{"asOf":"2026-07-27T02:48:40.895Z","block":"3500-3599 MIDVALE AVE","blockUrl":"https://philadelphia.blockreport.homes/block/3500-3599-midvale-ave","address":"3515 MIDVALE AVE","parcelNumber":"881000429","source":"https://property.phila.gov/?p=881000429","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"PB0","buildingCodeNew":"830","buildingClass":"AUTO REPAIR SHOP MASONRY","buildingClassNew":"APARTMENTS - MID RISE","useLabel":"Store","owner":"3515 MIDVALE LLC","coOwner":null,"marketValue":6319500,"landAssessment":631900,"improvementAssessment":5687600,"livableArea":36405,"yearBuilt":2022,"lastSale":{"price":1,"date":"2023-03-23T04:00:00Z"},"openViolations":5,"violations":[{"number":"VI-2022-076864","date":"2022-10-11","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2022-10-11","resolution":"SVN ISSUED"},{"number":"VI-2026-002479","date":"2026-01-13","code":"F-912.4.1","title":"FDC LOCKING CAPS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-002480","date":"2026-01-13","code":"F-1031.4","title":"EXIT SIGNS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-002484","date":"2026-01-13","code":"PM15-606.2","title":"ELEVATORS","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-002485","date":"2026-01-13","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-002460","date":"2026-01-13","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"CF-2022-103018","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2022-10-06","completedDate":null,"violations":[{"number":"VI-2022-076864","date":"2022-10-11","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2022-10-11","resolution":"SVN ISSUED"}]},{"number":"CF-2025-136076","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL PROPERTY MAINTENANCE INVESTIGATOR","status":"IN VIOLATION","createdDate":"2025-12-22","completedDate":null,"violations":[{"number":"VI-2026-002479","date":"2026-01-13","code":"F-912.4.1","title":"FDC LOCKING CAPS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-002480","date":"2026-01-13","code":"F-1031.4","title":"EXIT SIGNS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-002484","date":"2026-01-13","code":"PM15-606.2","title":"ELEVATORS","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-002485","date":"2026-01-13","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-002460","date":"2026-01-13","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2022,"n":1,"worst":null},{"y":2026,"n":5,"worst":null}],"investigations":[{"caseNumber":"CF-2022-103018","date":"2022-10-11","type":null,"status":null},{"caseNumber":"CF-2025-136076","date":"2025-12-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-136076","date":"2026-01-13","type":null,"status":"FAILED"}],"inspYears":[{"y":2025,"fails":1,"passes":0},{"y":2026,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.01328570332192,"lng":-75.1927273565636,"geom":{"type":"Polygon","coordinates":[[[-75.192582527,40.013067385],[-75.192935333,40.013067814],[-75.192850844,40.013536448],[-75.192506509,40.013464187],[-75.192582527,40.013067385]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2026-002306","type":"Fire Alarm Certification","inspectionDate":"2025-06-16","result":"Certified","expirationDate":"2026-06-16","buildingId":"1549280"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19129","beds":null,"baths":null,"stories":5,"lotArea":17237,"zoning":"CMX2.5","grade":"A","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":null,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2023,"v":4800000,"taxable":2582500,"land":600000,"improvement":2204200,"taxableLand":600000,"taxableImprovement":1982500,"exemptLand":0,"exemptImprovement":221700},{"y":2024,"v":6000000,"taxable":600000,"land":600000,"improvement":5400000,"taxableLand":600000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":5400000},{"y":2025,"v":5531000,"taxable":553100,"land":553100,"improvement":4977900,"taxableLand":553100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":4977900},{"y":2026,"v":5531000,"taxable":553100,"land":553100,"improvement":4977900,"taxableLand":553100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":4977900},{"y":2027,"v":6319500,"taxable":631900,"land":631900,"improvement":5687600,"taxableLand":631900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":5687600}],"taxNow":7742,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"ZP-2020-003102","date":"2020-09-21","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2023-11-15","scope":"FOR THE COMPLETE DEMOLITION OF EXISTING BUILDINGS AND FOR THE ERECTION OF A DETACHED BUILDING WITH A ROOF DECK AND THREE ROOF DECK ACCESS STRUCTURES (SIZE AND LOCATION AS SHOWN ON PLANS)"},{"number":"ZP-2021-001685","date":"2021-03-22","work":"Full Demolition","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"complete demolition(zoning only)-To create vacant lot."