{"asOf":"2026-07-26T17:14:49.842Z","block":"200-299 S 52ND ST","blockUrl":"https://philadelphia.blockreport.homes/block/200-299-s-52nd-st","address":"260 S 52ND ST","parcelNumber":"871581450","source":"https://property.phila.gov/?p=871581450","ownerType":"absentee","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"S30","buildingCodeNew":"821","buildingClass":"ROW W/OFF STR 2 STY MASON","buildingClassNew":"ROW MIXED-COM/RES-BLT AS COM","useLabel":"Mixed-use","owner":"CHEN SHU","coOwner":null,"marketValue":249100,"landAssessment":49800,"improvementAssessment":199300,"livableArea":2026,"yearBuilt":1925,"lastSale":{"price":26000,"date":"2016-06-22T04:00:00Z"},"openViolations":0,"violations":[{"number":"211991098","date":"2020-02-20","code":"A-701.1/3","title":"CO- NEW USE OCCUPIED PRE-CO","status":"COMPLIED","resolutionDate":"2020-04-23","resolution":"COMPLIED - OWNER REPAIR"},{"number":"211991099","date":"2020-02-20","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"COMPLIED","resolutionDate":"2020-04-23","resolution":"COMPLIED - OWNER REPAIR"},{"number":"211991100","date":"2020-02-20","code":"FC-13-915.1","title":"FIRE ALARM TESTED/CERTIFIED","status":"COMPLIED","resolutionDate":"2020-04-23","resolution":"COMPLIED - OWNER REPAIR"},{"number":"211991097","date":"2020-02-20","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":"2020-04-23","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-097459","date":"2024-12-09","code":"6-301(4)(B)","title":"FOOD - RETAIL ESTABLISHMENTS PERMANENT LICENSE","status":"COMPLIED","resolutionDate":"2025-04-16","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2024-097460","date":"2024-12-09","code":"F-906.1","title":"FIRE EXTINGUISHERS REQUIRED\n","status":"COMPLIED","resolutionDate":"2025-04-16","resolution":"COMPLIED - OWNER 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REPAIR"},{"number":"VI-2025-087526","date":"2025-11-05","code":"A-301.1/65","title":"NEW USE","status":"COMPLIED","resolutionDate":"2026-07-15","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"724835","type":"NOTICE OF VIOLATION","priority":"HAZARDOUS","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2020-02-21","completedDate":"2020-04-24","violations":[{"number":"211991098","date":"2020-02-20","code":"A-701.1/3","title":"CO- NEW USE OCCUPIED PRE-CO","status":"COMPLIED","resolutionDate":"2020-04-23","resolution":"COMPLIED - OWNER REPAIR"},{"number":"211991099","date":"2020-02-20","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"COMPLIED","resolutionDate":"2020-04-23","resolution":"COMPLIED - OWNER REPAIR"},{"number":"211991100","date":"2020-02-20","code":"FC-13-915.1","title":"FIRE ALARM TESTED/CERTIFIED","status":"COMPLIED","resolutionDate":"2020-04-23","resolution":"COMPLIED - OWNER 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INVESTIGATOR","status":"CLOSED","createdDate":"2025-09-17","completedDate":"2025-10-27","violations":[{"number":"VI-2025-072693","date":"2025-09-17","code":"F-1031.3","title":"OBSTRUCTIONS\n","status":"COMPLIED","resolutionDate":"2025-10-27","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-072696","date":"2025-09-17","code":"F-1010.1.9.5","title":"BOLT LOCKS\n","status":"COMPLIED","resolutionDate":"2025-10-27","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-072687","date":"2025-09-17","code":"A-301.1/66","title":"PERMZ- OR REMOVE ADVERTISING","status":"COMPLIED","resolutionDate":"2025-10-27","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-072690","date":"2025-09-17","code":"F-604.5 ","title":"EXTENSION CORDS\n","status":"COMPLIED","resolutionDate":"2025-10-27","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-072691","date":"2025-09-17","code":"F-604.4","title":"MULTIPLUG ADAPTORS\n","status":"COMPLIED","resolutionDate":"2025-10-27","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2025-121136","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL CHRONIC/CRITICAL NUISANCE