{"asOf":"2026-07-25T01:19:25.122Z","block":"2200-2299 FRANKFORD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/2200-2299-frankford-ave","address":"2218 FRANKFORD AVE","parcelNumber":"871541050","source":"https://property.phila.gov/?p=871541050","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":"BELI LLC","coOwner":null,"marketValue":435600,"landAssessment":87120,"improvementAssessment":348480,"livableArea":3630,"yearBuilt":1875,"lastSale":{"price":1,"date":"2007-12-21T05:00:00Z"},"openViolations":0,"violations":[{"number":"470950","date":"2007-01-19","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPEXCP","resolutionDate":null,"resolution":null},{"number":"470951","date":"2007-01-19","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPEXCP","resolutionDate":null,"resolution":null},{"number":"4648437","date":"2018-02-05","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4737466","date":"2018-07-11","code":"9-3902 (2)","title":"MULTI FAMILY (R2)","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4737467","date":"2018-07-11","code":"PM15-302.6","title":"EXTERIOR AREA VTS, DUCTS, BLWS","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"98727","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2007-01-19","completedDate":"2009-01-27","violations":[{"number":"470950","date":"2007-01-19","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPEXCP","resolutionDate":null,"resolution":null},{"number":"470951","date":"2007-01-19","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPEXCP","resolutionDate":null,"resolution":null}]},{"number":"621283","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2018-02-06","completedDate":"2018-06-07","violations":[{"number":"4648437","date":"2018-02-05","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"643642","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2018-07-12","completedDate":"2018-08-16","violations":[{"number":"4737466","date":"2018-07-11","code":"9-3902 (2)","title":"MULTI FAMILY (R2)","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4737467","date":"2018-07-11","code":"PM15-302.6","title":"EXTERIOR AREA VTS, DUCTS, BLWS","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2007,"n":2,"worst":null},{"y":2018,"n":3,"worst":null}],"investigations":[{"caseNumber":"25800","date":"2004-05-11","type":"L_INITIAL","status":"FAILED"},{"caseNumber":"25800","date":"2004-07-01","type":"L_INITIAL","status":"CLOSED"},{"caseNumber":"25800","date":"2005-09-19","type":"L_FINAL","status":"PASSED"},{"caseNumber":"85237","date":"2006-10-17","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"98727","date":"2007-01-19","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"98727","date":"2009-01-27","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"621283","date":"2018-02-05","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"621283","date":"2018-04-21","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"621283","date":"2018-06-04","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"643642","date":"2018-07-11","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"643642","date":"2018-08-15","type":"HCEU INSP","status":"PASSED"}],"inspYears":[{"y":2004,"fails":1,"passes":0},{"y":2005,"fails":0,"passes":1},{"y":2007,"fails":1,"passes":0},{"y":2009,"fails":0,"passes":1},{"y":2018,"fails":2,"passes":3}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98016685315367,"lng":-75.12925064918375,"geom":{"type":"Polygon","coordinates":[[[-75.129086926,39.980107178],[-75.129131008,39.980062791],[-75.129415228,39.980227403],[-75.129371442,39.980271168],[-75.129086926,39.980107178]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2023-007212","type":"Special Hazards Certification","inspectionDate":"2023-03-28","result":"Certified","expirationDate":"2024-03-28","buildingId":"1018934"},{"number":"BC-2024-025025","type":"Special Hazards Certification","inspectionDate":"2024-09-11","result":"Certified","expirationDate":"2025-09-11","buildingId":"1018934"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19125","beds":null,"baths":null,"stories":null,"lotArea":2000,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"2502 E CLEARFIELD ST, PHILADELPHIA PA, 19134","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR A RESTAURANT (MINIMUM OF THIRTY (30) SEATS, FOOD SERVED ON NON-DISPOSABLE WARE, NO