{"asOf":"2026-07-30T08:38:23.020Z","block":"1200-1299 N FRONT ST","blockUrl":"https://philadelphia.blockreport.homes/block/1200-1299-n-front-st","address":"1233-37 N FRONT ST","parcelNumber":"881000857","source":"https://property.phila.gov/?p=881000857","ownerType":"vacant","kind":"vacant land","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"PB0","buildingCodeNew":null,"buildingClass":"AUTO REPAIR SHOP MASONRY","buildingClassNew":null,"useLabel":"Store","owner":"ARELIA GROUP LLC","coOwner":null,"marketValue":410400,"landAssessment":410400,"improvementAssessment":0,"livableArea":null,"yearBuilt":null,"lastSale":{"price":1634000,"date":"2022-08-11T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2023-081086","date":"2023-10-17","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2024-07-10","resolution":"COMPLIED - OWNER DEMOLITION","latestInvestigationDate":"2024-07-10","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855403932&hash=6D39D4164E263E498DB88E1DCFA1435D0A7554B279584133F2B75E0C4A4B1198"},{"number":"VI-2023-081087","date":"2023-10-17","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2024-07-10","resolution":"COMPLIED - OWNER DEMOLITION","latestInvestigationDate":"2024-07-10","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855403932&hash=6D39D4164E263E498DB88E1DCFA1435D0A7554B279584133F2B75E0C4A4B1198"},{"number":"VI-2023-081088","date":"2023-10-17","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2024-07-10","resolution":"COMPLIED - OWNER DEMOLITION","latestInvestigationDate":"2024-07-10","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855403932&hash=6D39D4164E263E498DB88E1DCFA1435D0A7554B279584133F2B75E0C4A4B1198"},{"number":"VI-2024-050350","date":"2024-06-17","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2024-06-17","resolution":"SVN ISSUED","latestInvestigationDate":"2024-06-17","underAppeal":false,"noticeUrl":null}],"violationCases":[{"number":"CF-2023-108432","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"COMPLIED, BALANCE DUE","createdDate":"2023-10-17","completedDate":null,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855403932&hash=6D39D4164E263E498DB88E1DCFA1435D0A7554B279584133F2B75E0C4A4B1198","violations":[{"number":"VI-2023-081086","date":"2023-10-17","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2024-07-10","resolution":"COMPLIED - OWNER DEMOLITION","latestInvestigationDate":"2024-07-10","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855403932&hash=6D39D4164E263E498DB88E1DCFA1435D0A7554B279584133F2B75E0C4A4B1198"},{"number":"VI-2023-081087","date":"2023-10-17","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2024-07-10","resolution":"COMPLIED - OWNER DEMOLITION","latestInvestigationDate":"2024-07-10","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855403932&hash=6D39D4164E263E498DB88E1DCFA1435D0A7554B279584133F2B75E0C4A4B1198"},{"number":"VI-2023-081088","date":"2023-10-17","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2024-07-10","resolution":"COMPLIED - OWNER DEMOLITION","latestInvestigationDate":"2024-07-10","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855403932&hash=6D39D4164E263E498DB88E1DCFA1435D0A7554B279584133F2B75E0C4A4B1198"}]},{"number":"CF-2024-063666","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2024-06-17","completedDate":"2026-06-18","noticeUrl":null,"violations":[{"number":"VI-2024-050350","date":"2024-06-17","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2024-06-17","resolution":"SVN ISSUED","latestInvestigationDate":"2024-06-17","underAppeal":false,"noticeUrl":null}]}],"violYears":[{"y":2023,"n":3,"worst":"UNSAFE