{"asOf":"2026-07-26T03:40:59.017Z","block":"1800-1899 W SUSQUEHANNA AVE","blockUrl":"https://philadelphia.blockreport.homes/block/1800-1899-w-susquehanna-ave","address":"1800 W SUSQUEHANNA AVE","parcelNumber":"871541840","source":"https://property.phila.gov/?p=871541840","ownerType":"investor","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"Y50","buildingCodeNew":"821","buildingClass":"STR/OFF+APT 3 STY MASONRY","buildingClassNew":"ROW MIXED-COM/RES-BLT AS COM","useLabel":"Apartment building","owner":"1800 SUSQUEHANNA HOLDINGS LLC","coOwner":null,"marketValue":206000,"landAssessment":41200,"improvementAssessment":164800,"livableArea":4040,"yearBuilt":1915,"lastSale":{"price":1,"date":"2023-03-28T04:00:00Z"},"openViolations":0,"violations":[{"number":"4498111","date":"2017-11-02","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4498110","date":"2017-11-02","code":"PM15-108.2","title":"VACANT AND OPEN","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"5260190","date":"2019-09-26","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5260192","date":"2019-09-26","code":"PM15-304.1E","title":"EXTERIOR STRUCT UNSAFE COND 5","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5260191","date":"2019-09-26","code":"PM15-304.1D","title":"EXTERIOR STRUCT UNSAFE COND 4","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2022-084769","date":"2022-11-09","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"CLOSED","resolutionDate":"2024-11-23","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2022-084770","date":"2022-11-09","code":"PM15-304.19V","title":"DOOR AND WINDOW VACANT","status":"CLOSED","resolutionDate":"2024-11-23","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2022-084771","date":"2022-11-09","code":"PM15-304.13","title":"EXTERIOR STRUCTURE WINDOWS, SKYLIGHTS DOOR FRAMES","status":"CLOSED","resolutionDate":"2024-11-23","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2022-084772","date":"2022-11-09","code":"PM15-901.1","title":"VACANT PROPERTIES","status":"COMPLIED","resolutionDate":"2023-04-11","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2022-084773","date":"2022-11-09","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"CLOSED","resolutionDate":"2024-11-23","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2025-019535","date":"2025-04-04","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2025-08-13","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-019536","date":"2025-04-04","code":"PM15-304.1(M)","title":"CHIMNEY VIOLATIONS","status":"COMPLIED","resolutionDate":"2025-08-13","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"610771","type":"STANDARD","priority":"STANDARD","responsibility":"VS","status":"CLOSED","createdDate":"2017-11-03","completedDate":"2018-03-12","violations":[{"number":"4498111","date":"2017-11-02","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4498110","date":"2017-11-02","code":"PM15-108.2","title":"VACANT AND OPEN","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"708940","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2019-09-27","completedDate":"2020-01-07","violations":[{"number":"5260190","date":"2019-09-26","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5260192","date":"2019-09-26","code":"PM15-304.1E","title":"EXTERIOR STRUCT UNSAFE COND 5","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5260191","date":"2019-09-26","code":"PM15-304.1D","title":"EXTERIOR STRUCT UNSAFE COND 4","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2022-113717","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"VENDING INVESTIGATOR","status":"CLOSED","createdDate":"2022-11-09","completedDate":"2024-11-23","violations":[{"number":"VI-2022-084769","date":"2022-11-09","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"CLOSED","resolutionDate":"2024-11-23","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2022-084770","date":"2022-11-09","code":"PM15-304.19V","title":"DOOR AND WINDOW VACANT","status":"CLOSED","resolutionDate":"2024-11-23","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2022-084771","date":"2022-11-09","code":"PM15-304.13","title":"EXTERIOR STRUCTURE WINDOWS, SKYLIGHTS DOOR FRAMES","status":"CLOSED","resolutionDate":"2024-11-23","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2022-084772","date":"2022-11-09","code":"PM15-901.1","title":"VACANT PROPERTIES","status":"COMPLIED","resolutionDate":"2023-04-11","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2022-084773","date":"2022-11-09","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"CLOSED","resolutionDate":"2024-11-23","resolution":"CLOSED - ADMINISTRATIVELY"}]},{"number":"CF-2025-025720","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2025-04-04","completedDate":"2025-08-13","violations":[{"number":"VI-2025-019535","date":"2025-04-04","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2025-08-13","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-019536","date":"2025-04-04","code":"PM15-304.1(M)","title":"CHIMNEY