TAKE-OUT) ON THE FIRST FLOOR OF AN EXISTING STRUCTURE WITH ACCESSORY STORAGE IN THE BASEMENT (NOT TO EXCEED 25% GROSS FLOOR AREA) IN THE SAME BUIL","status":"CLOSED","outcome":"Granted with conditions","date":"2008-12-17","number":"7370","relatedPermit":"174736"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":284200,"taxable":284200,"land":30182,"improvement":254018,"taxableLand":30182,"taxableImprovement":254018,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":284200,"taxable":284200,"land":30182,"improvement":254018,"taxableLand":30182,"taxableImprovement":254018,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":392600,"taxable":392600,"land":78520,"improvement":314080,"taxableLand":78520,"taxableImprovement":314080,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":373800,"taxable":373800,"land":74760,"improvement":299040,"taxableLand":74760,"taxableImprovement":299040,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":377500,"taxable":377500,"land":75500,"improvement":302000,"taxableLand":75500,"taxableImprovement":302000,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":377500,"taxable":377500,"land":75500,"improvement":302000,"taxableLand":75500,"taxableImprovement":302000,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":377500,"taxable":377500,"land":75500,"improvement":302000,"taxableLand":75500,"taxableImprovement":302000,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":396300,"taxable":396300,"land":79200,"improvement":317100,"taxableLand":79200,"taxableImprovement":317100,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":396300,"taxable":396300,"land":79200,"improvement":317100,"taxableLand":79200,"taxableImprovement":317100,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":344800,"taxable":344800,"land":68960,"improvement":275840,"taxableLand":68960,"taxableImprovement":275840,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":344800,"taxable":344800,"land":68960,"improvement":275840,"taxableLand":68960,"taxableImprovement":275840,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":435600,"taxable":435600,"land":87120,"improvement":348480,"taxableLand":87120,"taxableImprovement":348480,"exemptLand":0,"exemptImprovement":0}],"taxNow":4827,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"49641","date":"2007-01-17","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2008-04-14","scope":"(O) WC BT LAV SK LT (11) FX"},{"number":"55789","date":"2007-02-09","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2007-08-23","scope":"INSTALL THREE 2-1/2 TON GOODMAN HEAT PUMPS INCLUDING DUCTWORK (MULTI-FAMILY DWELLING)"},{"number":"50596","date":"2007-02-14","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2008-06-28","scope":"NEW CONSTRUCTION: NEW 200 AMP SINGLE FACE SERVICE, 3 METERS AND WIRING. COMMERCIAL 1ST FLOOR AND 2 APARTMENTS, 2ND AND 3RD FLOOR TO INCLUDE RECEPTACLES, SWITCHES, FIXTURES (FIRE ALARM WILL BE DONE BY OTHERS)."},{"number":"160097","date":"2008-07-07","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALLATION OF FIRE ALARM SYSTEM AS PER NFPA-72 (EAST DIST)"},{"number":"54390","date":"2008-07-21","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2008-07-21","scope":"3RD FLOOR REAR ADDITION"},{"number":"246289","date":"2009-11-05","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2010-12-15","scope":"INSTALL 1 NEW EXTERIOR LIGHT FIXTURE AS PER 2005 NEC (EAST DISTRICT)"},{"number":"330163","date":"2011-03-16","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2011-11-08","scope":"INSTALL ALL DRAIN, WASTE/VENT PIPE,AND DOMESTIC HOT/COLD WATER PIPING FOR (1)3-COMPARTMENT SINK,(1) MOP SINK,(1)FOOD PREP SINK,(2) HAND SINKS, (1)FLOOR DRAIN, (1) FLOOR SINK,(1)INDIRECT WASTE CONNECTION,(1)WATER HEATER,(1) GREASE TRAP"},{"number":"333432","date":"2011-04-18","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2011-11-08","scope":"INSTALLATION OF A COMMERCIAL COOKING EXHAUST SYSTEM"},{"number":"333430","date":"2011-04-18","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2011-11-07","scope":"INSTALLATION OF A COMMERCIAL COOKING FIRE EXTINGUISHING SYSTEM."},{"number":"375152","date":"2011-11-25","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2011-11-25","scope":"USE OF BASEMENT AND FLOOR 1 AS RESTAURANT. 