STRUCTURE"},{"y":2024,"n":1,"worst":null}],"investigations":[{"caseNumber":"CF-2023-108432","date":"2023-10-17","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-108432","date":"2023-12-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-108432","date":"2024-03-26","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-063666","date":"2024-06-17","type":null,"status":null},{"caseNumber":"CF-2023-108432","date":"2024-07-10","type":null,"status":"PASSED"}],"inspYears":[{"y":2023,"fails":2,"passes":0},{"y":2024,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.969759202596,"lng":-75.13566799626841,"geom":{"type":"Polygon","coordinates":[[[-75.135472356,39.969796599],[-75.135514633,39.969656254],[-75.135863655,39.969720449],[-75.135819001,39.969863287],[-75.135472356,39.969796599]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19122","beds":null,"baths":null,"stories":null,"lotArea":5400,"zoning":"CMX3","grade":null,"basement":null,"heater":null,"centralAir":null,"extCond":null,"intCond":null,"garage":null,"homestead":false,"mail":"1608 PINE ST UNIT 2F, PHILADELPHIA PA, 19103","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR THE COMPLETE DEMOLITION OF EXISTING ONE (1) STORY STRUCTURE; FOR THE ERECTION OF AN ATTACHED STRUCTURE; ROOF DECK ACCESSED BY A STAIR ENCLOSURE FOR A VACANT COMMERCIAL SPACE AT FIRST FLOOR (USE REGISTRATION PERMIT REQUIRED PRIOR ","status":"Closed","outcome":"Withdrawn","date":"2020-07-27","number":"39379","relatedPermit":"1025304"},{"type":"ZBA Permit Denial - Variance","grounds":"FOR MUTLIFAMILY HOUSEHOLD LIVING FOR FIFTEEN DWELLING UNITS WITH FIVE (5) ACCESSORY PARKING SPACES AND SIX (6) CLASS 1A BICYCLE SPACES.\nFOR THE ERECTION OF AN ATTACHED BUILDING WITH ROOF DECK AND TWO ROOF DECK ACCESS STRUCTURES. SIZE AND LO","status":"Completed","outcome":"Granted with conditions","date":"2021-05-06","number":"ZP-2020-002903","relatedPermit":"ZP-2020-002903"},{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR THE ERECTION OF AN ATTACHED SEVEN (7) STORY STRUCTURE WITH A ROOF DECK ACCESSED FROM TWO (2) ROOF DECK ACCESS STRUCTURES, INCLUDING ELEVATOR OVERRUN, AND FOUR (4) ROOF DECKS ACCESSED FROM THE SEVENTH FLOOR OF THE STRUCTURE.; SIZE","status":"Completed","outcome":"Granted with conditions","date":"2026-03-03","number":"ZP-2025-001416","relatedPermit":"ZP-2025-001416"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2025,"v":410400,"taxable":410400,"land":410400,"improvement":0,"taxableLand":410400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":410400,"taxable":410400,"land":410400,"improvement":0,"taxableLand":410400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":410400,"taxable":410400,"land":410400,"improvement":0,"taxableLand":410400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0}],"taxNow":5745,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2020-002903","date":"2021-04-14","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Expired","completedDate":"2026-01-21","scope":"FOR THE ERECTION OF AN ATTACHED BUILDING WITH ROOF DECK AND TWO ROOF DECK ACCESS STRUCTURES. SIZE AND LOCATION AS SHOWN ON PLAN. AMENDMENT APPROVED ON 8/4/2021: FOR THE ERECTION OF AN ELEVATOR ACCESS STRUCTURE. SIZE AND LOCATION AS SHOWN IN THE APPLICATION/PLANS."},{"number":"ZP-2021-010228","date":"2021-08-30","work":"Full Demolition","type":"Zoning","description":"Zoning Permit","status":"Expired","completedDate":"2026-01-21","scope":"FOR THE COMPLETE DEMOLITION OF ALL EXISTING STRUCTURE ON LOT"},{"number":"PP-2021-017079","date":"2021-09-17","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2022-04-07","scope":"Lateral seal"},{"number":"CP-2021-007547","date":"2021-11-19","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2023-09-23","scope":"NEW CONSTRUCTION OF A FOUR (4) STORY BUILDING WITH COMMON ROOF DECK AND PILOT HOUSES FOR USE AS A SHELL COMMERCIAL SPACE (USE REGISTRATION & FIT-OUT PERMITS REQUIRED PRIOR TO OCCUPANCY) AND FOURTEEN (14) DWELLING UNITS AS PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED AND INCLUDE STANDPIPES PER NFPA 14. FIRE WATCH REQUIRED PER DEPARTMENT CODE BULLETIN F-2001 *2018 IBC REVIEW* **SEPARATE PERMITS REQUIRED FOR MEP & FIRE SUPPRESSION