{"asOf":"2026-07-27T15:21:49.322Z","block":"2300-2399 E YORK ST","blockUrl":"https://philadelphia.blockreport.homes/block/2300-2399-e-york-st","address":"2327 E YORK ST","parcelNumber":"871541520","source":"https://property.phila.gov/?p=871541520","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":"MEMELLI LLC","coOwner":null,"marketValue":286100,"landAssessment":57220,"improvementAssessment":228880,"livableArea":2805,"yearBuilt":1875,"lastSale":{"price":620000,"date":"2025-12-22T05:00:00Z"},"openViolations":8,"violations":[{"number":"VI-2021-022087","date":"2021-04-18","code":"9-3902 (1)","title":"RENTAL LICENSE- ONE & TWO FAMILY (R3)","status":"CVN ISSUED","resolutionDate":"2021-07-01","resolution":"CVN ISSUED"},{"number":"VI-2022-037021","date":"2022-05-26","code":"F-906.4","title":"FIRE EXTINGUISHER COOKING EQUIPMENT\n","status":"COMPLIED","resolutionDate":"2022-07-27","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-037024","date":"2022-05-26","code":"F-901.6","title":"INSPECTION, TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2022-07-28","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-037023","date":"2022-05-26","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"COMPLIED","resolutionDate":"2022-07-27","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-037022","date":"2022-05-26","code":"F-907.8.5","title":"INSPECTION, TESTING AND MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2023-02-06","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-039361","date":"2022-06-06","code":"F-901.6","title":"INSPECTION, TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2023-02-06","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-039363","date":"2022-06-06","code":"F-906.4","title":"FIRE EXTINGUISHER COOKING EQUIPMENT\n","status":"COMPLIED","resolutionDate":"2022-07-27","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-039362","date":"2022-06-06","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"COMPLIED","resolutionDate":"2022-07-27","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-025642","date":"2025-04-28","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"SVN ISSUED","resolutionDate":"2025-04-28","resolution":"SVN ISSUED"},{"number":"VI-2025-062994","date":"2025-08-19","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-062991","date":"2025-08-19","code":"F-907.8.5","title":"INSPECTION, TESTING AND MAINTENANCE\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-062987","date":"2025-08-19","code":"PM15-504.1","title":"PLUMBING SYSTEMS- GENERAL","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-062986","date":"2025-08-19","code":"PM15-604.2","title":"ELECTRICAL- SERVICE","status":"COMPLIED","resolutionDate":"2025-08-29","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-062985","date":"2025-08-19","code":"PM15-109.1","title":"UNFIT STRUCTURE","status":"COMPLIED","resolutionDate":"2025-08-29","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-062983","date":"2025-08-19","code":"F-604.6","title":"UNAPPROVED CONDITIONS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-062982","date":"2025-08-19","code":"F-103.2","title":"FIRE PROTECTION SYSTEMS\n","status":"COMPLIED","resolutionDate":"2025-08-29","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-062996","date":"2025-08-19","code":"9-3902 (1)","title":"RENTAL LICENSE- ONE & TWO FAMILY (R3)","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"CF-2021-029232","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2021-04-19","completedDate":"2021-07-01","violations":[{"number":"VI-2021-022087","date":"2021-04-18","code":"9-3902 (1)","title":"RENTAL LICENSE- ONE & TWO FAMILY (R3)","status":"CVN ISSUED","resolutionDate":"2021-07-01","resolution":"CVN ISSUED"}]},{"number":"CF-2022-049799","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"COMPLIED, BALANCE DUE","createdDate":"2022-05-26","completedDate":null,"violations":[{"number":"VI-2022-037021","date":"2022-05-26","code":"F-906.4","title":"FIRE EXTINGUISHER COOKING EQUIPMENT\n","status":"COMPLIED","resolutionDate":"2022-07-27","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-037024","date":"2022-05-26","code":"F-901.6","title":"INSPECTION, TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2022-07-28","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-037023","date":"2022-05-26","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"COMPLIED","resolutionDate":"2022-07-27","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-037022","date":"2022-05-26","code":"F-907.8.5","title":"INSPECTION, TESTING AND MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2023-02-06","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-039361","date":"2022-06-06","code":"F-901.6","title":"INSPECTION, TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2023-02-06","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-039363","date":"2022-06-06","code":"F-906.4","title":"FIRE EXTINGUISHER COOKING EQUIPMENT\n","status":"COMPLIED","resolutionDate":"2022-07-27","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-039362","date":"2022-06-06","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"COMPLIED","resolutionDate":"2022-07-27","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2025-033999","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"VACANT