{"asOf":"2026-07-24T22:19:47.149Z","block":"900-999 WOLF ST","blockUrl":"https://philadelphia.blockreport.homes/block/900-999-wolf-st","address":"951 WOLF ST","parcelNumber":"871556540","source":"https://property.phila.gov/?p=871556540","ownerType":"absentee","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":"JIANG CAI YUN","coOwner":"GAO CHUAN YANG","marketValue":415800,"landAssessment":83100,"improvementAssessment":332700,"livableArea":2772,"yearBuilt":1915,"lastSale":{"price":260000,"date":"2006-04-07T04:00:00Z"},"openViolations":0,"violations":[{"number":"1618756","date":"2010-03-15","code":"09-1403.1/1","title":"SCALE 1 TO 50 LBS LO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1693803","date":"2010-05-21","code":"PM-102.3/1","title":"LICENSE-RES SFD/2FD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1693802","date":"2010-05-24","code":"A-503.1/1","title":"PROSECUTION INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1693816","date":"2010-06-30","code":"FC-901.6/17","title":"FA-IMM REP/RET TO SRVC","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"228828","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2010-03-17","completedDate":"2010-04-20","violations":[{"number":"1618756","date":"2010-03-15","code":"09-1403.1/1","title":"SCALE 1 TO 50 LBS LO","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"236413","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2010-05-24","completedDate":"2010-06-22","violations":[{"number":"1693803","date":"2010-05-21","code":"PM-102.3/1","title":"LICENSE-RES SFD/2FD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1693802","date":"2010-05-24","code":"A-503.1/1","title":"PROSECUTION INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1693816","date":"2010-06-30","code":"FC-901.6/17","title":"FA-IMM REP/RET TO SRVC","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2010,"n":4,"worst":null}],"investigations":[{"caseNumber":"228828","date":"2010-03-15","type":"BC INSP","status":"FAILED"},{"caseNumber":"228828","date":"2010-04-20","type":"BC INSP","status":"PASSED"},{"caseNumber":"236413","date":"2010-05-24","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"236413","date":"2010-06-22","type":"HCEU INSP","status":"PASSED"}],"inspYears":[{"y":2010,"fails":2,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.921177861883685,"lng":-75.16326008590778,"geom":{"type":"Polygon","coordinates":[[[-75.163267864,39.921274318],[-75.163208509,39.921266644],[-75.163248974,39.92108134],[-75.163311803,39.921089045],[-75.163267864,39.921274318]]]},"liDistrict":"SOUTH","certifications":[{"number":"BC-2023-000872","type":"Special Hazards Certification","inspectionDate":"2023-01-05","result":"Certified","expirationDate":"2023-07-05","buildingId":"1496368"},{"number":"BC-2025-003506","type":"Special Hazards Certification","inspectionDate":"2025-02-10","result":"Certified","expirationDate":"2026-02-10","buildingId":"1496368"},{"number":"BC-2025-020467","type":"Special Hazards Certification","inspectionDate":"2025-08-05","result":"Certified","expirationDate":"2026-08-05","buildingId":"1496368"},{"number":"BC-2026-005632","type":"Special Hazards Certification","inspectionDate":"2026-03-02","result":"Certified","expirationDate":"2027-03-02","buildingId":"1496368"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19148","beds":null,"baths":null,"stories":null,"lotArea":1224,"zoning":"CMX1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"1220 CYPRESS DR, VINELAND NJ, 08360","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR PREPARATION AND SERVING OF HOT AND COLD FOOD FOR TAKE-OUT AS PART OF AN EXISTING GROCERY STORE ON THE FIRST FLOOR IN THE SAME BUILDING WITH AN EXISTING TWO (2) FAMILY DWELLING ABOVE.","status":"CLOSED","outcome":"Granted with conditions","date":"2010-01-06","number":"10307","relatedPermit":"241165"},{"type":"Zoning board appeal","grounds":"PERMIT FOR THE CREATION OF A SEATING AREA AS PART OF AN EXISTING RETAIL GROCERY STORE WITH PREPARING AND SERVING OF HOT AND COLD FOODS FOR TAKE-OUT (TAKE-OUT RESTAURANT \nWITH SEATING - NO DISPENSING WINDOW, NO SALE OR TAKE-OUT OF ALCOHOLIC ","status":"CLOSED","outcome":"Granted with conditions","date":"2010-11-09","number":"13432","relatedPermit":"297105"},{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF TWO (2) FLATWALL SIGNS ACCESSORY TO A PROPOSED RESTAURANT AND CATERING FACILITY WITH A MINIMUM 30 SEATS ON THE FIRST FLOOR IN THE SAME BUILDING WITH TWO (2) EXISTING DWELLING UNITS.","status":"CLOSED","outcome":"Granted with conditions","date":"2011-03-29","number":"14479","relatedPermit":"318350"}],"taxYears":[{"year":2009,"total":165.14,"principal":0,"interest":115.7,"penalty":15},{"year":2015,"total":1832.04,"principal":1732.35,"interest":12.99,"penalty":0}],"taxNet":1997.18,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":294400,"taxable":294400,"land":17396,"improvement":277004,"taxableLand":17396,"taxableImprovement":277004,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":294400,"taxable":294400,"land":17396,"improvement":277004,"taxableLand":17396,"taxableImprovement":277004,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":296700,"taxable":296700,"land":59340,"improvement":237360,"taxableLand":59340,"taxableImprovement":237360,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":305600,"taxable":305600,"land":61120,"improvement":244480,"taxableLand":61120,"taxableImprovement":244480,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":308600,"taxable":308600,"land":61720,"improvement":246880,"taxableLand":61720,"taxableImprovement":246880,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":308600,"taxable":308600,"land":61720,"improvement":246880,"taxableLand":61720,"taxableImprovement":246880,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":308600,"taxable":308600,"land":61720,"improvement":246880,"taxableLand":61720,"taxableImprovement":246880,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":306500,"taxable":306500,"land":61300,"improvement":245200,"taxableLand":61300,"taxableImprovement":245200,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":306500,"taxable":306500,"land":61300,"improvement":245200,"taxableLand":61300,"taxableImprovement":245200,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":387000,"taxable":387000,"land":77400,"improvement":309600,"taxableLand":77400,"taxableImprovement":309600,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":387000,"taxable":387000,"land":77400,"improvement":309600,"taxableLand":77400,"taxableImprovement":309600,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":415800,"taxable":415800,"land":83100,"improvement":332700,"taxableLand":83100,"taxableImprovement":332700,"exemptLand":0,"exemptImprovement":0}],"taxNow":5417,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"241165","date":"2010-02-05","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2010-02-05","scope":"USE AS A EAT IN RESTAURANT WITH 50 SEATS NO SIGN ON THIS APPLICATION"},{"number":"297105","date":"2010-11-24","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2010-11-24","scope":"ADD SEATING TO CREATE TAKE-OUT RESTAURANT WITH SEATING (EXISTING GROCERY STORE WITH HOT AND COLD FOOD FOR TAKE-OUT)"},{"number":"322624","date":"2011-01-28","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2011-12-13","scope":"REPLACE HOUSE TRAP AND FRESH AIR INLET"},{"number":"318350","date":"2011-04-04","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2011-04-04","scope":"LEGALIZATION OF (2) FLATWALL SIGN"},{"number":"EP-2022-006911","date":"2022-07-11","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-07-14","scope":"Replace 100amp 2 Meter Service as per 2017 nec"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2004,"k":"sale","p":160000},{"y":2010,"k":"appeal","w":"Appeal granted with conditions"},{"y":2010,"k":"permit","w":"Use"},{"y":2010,"k":"viol","w":"4 L&I violations"},{"y":2010,"k":"insp","w":"L&I: 2 failed, 2 passed"},{"y":2010,"k":"appeal","w":"Appeal granted with conditions"},{"y":2010,"k":"permit","w":"Use"},{"y":2011,"k":"permit","w":"Plumbing"},{"y":2011,"k":"appeal","w":"Appeal granted with conditions"},{"y":2011,"k":"permit","w":"Zoning/use"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"}],"rented":false,"licenses":[{"number":"199402","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"DONALD