{"asOf":"2026-07-26T00:25:02.265Z","block":"1600-1699 S 16TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/1600-1699-s-16th-st","address":"1648 S 16TH ST","parcelNumber":"871550700","source":"https://property.phila.gov/?p=871550700","ownerType":"investor","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"S50","buildingCodeNew":"821","buildingClass":"ROW W/OFF STR 3 STY MASON","buildingClassNew":"ROW MIXED-COM/RES-BLT AS COM","useLabel":"Mixed-use","owner":"1648 HOUSE LLC","coOwner":null,"marketValue":568400,"landAssessment":113600,"improvementAssessment":454800,"livableArea":2896,"yearBuilt":1915,"lastSale":{"price":629000,"date":"2022-04-27T04:00:00Z"},"openViolations":0,"violations":[{"number":"2072260","date":"2011-05-11","code":"FC-304.1/2","title":"EXT RUBBISH/EXCESS STORAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2072259","date":"2011-05-11","code":"PM-407.2/2","title":"ELEC-SYSTEM HAZARDOUS-RES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2072263","date":"2011-05-11","code":"FC-605.6/1","title":"FIRE-ELECT OPEN JUNCTION BOX","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2072262","date":"2011-05-11","code":"FC-605.5/1","title":"FIRE-ELECT EXT CORDS PROHIB","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2072261","date":"2011-05-11","code":"FC-605.4/1","title":"FIRE-ELECT MULTIPLUG PROHIB","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2113371","date":"2011-05-12","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2113365","date":"2011-05-12","code":"FC-105.7/3","title":"F+C LIQ-PERMIT REQ'D REMOV TNK","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2113363","date":"2011-05-12","code":"FC-105.7/1","title":"FA/SUPP INSTALL PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2113364","date":"2011-05-12","code":"FC-907.3/1","title":"FA-INSTALL REQ","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2113366","date":"2011-05-12","code":"FC-2703.2/5","title":"HAZMAT-REM DEF CON+TNK REP/DIS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2113367","date":"2011-05-12","code":"FC-304.1/1","title":"INT COMBUSTIBLE WASTE ACCUMUL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2113368","date":"2011-05-12","code":"A-301.1/53","title":"PERME- ALTER ELEC INSTALLATION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2113369","date":"2011-05-12","code":"A-104.1/3","title":"WORKMANLIKE- ELECTRICAL 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PROHIB","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2072261","date":"2011-05-11","code":"FC-605.4/1","title":"FIRE-ELECT MULTIPLUG PROHIB","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"277148","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2011-05-12","completedDate":"2011-08-04","violations":[{"number":"2113371","date":"2011-05-12","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2113365","date":"2011-05-12","code":"FC-105.7/3","title":"F+C LIQ-PERMIT REQ'D REMOV TNK","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2113363","date":"2011-05-12","code":"FC-105.7/1","title":"FA/SUPP INSTALL PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2113364","date":"2011-05-12","code":"FC-907.3/1","title":"FA-INSTALL REQ","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2113366","date":"2011-05-12","code":"FC-2703.2/5","title":"HAZMAT-REM DEF CON+TNK REP/DIS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2113367","date":"2011-05-12","code":"FC-304.1/1","title":"INT COMBUSTIBLE WASTE ACCUMUL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2113368","date":"2011-05-12","code":"A-301.1/53","title":"PERME- ALTER ELEC INSTALLATION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2113369","date":"2011-05-12","code":"A-104.1/3","title":"WORKMANLIKE- ELECTRICAL CODE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2113370","date":"2011-05-12","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2011,"n":14,"worst":null}],"investigations":[{"caseNumber":"277070","date":"2011-05-11","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"277148","date":"2011-05-12","type":"CI INSP","status":"FAILED"},{"caseNumber":"277148","date":"2011-06-16","type":"CI