PROPERTY INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2025-04-28","completedDate":null,"violations":[{"number":"VI-2025-025642","date":"2025-04-28","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"SVN ISSUED","resolutionDate":"2025-04-28","resolution":"SVN ISSUED"}]},{"number":"CF-2025-088264","type":"NOTICE OF VIOLATION","priority":"ADMINISTRATIVE NOTICE OF VIOLATION","responsibility":"QOL PROPERTY MAINTENANCE INVESTIGATOR","status":"IN VIOLATION","createdDate":"2025-08-19","completedDate":null,"violations":[{"number":"VI-2025-062994","date":"2025-08-19","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-062991","date":"2025-08-19","code":"F-907.8.5","title":"INSPECTION, TESTING AND MAINTENANCE\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-062987","date":"2025-08-19","code":"PM15-504.1","title":"PLUMBING SYSTEMS- GENERAL","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-062986","date":"2025-08-19","code":"PM15-604.2","title":"ELECTRICAL- SERVICE","status":"COMPLIED","resolutionDate":"2025-08-29","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-062985","date":"2025-08-19","code":"PM15-109.1","title":"UNFIT STRUCTURE","status":"COMPLIED","resolutionDate":"2025-08-29","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-062983","date":"2025-08-19","code":"F-604.6","title":"UNAPPROVED CONDITIONS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-062982","date":"2025-08-19","code":"F-103.2","title":"FIRE PROTECTION SYSTEMS\n","status":"COMPLIED","resolutionDate":"2025-08-29","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-062996","date":"2025-08-19","code":"9-3902 (1)","title":"RENTAL LICENSE- ONE & TWO FAMILY (R3)","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2021,"n":1,"worst":null},{"y":2022,"n":7,"worst":null},{"y":2025,"n":9,"worst":null}],"investigations":[{"caseNumber":"CF-2021-029232","date":"2021-04-19","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-029232","date":"2021-06-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-029232","date":"2021-07-01","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-049799","date":"2022-06-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-049799","date":"2022-06-23","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-049799","date":"2022-07-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-049799","date":"2022-09-02","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-049799","date":"2022-12-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-049799","date":"2023-02-07","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-033999","date":"2025-04-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-088264","date":"2025-08-19","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-088264","date":"2025-08-29","type":null,"status":"FAILED"}],"inspYears":[{"y":2021,"fails":2,"passes":1},{"y":2022,"fails":5,"passes":0},{"y":2023,"fails":0,"passes":1},{"y":2025,"fails":3,"passes":0}],"taxOwed":11338.83,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":11338.83,"principalDue":9046.19,"penaltyDue":606.22,"interestDue":861.69,"otherChargesDue":824.73,"yearsOwed":2,"oldestYearOwed":2020,"mostRecentYearOwed":2021,"mostRecentPaymentDate":null,"assessmentYear":2022,"totalAssessment":310900,"taxableAssessment":310900,"exemptAbatementAssessment":0,"homesteadValue":0,"netTaxAfterHomestead":4351.98,"actionableAtSnapshot":false,"paymentAgreementAtSnapshot":true,"bankruptcyAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.9793377710829,"lng":-75.12541379677734,"geom":{"type":"Polygon","coordinates":[[[-75.125292918,39.979368814],[-75.125494638,39.979261007],[-75.125534797,39.979306771],[-75.125332553,39.9794146],[-75.125292918,39.979368814]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2023-002725","type":"Fire Alarm Certification","inspectionDate":"2023-01-24","result":"Certified","expirationDate":"2024-01-24","buildingId":"1035459"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19125","beds":null,"baths":null,"stories":null,"lotArea":1384,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"5","intCond":"5","garage":null,"homestead":false,"mail":"465 E GIRARD AVE, PHILADELPHIA PA, 19125","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":224000,"taxable":224000,"land":13840,"improvement":210160,"taxableLand":13840,"taxableImprovement":210160,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":224000,"taxable":224000,"land":13840,"improvement":210160,"taxableLand":13840,"taxableImprovement":210160,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":290500,"taxable":290500,"land":58100,"improvement":232400,"taxableLand":58100,"taxableImprovement":232400,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":307900,"taxable":307900,"land":61580,"improvement":246320,"taxableLand":61580,"taxableImprovement":246320,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":310900,"taxable":310900,"land":62180,"improvement":248720,"taxableLand":62180,"taxableImprovement":248720,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":310900,"taxable":310900,"land":62180,"improvement":248720,"taxableLand":62180,"taxableImprovement":248720,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":310900,"taxable":310900,"land":62180,"improvement":