},{"number":"PP-2021-023070","date":"2021-12-06","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-04-21","scope":"Lateral Seal for Demolition"},{"number":"MP-2022-002060","date":"2022-07-20","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-06-06","scope":"For the installation of a mechanical HVAC system including all registers, diffusers, and appliances (installed in accordance with manufacturer’s specifications), with associated ductwork, throughout a new five (5) story detached structure (w/roof deck and pilot houses enclosing access stairs only) to be used as Vacant Commercial Space and Group R-2 (Thirty-Six (36) Dwelling Units), as per plans; see CP-2020-006143 for associated building permit."},{"number":"PP-2021-017541","date":"2022-09-12","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-08-25","scope":"SUPPLY AND INSTALL WATER DRAINAGE to 36 units And 3 rest rooms in the commercial spaces per planes"},{"number":"ZP-2023-008044","date":"2023-10-05","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Office - Business and Professional"},{"number":"CP-2023-005733","date":"2023-10-30","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR LEVEL 2 ALTERATIONS FOR TENANT FIT-OUT OF OFFICE SPACE AS PER PLANS."},{"number":"MP-2023-005327","date":"2023-12-14","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS AND APPLIANCES WITH ASSOCIATED DUCTWORK.WORK TO ACCOMMODATE THE FIRST FLOOR AREA OF AN EXISTING STRUCTURE. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH THE MANUFACTURER’S SPECIFICATIONS. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."},{"number":"EP-2024-000680","date":"2024-01-31","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-05-23","scope":"Existing 200amp service, wiring throughout, install light fixtures, outlets, switches, smoke detectors, grounding, emergency lights, exit sign, fire alarm . ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC,2016 NFPA-72,2018 PHILA FIRE CODE."},{"number":"PP-2024-001274","date":"2024-02-02","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"INSTALL 1 HOT WATER HEATER, 1 LAVATORY, 1 WATER CLOSET, 1 SHOWER, 1 KITCHEN SINK AND 1 HUB DRAIN ACCORDING TO THE 2018 PPC AND PER PLANS."},{"number":"EP-2024-003669","date":"2024-04-18","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-08-21","scope":"Existing service, wiring throughout, install light fixtures, outlets, switches, smoke detectors, grounding, emergency lights, exit sign, fire alarm . ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC, 2016 NFPA-72, 2018 PHILA FIRE CODE"},{"number":"ZP-2024-006176","date":"2024-06-13","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Personal Services"},{"number":"CP-2024-002973","date":"2024-06-25","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-06-26","scope":"FOR LEVEL II ALTERATIONS AND ERECTION OF MEZZANINE AT FIRST FLOOR AT UNIT A FOR USE AS A BUSINESS OCCUPANCY, ALTERATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS, PROVIDE FINISHES/FURNISHINGS AND ACCESSIBILITY IMPROVMENTS THROUGHOUT. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"ZP-2024-006514","date":"2024-06-27","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Office - Business and Professional"},{"number":"CP-2024-002312","date":"2024-07-09","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"INTERIOR ALTERATION TO THE SPACE #3 OF AN EXISTING STRUCTURE. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"MP-2024-003189","date":"2024-08-30","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"FOR INSTALLATION OF HVAC SYSTEM TO THE OFFICE AT TENANT SPACE#3 AS PER APPROVED PLANS."},{"number":"MP-2024-002726","date":"2024-10-04","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-06-26","scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS, AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."