{"asOf":"2026-07-27T17:56:26.540Z","block":"1100-1199 S 19TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/1100-1199-s-19th-st","address":"1131 S 19TH ST","parcelNumber":"871547810","source":"https://property.phila.gov/?p=871547810","ownerType":"investor","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"S50","buildingCodeNew":"820","buildingClass":"ROW W/OFF STR 3 STY MASON","buildingClassNew":"ROW MIXED-COM/RES-BLT AS RES","useLabel":"Mixed-use","owner":"LUHV PROPERTIES LLC","coOwner":null,"marketValue":374000,"landAssessment":74800,"improvementAssessment":299200,"livableArea":2295,"yearBuilt":1925,"lastSale":{"price":1,"date":"2020-08-28T04:00:00Z"},"openViolations":1,"violations":[{"number":"2370018","date":"2011-08-23","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2370020","date":"2011-08-23","code":"PM-302.3/1","title":"EXT A-CLEAN WEEDS/PLANTS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2370021","date":"2011-08-23","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2370019","date":"2011-08-23","code":"PM-302.2/2","title":"EXT A-CLEAN RUBBISH/GARBAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2272488","date":"2011-11-08","code":"A-301.1/70","title":"PERMB- APPL EXT STUCCO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2368858","date":"2011-12-15","code":"A-301.1/2","title":"PERMB- CONST ADDITION","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"2368860","date":"2011-12-15","code":"A-504.1/2","title":"SWO- CONTRARY TO GOOD PRACTICE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"2368859","date":"2011-12-15","code":"A-301.1/64","title":"PERMZ- CONST REMOV CHANGE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4274513","date":"2017-01-30","code":"FC-13-915","title":"CERTIFICATION","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4274512","date":"2017-01-30","code":"9-3902 (1)","title":"ONE AND TWO FAMILY (R3)","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4599205","date":"2017-10-09","code":"9-3902 (1)","title":"ONE AND TWO FAMILY (R3)","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4599206","date":"2017-10-09","code":"FC-13-915","title":"CERTIFICATION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2023-035411","date":"2023-05-19","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"SVN ISSUED","resolutionDate":"2023-05-19","resolution":"SVN ISSUED"}],"violationCases":[{"number":"293394","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2011-08-23","completedDate":"2012-08-24","violations":[{"number":"2370018","date":"2011-08-23","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2370020","date":"2011-08-23","code":"PM-302.3/1","title":"EXT A-CLEAN WEEDS/PLANTS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2370021","date":"2011-08-23","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2370019","date":"2011-08-23","code":"PM-302.2/2","title":"EXT A-CLEAN RUBBISH/GARBAGE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"305367","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DS","status":"CLOSED","createdDate":"2011-11-08","completedDate":"2011-12-13","violations":[{"number":"2272488","date":"2011-11-08","code":"A-301.1/70","title":"PERMB- APPL EXT STUCCO","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"309595","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DS","status":"CLOSED","createdDate":"2011-12-15","completedDate":null,"violations":[{"number":"2368858","date":"2011-12-15","code":"A-301.1/2","title":"PERMB- CONST ADDITION","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"2368860","date":"2011-12-15","code":"A-504.1/2","title":"SWO- CONTRARY TO GOOD PRACTICE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"2368859","date":"2011-12-15","code":"A-301.1/64","title":"PERMZ- CONST REMOV CHANGE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"571124","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2017-01-30","completedDate":"2018-04-27","violations":[{"number":"4274513","date":"2017-01-30","code":"FC-13-915","title":"CERTIFICATION","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4274512","date":"2017-01-30","code":"9-3902 (1)","title":"ONE AND TWO FAMILY (R3)","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"606187","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2017-09-27","completedDate":null,"violations":[{"number":"4599205","date":"2017-10-09","code":"9-3902 (1)","title":"ONE AND TWO FAMILY (R3)","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4599206","date":"2017-10-09","code":"FC-13-915","title":"CERTIFICATION","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2023-046298","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"IN VIOLATION","createdDate":"2023-05-19","completedDate":null,"violations":[{"number":"VI-2023-035411","date":"2023-05-19","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"SVN ISSUED","resolutionDate":"2023-05-19","resolution":"SVN