INSP","status":"FAILED"},{"caseNumber":"277070","date":"2011-07-01","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"277148","date":"2011-08-03","type":"CI INSP","status":"PASSED"}],"inspYears":[{"y":2011,"fails":3,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.92980051485925,"lng":-75.17206281715734,"geom":{"type":"Polygon","coordinates":[[[-75.171948102,39.929811316],[-75.171956161,39.929763331],[-75.172179532,39.929790904],[-75.172168662,39.929837374],[-75.171948102,39.929811316]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2022-006297","type":"Fire Alarm Certification","inspectionDate":"2021-10-15","result":"Certified","expirationDate":"2022-10-15","buildingId":"1452057"},{"number":"BC-2022-015147","type":"Fire Alarm Certification","inspectionDate":"2022-09-16","result":"Certified","expirationDate":"2023-09-16","buildingId":"1452057"},{"number":"BC-2023-017336","type":"Fire Alarm Certification","inspectionDate":"2023-08-03","result":"Certified","expirationDate":"2024-08-03","buildingId":"1452057"},{"number":"BC-2024-022081","type":"Fire Alarm Certification","inspectionDate":"2024-08-01","result":"Certified","expirationDate":"2025-08-01","buildingId":"1452057"},{"number":"BC-2025-023439","type":"Fire Alarm Certification","inspectionDate":"2025-09-08","result":"Certified","expirationDate":"2026-09-08","buildingId":"1452057"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19145","beds":null,"baths":null,"stories":3,"lotArea":992,"zoning":"CMX1","grade":"2","basement":null,"heater":null,"centralAir":null,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"740 S 02ND ST, PHILADELPHIA PA, 19147","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR A TWO (2) FAMILY DWELLING FROM 2ND TO 3RD FLOOR, VACANT 1ST FLOOR IN AN\nEXISTING STRUCTURE.","status":"OPEN","outcome":"Granted","date":"2018-07-25","number":"33791","relatedPermit":"869170"}],"taxYears":[{"year":2016,"total":653.37,"principal":516.59,"interest":7.93,"penalty":5.17}],"taxNet":653.37,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":282700,"taxable":252700,"land":12144,"improvement":270556,"taxableLand":12144,"taxableImprovement":240556,"exemptLand":0,"exemptImprovement":30000},{"y":2017,"v":282700,"taxable":252700,"land":12144,"improvement":270556,"taxableLand":12144,"taxableImprovement":240556,"exemptLand":0,"exemptImprovement":30000},{"y":2018,"v":292400,"taxable":262400,"land":58480,"improvement":233920,"taxableLand":58480,"taxableImprovement":203920,"exemptLand":0,"exemptImprovement":30000},{"y":2019,"v":301100,"taxable":301100,"land":60220,"improvement":240880,"taxableLand":60220,"taxableImprovement":240880,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":508000,"taxable":304100,"land":101600,"improvement":406400,"taxableLand":101600,"taxableImprovement":202500,"exemptLand":0,"exemptImprovement":203900},{"y":2021,"v":508000,"taxable":304100,"land":101600,"improvement":406400,"taxableLand":101600,"taxableImprovement":202500,"exemptLand":0,"exemptImprovement":203900},{"y":2022,"v":508000,"taxable":304100,"land":101600,"improvement":406400,"taxableLand":101600,"taxableImprovement":202500,"exemptLand":0,"exemptImprovement":203900},{"y":2023,"v":508000,"taxable":304100,"land":101600,"improvement":406400,"taxableLand":101600,"taxableImprovement":202500,"exemptLand":0,"exemptImprovement":203900},{"y":2024,"v":508000,"taxable":304100,"land":101600,"improvement":406400,"taxableLand":101600,"taxableImprovement":202500,"exemptLand":0,"exemptImprovement":203900},{"y":2025,"v":391700,"taxable":234480,"land":78340,"improvement":313360,"taxableLand":78340,"taxableImprovement":156140,"exemptLand":0,"exemptImprovement":157220},{"y":2026,"v":391700,"taxable":234480,"land":78340,"improvement":313360,"taxableLand":78340,"taxableImprovement":156140,"exemptLand":0,"exemptImprovement":157220},{"y":2027,"v":568400,"taxable":340217,"land":113600,"improvement":454800,"taxableLand":113600,"taxableImprovement":226617,"exemptLand":0,"exemptImprovement":228183}],"taxNow":3282,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"350515","date":"2011-06-30","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"REMOVE