{"asOf":"2026-07-27T15:38:20.598Z","block":"3700-3799 LANCASTER AVE","blockUrl":"https://philadelphia.blockreport.homes/block/3700-3799-lancaster-ave","address":"3748 LANCASTER AVE","parcelNumber":"881000944","source":"https://property.phila.gov/?p=881000944","ownerType":"absentee","kind":"apartments","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"BA0","buildingCodeNew":"804","buildingClass":"STR/OFF 1 STY MASONRY","buildingClassNew":"APARTMENTS - LOW RISE","useLabel":"Apartments","owner":"PEOPLE'S EMERGENCY CENTER","coOwner":null,"marketValue":7897600,"landAssessment":789700,"improvementAssessment":7107900,"livableArea":31500,"yearBuilt":2025,"lastSale":{"price":875000,"date":"2012-12-28T05:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2023-007176","date":"2023-02-02","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2023-02-22","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-007177","date":"2023-02-02","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2023-02-22","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"CF-2023-009182","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2023-02-02","completedDate":"2023-02-23","violations":[{"number":"VI-2023-007176","date":"2023-02-02","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2023-02-22","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-007177","date":"2023-02-02","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2023-02-22","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2023,"n":2,"worst":null}],"investigations":[{"caseNumber":"CF-2023-009182","date":"2023-02-02","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-009182","date":"2023-02-21","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-009182","date":"2023-02-23","type":null,"status":"PASSED"}],"inspYears":[{"y":2023,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.95982802941809,"lng":-75.19659571650364,"geom":{"type":"Polygon","coordinates":[[[-75.196737059,39.960046171],[-75.19619113,39.959764595],[-75.196188584,39.959743712],[-75.196882939,39.959687111],[-75.196737059,39.960046171]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19104","beds":null,"baths":null,"stories":4,"lotArea":12997,"zoning":"CMX2","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"325 N 39TH ST, PHILADELPHIA PA, 19104","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2025,"v":926100,"taxable":926100,"land":185220,"improvement":740880,"taxableLand":185220,"taxableImprovement":740880,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":7134000,"taxable":713400,"land":713400,"improvement":6420600,"taxableLand":713400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":6420600},{"y":2027,"v":7897600,"taxable":789700,"land":789700,"improvement":7107900,"taxableLand":789700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":7107900}],"taxNow":9986,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"PP-2021-015207","date":"2021-08-18","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2023-02-09","scope":"Lateral Seal only."},{"number":"ZP-2021-010225","date":"2021-08-23","work":"Full Demolition","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE COMPLETE DEMOLITION OF ALL STRUCTURES ON THE LOT."},{"number":"ZP-2021-010834","date":"2021-09-30","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2025-03-24","scope":"FOR THE ERECTION OF ONE (1) ATTACHED STRUCTURE WITH CELLAR AND AN ACCESSORY ROOF DECK (FOR RESIDENTIAL USE ONLY) WITH ROOF ACCESS STRUCTURE. (LOW INCOME BONUS APPLIED: AN ADDITIONAL 7 FT HEIGHT BONUS APPLIED TO THIS PERMIT (14-702(7)(B)(.6) AND (C)). SIZE AND LOCATION AS SHOWN IN THE APPLICATION / PLAN."},{"number":"CP-2021-006794","date":"2021-12-27","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-03-24","scope":"FOR THE ERECTION OF AN ATTACHED FOUR STORY STRUCTURE WITH A COMMON ROOF DECK ACCESSED VIA TWO ROOF DECK ACCESS STRUCTURES. STRUCTURE FOR USE AS VACANT COMMERCIAL SPACE ON FIRST FLOOR (USES ONLY PERMITTED IN CMX-2 THAT NOT TO REQUIRE OFF STREET PARKING AS PER TABLE 14-802-2, USE REGISTRATION PERMIT IS REQUIRED PRIOR TO OCCUPANCY) AND FOR MULTI-FAMILY HOUSEHOLD LIVING TOTAL FORTY (40) DWELLING UNITS (GREEN ROOF BONUS ADDITIONAL 6 UNITS APPLIED AND LOW INCOME BONUS ADDITIONAL 7 UNITS APPLIED TO THIS PERMIT (14-702(7)(B) (.6) AND (C); INCLUDING ALL BONUSES TOTAL 40 UNITS) AND FORTEEN (14) ACCESSORY BICYCLE (CLASS 1A) PARKING SPACES ON AN ACCESSIBLE ROUTE. BUILDING IS FULLY SPRINKLERED IN ACCORDANCE WITH NFPA 13 AND STANDPIPES TO BE PROVIDED IN THE EXIT STAIRWAYS PER NFPA 14. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. **A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED WITHIN 12 FEET OF THE BUILDING FACADE IN ACCORDANCE WITH SECTION 3306 OF THE 2018 IBC. SEPARATE BUILDING AND/OR STREETS DEPARTMENT PERMIT REQUIRED PRIOR TO THE START OF ANY WORK.*** FIRE WATCH IS REQUIRED ONCE COMBUSTIBLE CONSTRUCTION IS OVER 40 FEET IN HEIGHT, A SITE SAFETY PLAN SHALL BE SUBMITED TO BUILDING INSPECTOR PRIOR TO THE START OF ANY CONSTRUCTION.