485","type":"Fire Alarm Certification","inspectionDate":"2024-09-03","result":"Certified","expirationDate":"2025-09-03","buildingId":"1367492"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":null,"baths":null,"stories":null,"lotArea":2112,"zoning":"RM1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"740 MIFFLIN ST, PHILADELPHIA PA, 19148","mailOut":false,"appeals":[{"type":"RB_LIRB","grounds":"I APPEAL THIS VIOLATION BECAUSE I AM NOT USING THE ALLEY FOR ANY PURPOSE OR BLOCKING THE ALLEY. I HAVE PICTURES TO PROVE IT.","status":"OPEN","outcome":"Dismissed","date":"2008-08-15","number":"5757","relatedPermit":"107817"}],"taxYears":[{"year":2015,"total":7607.8,"principal":3747.66,"interest":1275.04,"penalty":1194.91}],"taxNet":7607.8,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":633600,"taxable":633600,"land":47500,"improvement":586100,"taxableLand":47500,"taxableImprovement":586100,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":633600,"taxable":633600,"land":47500,"improvement":586100,"taxableLand":47500,"taxableImprovement":586100,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":685200,"taxable":685200,"land":137040,"improvement":548160,"taxableLand":137040,"taxableImprovement":548160,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":705700,"taxable":705700,"land":141140,"improvement":564560,"taxableLand":141140,"taxableImprovement":564560,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":712700,"taxable":712700,"land":142540,"improvement":570160,"taxableLand":142540,"taxableImprovement":570160,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":712700,"taxable":712700,"land":142540,"improvement":570160,"taxableLand":142540,"taxableImprovement":570160,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":712700,"taxable":712700,"land":142540,"improvement":570160,"taxableLand":142540,"taxableImprovement":570160,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":904300,"taxable":904300,"land":180860,"improvement":723440,"taxableLand":180860,"taxableImprovement":723440,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":904300,"taxable":904300,"land":180860,"improvement":723440,"taxableLand":180860,"taxableImprovement":723440,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":1066600,"taxable":1066600,"land":213320,"improvement":853280,"taxableLand":213320,"taxableImprovement":853280,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":1066600,"taxable":1066600,"land":213320,"improvement":853280,"taxableLand":213320,"taxableImprovement":853280,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":1133400,"taxable":1133400,"land":226600,"improvement":906800,"taxableLand":226600,"taxableImprovement":906800,"exemptLand":0,"exemptImprovement":0}],"taxNow":14930,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"676285","date":"2016-03-14","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2016-11-28","scope":"EZ INTERIOR DEMOLITION- FOR THE INTERIOR DEMOLITION OF NON LOAD-BEARING PARTITION WALLS AND CEILINGS AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS."},{"number":"673014","date":"2016-04-20","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"PROPOSED REHAB OF AN EXISTING PIZZERIA COMMERCIAL STORE FRONT. WORK WILL INCLUDE THE REMOVAL AND REPLACEMENT OF DOORS, NON STRUCTURAL PARTITIONS, THE RENOVATION OF THE EXISTING BATHROOM, AND THE INSTALLATION OF NEW PIZZA OVEN. REAR COOLER BOX TO BE DEMOLISHED/REMOVED FROM SITE TO RESOLVE L+I CASE# 421766."},{"number":"686932-RI","date":"2016-04-25","work":"Rough-In","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"ADD NEW 100AMP SUB PANEL, ADD RECESS LIGHTS AT REGISTER AREA. REWIRE BATHROOM. ADD NEW LINE FOR OVER. ADD 3 OUTLET AT COOKING AREA ONTO EXISTING 200AMP SERVICE AS PER 2008 NEC (SOUTH DISTRICT)"},{"number":"697355","date":"2016-07-06","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2016-11-28","scope":"INSTALLATION OF DUCTWORK AND EXHAUST FAST FOR SOLID FUEL OVEN AS PER MANUFACTURER'S INSTRUCTIONS AND APPROVED PLANS."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2008,"k":"appeal","w":"Appeal dismissed"},{"y":2009,"k":"viol","w":"L&I violation"},{"y":2009,"k":"insp","w":"Inspection failed ×2"},{"y":2010,"k":"insp","w":"Inspection passed"},{"y":2014,"k":"viol","w":"2 L&I violations"},{"y":2014,"k":"insp","w":"Inspection failed ×6"},{"y":2016,"k":"permit","w":"Demolition"},{"y":2016,"k":"permit","w":"Addition and/or Alteration"},{"y":2016,"k":"permit","w":"Rough-In"},{"y":2016,"k":"permit","w":"Mechanical"},{"y":2018,"k":"viol","w":"2 L&I violations"},{"y":2018,"k":"insp","w":"L&I: 2 failed, 2 passed"}],"rented":true,"licenses":[{"number":"207486","type":"Food Preparing and Serving","status":"Inactive","businessName":"SOUTHSIDE PIZZA INC","legalName":"SOUTHSIDE PIZZA INC","address":"917-19 S 20TH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2004-05-13","latestIssueDate":"2019-03-26","expirationDate":"2019-04-30","inactiveDate":"2019-06-29"},{"number":"266708","type":"Rental","status":"Active","businessName":"HASSOUNA SAIDI","legalName":"HASSOUNA SAIDI","address":"917-19 S 20TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2004-05-13","latestIssueDate":"2026-01-22","expirationDate":"2027-02-28","inactiveDate":null},{"number":"377780","type":"Dumpster License - Private Property","status":"Active","businessName":"SOUTHSIDE PIZZA INC","legalName":"SOUTHSIDE PIZZA INC","address":"917-19 S 20TH ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2006-07-14","latestIssueDate":"2014-02-20","expirationDate":null,"inactiveDate":null},{"number":"492592","type":"Handbill