INVSTGTR","status":"CLOSED","createdDate":"2025-11-05","completedDate":"2026-07-15","violations":[{"number":"VI-2025-087526","date":"2025-11-05","code":"A-301.1/65","title":"NEW USE","status":"COMPLIED","resolutionDate":"2026-07-15","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2020,"n":4,"worst":null},{"y":2024,"n":2,"worst":null},{"y":2025,"n":6,"worst":null}],"investigations":[{"caseNumber":"724835","date":"2020-02-20","type":"CI INSP","status":"FAILED"},{"caseNumber":"724835","date":"2020-02-24","type":"CI INSP","status":"CLOSED"},{"caseNumber":"724835","date":"2020-04-24","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-126053","date":"2024-12-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-126053","date":"2025-02-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-126053","date":"2025-04-17","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-101814","date":"2025-09-17","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-101814","date":"2025-10-27","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-121136","date":"2025-11-05","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-121136","date":"2025-12-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-121136","date":"2026-07-15","type":null,"status":"PASSED"}],"inspYears":[{"y":2020,"fails":1,"passes":1},{"y":2024,"fails":1,"passes":0},{"y":2025,"fails":4,"passes":2},{"y":2026,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.95536715101438,"lng":-75.22614128386832,"geom":{"type":"Polygon","coordinates":[[[-75.225996079,39.955369183],[-75.226004155,39.955328272],[-75.226285682,39.955364544],[-75.22626629,39.955406721],[-75.225996079,39.955369183]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2024-012490","type":"Fire Alarm Certification","inspectionDate":"2024-05-02","result":"Certified","expirationDate":"2025-05-02","buildingId":"1441094"},{"number":"BC-2025-011113","type":"Fire Alarm Certification","inspectionDate":"2025-04-26","result":"Certified","expirationDate":"2026-04-26","buildingId":"1441094"},{"number":"BC-2026-012220","type":"Fire Alarm Certification","inspectionDate":"2026-04-30","result":"Certified","expirationDate":"2027-04-30","buildingId":"1441094"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19139","beds":null,"baths":null,"stories":2,"lotArea":1233,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"5148 WALNUT ST, PHILADELPHIA PA, 19139","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":114800,"taxable":114800,"land":5529,"improvement":109271,"taxableLand":5529,"taxableImprovement":109271,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":114800,"taxable":114800,"land":5529,"improvement":109271,"taxableLand":5529,"taxableImprovement":109271,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":63500,"taxable":63500,"land":12700,"improvement":50800,"taxableLand":12700,"taxableImprovement":50800,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":65400,"taxable":65400,"land":13389,"improvement":52011,"taxableLand":13389,"taxableImprovement":52011,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":66000,"taxable":66000,"land":13512,"improvement":52488,"taxableLand":13512,"taxableImprovement":52488,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":66000,"taxable":66000,"land":13512,"improvement":52488,"taxableLand":13512,"taxableImprovement":52488,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":66000,"taxable":66000,"land":13512,"improvement":52488,"taxableLand":13512,"taxableImprovement":52488,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":94500,"taxable":94500,"land":18900,"improvement":75600,"taxableLand":18900,"taxableImprovement":75600,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":94500,"taxable":94500,"land":18900,"improvement":75600,"taxableLand":18900,"taxableImprovement":75600,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":196800,"taxable":196800,"land":39360,"improvement":157440,"taxableLand":39360,"taxableImprovement":157440,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":196800,"taxable":196800,"land":39360,"improvement":157440,"taxableLand":39360,"taxableImprovement":157440,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":249100,"taxable":249100,"land":49800,"improvement":199300,"taxableLand":49800,"taxableImprovement":199300,"exemptLand":0,"exemptImprovement":0}],"taxNow":2755,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"726153","date":"2016-09-30","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2016-09-30","scope":"RESTAURANT