{"asOf":"2026-07-28T23:20:02.973Z","block":"3400-3499 W ALLEGHENY AVE","blockUrl":"https://philadelphia.blockreport.homes/block/3400-3499-w-allegheny-ave","address":"3420 W ALLEGHENY AVE","parcelNumber":"871553870","source":"https://property.phila.gov/?p=871553870","ownerType":"owner-occupied","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":"FRAGOGIANNIS EFSTATHIOF","coOwner":"FRAGOGIANNIS KYRIAKI","marketValue":102300,"landAssessment":20400,"improvementAssessment":81900,"livableArea":1575,"yearBuilt":1915,"lastSale":{"price":23000,"date":"2002-08-27T04:00:00Z"},"openViolations":0,"violations":[{"number":"1991199","date":"2010-08-27","code":"A-301.1/55","title":"PERMP- ALTER/REPAIR/REPL PLUMB","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4012144","date":"2014-07-11","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4012146","date":"2014-07-11","code":"A-504.1/1","title":"STOP WORK ORDER","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4012145","date":"2014-07-11","code":"A-301.1/51","title":"PERME- INST/REPL/REPAIR WIRE","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"249379","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DN","status":"CLOSED","createdDate":"2010-08-30","completedDate":"2016-08-09","violations":[{"number":"1991199","date":"2010-08-27","code":"A-301.1/55","title":"PERMP- ALTER/REPAIR/REPL PLUMB","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"442123","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DN","status":"CLOSED","createdDate":"2014-07-12","completedDate":null,"violations":[{"number":"4012144","date":"2014-07-11","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4012146","date":"2014-07-11","code":"A-504.1/1","title":"STOP WORK ORDER","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4012145","date":"2014-07-11","code":"A-301.1/51","title":"PERME- INST/REPL/REPAIR WIRE","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2010,"n":1,"worst":null},{"y":2014,"n":3,"worst":null}],"investigations":[{"caseNumber":"249379","date":"2010-08-27","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"249379","date":"2010-10-07","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"249379","date":"2010-11-19","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"249379","date":"2011-02-24","type":"PRECOURT","status":"FAILED"},{"caseNumber":"249379","date":"2011-06-27","type":"PRECOURT","status":"PASSED"},{"caseNumber":"442123","date":"2014-07-12","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"442123","date":"2016-07-13","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"442123","date":"2016-07-18","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"442123","date":"2016-09-26","type":"BP_BLDG","status":"PASSED"}],"inspYears":[{"y":2010,"fails":2,"passes":0},{"y":2011,"fails":1,"passes":1},{"y":2014,"fails":1,"passes":0},{"y":2016,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.005543131021334,"lng":-75.18562257240488,"geom":{"type":"Polygon","coordinates":[[[-75.185555512,40.00564394],[-75.185594557,40.005461354],[-75.185701437,40.005474898],[-75.185681898,40.005564677],[-75.185629383,40.005558017],[-75.18560921,40.00565075],[-75.185555512,40.00564394]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2023-024044","type":"Fire Alarm Certification","inspectionDate":"2023-11-22","result":"Certified","expirationDate":"2024-11-22","buildingId":"1186979"},{"number":"BC-2023-024045","type":"Fire Alarm Certification","inspectionDate":"2023-11-22","result":"Certified","expirationDate":"2024-11-22","buildingId":"1186979"},{"number":"BC-2024-031393","type":"Fire Alarm Certification","inspectionDate":"2024-11-15","result":"Certified","expirationDate":"2025-11-15","buildingId":"1186979"},{"number":"BC-2024-031139","type":"Fire Alarm Certification","inspectionDate":"2024-11-15","result":"Certified","expirationDate":"2025-11-15","buildingId":"1186979"},{"number":"BC-2025-031274","type":"Fire Alarm Certification","inspectionDate":"2025-11-25","result":"Certified","expirationDate":"2026-11-25","buildingId":"1194341"},{"number":"BC-2025-031273","type":"Fire Alarm Certification","inspectionDate":"2025-11-25","result":"Certified","expirationDate":"2026-11-25","buildingId":"1186979"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19132","beds":null,"baths":null,"stories":null,"lotArea":1517,"zoning":"RSA5","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"3420 W ALLEGHENY AVE, PHILADELPHIA PA, 19132","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF TWO (2) FLATWALL SIGNS (TOTAL AREA OF SIGNS 83.33 SF)  ACCESSORY TO RETAIL SALE OF BAKERY (FRONT) AND AUTO REPAIR SHOP (NO BODY AND FENDER WORK) (REAR) ON FIRST FLOOR IN THE SAME BUILDING WITH ONE (1) FAMILY DWELL","status":"CLOSED","outcome":"Granted with conditions","date":"2010-08-10","number":"12078","relatedPermit":"281153"},{"type":"Zoning board appeal","grounds":"PERMIT FOR RETAIL SALES OF FOOD, BEVERAGES