2ND AND 3RD FLOORS APTS. ERECTION OF AWNING"},{"number":"174736","date":"2011-11-30","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2011-11-30","scope":"USE, 1ST FLOOR AND BASEMENT TO RESTAURANT. NO CHANGE TO 2ND AND 3RD FLOOR APTS."},{"number":"574176","date":"2014-11-13","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2015-08-30","scope":"INSTALL 3 UNITS TOTAL, RUUD HEAT PUMPS WITH EMERGENCY ELECTRIC STRIP HT ENTIRELY WITHIN EACH SPACE. INSTALLATION OF MECHANICAL EQUIPMENT. ALL EQUIPMENT AND ASSOCIATED DUCT WORK IS TO BE INSTALLED ENTIRELY WITHIN THE SAME DWELLING UNIT WITH NO PENETRATIONS OF FIRE RATED ASSEMBLIES AND INSTALLED AS PER MANUFACTURES' SPECIFICATIONS. INSTALLATION MUST MEET THE CODE REQUIREMENTS OF THE INTERNATIONAL MECHANICAL CODE AND THE INTERNATIONAL ENERGY CONSERVATION CODE."},{"number":"965924","date":"2019-04-12","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2019-04-12","scope":"FOR USE OF SIT-DOWN RESTAURANT THROUGHOUT THE FIRST FLOOR WITH EXISTING TWO-FAMILY HOUSEHOLD LIVING ABOVE; NO CHANGE TO HEIGHT OR AREA OF EXISTING BUILDING; NO SIGNS ON THIS PERMIT."},{"number":"962288","date":"2019-04-22","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2020-01-31","scope":"LEVEL II INTERIOR ALTERATIONS WITH PARTIAL CHANGE OF OCCUPANCY TO CREATE A SIT-DOWN RESTAURANT IN THE FIRST FLOOR AND BASEMENT OF AN EXISTING BUILDING AS PER APPROVED PLANS. BUILDING NOT REQUIRED TO BE SPRINKLERED. **SEPARATE PERMITS REQUIRED FOR ANY MEP WORK** *2009*"},{"number":"1015495","date":"2019-11-06","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2020-01-28","scope":"FURNISH AND INSTALL SANITARY, SANITARY VENT AND DOMESTIC WATER PIPE, FURNISH AND INSTALL FLOOR SINKS, FLOOR DRAINS AND HAND SINK, 3 BOWL SINKS BUILDING PERMIT# 962288"},{"number":"1019174","date":"2019-12-10","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2020-01-31","scope":"INSTALL 4 FIRE ALARM HORN/STROBES, 2 SMOKE DETECTORES, 1 HEAT DETECTOR FROM EXISTING FIRE ALARM CONTROL PANEL AS PER NFPA 72. INSTALLING NEW LIGHTING FIXTURE. OCCUPANCY SENSORS, RECEPTACLES, DISCONNECT SWITCHES FOR ELECTRICAL EQUIPMENT, 120V POWER TO THE FURNACE HOOD EXTENDED M/C CABLE FROM THE HOOD CONDENSATE EXHAUST FAN USING EMT CONDUIT, M/C CABLE CONCEALED ABOVE CEILING ADDING A 100AMP SUBPANEL AS PER 2017 NEC (EAST DIST"},{"number":"PP-2021-014357","date":"2021-08-12","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-04-19","scope":"Repair vent pipe"}],"storyTag":"Improved","storyDelta":4,"timeline":[{"y":2011,"k":"permit","w":"Mechanical"},{"y":2011,"k":"permit","w":"Suppression"},{"y":2011,"k":"permit","w":"Zoning/use"},{"y":2011,"k":"permit","w":"Use"},{"y":2014,"k":"permit","w":"Mechanical"},{"y":2018,"k":"viol","w":"3 L&I violations"},{"y":2018,"k":"insp","w":"L&I: 2 failed, 3 passed"},{"y":2019,"k":"permit","w":"Use"},{"y":2019,"k":"permit","w":"Major alteration"},{"y":2019,"k":"permit","w":"Plumbing"},{"y":2019,"k":"permit","w":"Electrical"},{"y":2021,"k":"permit","w":"Alterations"}],"rented":false,"licenses":[{"number":"276447","type":"Vacant Residential Property / Lot","status":"Closed","businessName":"QUINTINO ZUARES","legalName":"QUINTINO ZUARES","address":"2218 FRANKFORD AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2004-04-23","latestIssueDate":"2004-04-23","expirationDate":"2008-02-29","inactiveDate":"2013-01-04"},{"number":"396889","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"BESNIK   KUPA HAXHI TOTA","legalName":"BESNIK   KUPA HAXHI TOTA","address":"2218 FRANKFORD AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2007-01-16","latestIssueDate":"2007-01-16","expirationDate":"2008-02-29","inactiveDate":"2012-12-22"},{"number":"549662","type":"Food Preparing and Serving","status":"Inactive","businessName":"EGGPLANT ENTERPRISES LLC","legalName":"EGGPLANT ENTERPRISES LLC","address":"2218 FRANKFORD AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2011-11-30","latestIssueDate":"2016-05-26","expirationDate":"2017-04-30","inactiveDate":"2017-06-29"},{"number":"754708","type":"Food Preparing and Serving","status":"Inactive","businessName":"FISHTOWN RESTAURANT GROUP","legalName":"FISHTOWN RESTAURANT GROUP","address":"2218 FRANKFORD AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2017-10-17","latestIssueDate":"2017-10-17","expirationDate":"2018-10-16","inactiveDate":"2018-12-15"},{"number":"786984","type":"Rental","status":"Inactive","businessName":"BELI