248720,"taxableLand":62180,"taxableImprovement":248720,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":326400,"taxable":326400,"land":65200,"improvement":261200,"taxableLand":65200,"taxableImprovement":261200,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":326400,"taxable":326400,"land":65200,"improvement":261200,"taxableLand":65200,"taxableImprovement":261200,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":279700,"taxable":279700,"land":55940,"improvement":223760,"taxableLand":55940,"taxableImprovement":223760,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":279700,"taxable":279700,"land":55940,"improvement":223760,"taxableLand":55940,"taxableImprovement":223760,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":286100,"taxable":286100,"land":57220,"improvement":228880,"taxableLand":57220,"taxableImprovement":228880,"exemptLand":0,"exemptImprovement":0}],"taxNow":3915,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"329177","date":"2011-03-10","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2011-03-15","scope":"REPLACE FRESH AIR INLET"}],"storyTag":"Improved","storyDelta":-0.02,"timeline":[{"y":2011,"k":"permit","w":"Plumbing"},{"y":2018,"k":"sale","p":630000},{"y":2021,"k":"viol","w":"L&I violation"},{"y":2021,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2022,"k":"viol","w":"7 L&I violations"},{"y":2022,"k":"insp","w":"Inspection failed ×5"},{"y":2023,"k":"sale","p":680000},{"y":2023,"k":"insp","w":"Inspection passed"},{"y":2025,"k":"viol","w":"9 L&I violations"},{"y":2025,"k":"insp","w":"Inspection failed ×3"},{"y":2025,"k":"sale","p":620000}],"rented":true,"licenses":[{"number":"202358","type":"Food Preparing and Serving","status":"Inactive","businessName":"JOVANS PLACE INC","legalName":"JOVANS PLACE INC","address":"2327 E YORK ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2004-05-01","latestIssueDate":"2013-04-06","expirationDate":"2014-04-30","inactiveDate":null},{"number":"790267","type":"Food Preparing and Serving (30+ SEATS)","status":"Inactive","businessName":"Sgt. York LLC","legalName":"Sgt. York LLC","address":"2327 E YORK ST","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2018-09-27","latestIssueDate":"2024-01-29","expirationDate":"2024-09-26","inactiveDate":"2024-11-25"},{"number":"820929","type":"Rental","status":"Inactive","businessName":"2327 E York LLC","legalName":"2327 E York LLC","address":"2327 E YORK ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2019-08-14","latestIssueDate":"2019-08-14","expirationDate":"2020-08-13","inactiveDate":"2020-10-12"},{"number":"1004867","type":"Rental","status":"Active","businessName":"Memelli LLC","legalName":"Memelli LLC","address":"2327 E YORK ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2026-04-16","latestIssueDate":"2026-04-16","expirationDate":"2027-04-15","inactiveDate":null}],"licenseActivity":[{"number":"1004867","type":"Rental","businessName":"Memelli LLC","legalName":"Memelli LLC","issuedDate":"2026-04-16","latestIssueDate":"2026-04-16","closureDate":null,"expirationDate":"2027-04-15","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"820929","type":"Rental","businessName":"2327 E York LLC","legalName":"2327 E York LLC","issuedDate":"2019-08-14","latestIssueDate":"2019-08-14","closureDate":"2020-10-12","expirationDate":"2020-08-13","inactiveDate":"2020-10-12","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"790267","type":"Food Preparing and Serving (30+ SEATS)","businessName":"Sgt. York LLC","legalName":"Sgt. York LLC","issuedDate":"2018-09-27","latestIssueDate":"2024-01-29","closureDate":"2024-11-25","expirationDate":"2024-09-26","inactiveDate":"2024-11-25","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"202358","type":"Food Preparing and Serving","businessName":"JOVANS PLACE INC","legalName":"JOVANS PLACE INC","issuedDate":"2004-05-01","latestIssueDate":"2013-04-06","closureDate":"2014-04-30","expirationDate":"2014-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","units":2,"signals":[{"kind":"record-pressure","level":"strong","title":"Records to verify together","summary":"Several independent, separately dated records stack up here and deserve prompt verification.","evidence":["8 open L&I violations","$11,339 appeared in the City's June 2022 delinquency snapshot","failed L&I inspection activity in 2021, 2022, 2025"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."}],"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":"violations","level":"attention","title":"8 open L&I violations","finding":"17 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","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 Jan 24, 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":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$11,338.83 was recorded in the City’s 2022-06 delinquency snapshot for 2020–2021.","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":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1875 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"10 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Aug 29, 2025.","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 #202358: Inactive; Food Preparing and Serving (30+ SEATS) #790267: Inactive since Nov 25, 2024","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/"}]}