AND GROCERY STORE WITH 10'X 2' FLAT WALL SIGN AT FIRST FLOOR COMMERCIAL SPACE, WITHIN THE SAME BUILDING HOUSING ONE (1) FAMILY DWELING ABOVE.","status":"CLOSED","outcome":"Dismissed","date":"2015-05-05","number":"23760","relatedPermit":"556456"},{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF AN ACCESSORY AWNING SIGN WITH NO COPY ON THE SIDES OF THE AWNING ACCESSORY TO THE PROPOSED USE OF A HAIR SALON (PERSONAL SERVICES) ON FIRST FLOOR WITH EXISTING SINGLE FAMILY HOUSEHOLD LIVING ABOVE (SECOND FLOOR) I","status":"OPEN","outcome":"Granted with conditions","date":"2017-07-12","number":"30431","relatedPermit":"772446"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":115600,"taxable":115600,"land":1651,"improvement":113949,"taxableLand":1651,"taxableImprovement":113949,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":115600,"taxable":115600,"land":1651,"improvement":113949,"taxableLand":1651,"taxableImprovement":113949,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":68100,"taxable":68100,"land":13620,"improvement":54480,"taxableLand":13620,"taxableImprovement":54480,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":70100,"taxable":70100,"land":14020,"improvement":56080,"taxableLand":14020,"taxableImprovement":56080,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":70800,"taxable":70800,"land":14160,"improvement":56640,"taxableLand":14160,"taxableImprovement":56640,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":70800,"taxable":70800,"land":14160,"improvement":56640,"taxableLand":14160,"taxableImprovement":56640,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":70800,"taxable":70800,"land":14160,"improvement":56640,"taxableLand":14160,"taxableImprovement":56640,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":86600,"taxable":86600,"land":17320,"improvement":69280,"taxableLand":17320,"taxableImprovement":69280,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":86600,"taxable":86600,"land":17320,"improvement":69280,"taxableLand":17320,"taxableImprovement":69280,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":94200,"taxable":94200,"land":18840,"improvement":75360,"taxableLand":18840,"taxableImprovement":75360,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":94200,"taxable":94200,"land":18840,"improvement":75360,"taxableLand":18840,"taxableImprovement":75360,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":102300,"taxable":102300,"land":20400,"improvement":81900,"taxableLand":20400,"taxableImprovement":81900,"exemptLand":0,"exemptImprovement":0}],"taxNow":1319,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"281153","date":"2010-08-19","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2010-08-19","scope":"NEW AWNING SIGN & USE AS BAKERY ON FIRST FLOOR NO CHANGE IN HT ON AREA 4'X 15'X 2' PROJECTION NEW ALUMINUM FLAT WALL SIGN FOR EXISTING AUTO REPAIR REBUILD TOILET ROOM W/NEW 8\" CMU WALLS PAINTED W/NEW 8' CEILING"},{"number":"303940","date":"2010-10-22","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2011-05-31","scope":"ADD FLAT WALL SIGN ZONING PERMIT#281153"},{"number":"336218","date":"2011-04-18","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2011-05-12","scope":"REPLAC CURB TRAP AND WATER DISTRIBUTION FROM CURB STOP TO METER"},{"number":"345607","date":"2011-07-20","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2011-08-17","scope":"CERTIFICATE OF OCCUPANCY FOR FIRST FLOOR (FRONT) CHANGE OF OCCUPANCY TO GROUP M, FOR RETAIL SALE OF BAKERY GOODS IN THE FIRST FLOOR ONLY (NO BAKING ON PREMISES). NO ALTERATIONS; BASEMENT LEVEL TO BE USED FOR UTILITIES AND ACCESSORY STORAGE ONLY. SEPARATE PERMITS REQUIRED FOR ANY MECHANICAL, ELECTRICAL OR PLUMBING WORK."},{"number":"356255","date":"2011-08-03","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2011-08-08","scope":"ROUGH AND INSTALL 3 SINKS IN BAKERY, 1 -3 COMPARTMEN, 1 MOP SINK, 1 HAND SINK - NO PREP SINKS"},{"number":"545079","date":"2014-07-24","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"REVOKED","completedDate":"2014-07-24","scope":"RETAIL SALES OF FOOD, BEVERAGES AND GROCERY STORE WITH 10'X 2' FLAT WALL SIGN AT FIRST FLOOR COMMERCIAL SPACE, WITHIN THE SAME BUILDING HOUSING ONE (1) FAMILY DWELING ABOVE."