*** SEPARATE PERMIITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"PP-2023-014357","date":"2023-10-23","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-03-24","scope":"Installing 4” Water Line, 6\" Sanitary sewer Line, 6\" Curb Trap, 6\"Main, 5\" Fresh Air Inlet"},{"number":"EP-2023-010572","date":"2023-11-01","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-02-28","scope":"Install 100amp temporary service/wiring and grounding AS PER NEC 2017"},{"number":"FP-2023-002679","date":"2023-11-13","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-03-24","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13 THROUGHOUT THE BUILDING TO INCLUDE SIX (6) INCH MAIN FIRE SERVICE LINE WITH A SIX (6) INCH AMES COLT 200 BACK FLOW PREVENTER ASSEMBLY AND TWO (2) STANDPIPES INTERCONNECTED IN EXIT STAIRWAYS IN ACCORDANCE WITH NFPA 14. AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"PP-2024-000771","date":"2024-02-09","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-03-24","scope":"Run new water and drain line for 40 apartment and one comercial"},{"number":"EP-2024-000071","date":"2024-02-27","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-02-19","scope":"INSTALL SERVICE, METER BANKS, PANELS & FEEDERS. INSTALL WIRING THROUGHOUT COMMON AREAS AND UNITS. INSTALL LIGHTING NORMAL & EMERGENCY, SWITCHES, RECEPTACLES, PROVIDE POWER FOR THE ELEVATOR AND THE MECHANICAL AND EMERGENCY EQUIPMENT , RESCUE ASSISTANCE SYTEM . INSTALL AN ADDRESSABLE FIRE ALARM SYSTEM THROUGHOUT . ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC,2016 NFPA-72,2018 PHILA FIRE CODE. -NOTED: Wp Heat detector is required at elevator lobby ,on roof-"},{"number":"MP-2024-001784","date":"2024-07-26","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-03-24","scope":"INSTALLATION OF AN HVAC SYSTEM FOR A NEW CONSTRUCTION MULTI-FAMILY DWELLING (40 UNITS) AS PER APPROVED PLANS. *2018 IMC REVIEW*"},{"number":"ZP-2025-004990","date":"2025-06-12","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Eating and Drinking Establishments - Sit-Down Restaurant"},{"number":"PP-2025-007809","date":"2025-06-24","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2026-05-22","scope":"FIT-OUT OF RESTAURANT. INTERIOR INSTALLATION OF DRAINAGE, WASTE, VENT, AND WATER SUPPLY FOR LISTED FIXTURES CONNECTING TO EXISTING METALLIC PIPING. ALL PIPING LOCATED IN AND PROVIDED FOR COMMERCIAL SPACE SHALL BE METALLIC TO ROOF TERMINATION. ALL VENTING TO BE DESIGNED AND INSTALLED IN ACCORDANCE WITH SECTION 919 PHILADELPHIA SINGLE STACK VENT SYSTEM. BACKFLOW PREVENTER AND AIR GAPS WITH BE PROVIDED ON ALLFOOD PREP FIXTURES WHERE SPECIFIED IN CODE. ALL WORK TO BE PREFORMED IN STRICT COMPLIANCE WITH 2018 PPC AND APPROVED PLANS."},{"number":"CP-2025-003068","date":"2025-06-25","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2026-06-05","scope":"FOR FITOUT OF SPACE 1 FOR SIT-DOWN RESTAURANT (A-2) TO INCLUDE NEW PARTITIONS, FIXTURES, FURNISHINGS, FINISHES AS PER APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR MEP AND FIRE SUPPRESSION WORK. (2018 IEBC)"},{"number":"PP-2025-007815","date":"2025-06-30","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"Installation of 3 toilets, 3 lavatories, 1 urinal, 1 floor sink"},{"number":"CP-2025-002986","date":"2025-08-19","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2026-04-06","scope":"FOR FITOUT OF SPACE 3 FOR SIT-DOWN RESTAURANT (A-2) TO INCLUDE NEW PARTITIONS, FIXTURES, FURNISHINGS, FINISHES AS PER APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR MEP AND FIRE SUPPRESSION WORK. *2018 IEBC*"},{"number":"EP-2025-005939","date":"2025-08-25","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2026-03-30","scope":"INSTALL WIRING, LIGHTING, SWITCHES, EMERGENCY LIGHTING, EXIT SIGNS AND RECEPTACLE OUTLET. REPLACE FIRE ALARM DEVICES ACCORDING TO THE 2017 NEC, 2016 NFPA 72 AND PER PLANS,"},{"number":"MP-2025-003404","date":"2025-08-25","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2026-04-06","scope":"FOR THE INSTALLATION OF A NEW HVAC SYSTEMS, ASSOCIATED DUCT WORK, DUCTLESS SYSTEMS, AND REGISTERS/DIFFUSERS AS PER APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR ELECTRICAL, PLUMBING, FIRE SUPPRESSION."},{"number":"PP-2025-008067","date":"2025-08-25","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2026-04-06","scope":"INSTALLATION OF NEW FIXTURES AND EQUIPMENT FOR RESTAURANT. DRAINAGE, WASTE, VENT, AND WATER SUPPLY FOR LISTED FIXTURES CONNECTING TO EXISTING METALLIC PIPING. ALL PIPING FOR COMMERCIAL SPACE TO BE METALLIC TO ROOF EXTENSION. AIR GAPS AND BACKFLOW PREVENTERS SHALL BE PROVIDED AND INSTALLED WHERE REQUIRED PER CODE. VENTING TO BE DESIGNED AND INSTALLED IN ACCORDANCE WITH SECTION 919 PHILADELPHIA SINGLE STACK VENT SYSTEM. ALL WORK SHALL BE PERFORMED IN SCTRICT COMPLIANCE WITH 2018 PPC AND APPROVED PLANS."