LAGANELLA (LAGALIS PRODUCE)","legalName":"DONALD LAGANELLA","address":"951 WOLF ST","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"1999-09-23","latestIssueDate":"1999-09-23","expirationDate":"2000-04-30","inactiveDate":null},{"number":"200306","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"SALVATORE R TRINGALI (T/A LAGALI'S PRODUCE)","legalName":"SALVATORE R TRINGALI","address":"951 WOLF ST","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2003-06-25","latestIssueDate":"2003-06-25","expirationDate":"2004-04-30","inactiveDate":null},{"number":"370535","type":"Rental","status":"Inactive","businessName":",CHUAN YANG GAO CHI YUN JIANG","legalName":",CHUAN YANG GAO CHI YUN JIANG","address":"951 WOLF ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2006-05-30","latestIssueDate":"2014-03-01","expirationDate":"2015-02-28","inactiveDate":"2015-04-29"},{"number":"493429","type":"Food Preparing and Serving","status":"Inactive","businessName":"LUZ JIMENEZ HERNANDEZ (LOS GALLOS RESTAURANT)","legalName":"LUZ JIMENEZ HERNANDEZ","address":"951 WOLF ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2010-02-09","latestIssueDate":"2016-04-29","expirationDate":"2017-04-30","inactiveDate":"2017-06-29"},{"number":"493431","type":"Dumpster License - Private Property","status":"Active","businessName":"LUZ JIMENEZ HERNANDEZ (LOS GALLOS RESTAURANT)","legalName":"LUZ JIMENEZ HERNANDEZ","address":"951 WOLF ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2010-02-09","latestIssueDate":"2013-07-19","expirationDate":null,"inactiveDate":null},{"number":"670003","type":"Sidewalk Cafe","status":"Inactive","businessName":"LUZ JIMENEZ HERNANDEZ (LOS GALLOS RESTAURANT)","legalName":"LUZ JIMENEZ HERNANDEZ","address":"951 WOLF ST","revenueCode":"3123","rentalCategory":null,"units":null,"issuedDate":"2015-07-02","latestIssueDate":"2016-06-03","expirationDate":"2017-06-30","inactiveDate":"2017-08-29"},{"number":"733443","type":"Food Preparing and Serving","status":"Active","businessName":"LOS GALLOS RESTAURANT & TAQUERIA INC","legalName":"LOS GALLOS RESTAURANT & TAQUERIA INC","address":"951 WOLF ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2017-03-29","latestIssueDate":"2026-03-09","expirationDate":"2027-03-28","inactiveDate":null},{"number":"743005","type":"Food Preparing and Serving","status":"Closed","businessName":"LOS GALLOS RESTAURANT & TAQUERIA INC","legalName":"LOS GALLOS RESTAURANT & TAQUERIA INC ","address":"951 WOLF ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2017-06-21","latestIssueDate":"2017-06-21","expirationDate":"2018-06-20","inactiveDate":null},{"number":"746957","type":"Sidewalk Cafe","status":"Revoked","businessName":"LOS GALLOS RESTAURANT & TAQUERIA INC","legalName":"LOS GALLOS RESTAURANT & TAQUERIA INC","address":"951 WOLF ST","revenueCode":"3123","rentalCategory":null,"units":null,"issuedDate":"2017-07-28","latestIssueDate":"2021-07-29","expirationDate":"2022-07-27","inactiveDate":null},{"number":"0979017","type":"Food Estab, Retail Non-Permanent Location (Event)","status":"Inactive","businessName":"LOS GALLOS RESTAURANT & TAQUERIA INC","legalName":"LOS GALLOS RESTAURANT & TAQUERIA INC","address":"951 WOLF ST","revenueCode":"3112","rentalCategory":null,"units":null,"issuedDate":"2025-05-15","latestIssueDate":"2025-05-15","expirationDate":"2025-05-18","inactiveDate":null},{"number":"0980975","type":"Food Estab, Retail Non-Permanent Location (Event)","status":"Inactive","businessName":"LOS GALLOS RESTAURANT & TAQUERIA INC","legalName":"LOS GALLOS RESTAURANT & TAQUERIA INC","address":"951 WOLF ST","revenueCode":"3112","rentalCategory":null,"units":null,"issuedDate":"2025-06-06","latestIssueDate":"2025-06-06","expirationDate":"2025-06-08","inactiveDate":null},{"number":"0985774","type":"Food Estab, Retail Non-Permanent Location (Annual)","status":"Active","businessName":"LOS GALLOS RESTAURANT & TAQUERIA INC","legalName":"LOS GALLOS RESTAURANT & TAQUERIA INC","address":"951 WOLF ST","revenueCode":"3112","rentalCategory":null,"units":null,"issuedDate":"2025-08-07","latestIssueDate":"2026-06-29","expirationDate":"2027-08-06","inactiveDate":null}],"licenseActivity":[{"number":"0985774","type":"Food