WORK**"},{"number":"DP-2021-001696","date":"2022-01-26","work":"Minor Demolition","type":"Demolition","description":"Demolition Permit","status":"Expired","completedDate":"2023-02-07","scope":"FOR THE COMPLETE DEMOLITION OF A ONE-STORY ATTACHED STRUCTURE ON THE LOT. A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED WITHIN 6 FEET OF BUILDING FACADE IN ACCORDANCE WITH SECTION 3306 OF THE IBC. SEPARATE BUILDING AND/OR STREETS DEPARTMENT PERMITS MAY BE REQUIRED. ANY DEVIATION WILL REQUIRE AN AMENDED BUILDING PERMIT. **ASBESTOS ABATEMENT REQUIRED PRIOR TO START OF DEMOLITION** **WATER DISCONTINUANCE PERMIT REQUIRED PRIOR TO START OF DEMOLITION**"},{"number":"PP-2023-012542","date":"2023-09-08","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2024-03-18","scope":"5” Lateral seal for scheduled demo of multi unit building"},{"number":"ZP-2024-002359","date":"2024-03-12","work":"Full Demolition","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2026-01-21","scope":"Full demolition of existing structure/s on the lot to become a vacant lot."},{"number":"PP-2024-005646","date":"2024-04-16","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-05-29","scope":"Lateral Seal ONLY."},{"number":"DP-2024-000515","date":"2024-05-15","work":"Minor Demolition","type":"Demolition","description":"Demolition Permit","status":"Completed","completedDate":"2024-07-11","scope":"**MAKE SAFE PERMIT** FOR THE COMPLETE DEMOLITION OF AN EXISTING ATTACHED 1-STORY STRUCTURE BY HAND AND MECHANICAL DEMOLITION (MECHANICAL DEMO NOT TO BE WITHIN 8 FT. OF THE SIDE LOT LINES) TO COMPLY WITH VIOLATION CASE# CF-2023-108432. ALL PERMITTED DEMOLITION ACTIVITY TO BE IN ACCORDANCE WITH APPROVED SITE SAFETY DEMOLITION PLAN & SUCH PLAN TO BE MAINTAINED ON SITE AT ALL TIMES IN ACCORDANCE WITH PHILADELPHIA ADMINISTRATIVE CODE.ANY DEVIATION WILL REQUIRE AN AMENDED BUILDING PERMIT. PEDESTRIAN PROTECTION TO BE IN PLACE PRIOR TO START OF WORK AND TO BE MAINTAINED DURING ALL DEMOLITION ACTIVITIES. * A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED WITHIN THE BUILDING FACADES IN ACCORDANCE WITH SECTION 3306 OF THE IBC. SEPARATE BUILDING AND/OR STREETS DEPARTMENT PERMITS ARE REQUIRED. IF FIELD CONDITIONS VARY CONTACT DESIGN PROFESSIONAL PRIOR TO THE START OF ANY WORK."},{"number":"ZP-2025-001416","date":"2025-09-17","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF AN ATTACHED SEVEN (7) STORY STRUCTURE WITH A ROOF DECK ACCESSED FROM TWO (2) ROOF DECK ACCESS STRUCTURES, INCLUDING ELEVATOR OVERRUN, AND FOUR (4) ROOF DECKS ACCESSED FROM THE SEVENTH FLOOR OF THE STRUCTURE.; SIZE AND LOCATION AS SHOWN IN THE PLANS."}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2023,"k":"demo"},{"y":2023,"k":"viol","w":"3 L&I violations incl UNSAFE STRUCTURE"},{"y":2023,"k":"insp","w":"Inspection failed ×2"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2024,"k":"permit","w":"Full Demolition"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2024,"k":"permit","w":"Minor Demolition"},{"y":2024,"k":"viol","w":"L&I violation"},{"y":2024,"k":"demo"},{"y":2024,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2025,"k":"permit","w":"New construction, addition, GFA change"},{"y":2026,"k":"appeal","w":"Appeal granted with conditions"}],"rented":false,"licenses":[{"number":"284306","type":"Motor Vehicle Repair / Fuel Dispensing","status":"Inactive","businessName":"JORDAN LOVITZ","legalName":"JORDAN LOVITZ","address":"1233-37 N FRONT ST","revenueCode":"3311","rentalCategory":null,"units":null,"issuedDate":"2000-12-23","latestIssueDate":"2000-12-23","expirationDate":"2001-12-31","inactiveDate":null},{"number":"284072","type":"Motor Vehicle Repair / Fuel Dispensing","status":"Inactive","businessName":"LUIS A BONILLA (FRONT ST AUTO REPAIR)","legalName":"LUIS A BONILLA","address":"1233-37 N FRONT ST","revenueCode":"3311","rentalCategory":null,"units":null,"issuedDate":"2002-01-15","latestIssueDate":"2002-01-15","expirationDate":"2003-12-31","inactiveDate":null},{"number":"283511","type":"Motor