VIOLATIONS","status":"COMPLIED","resolutionDate":"2025-08-13","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2017,"n":2,"worst":null},{"y":2019,"n":3,"worst":"UNSAFE STRUCTURE"},{"y":2022,"n":5,"worst":null},{"y":2025,"n":2,"worst":"UNSAFE STRUCTURE"}],"investigations":[{"caseNumber":"610771","date":"2017-11-02","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"610771","date":"2017-11-13","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"708940","date":"2019-09-26","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"708940","date":"2019-10-30","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"708940","date":"2019-12-04","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"708940","date":"2020-01-07","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"CF-2022-113717","date":"2022-11-09","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-113717","date":"2023-04-11","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-113717","date":"2024-11-23","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-025720","date":"2025-04-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-025720","date":"2025-08-13","type":null,"status":"PASSED"}],"inspYears":[{"y":2017,"fails":1,"passes":0},{"y":2019,"fails":3,"passes":0},{"y":2020,"fails":0,"passes":1},{"y":2022,"fails":1,"passes":0},{"y":2023,"fails":1,"passes":0},{"y":2024,"fails":0,"passes":1},{"y":2025,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.986943971597924,"lng":-75.162793794867,"geom":{"type":"Polygon","coordinates":[[[-75.162849083,39.986848586],[-75.162807995,39.987047529],[-75.162737405,39.987037894],[-75.162780645,39.986839676],[-75.162849083,39.986848586]]]},"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":1480,"zoning":"CMX1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"7","intCond":"7","garage":null,"homestead":false,"mail":"7 HERRICK DRIVE, LAWRENCE NY, 11559","mailOut":true,"appeals":[],"taxYears":[{"year":2013,"total":341.64,"principal":0,"interest":0,"penalty":0},{"year":2015,"total":3104.24,"principal":2165.11,"interest":227.34,"penalty":151.56},{"year":2016,"total":2549.27,"principal":2261.73,"interest":33.92,"penalty":22.62}],"taxNet":5995.15,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":140500,"taxable":140500,"land":11615,"improvement":128885,"taxableLand":11615,"taxableImprovement":128885,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":140500,"taxable":140500,"land":11615,"improvement":128885,"taxableLand":11615,"taxableImprovement":128885,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":332000,"taxable":332000,"land":66400,"improvement":265600,"taxableLand":66400,"taxableImprovement":265600,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":341900,"taxable":341900,"land":67968,"improvement":273932,"taxableLand":67968,"taxableImprovement":273932,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":345300,"taxable":345300,"land":68644,"improvement":276656,"taxableLand":68644,"taxableImprovement":276656,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":345300,"taxable":345300,"land":68644,"improvement":276656,"taxableLand":68644,"taxableImprovement":276656,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":345300,"taxable":345300,"land":68644,"improvement":276656,"taxableLand":68644,"taxableImprovement":276656,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":280700,"taxable":280700,"land":56140,"improvement":224560,"taxableLand":56140,"taxableImprovement":224560,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":280700,"taxable":280700,"land":56140,"improvement":224560,"taxableLand":56140,"taxableImprovement":224560,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":230200,"taxable":230200,"land":46040,"improvement":184160,"taxableLand":46040,"taxableImprovement":184160,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":230200,"taxable":230200,"land":46040,"improvement":184160,"taxableLand":46040,"taxableImprovement":184160,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":206000,"taxable":206000,"land":41200,"improvement":164800,"taxableLand":41200,"taxableImprovement":164800,"exemptLand":0,"exemptImprovement":0}],"taxNow":3222,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"803228","date":"2017-07-26","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"EXPIRED","completedDate":"2018-04-26","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":"1036487","date":"2019-12-26","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2020-01-07","scope":"MAKE SAFE PERMIT TO COMPLY WITH CASE# 708940 TO INCLUDE DEMOLITION AND BOARD-UP OF SECOND AND THIRD FLOOR BUMP-OUTS EXTENDING OVER THE SIDEWALK. 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."