EXTEN CORDS & INCORRECTLY RAN NM ON BSBRDS.,INSTL JB COVERS & PLATES INSTALL AFCI ON 2 OUTLETS TO 2ND FLR. INSTALL DBL DUPLEX OUTLET, REPL 1G MTR SKT W/3GANG & 200 AMP MAIN PANEL, INST NEW SVS GRND, CK SYSTEM FOR SAFETY, BLANK CVR ON OLD CKTS. AS PER 2008 NEC"},{"number":"349701","date":"2011-07-26","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2012-03-16","scope":"INSTALL FIRE ALARM SYSTEM AS PER NFPA72 (SOUTH DISTRICT)"},{"number":"866266","date":"2018-04-10","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2019-07-15","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."},{"number":"869170","date":"2018-08-14","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2018-08-14","scope":"FOR A TWO (2) FAMILY DWELLING FROM 2ND TO 3RD FLOOR, VACANT 1ST FLOOR (USE REGISTRATION PERMIT REQUIRE PRIOR TO OCCUPANCY) IN AN EXISTING STRUCTURE. NO SIGN ON THIS PERMIT."},{"number":"904756","date":"2018-09-24","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-10-16","scope":"FOR LEVEL III ALTERATIONS TO AN EXISTING STRUCTURE FOR USE AS A VACANT COMMERCIAL SPACE (SEPARATE USE PERMIT AND FITOUT REQUIRED PRIOR TO OCCUPANCY) ON THE FIRST FLOOR LEVEL WITH A TWO FAMILY DWELLING ABOVE. WORK TO INCLUDE EXTERIOR WORK, INSTALLATION OF NON BEARING PARTITION WALLS AND PROVIDE FINISHES/FURNISHINGS THROUGHOUT. BUILDING TO BE SPRINKLERED IN ACCORDANCE WITH NFPA 13. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN PROFESSIONAL PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."},{"number":"934108","date":"2018-12-14","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2019-10-17","scope":"INSTALLATION OF (3) HEAT PUMP SYSTEMS WITH DUCTWORK AND ALL ASSOCIATED ACCESSORIES). SELF-CONTAINED UNITS. NO PENETRATION OF FIRE RATED WALLS.TWO APARTMENTS AND ONE COMMERCIAL SPACE (MIX USE)"},{"number":"940558","date":"2019-02-25","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-10-16","scope":"WIRE UP 2 APTS WITH LIGHTS, SWITCHES, OUTLETS, GIFS, SMOKE DETECTORS AND CARB/SMOKE DETECTORS. WIRE UP 1ST FLOOR WITH LIGHTS, OUTLETS, SWITCHES, EMERGENCY LIGHTS AND EXT SIGNS. WIRE UP COMMON AREA WITH LIGHTS, EMERGENCY LIGHTS, EXIT SIGNS AND SWITCHES. INSTALL 400AMP SERVICE WITH GANG METER SOCKET. INSTALL CLASS B FIRE ALARM AS PER NFPA 72 AND AS PER 2008 NEC (SOUTH DIST)"},{"number":"939146","date":"2019-03-01","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-10-15","scope":"TWO ONE BATH UNITS ON SECOND AND THIRD FLOOR, KITCHEN AND WASHERS EACH, COMMERCIAL USE FIRST FLOOR. NOT RENTED. NO FIXTURES."},{"number":"966024","date":"2019-05-10","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2019-10-17","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13 THROUGHOUT THE BUILDING TO INCLUDE 2\" MAIN FIRE SERVICE LINE AND 2 1/2\" AMES 2000 SS BACKFLOW PREVENTION ASSEMBLY AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"1005345","date":"2019-08-26","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-09-13","scope":"INSTALL 2\" FIRE SUPPRESSION WATER SERVICE AS PER 2004 PPC"},{"number":"1031663","date":"2019-12-03","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2019-12-03","scope":"FOR A GROUP DAY CARE AT FIRST FLOOR NOT MORE THAN TWENTY-FOUR(24) CONSECUTIVE HOURS WITH ACCESSORY PREPARATION AND SERVING OF FOOD IN THE SAME BUILDING WITH ALL OTHER USES AS PREVIOUSLY APPROVED. NO SIGN ON THIS APPLICATION."},{"number":"1051055","date":"2020-05-20","work":"Certificate of Occupancy (CO) (may inclu…","type":"Administrative","description":"Administrative Permit","status":"Completed","completedDate":"2020-06-30","scope":"FOR THE ISSUANCE OF A CERTIFICATE OF OCCUCUPANCY FOR A DAYCARE ON THE FIRST FLOOR OF AN EXISTING BUILDING, AS PER APPROVED PLANS."