Vehicle Repair / Fuel Dispensing","status":"Inactive","businessName":"ANDY VILLANUEVA","legalName":"ANDY VILLANUEVA","address":"1233-37 N FRONT ST","revenueCode":"3311","rentalCategory":null,"units":null,"issuedDate":"2003-01-16","latestIssueDate":"2003-01-16","expirationDate":"2004-12-31","inactiveDate":null},{"number":"399152","type":"Motor Vehicle Repair / Fuel Dispensing","status":"Inactive","businessName":"EDWIN SCHERMETY (PILOTO'S)","legalName":"EDWIN SCHERMETY","address":"1233-37 N FRONT ST","revenueCode":"3311","rentalCategory":null,"units":null,"issuedDate":"2007-02-06","latestIssueDate":"2007-02-06","expirationDate":"2007-12-31","inactiveDate":"2012-07-24"},{"number":"808001","type":"Motor Vehicle Repair / Fuel Dispensing","status":"Inactive","businessName":"DAVID SANTANA VALDEZ","legalName":"DAVID SANTANA VALDEZ","address":"1233-37 N FRONT ST","revenueCode":"3311","rentalCategory":null,"units":null,"issuedDate":"2019-04-03","latestIssueDate":"2019-04-03","expirationDate":"2020-04-02","inactiveDate":"2020-06-01"}],"licenseActivity":[{"number":"808001","type":"Motor Vehicle Repair / Fuel Dispensing","businessName":"DAVID SANTANA VALDEZ","legalName":"DAVID SANTANA VALDEZ","issuedDate":"2019-04-03","latestIssueDate":"2019-04-03","closureDate":"2020-06-01","expirationDate":"2020-04-02","inactiveDate":"2020-06-01","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"399152","type":"Motor Vehicle Repair / Fuel Dispensing","businessName":"EDWIN SCHERMETY (PILOTO'S)","legalName":"EDWIN SCHERMETY","issuedDate":"2007-02-06","latestIssueDate":"2007-02-06","closureDate":"2012-07-24","expirationDate":"2007-12-31","inactiveDate":"2012-07-24","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"283511","type":"Motor Vehicle Repair / Fuel Dispensing","businessName":"ANDY VILLANUEVA","legalName":"ANDY VILLANUEVA","issuedDate":"2003-01-16","latestIssueDate":"2003-01-16","closureDate":"2004-12-31","expirationDate":"2004-12-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"284072","type":"Motor Vehicle Repair / Fuel Dispensing","businessName":"LUIS A BONILLA (FRONT ST AUTO REPAIR)","legalName":"LUIS A BONILLA","issuedDate":"2002-01-15","latestIssueDate":"2002-01-15","closureDate":"2003-12-31","expirationDate":"2003-12-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"284306","type":"Motor Vehicle Repair / Fuel Dispensing","businessName":"JORDAN LOVITZ","legalName":"JORDAN LOVITZ","issuedDate":"2000-12-23","latestIssueDate":"2000-12-23","closureDate":"2001-12-31","expirationDate":"2001-12-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-29","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":["5 permit events since 2023","1 zoning/board appeal since 2023","demolition activity 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 #39379: Closed · Withdrawn; related permit 1025304.","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":"6 permits not marked completed: ZP-2020-002903 (Expired), ZP-2021-010228 (Expired), PP-2021-017079 (Expired), CP-2021-007547 (Expired), DP-2021-001696 (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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 4 historical violations across 2 cases.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"3 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jul 10, 2024.","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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"1 fire/suppression-related permit matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Motor Vehicle Repair / Fuel Dispensing #284306: Inactive; Motor Vehicle Repair / Fuel Dispensing #284072: Inactive; Motor Vehicle Repair / Fuel Dispensing #283511: Inactive; Motor Vehicle Repair / Fuel Dispensing #399152: Inactive since Jul 24, 2012","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/"}],"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/"}]}