ISSUED"}]}],"violYears":[{"y":2011,"n":8,"worst":null},{"y":2017,"n":4,"worst":null},{"y":2023,"n":1,"worst":null}],"investigations":[{"caseNumber":"293394","date":"2011-08-23","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"293394","date":"2011-11-04","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"305367","date":"2011-11-07","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"293394","date":"2011-12-05","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"305367","date":"2011-12-13","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"309595","date":"2011-12-15","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"309595","date":"2012-01-19","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"309595","date":"2012-02-23","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"293394","date":"2012-02-24","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"293394","date":"2012-02-24","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"309595","date":"2012-03-30","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"293394","date":"2012-08-24","type":"PRECOURT","status":"PASSED"},{"caseNumber":"571124","date":"2017-01-30","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"571124","date":"2017-03-06","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"571124","date":"2017-04-10","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"571124","date":"2017-09-27","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"571124","date":"2017-11-28","type":"PRECOURT","status":"FAILED"},{"caseNumber":"606187","date":"2018-01-08","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"606187","date":"2018-02-26","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"571124","date":"2018-04-26","type":"PRECOURT","status":"PASSED"},{"caseNumber":"606187","date":"2018-04-26","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"CF-2023-046298","date":"2023-05-19","type":null,"status":"FAILED"}],"inspYears":[{"y":2011,"fails":4,"passes":2},{"y":2012,"fails":3,"passes":1},{"y":2017,"fails":3,"passes":0},{"y":2018,"fails":2,"passes":2},{"y":2023,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.93774215365552,"lng":-75.17478481328008,"geom":{"type":"Polygon","coordinates":[[[-75.174884493,39.937779004],[-75.174669885,39.937751022],[-75.174679919,39.937704516],[-75.174899756,39.937733793],[-75.174884493,39.937779004]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2023-006680","type":"Fire Alarm Certification","inspectionDate":"2023-03-24","result":"Certified","expirationDate":"2024-03-24","buildingId":"1436445"},{"number":"BC-2024-005857","type":"Fire Alarm Certification","inspectionDate":"2024-03-04","result":"Certified","expirationDate":"2025-03-04","buildingId":"1436445"},{"number":"BC-2024-020287","type":"Sprinkler Certification","inspectionDate":"2024-07-15","result":"Certified","expirationDate":"2025-07-15","buildingId":"1436445"},{"number":"BC-2025-004967","type":"Fire Alarm Certification","inspectionDate":"2025-02-26","result":"Certified","expirationDate":"2026-02-26","buildingId":"1436445"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":null,"baths":null,"stories":null,"lotArea":1054,"zoning":"CMX1","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"1020 INDUSTRIAL BLV, SOUTHAMPTON PA, 18966","mailOut":true,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR USE AS A PREPARED FOOD SHOP AND FOR TWO (2) DWELLING UNITS ABOVE ON THE SECOND THRU THIRD FLOORS OF AN EXISTING STRUCTURE.(NO SIGNS ON THIS APPLICATION)","status":"Completed","outcome":"Granted with conditions","date":"2021-11-24","number":"ZP-2021-006966","relatedPermit":"ZP-2021-006966"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":209900,"taxable":209900,"land":14342,"improvement":195558,"taxableLand":14342,"taxableImprovement":195558,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":209900,"taxable":209900,"land":14342,"improvement":195558,"taxableLand":14342,"taxableImprovement":195558,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":256800,"taxable":256800,"land":51360,"improvement":205440,"taxableLand":51360,"taxableImprovement":205440,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":264500,"taxable":264500,"land":52900,"improvement":211600,"taxableLand":52900,"taxableImprovement":211600,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":267100,"taxable":267100,"land":53420,"improvement":213680,"taxableLand":53420,"taxableImprovement":213680,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":267100,"taxable":267100,"land":53420,"improvement":213680,"taxableLand":53420,"taxableImprovement":213680,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":267100,"taxable":267100,"land":53420,"improvement":213680,"taxableLand":53420,"taxableImprovement":213680,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":293700,"taxable":293700,"land":58740,"improvement":234960,"taxableLand":58740,"taxableImprovement":234960,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":293700,"taxable":293700,"land":58740,"improvement":234960,"taxableLand":58740,"taxableImprovement":234960,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":331900,"taxable":331900,"land":66380,"improvement":265520,"taxableLand":66380,"taxableImprovement":265520,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":331900,"taxable":331900,"land":66380,"improvement":265520,"taxableLand":66380,"taxableImprovement":265520,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":374000,"taxable":374000,"land":74800,"improvement":299200,"taxableLand":74800,"taxableImprovement":299200,"exemptLand":0,"exemptImprovement":0}],"taxNow":4646,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"373159","date":"2011-11-10","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2011-12-15","scope":"STUCCO REAR OF BUILDING"},{"number":"454027","date":"2013-02-15","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2013-02-15","scope":"USE TO DENTAL OFFICE"},{"number":"514451","date":"2014-01-10","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2014-01-10","scope":"USE AS DENTAL OFFICE AND 1 APARTMENT."},{"number":"833525","date":"2018-01-22","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-04-17","scope":"INSTALL NEW FIRE ALARM SYSTEM PER ENGINEERED PLANS TO CODE. ALL INSTALLATIONS IN ACCORDANCE WITH 2008 NEC."