Estab, Retail Non-Permanent Location (Annual)","businessName":"LOS GALLOS RESTAURANT & TAQUERIA INC","legalName":"LOS GALLOS RESTAURANT & TAQUERIA INC","issuedDate":"2025-08-07","latestIssueDate":"2026-06-29","closureDate":null,"expirationDate":"2027-08-06","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"0980975","type":"Food Estab, Retail Non-Permanent Location (Event)","businessName":"LOS GALLOS RESTAURANT & TAQUERIA INC","legalName":"LOS GALLOS RESTAURANT & TAQUERIA INC","issuedDate":"2025-05-15","latestIssueDate":"2025-06-06","closureDate":"2025-06-08","expirationDate":"2025-06-08","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"746957","type":"Sidewalk Cafe","businessName":"LOS GALLOS RESTAURANT & TAQUERIA INC","legalName":"LOS GALLOS RESTAURANT & TAQUERIA INC","issuedDate":"2017-07-28","latestIssueDate":"2021-07-29","closureDate":"2022-07-27","expirationDate":"2022-07-27","inactiveDate":null,"status":"Revoked","statusLabel":"Revoked","active":false},{"number":"733443","type":"Food Preparing and Serving","businessName":"LOS GALLOS RESTAURANT & TAQUERIA INC","legalName":"LOS GALLOS RESTAURANT & TAQUERIA INC","issuedDate":"2017-03-29","latestIssueDate":"2026-03-09","closureDate":null,"expirationDate":"2027-03-28","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"670003","type":"Sidewalk Cafe","businessName":"LUZ JIMENEZ HERNANDEZ (LOS GALLOS RESTAURANT)","legalName":"LUZ JIMENEZ HERNANDEZ","issuedDate":"2015-07-02","latestIssueDate":"2016-06-03","closureDate":"2017-08-29","expirationDate":"2017-06-30","inactiveDate":"2017-08-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"493431","type":"Dumpster License - Private Property","businessName":"LUZ JIMENEZ HERNANDEZ (LOS GALLOS RESTAURANT)","legalName":"LUZ JIMENEZ HERNANDEZ","issuedDate":"2010-02-09","latestIssueDate":"2013-07-19","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"493429","type":"Food Preparing and Serving","businessName":"LUZ JIMENEZ HERNANDEZ (LOS GALLOS RESTAURANT)","legalName":"LUZ JIMENEZ HERNANDEZ","issuedDate":"2010-02-09","latestIssueDate":"2016-04-29","closureDate":"2017-06-29","expirationDate":"2017-04-30","inactiveDate":"2017-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"370535","type":"Rental","businessName":",CHUAN YANG GAO CHI YUN JIANG","legalName":",CHUAN YANG GAO CHI YUN JIANG","issuedDate":"2006-05-30","latestIssueDate":"2014-03-01","closureDate":"2015-04-29","expirationDate":"2015-02-28","inactiveDate":"2015-04-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"200306","type":"Food Establishment, Retail Permanent Location","businessName":"SALVATORE R TRINGALI (T/A LAGALI'S PRODUCE)","legalName":"SALVATORE R TRINGALI","issuedDate":"2003-06-25","latestIssueDate":"2003-06-25","closureDate":"2004-04-30","expirationDate":"2004-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"199402","type":"Food Establishment, Retail Permanent Location","businessName":"DONALD LAGANELLA (LAGALIS PRODUCE)","legalName":"DONALD LAGANELLA","issuedDate":"1999-09-23","latestIssueDate":"1999-09-23","closureDate":"2000-04-30","expirationDate":"2000-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 26% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $306,500 to $387,000","no permit shown in 2024-2026"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #10307: CLOSED · Granted with conditions; related permit 241165. Use permit #241165: 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-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":"2 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jun 22, 2010.","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 Establishment, Retail Permanent Location #199402: Inactive; Food Establishment, Retail Permanent Location #200306: Inactive; Food Preparing and Serving #493429: Inactive since Jun 29, 2017; Sidewalk Cafe #670003: Inactive since Aug 29, 2017","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":"Special Hazards Certification: Certified through Mar 2, 2027","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/"}]}