},{"number":"667844","date":"2016-06-17","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2017-12-06","scope":"FOR EXTERIOR ALTERATIONS TO INCLUDE REPLACING THE STOREFRONT WITHIN THE SAME OPENING AND A NEW DOOR ON THE FIRST FLOOR. FOR INTERIOR ALTERATIONS TO INCLUDE ACCESSIBLE TOILET ROOM, AS PER APPROVED PLANS. **NO CHANGE IN OCCUPANCY CLASSIFICATION**"},{"number":"717937","date":"2016-08-26","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2016-11-04","scope":"REPLACED DAMAGE LIGHT CIRCUIT. ADD 1-20AMP RECEPTACLE QUAD"},{"number":"772446","date":"2017-09-19","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2017-09-19","scope":"APPLICATION IS FOR THE ERECTION OF A NON-ILLUMINATED ACCESSORY AWNING SIGN WITH NO COPY ON THE SIDES OF THE AWNING ACCESSORY TO THE PROPOSED USE OF A HAIR SALON ( PERSONAL SERVICES) ON FIRST FLOOR WITH EXISTING SINGLE FAMILY HOUSEHOLD LIVING ABOVE ( SECOND FLOOR) IN AN EXISTING ATTACHED STRUCTURE.SIZE AND LOCATION AS SHOWN ON THE ATTACHED PLAN"},{"number":"772447","date":"2017-09-19","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2017-12-15","scope":"APPLICATION IS FOR THE ERECTION OF AN ACCESSORY AWNING SIGN WITH NO COPY ON THE SIDES OF THE AWNING ACCESSORY TO THE PROPOSED USE OF A HAIR SALON ( PERSONAL SERVICES) ON FIRST FLOOR WITH EXISTING SINGLE FAMILY HOUSEHOLD LIVING ABOVE ( SECOND FLOOR) IN AN EXISTING ATTACHED STRUCTURE.DETAILS SIZE AND LOCATION AS SHOWN ON THE ATTACHED PLAN"},{"number":"CP-2023-003904","date":"2023-08-17","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR EXTERIOR ALTERATIONS (STUCCO) AND FOR LEVEL III INTERIOR ALTERATIONS WITHOUT A CHANGE IN USE & OCCUPANCY CLASSIFICATION (EXISTING GROUP A-3 RELIGIOUS ASSEMBLY AT THE 1ST FLOOR WITH GROUP R-3 TWO-FAMILY DWELLING AT THE 2ND THROUGH 3RD FLOORS). BUILDING TO BE FULLY SPRINKLERED PER NFPA 13. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IEBC. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING, AND FIRE SUPPRESSION WORK. IF SITE CONDITIONS VARY, CONTACT DESIGN PROFESSIONAL PRIOR TO START OF WORK. [AMENDMENT 4/23/2024 FOR CHANGES TO INTERIOR LAYOUT, INCREASED FIRE-RESISTANCE RATED SEPARATION BETWEEN THE GROUP A-3 AND GROUP R-3 OCCUPANCIES TO TWO (2) HOUR RATED, AND FOR THE ELIMINATION OF THE REQUIREMENT TO INSTALL AN AUTOMATIC SPRINKLER SYSTEM THROUGHOUT THE BUILDING.]"},{"number":"MP-2023-003664","date":"2023-08-21","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES- For the installation if New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans."},{"number":"PP-2024-009542","date":"2024-09-19","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"6-WC 6-LAV 2-SHOWER/TUB 3-KS 2-LS 1-ELEC WATER COOLER"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2014,"k":"permit","w":"Zoning/use"},{"y":2014,"k":"insp","w":"Inspection failed"},{"y":2015,"k":"appeal","w":"Appeal dismissed"},{"y":2016,"k":"permit","w":"Major alteration"},{"y":2016,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2016,"k":"permit","w":"Electrical"},{"y":2017,"k":"appeal","w":"Appeal granted with conditions"},{"y":2017,"k":"permit","w":"Zoning/use"},{"y":2017,"k":"permit","w":"Sign"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"permit","w":"New Construction or Additions"}],"rented":true,"licenses":[{"number":"244352","type":"Rental","status":"Active","businessName":"EFSTATHIOS FRAGOGIANNIS (MERCURY REALTY ASSOCIATES AGT)","legalName":"EFSTATHIOS FRAGOGIANNIS","address":"3420 W ALLEGHENY AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2003-06-13","latestIssueDate":"2026-02-27","expirationDate":"2027-02-28","inactiveDate":null},{"number":"538162","type":"Food Preparing and Serving","status":"Inactive","businessName":"DOREEN MASON (SWEETSIES SUGAR FREE SWEETS)","legalName":"DOREEN MASON","address":"3420 W ALLEGHENY AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2011-07-08","latestIssueDate":"2012-05-08","expirationDate":"2013-04-30","inactiveDate":null}],"licenseActivity":[{"number":"538162","type":"Food Preparing and Serving","businessName":"DOREEN MASON (SWEETSIES SUGAR FREE SWEETS)","legalName":"DOREEN MASON","issuedDate":"2011-07-08","latestIssueDate":"2012-05-08","closureDate":"2013-04-30","expirationDate":"2013-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"244352","type":"Rental","businessName":"EFSTATHIOS FRAGOGIANNIS (MERCURY REALTY ASSOCIATES AGT)","legalName":"EFSTATHIOS FRAGOGIANNIS","issuedDate":"2003-06-13","latestIssueDate":"2026-02-27","closureDate":null,"expirationDate":"2027-02-28","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-27","signals":[{"kind":"transition-activity","level":"watch","title":"Recent transition activity","summary":"The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.","evidence":["3 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #12078: CLOSED · Granted with conditions; related permit 281153. Use permit #281153: 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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"4 permits not marked completed: 545079 (REVOKED), CP-2023-003904 (Issued), MP-2023-003664 (Issued), PP-2024-009542 (Issued).","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":"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":"6 failed, 2 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Sep 26, 2016.","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 #538162: 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":"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 4 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 Nov 25, 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/"}]}