},{"number":"GM-2021-008242","date":"2021-10-12","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2022-11-08","scope":"EZ INTERIOR DEMOLITION- For the interior demolition on non-bearing partition wall and ceilings as per attached standard. Deviations from these standards require submission of construction and site plans. Separate Streets Department permit required for sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."},{"number":"ZP-2021-006966","date":"2021-11-10","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Eating and Drinking Establishments - Prepared Food Shop; Residential - Household Living - Two-Family"},{"number":"CP-2020-001638","date":"2021-12-17","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-05-23","scope":"FOR CHANGE OF OCCUPANCY (NO CHANGE IN OCCUPANCY CLASSIFICATION) AND LEVEL II ALTERATION TO INLCUDE NEW PARTITIONS, FIXTURES, FURNISHINGS, FINISHES AT FIRST FLOOR AND PARTIAL SECOND FLOOR AS PER APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR MEP WORK. **SEPARATE PERMIT REQUIRED FOR RESIDENTIAL PORTION OF 2ND AND 3RD FLOOR PRIOR TO OCCUPANCY.**"},{"number":"EP-2022-000999","date":"2022-02-28","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-03-16","scope":"INSTALL A 60 AMP PANEL & FEEDER FED FROM THE EXISTING 200 AMP PANEL. INSTALL LIGHTS NORMAL & EMERGENCY, SWITCHES, SENSORS AND RECEPTACLES. PROVIDE POWER FOR THE MECHANICAL, HVAC AND KITCHEN EQUIPMENT. ALL WORK IN ACCORDANCE WITH THE 2017 NEC. ** NO FIRE ALARM WORK ON THIS PERMIT."},{"number":"PP-2022-005065","date":"2022-04-27","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-04-28","scope":"Alterations: Interior plumbing. All proposed work to be done in accordance with Philadelphia Plumbing Code 2018."},{"number":"FP-2022-000716","date":"2022-06-09","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2023-05-23","scope":"FOR THE INSTALLATION OF A TWO-INCH FIRE SERVICE LINE, 2.5-INCH BACKFLOW PREVENTER AND FIRE SPRINKLER SYSTEM IN ACCORDANCE WITH APPROVED PLANS, HYDRAULIC CALCULATIONS AND NFPA 13."},{"number":"ZP-2022-014338","date":"2023-01-05","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF TWO (2) ACCESSORY FLAT WALL SIGNS WITH STATIC ILLUMINATION (SIZE AND LOCATION AS SHOWN ON PLANS)."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2018,"k":"insp","w":"L&I: 2 failed, 2 passed"},{"y":2020,"k":"sale","p":429000},{"y":2021,"k":"permit","w":"Interior Non-Load-Bearing Wall Demo."},{"y":2021,"k":"permit","w":"Change of Use"},{"y":2021,"k":"appeal","w":"Appeal granted with conditions"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Alterations"},{"y":2022,"k":"permit","w":"Addition and/or Alterations"},{"y":2023,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2023,"k":"viol","w":"L&I violation"},{"y":2023,"k":"insp","w":"Inspection failed"}],"rented":false,"licenses":[{"number":"572145","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"SAEED USMANI","legalName":"SAEED USMANI","address":"1131 S 19TH ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2012-08-24","latestIssueDate":"2012-08-24","expirationDate":"2013-02-28","inactiveDate":null},{"number":"730438","type":"Rental","status":"Closed","businessName":"SAEED USMANI","legalName":"SAEED USMANI","address":"1131 S 19TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2017-03-02","latestIssueDate":"2021-03-20","expirationDate":"2022-03-01","inactiveDate":null},{"number":"0986241","type":"Food Preparing and Serving (30+ SEATS)","status":"Active","businessName":"LUHV FOOD, LLC","legalName":"LUHV FOOD, LLC","address":"1131 S 19TH ST","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2025-08-14","latestIssueDate":"2025-08-14","expirationDate":"2026-08-13","inactiveDate":null}],"licenseActivity":[{"number":"0986241","type":"Food Preparing and Serving (30+ SEATS)","businessName":"LUHV FOOD, LLC","legalName":"LUHV FOOD, LLC","issuedDate":"2025-08-14","latestIssueDate":"2025-08-14","closureDate":null,"expirationDate":"2026-08-13","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"730438","type":"Rental","businessName":"SAEED USMANI","legalName":"SAEED USMANI","issuedDate":"2017-03-02","latestIssueDate":"2021-03-20","closureDate":"2022-03-01","expirationDate":"2022-03-01","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false},{"number":"572145","type":"Vacant Residential Property / Lot","businessName":"SAEED USMANI","legalName":"SAEED USMANI","issuedDate":"2012-08-24","latestIssueDate":"2012-08-24","closureDate":"2013-02-28","expirationDate":"2013-02-28","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"record-pressure","level":"watch","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["1 open L&I violation","failed L&I inspection activity in 2023"],"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":"Appeal #ZP-2021-006966: Completed · Granted with conditions; related permit ZP-2021-006966. Use permit #454027: COMPLETED. The history also contains “OCCUPIED W/O TCO OR CO.”","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":"1 permit not marked completed: GM-2021-008242 (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":"1 open L&I violation","finding":"13 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 Feb 26, 2026; Sprinkler Certification: Certified through Jul 15, 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":"13 failed, 5 passed, and 4 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on May 19, 2023.","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 #572145: Inactive","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 and appears related-party/family-held.","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/"}]}