},{"number":"EP-2024-005496","date":"2024-10-11","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-05-23","scope":"INSTALL A 225 AMP 120/208V 3 PHASE PANEL & FEEDER. INSTALL LIGHTS NORMAL & EMERGENCY, SWITCHES & RECEPTACLES. ALL WORK IN ACCORDANCE WITH THE 2017 NEC. ** NO FIRE ALARM WORK ON THIS PERMIT."},{"number":"PP-2024-012888","date":"2024-11-20","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-06-26","scope":"New Hair Salon Fit-Out New Mop Sink, Water Fountain, Hair Sinks, Lav, Kitchen Sink, Toilet, Water heater 11 FIXTURES ALL WORK PERFORMED IN COMPLIANCE WITH 2018 PPC AND APPROVED PLANS."},{"number":"FP-2025-001116","date":"2025-05-28","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-06-26","scope":"EZ PERMIT SPRINKLER RELOCATION (NFPA 13)- For the relocation of sprinkler heads as per attached standards. Deviations from these standards require submission of construction and site plans. RELOCATING 25 SPRINKLER HEADS"},{"number":"ZP-2026-004901","date":"2026-05-04","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Personal Services"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Change of Use"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"insp","w":"Inspection failed"},{"y":2026,"k":"permit","w":"Change of Use"},{"y":2026,"k":"viol","w":"5 L&I violations"},{"y":2026,"k":"insp","w":"Inspection failed"}],"rented":true,"licenses":[{"number":"280887","type":"Dumpster License - Private Property","status":"Inactive","businessName":"JOHN J CONNISON (JOHN EAST FALLS AUTO SERVICE)","legalName":"JOHN J CONNISON","address":"3515 MIDVALE AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2002-11-08","latestIssueDate":"2002-11-08","expirationDate":"2010-07-31","inactiveDate":"2010-07-13"},{"number":"300032","type":"Outdoor Advertising Sign","status":"Inactive","businessName":"CLEAR CHANNEL OUTDOOR (MATT BRADLEY)","legalName":"CLEAR CHANNEL OUTDOOR","address":"3515 MIDVALE AVE","revenueCode":"3708","rentalCategory":null,"units":null,"issuedDate":"2004-02-13","latestIssueDate":"2005-04-20","expirationDate":"2007-03-31","inactiveDate":null},{"number":"283795","type":"Motor Vehicle Repair / Fuel Dispensing","status":"Inactive","businessName":"JOHNS EAST FALLS AUTO SERVICE (EAST FALLS AUTO SERVICE)","legalName":"JOHNS EAST FALLS AUTO SERVICE","address":"3515 MIDVALE AVE","revenueCode":"3311","rentalCategory":null,"units":null,"issuedDate":"2004-12-11","latestIssueDate":"2007-11-27","expirationDate":"2008-12-31","inactiveDate":"2012-07-24"},{"number":"508476","type":"Dumpster License - Private Property","status":"Active","businessName":"CHUCKS GARAGE INC","legalName":"CHUCKS GARAGE INC","address":"3515 MIDVALE AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2010-07-13","latestIssueDate":"2013-08-06","expirationDate":null,"inactiveDate":null},{"number":"550454","type":"Motor Vehicle Repair / Fuel Dispensing","status":"Inactive","businessName":"CHUCKS GARAGE INC","legalName":"CHUCKS GARAGE INC","address":"3515 MIDVALE AVE","revenueCode":"3311","rentalCategory":null,"units":null,"issuedDate":"2011-12-12","latestIssueDate":"2016-01-08","expirationDate":"2016-12-31","inactiveDate":"2017-03-01"},{"number":"948670","type":"Rental","status":"Active","businessName":"3515 Midvale LLC","legalName":"3515 Midvale LLC","address":"3515 MIDVALE AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":36,"issuedDate":"2024-04-09","latestIssueDate":"2026-04-15","expirationDate":"2027-04-08","inactiveDate":null}],"licenseActivity":[{"number":"948670","type":"Rental","businessName":"3515 Midvale LLC","legalName":"3515 Midvale LLC","issuedDate":"2024-04-09","latestIssueDate":"2026-04-15","closureDate":null,"expirationDate":"2027-04-08","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"550454","type":"Motor Vehicle Repair / Fuel Dispensing","businessName":"CHUCKS GARAGE INC","legalName":"CHUCKS GARAGE INC","issuedDate":"2011-12-12","latestIssueDate":"2016-01-08","closureDate":"2017-03-01","expirationDate":"2016-12-31","inactiveDate":"2017-03-01","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"508476","type":"Dumpster License - Private Property","businessName":"CHUCKS GARAGE INC","legalName":"CHUCKS GARAGE INC","issuedDate":"2010-07-13","latestIssueDate":"2013-08-06","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"283795","type":"Motor Vehicle Repair / Fuel Dispensing","businessName":"JOHNS