},{"number":"ZP-2020-008765","date":"2020-11-10","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Expired","completedDate":"2026-03-09","scope":"Residential - Household Living - Multi-Family"},{"number":"1044247","date":"2021-01-22","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2022-12-20","scope":"LEVEL II ALTERATIONS WITH PARTIAL CHANGE OF OCCUPANCY TO CREATE A THREE (3) FAMILY DWELLING IN AN EXISTING STRUCTURE WITH A SHELL COMMERCIAL SPACE ON THE FIRST FLOOR FRONT (USE REGISTRATION & FIT-OUT PERMITS REQUIRED PRIOR TO OCCUPANCY) AS PER APPROVED PLANS. BUILDING REQUIRED TO BE SPRINKLERED. *2018 IEBC REVIEW* **SEPARATE PERMITS REQUIRED FOR ANY MEP OR FIRE SUPPRESSION WORK**"},{"number":"ZP-2022-000123","date":"2022-01-20","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Expired","completedDate":"2026-03-09","scope":"Residential - Household Living - Multi-Family; Vacant"},{"number":"FP-2024-001816","date":"2024-08-23","work":"Rough-In","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Expired","completedDate":"2025-05-16","scope":"Rough-In Permit for FP-2024-001706 INSTALL NEW 2\" FIRE SERVICE FROM STREET TO BUILDING SUPPLY AND INSTALL ALL REQUIRED SPRINKLERS PER NFPA 13 SUPPLY AND INSTALL ALL REQUIRED PIPING, HANGERS AND FITTINGS PER NFPA 13 SUPPLY AND INSTALL NEW 2.5\" CITY-APPROVED BACKFLOW PREVENTER SUPPLY AND INSTALL NEW FIRE DEPARTMENT CONNECTION SUPPLY AND INSTALL ALL REQUIRED BELLS, TAMPERS AND FLOW SWITCHES"},{"number":"ZP-2025-012606","date":"2026-01-14","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF A REAR ADDITION ON AN EXISTING ATTACHED STRUCTURE. SIZE AND LOCATION AS SHOWN IN PLANS."}],"storyTag":"New construction","storyDelta":-0.69,"timeline":[{"y":2020,"k":"permit","w":"Change of Use"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Change of Use"},{"y":2022,"k":"sale","p":56000},{"y":2022,"k":"viol","w":"5 L&I violations"},{"y":2022,"k":"insp","w":"Inspection failed"},{"y":2023,"k":"insp","w":"Inspection failed"},{"y":2024,"k":"insp","w":"Inspection passed"},{"y":2024,"k":"permit","w":"Rough-In"},{"y":2025,"k":"viol","w":"2 L&I violations incl UNSAFE STRUCTURE"},{"y":2025,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2026,"k":"permit","w":"New construction, addition, GFA change"}],"rented":false,"licenses":[{"number":"273848","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"GARY HOPKINS","legalName":"GARY HOPKINS","address":"1800 W SUSQUEHANNA AVE","revenueCode":"3219","rentalCategory":null,"units":1,"issuedDate":"2004-08-14","latestIssueDate":"2007-05-02","expirationDate":"2008-02-29","inactiveDate":"2012-12-22"},{"number":"203382","type":"Food Preparing and Serving","status":"Inactive","businessName":"S J MARKET INC","legalName":"S J MARKET INC","address":"1800 W SUSQUEHANNA AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2004-09-02","latestIssueDate":"2008-04-23","expirationDate":"2009-04-30","inactiveDate":"2012-12-22"},{"number":"836513","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"1800 w susquehanna holdings LLC","legalName":"1800 w susquehanna holdings LLC","address":"1800 W SUSQUEHANNA AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2020-02-10","latestIssueDate":"2020-02-10","expirationDate":"2021-02-09","inactiveDate":"2021-04-10"}],"licenseActivity":[{"number":"836513","type":"Vacant Residential Property / Lot","businessName":"1800 w susquehanna holdings LLC","legalName":"1800 w susquehanna holdings LLC","issuedDate":"2020-02-10","latestIssueDate":"2020-02-10","closureDate":"2021-04-10","expirationDate":"2021-02-09","inactiveDate":"2021-04-10","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"203382","type":"Food Preparing and Serving","businessName":"S J MARKET INC","legalName":"S J MARKET INC","issuedDate":"2004-09-02","latestIssueDate":"2008-04-23","closureDate":"2012-12-22","expirationDate":"2009-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"273848","type":"Vacant Residential Property / Lot","businessName":"GARY HOPKINS","legalName":"GARY HOPKINS","issuedDate":"2004-08-14","latestIssueDate":"2007-05-02","closureDate":"2012-12-22","expirationDate":"2008-02-29","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","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":["a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2022, 2023"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 3 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2022","permit activity in 2022, 2024, 2026"],"caveat":"This does not show that the property is listed or that a sale 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":"5 permits not marked completed: 803228 (EXPIRED), ZP-2020-008765 (Expired), 1044247 (Expired), ZP-2022-000123 (Expired), FP-2024-001816 (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 4 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":"7 failed, 3 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Aug 13, 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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"2 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 #273848: Inactive since Dec 22, 2012; Food Preparing and Serving #203382: Inactive since Dec 22, 2012; Vacant Residential Property / Lot #836513: Inactive since Apr 10, 2021","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/"}],"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/"}]}