},{"number":"FP-2025-001960","date":"2025-09-18","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2026-04-06","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. MK FIRE PROTECTION TO RELOCATE 18 SPRINKLER HEADS IN RETAIL SPACE #3"},{"number":"ZP-2025-008809","date":"2025-12-22","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF ONE (1) DOUBLE-SIDED PROJECTING SIGN, ONE (1) STATICALLY ILLUMINATED WALL SIGN, AND TWO (2) WINDOW SIGNS ACCESSORY TO A SIT-DOWN RESTAURANT. SIZE AND LOCATION AS SHOWN ON THE APPLICATION/PLAN."},{"number":"MP-2026-000255","date":"2026-01-23","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2026-05-22","scope":"FOR THE INSTALLATION OF HVAC APPLIANCES, GRDs, BATHROOM EXHAUSTS, AND ASSOCIATED DUCTWORK AND PIPING THROUGHOUT A RESTAURANT IN SPACE #1 AS PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IMC. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. SEE CP-2025-003068 FOR ASSOCIATED BUILDING PERMIT."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2024,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"Change of Use"},{"y":2025,"k":"permit","w":"New Construction or Additions"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"New Construction or Additions"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"permit","w":"Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2026,"k":"permit","w":"New Construction"}],"rented":true,"licenses":[{"number":"525966","type":"Dumpster License - Private Property","status":"Inactive","businessName":"UNITED BANK OF PHILA","legalName":"UNITED BANK OF PHILA","address":"3748 LANCASTER AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2011-02-23","latestIssueDate":"2012-07-28","expirationDate":"2013-07-31","inactiveDate":"2013-09-30"},{"number":"0983407","type":"Rental","status":"Active","businessName":"Lancaster Corridor Partners LLC","legalName":"Lancaster Corridor Partners LLC","address":"3748 LANCASTER AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":40,"issuedDate":"2025-07-09","latestIssueDate":"2026-07-23","expirationDate":"2027-07-08","inactiveDate":null},{"number":"1005231","type":"Food Preparing and Serving (30+ SEATS)","status":"Active","businessName":"PHILLY KABAB INC","legalName":"PHILLY KABAB INC","address":"3748 LANCASTER AVE","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2026-04-20","latestIssueDate":"2026-04-20","expirationDate":"2027-04-19","inactiveDate":null},{"number":"1005888","type":"Food Preparing and Serving (30+ SEATS)","status":"Active","businessName":"Riverstone Management Group, LLC (SHIBAM)","legalName":"Riverstone Management Group, LLC","address":"3748 LANCASTER AVE","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2026-04-27","latestIssueDate":"2026-04-27","expirationDate":"2027-04-26","inactiveDate":null}],"licenseActivity":[{"number":"1005888","type":"Food Preparing and Serving (30+ SEATS)","businessName":"Riverstone Management Group, LLC (SHIBAM)","legalName":"Riverstone Management Group, LLC","issuedDate":"2026-04-27","latestIssueDate":"2026-04-27","closureDate":null,"expirationDate":"2027-04-26","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"1005231","type":"Food Preparing and Serving (30+ SEATS)","businessName":"PHILLY KABAB INC","legalName":"PHILLY KABAB INC","issuedDate":"2026-04-20","latestIssueDate":"2026-04-20","closureDate":null,"expirationDate":"2027-04-19","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"0983407","type":"Rental","businessName":"Lancaster Corridor Partners LLC","legalName":"Lancaster Corridor Partners LLC","issuedDate":"2025-07-09","latestIssueDate":"2026-07-23","closureDate":null,"expirationDate":"2027-07-08","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"525966","type":"Dumpster License - Private Property","businessName":"UNITED BANK OF PHILA","legalName":"UNITED BANK OF PHILA","issuedDate":"2011-02-23","latestIssueDate":"2012-07-28","closureDate":"2013-09-30","expirationDate":"2013-07-31","inactiveDate":"2013-09-30","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","units":40,"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":["12 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":"2 permits not marked completed: PP-2021-015207 (Expired), PP-2025-007815 (Issued). 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":"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, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Feb 23, 2023.","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":"8 fire/suppression-related permits 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":"Dumpster License - Private Property #525966: Inactive since Sep 30, 2013","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":"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/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 2 historical violations across 1 case.","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/"}],"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/"}]}