EAST FALLS AUTO SERVICE (EAST FALLS AUTO SERVICE)","legalName":"JOHNS EAST FALLS AUTO SERVICE","issuedDate":"2004-12-11","latestIssueDate":"2007-11-27","closureDate":"2012-07-24","expirationDate":"2008-12-31","inactiveDate":"2012-07-24","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"300032","type":"Outdoor Advertising Sign","businessName":"CLEAR CHANNEL OUTDOOR (MATT BRADLEY)","legalName":"CLEAR CHANNEL OUTDOOR","issuedDate":"2004-02-13","latestIssueDate":"2005-04-20","closureDate":"2007-03-31","expirationDate":"2007-03-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"280887","type":"Dumpster License - Private Property","businessName":"JOHN J CONNISON (JOHN EAST FALLS AUTO SERVICE)","legalName":"JOHN J CONNISON","issuedDate":"2002-11-08","latestIssueDate":"2002-11-08","closureDate":"2010-07-13","expirationDate":"2010-07-31","inactiveDate":"2010-07-13","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","units":36,"signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["5 open L&I violations","failed L&I inspection activity in 2025, 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"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":["9 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":"The record identifies more than one dwelling/use.","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":"5 permits not marked completed: CP-2023-005733 (Issued), MP-2023-005327 (Issued), PP-2024-001274 (Issued), CP-2024-002312 (Issued), MP-2024-003189 (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":"violations","level":"attention","title":"5 open L&I violations","finding":"6 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Jun 16, 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":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"2 failed, 0 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jan 13, 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":"Dumpster License - Private Property #280887: Inactive since Jul 13, 2010; Outdoor Advertising Sign #300032: Inactive; Motor Vehicle Repair / Fuel Dispensing #283795: Inactive since Jul 24, 2012; Motor Vehicle Repair / Fuel Dispensing #550454: Inactive since Mar 1, 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":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"id":"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 apartments. BlockReport does not receive a current Commercial Trash account balance.","why":"Philadelphia charges qualifying small commercial, mixed-use, and multi-unit properties that use City collection; exemptions and private collection can change applicability. A use category alone does not prove a fee is due.","action":"Check the Commercial Trash account inside the date-effective Property Payoff.","url":"https://www.phila.gov/2026-06-09-pay-your-trash-fee-bill-by-june-30/"}],"closingChecks":[{"title":"Property Sales Certification","body":"The seller must obtain Philadelphia’s certificate showing the base zoning, last use in the zoning record, and open violations. The City warns that it does not prove Building Code occupancy or show zoning overlays.","action":"Obtain the fresh certificate and compare it with the CO, permits, and Atlas overlays.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-property-sales-certification/"},{"title":"Date-effective City Property Payoff","body":"The Tax Center Property Payoff covers Real Estate Tax, Commercial Trash, and L&I abatement-work invoices. Philadelphia says it does not include business-tax debts or liens, water and sewer charges, or fines for code violations.","action":"Request the City statement effective through settlement; read every period and invoice.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"title":"Professional title and water-lien searches","body":"OPA ownership, deed summaries, and a zero tax balance are not clear title. Mortgages, judgments, municipal claims, water liens, easements, heirs, and other encumbrances require separate searches.","action":"Use a Pennsylvania lawyer/title company and obtain owner’s title insurance; order the separate water search/payoff.","url":"https://www.phila.gov/2026-04-07-why-title-insurance-is-your-best-friend-when-buying-a-home-in-philadelphia/","secondaryUrl":"https://www.phila.gov/services/water-gas-utilities/pay-or-dispute-a-water-bill/resolve-water-liens-judgments/"}]}