Distribution","status":"Inactive","businessName":"SOUTHSIDE PIZZA INC","legalName":"SOUTHSIDE PIZZA INC","address":"917-19 S 20TH ST","revenueCode":"3418","rentalCategory":null,"units":null,"issuedDate":"2010-01-26","latestIssueDate":"2019-03-26","expirationDate":"2019-08-31","inactiveDate":"2019-10-30"},{"number":"822782","type":"Food Preparing and Serving","status":"Active","businessName":"Southside Management, LLC (Southside Pizza )","legalName":"Southside Management, LLC","address":"917-19 S 20TH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2019-09-04","latestIssueDate":"2025-08-04","expirationDate":"2026-09-03","inactiveDate":null}],"licenseActivity":[{"number":"822782","type":"Food Preparing and Serving","businessName":"Southside Management, LLC (Southside Pizza )","legalName":"Southside Management, LLC","issuedDate":"2019-09-04","latestIssueDate":"2025-08-04","closureDate":null,"expirationDate":"2026-09-03","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"492592","type":"Handbill Distribution","businessName":"SOUTHSIDE PIZZA INC","legalName":"SOUTHSIDE PIZZA INC","issuedDate":"2010-01-26","latestIssueDate":"2019-03-26","closureDate":"2019-10-30","expirationDate":"2019-08-31","inactiveDate":"2019-10-30","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"377780","type":"Dumpster License - Private Property","businessName":"SOUTHSIDE PIZZA INC","legalName":"SOUTHSIDE PIZZA INC","issuedDate":"2006-07-14","latestIssueDate":"2014-02-20","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"207486","type":"Food Preparing and Serving","businessName":"SOUTHSIDE PIZZA INC","legalName":"SOUTHSIDE PIZZA INC","issuedDate":"2004-05-13","latestIssueDate":"2019-03-26","closureDate":"2019-06-29","expirationDate":"2019-04-30","inactiveDate":"2019-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"266708","type":"Rental","businessName":"HASSOUNA SAIDI","legalName":"HASSOUNA SAIDI","issuedDate":"2004-05-13","latestIssueDate":"2026-01-22","closureDate":null,"expirationDate":"2027-02-28","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-24","units":2,"signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["$4,586 appeared in the City's June 2022 delinquency snapshot","a lien number appears in the historical tax ledger through 2016"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 27% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $712,700 to $904,300","no permit shown in 2022-2024"],"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":"Appeal #5757: OPEN · Dismissed; related permit 107817.","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: 673014 (Issued), 686932-RI (Issued).","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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Sep 3, 2025","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":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$4,586.30 was recorded in the City’s 2022-06 delinquency snapshot for 2021.","why":"That is historical evidence, not today’s amount due. A current exemption, payment, credit, or assistance agreement can coexist with an older snapshot row.","action":"Check period balances and request a dated Property Payoff statement for settlement.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"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-license","level":"verify","title":"A rental license does not transfer with the deed","finding":"1 active Rental License record matched.","why":"If dwelling space is rented, the buyer must obtain a new annual Rental License; the seller’s license is not transferable. New applications require proof of ownership and legal occupancy, tax compliance, no open L&I violations, and lead compliance where applicable.","action":"Plan the buyer’s replacement license before settlement.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"16 failed, 4 passed, and 5 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jul 23, 2018.","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 #207486: Inactive since Jun 29, 2019; Handbill Distribution #492592: Inactive since Oct 30, 2019","why":"A license record proves the licensed activity existed at that time. An inactive or expired license does not establish that the business still operates—or that it may legally reopen under the same use.","action":"If business income matters, verify the current tenant, use registration, and active license in eCLIPSE.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/licenses/business-licenses/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as mixed-use. BlockReport does not receive a current Commercial Trash account balance.","why":"Philadelphia charges qualifying small commercial, mixed-use, and multi-unit properties that use City collection; exemptions and private collection can change applicability. A use category alone does not prove a fee is due.","action":"Check the Commercial Trash account inside the date-effective Property Payoff.","url":"https://www.phila.gov/2026-06-09-pay-your-trash-fee-bill-by-june-30/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 6 historical violations across 6 cases.","why":"A closed case is materially better than an open one, but it does not by itself prove that every altered use, unit, or concealed condition matches today’s approvals.","action":"Use the closed cases to target the inspection and occupancy-file review.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"}],"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/"}]}