FIRST FLOOR TWO UNITS SECOND FLOOR * SEPARATE BUILDING PERMITS NEEDED FOR ALTERATIONS"},{"number":"738304","date":"2016-12-02","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-07-11","scope":"FOR A CHANGE IN OCCUPANCY (NO CHANGE IN CLASSIFICATION) TO CREATE A VACANT COMMERCIAL SPACE AND TWO (2) DWELLING UNITS ABOVE. WORK TO INCLUDE INTERIOR NON-BEARING PARTITIONS, MILLWORK, AND FINISHES. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING, AND FIRE SUPPRESSION SYSTEMS. SEE PERMIT #733555 FOR APPROVED PLANS."},{"number":"747246-RI","date":"2017-01-03","work":"Rough-In","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2022-12-08","scope":"300AMP SERVICE WITH 4-METER, 4-SUB PANELS & REWIRING THROUGHOUT AS PER NEC 2009 (MIXED USE) WEST DISTRICT INSTALL FIRE ALARM AS PER NFPA 72"},{"number":"744966","date":"2017-01-26","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-01-10","scope":"ALTERATIONS:INTERIOR PLUMBING; (MIXED USE);VACANT COMMERCIAL SPACE AND TWO (2) DWELLING UNITS ABOVE *ONE SET OF PLANS FOR 744966 AND 744980* - THE INSTALLATION WILL COMPLY WITH THE PHILADEPHIA PLUBMING CODE 2004"},{"number":"787535","date":"2017-05-30","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-01-10","scope":"STRUCTURAL FRAMING REPLACEMENT (NO NEW JOIST POCKETS PERMITTED HEREIN) & NEW FIRE-RESISTANCE RATED EXTERIOR WALL IN-FILL CONSTRUCTION OF NON-COMBUSTIBLE FRAMING & SHEATHING AT EXIST. MIXED-USE BUILDING; NO CHANGE IN INTERIOR LAYOUT PERMITTED HEREIN. SEPARATE PERMIT REQ'D FOR ANY MECH., ELEC., & PLUMB. WORK. SEE ALTERATIONS PERMIT# 749023 FOR APPROVED CONSTRUCTION DOCUMENTS."},{"number":"819222","date":"2017-09-27","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2019-01-10","scope":"INSTALL 2 DUCTLESS MINI SPLITS (MIXED USE)"},{"number":"861682","date":"2018-04-27","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2018-11-01","scope":"TO AMEND PREVIOUSLY APPROVED AP#738304 TO REFLECT CHANGES IN FLOOR PLAN TO STAIRWAY ON FIRST FLOOR AND TO TWO-FAMILY DWELLING ON SECOND FLOOR (DUE TO STRUCTURAL ALTERATIONS APPROVED UNDER AP#787535), OF AN EXISTING TWO (2) STORY ATTACHED STRUCTURE, AS PER PLANS; NO OTHER CHANGES ON THIS PERMIT."},{"number":"877206","date":"2018-07-20","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-03-21","scope":"TOTAL REWIRE CONNECTING TO 1-60AMP AND 3-100AMP PANEL TO 300AMP SERVICES TO INCLUDE RECEPTACLES,GFCI,LIGHTING,SWITCHES AS PER 2008 NEC (MIXED USE)INSTALL NEW FIRE ALARM DEVICES AND PANEL PER NFPA 72"},{"number":"1056428","date":"2020-03-12","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2020-03-12","scope":"USE 1ST FLOOR OF AN EXISTING BLDG AS SALE OF CONSUMER GOODS(FOOD, BEVERAGES AND GROCERIES) WITH THE FLOOR ABOVE TO REMAIN AS PREVIOUSLY APPROVED.*NO SIGN PERMIT ON THIS APPLICATION*"},{"number":"1055057","date":"2020-04-09","work":"Certificate of Occupancy (CO) (may inclu…","type":"Administrative","description":"Administrative Permit","status":"Completed","completedDate":"2020-04-13","scope":"CERTIFICATE OF OCCUPANCY AND LAWFUL OCCUPANCY FOR CONVENIENCE STORE ON THE FIRST-FLOOR OF AN EXISTING BUILDING. NO WORK/ALTERATIONS ARE APPROVED UNDER THIS PERMIT."