LLC","legalName":" BELI LLC ","address":"2218 FRANKFORD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2018-08-23","latestIssueDate":"2021-09-03","expirationDate":"2022-08-22","inactiveDate":"2022-10-21"},{"number":"836161","type":"Food Preparing and Serving (30+ SEATS)","status":"Active","businessName":"TIRED HANDS BREWING COMPANY","legalName":"TIRED HANDS BREWING COMPANY ","address":"2218 FRANKFORD AVE","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2020-02-05","latestIssueDate":"2026-03-05","expirationDate":"2027-02-04","inactiveDate":null}],"licenseActivity":[{"number":"836161","type":"Food Preparing and Serving (30+ SEATS)","businessName":"TIRED HANDS BREWING COMPANY","legalName":"TIRED HANDS BREWING COMPANY ","issuedDate":"2020-02-05","latestIssueDate":"2026-03-05","closureDate":null,"expirationDate":"2027-02-04","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"786984","type":"Rental","businessName":"BELI LLC","legalName":" BELI LLC ","issuedDate":"2018-08-23","latestIssueDate":"2021-09-03","closureDate":"2022-10-21","expirationDate":"2022-08-22","inactiveDate":"2022-10-21","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"754708","type":"Food Preparing and Serving","businessName":"FISHTOWN RESTAURANT GROUP","legalName":"FISHTOWN RESTAURANT GROUP","issuedDate":"2017-10-17","latestIssueDate":"2017-10-17","closureDate":"2018-12-15","expirationDate":"2018-10-16","inactiveDate":"2018-12-15","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"549662","type":"Food Preparing and Serving","businessName":"EGGPLANT ENTERPRISES LLC","legalName":"EGGPLANT ENTERPRISES LLC","issuedDate":"2011-11-30","latestIssueDate":"2016-05-26","closureDate":"2017-06-29","expirationDate":"2017-04-30","inactiveDate":"2017-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"396889","type":"Vacant Residential Property / Lot","businessName":"BESNIK   KUPA HAXHI TOTA","legalName":"BESNIK   KUPA HAXHI TOTA","issuedDate":"2007-01-16","latestIssueDate":"2007-01-16","closureDate":"2012-12-22","expirationDate":"2008-02-29","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"276447","type":"Vacant Residential Property / Lot","businessName":"QUINTINO ZUARES","legalName":"QUINTINO ZUARES","issuedDate":"2004-04-23","latestIssueDate":"2004-04-23","closureDate":"2013-01-04","expirationDate":"2008-02-29","inactiveDate":"2013-01-04","status":"Closed","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 26% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $344,800 to $435,600","no permit shown in 2026-2028"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #54390: COMPLETED. The history also contains “PERM Z- NEW 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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Special Hazards Certification: Certified through Sep 11, 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":"mixed-use","level":"verify","title":"Residential and business space run on separate compliance tracks","finding":"OPA classifies this parcel as mixed-use.","why":"The zoning/use and occupancy file must cover the actual residential and commercial spaces. Dwelling units can require Rental Licenses and lead compliance; the operator can separately need an Activity License and sector license; installed fire systems can require annual certification.","action":"Match every dwelling and business use to the zoning permit, CO, current operator licenses, and life-safety filings.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"rental-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as mixed-use; no active Rental License row matched.","why":"A multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.","action":"Confirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"4 failed, 5 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Aug 15, 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":"Vacant Residential Property / Lot #276447: Closed since Jan 4, 2013; Vacant Residential Property / Lot #396889: Inactive since Dec 22, 2012; Food Preparing and Serving #549662: Inactive since Jun 29, 2017; Food Preparing and Serving #754708: Inactive since Dec 15, 2018","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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 5 historical violations across 3 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/"}]}