},{"number":"ZP-2025-012718","date":"2026-01-08","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Personal Services"}],"storyTag":"Renovated & sold on","storyDelta":1.29,"timeline":[{"y":2018,"k":"appeal","w":"Appeal granted"},{"y":2018,"k":"permit","w":"Use"},{"y":2018,"k":"permit","w":"Major alteration"},{"y":2018,"k":"permit","w":"Mechanical"},{"y":2019,"k":"permit","w":"Electrical"},{"y":2019,"k":"permit","w":"Plumbing"},{"y":2019,"k":"permit","w":"Suppression"},{"y":2019,"k":"permit","w":"Plumbing"},{"y":2019,"k":"permit","w":"Use"},{"y":2020,"k":"permit","w":"Certificate of Occupancy (CO) (may inclu…"},{"y":2022,"k":"sale","p":629000},{"y":2026,"k":"permit","w":"Change of Use"}],"rented":true,"licenses":[{"number":"853403","type":"Food Preparing and Serving","status":"Inactive","businessName":"LITTLE BRAINIACS PREPARATORY SCHOOL","legalName":"LITTLE BRAINIACS PREPARATORY SCHOOL","address":"1648 S 16TH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2020-10-14","latestIssueDate":"2021-09-15","expirationDate":"2022-10-13","inactiveDate":"2022-12-12"},{"number":"877003","type":"Rental","status":"Inactive","businessName":"James Robertson","legalName":"James Robertson","address":"1648 S 16TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2021-09-09","latestIssueDate":"2021-09-09","expirationDate":"2022-09-08","inactiveDate":"2022-11-07"},{"number":"919618","type":"Food Preparing and Serving","status":"Inactive","businessName":"Esteemed Early Childcare and Learning Center, LLC","legalName":"Esteemed Early Childcare and Learning Center, LLC","address":"1648 S 16TH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2023-03-23","latestIssueDate":"2024-03-28","expirationDate":"2025-03-22","inactiveDate":"2025-05-21"},{"number":"0985697","type":"Rental","status":"Active","businessName":"1648 House, LLC","legalName":"1648 House, LLC","address":"1648 S 16TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2025-08-07","latestIssueDate":"2025-08-07","expirationDate":"2026-08-06","inactiveDate":null}],"licenseActivity":[{"number":"0985697","type":"Rental","businessName":"1648 House, LLC","legalName":"1648 House, LLC","issuedDate":"2025-08-07","latestIssueDate":"2025-08-07","closureDate":null,"expirationDate":"2026-08-06","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"919618","type":"Food Preparing and Serving","businessName":"Esteemed Early Childcare and Learning Center, LLC","legalName":"Esteemed Early Childcare and Learning Center, LLC","issuedDate":"2023-03-23","latestIssueDate":"2024-03-28","closureDate":"2025-05-21","expirationDate":"2025-03-22","inactiveDate":"2025-05-21","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"877003","type":"Rental","businessName":"James Robertson","legalName":"James Robertson","issuedDate":"2021-09-09","latestIssueDate":"2021-09-09","closureDate":"2022-11-07","expirationDate":"2022-09-08","inactiveDate":"2022-11-07","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"853403","type":"Food Preparing and Serving","businessName":"LITTLE BRAINIACS PREPARATORY SCHOOL","legalName":"LITTLE BRAINIACS PREPARATORY SCHOOL","issuedDate":"2020-10-14","latestIssueDate":"2021-09-15","closureDate":"2022-12-12","expirationDate":"2022-10-13","inactiveDate":"2022-12-12","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","units":2,"signals":[{"kind":"post-purchase-work","level":"watch","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 1 permit event matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2022","permit activity in 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":"Appeal #33791: OPEN · Granted; related permit 869170. Use permit #869170: COMPLETED.","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":"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 1915 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":"3 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Aug 3, 2011.","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 #853403: Inactive since Dec 12, 2022; Food Preparing and Serving #919618: Inactive since May 21, 2025","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":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"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 14 historical violations across 2 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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Sep 8, 2026","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":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"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/"}]}