},{"number":"ZP-2025-012830","date":"2025-12-24","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Retail Sales - Food, Beverages, and Groceries"}],"storyTag":"Improved","storyDelta":0.3,"timeline":[{"y":2018,"k":"permit","w":"Administrative"},{"y":2018,"k":"permit","w":"Electrical"},{"y":2020,"k":"permit","w":"Use"},{"y":2020,"k":"permit","w":"Certificate of Occupancy (CO) (may inclu…"},{"y":2020,"k":"viol","w":"4 L&I violations"},{"y":2020,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2024,"k":"viol","w":"2 L&I violations"},{"y":2024,"k":"insp","w":"Inspection failed"},{"y":2025,"k":"viol","w":"6 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 4 failed, 2 passed"},{"y":2025,"k":"permit","w":"Change of Use"},{"y":2026,"k":"insp","w":"Inspection passed"}],"rented":true,"licenses":[{"number":"829513","type":"Rental","status":"Active","businessName":"SHU CHEN","legalName":"SHU CHEN","address":"260 S 52ND ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2019-11-18","latestIssueDate":"2025-10-15","expirationDate":"2026-11-17","inactiveDate":null},{"number":"841100","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"OCK 52ND CONVENIENCE LLC","legalName":"OCK 52ND CONVENIENCE LLC","address":"260 S 52ND ST","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2020-04-14","latestIssueDate":"2023-01-09","expirationDate":"2023-04-13","inactiveDate":"2023-06-12"},{"number":"0974465","type":"Food Establishment, Retail Permanent Location","status":"Closed","businessName":"MALECK STORE 3 LLC","legalName":"MALECK STORE 3 LLC","address":"260 S 52ND ST","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2025-03-24","latestIssueDate":"2025-03-24","expirationDate":"2026-03-23","inactiveDate":null},{"number":"1012396","type":"Food Preparing and Serving","status":"Active","businessName":"JIVE TURKEEY","legalName":"JIVE TURKEEY","address":"260 S 52ND ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2026-07-09","latestIssueDate":"2026-07-09","expirationDate":"2027-07-08","inactiveDate":null}],"licenseActivity":[{"number":"1012396","type":"Food Preparing and Serving","businessName":"JIVE TURKEEY","legalName":"JIVE TURKEEY","issuedDate":"2026-07-09","latestIssueDate":"2026-07-09","closureDate":null,"expirationDate":"2027-07-08","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"0974465","type":"Food Establishment, Retail Permanent Location","businessName":"MALECK STORE 3 LLC","legalName":"MALECK STORE 3 LLC","issuedDate":"2025-03-24","latestIssueDate":"2025-03-24","closureDate":"2026-03-23","expirationDate":"2026-03-23","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false},{"number":"841100","type":"Food Establishment, Retail Permanent Location","businessName":"OCK 52ND CONVENIENCE LLC","legalName":"OCK 52ND CONVENIENCE LLC","issuedDate":"2020-04-14","latestIssueDate":"2023-01-09","closureDate":"2023-06-12","expirationDate":"2023-04-13","inactiveDate":"2023-06-12","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"829513","type":"Rental","businessName":"SHU CHEN","legalName":"SHU CHEN","issuedDate":"2019-11-18","latestIssueDate":"2025-10-15","closureDate":null,"expirationDate":"2026-11-17","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-25","units":2,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 27% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $196,800 to $249,100","no permit shown in 2026-2028"],"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":"Use permit #726153: COMPLETED. The history also contains “CO- NEW USE OCCUPIED PRE-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: 747246-RI (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":"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 1925 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, 4 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Jul 15, 2026.","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 #841100: Inactive since Jun 12, 2023; Food Establishment, Retail Permanent Location #0974465: Closed","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 12 historical violations across 4 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 Apr 30, 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/"}]}