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SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"PP-2022-004798","date":"2022-03-28","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-03-08","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. 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Deviations from these standards require submission of construction and site plans"},{"number":"PP-2025-000887","date":"2025-01-29","work":"Rough-In","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-03-25","scope":"Rough-In Permit for PP-2025-000885 Complete sanitary, waste and vent system; complete domestic water system; Install plumbing fixtures and water heaters; other equipment = washing machine box - quantity 176"},{"number":"CP-2024-006451","date":"2025-01-29","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2026-04-23","scope":"LEVEL III ALTERATIONS WITH PARTIAL CHANGE OF OCCUPANCY TO CREATE ONE HUNDRED SEVENTY-SIX (176) DWELLING UNITS ON THE SECOND THROUGH TWELFTH FLOORS OF AN EXISTING HIGH-RISE BUILDING WITH ACCESSORY AMENITY SPACES ON THE GROUND FLOOR AS PER APPROVED PLANS. EXISTING BUILDING FULLY SPRINKLERED WITH STANDPIPES. *2018 IEBC REVIEW* **SEPARATE PERMITS REQUIRED FOR MEP & FIRE SUPPRESSION WORK**"},{"number":"FP-2025-000230","date":"2025-02-19","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2026-04-23","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. Relocate 500 sprinklers to ensure the safety of the building per NFPA 13"},{"number":"PP-2025-000885","date":"2025-03-21","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2026-01-28","scope":"INSTALL 176 KITCHEN SINKS, 176 WASHING MACHINE BOXES, 14 FLOOR DRAINS, 176 EMERGENCY FLOOR DRAINS, 5 ROOF DRAINS, 4 AREA DRAINS, 7 INDIRECT WASTE RECEPTORS, 1 DOMESTIC BOOSTER PUMP, 176 HOT WATER HEATERS, 204 WATER CLOSETS, 204 LAVATORIES AND 204 SHOWER/TUBS ACCORDING TO THE 2018 PPC AND PER PLANS."},{"number":"MP-2025-001091","date":"2025-04-14","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2026-04-23","scope":"FOR THE INSTALLATION OF HVAC APPLIANCES, GRDs, AND ASSOCIATED DUCTWORK AND A STAIRWAY ENCLOSURE PRESSURIZATION SYSTEM THROUGHOUT A MULTI-FAMILY OCCUPANCY WITHIN THE EXISTING HIGH-RISE BUILDING. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IMC AND APPLIANCE MANUFACTURER SPECIFICATIONS. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. IF SITE CONDITIONS VARY, CONTACT DESIGN PROFESSIONAL PRIOR TO START OF WORK. SEE CP-2024-006451 FOR ASSOCIATED BUILDING PERMIT."},{"number":"EP-2025-001795","date":"2025-04-21","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2026-03-30","scope":"Provide temporary power and lighting as required. Temporary lighting for individual units is excluded. Furnish and install new distribution system, lighting and light controls, branch wiring throughout all BOH, amenity, and common spaces. Furnish and install all lighting, branch circuit wiring, receptacles, switches, 120V smoke/CO alarms, appliance handling, and CATV/Data jack in each living room and bedroom of residential units. Install a two-way communication system in elevator lobbies. Install low voltage conduits {(3) 4\" sleeves through Telecom Closets for future utility risers} as per 2017 NEC. Install fire alarm system as per 2016 NFPA 72."},{"number":"FP-2025-001441","date":"2025-07-15","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2026-04-23","scope":"FOR A FIRE PUMP REPLACEMENT PER APPROVED PLANS .ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA"},{"number":"GP-2025-008233","date":"2025-09-15","work":"Shelter/Platform","type":"General","description":"General Permit","status":"Completed","completedDate":"2026-01-07","scope":"Erection of a sidewalk shelter platform as per Engineered Plans. Streets Department permit is required for sidewalk closure prior to the start work."},{"number":"EP-2025-011669","date":"2025-12-08","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2026-05-27","scope":"Install cabling and equipment for access control and cctv systems"},{"number":"FP-2025-002292","date":"2025-12-17","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2026-04-23","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. Relocate 45 existing sprinkler heads, per NFPA 13"},{"number":"ZP-2026-003813","date":"2026-06-04","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Addition of roof decks and elevator to existing structure as per approved plan. Access to proposed roof decks from existing stairwells only. Roof access of any kind from proposed elevator is STRICTLY PROHIBITED and is not associated with this permit."},{"number":"CP-2026-001510","date":"2026-06-22","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"LEVEL II EXTERIOR ALTERATIONS TO INCLUDE RENOVATIONS TO BUILDING ENTRY AREA AND ROOF LEVEL TO CREATE ROOF DECKS AND DOG PARK AND TO EXTEND ELEVATOR TO ROOF LEVEL AS PER APPROVED PLANS. SEE PERMIT CP-2024-006451 FOR BASE BUILDING WORK. EXISTING BUILDING FULLY SPRINKLERED. *2018 IEBC REVIEW*"},{"number":"EP-2026-005876","date":"2026-07-10","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2026-07-23","scope":"Provide new electrical work to support installation of a one-stop elevator including branch circuit wiring, lighting, and associated fire alarm modifications at elevator and rooftop equipment per APPROVED plans, NEC 2017 & 2016 NFPA 72."},{"number":"ZP-2025-010864","date":null,"work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Denied","completedDate":null,"scope":null}],"storyTag":"New construction","storyDelta":2.98,"timeline":[{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"insp","w":"Inspection failed"},{"y":2025,"k":"permit","w":"Shelter/Platform"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2026,"k":"permit","w":"New construction, addition, GFA change"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"insp","w":"Inspection passed"}],"rented":false,"licenses":[{"number":"296985","type":"Dumpster License - Public ROW","status":"Inactive","businessName":"DJJK INC","legalName":"DJJK INC","address":"400 MARKET ST","revenueCode":"3417","rentalCategory":null,"units":null,"issuedDate":"1997-08-14","latestIssueDate":"1997-08-14","expirationDate":"1998-03-31","inactiveDate":null},{"number":"199437","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"MICHAEL T HAN (T/A HAN'S LOBBY SHOP)","legalName":"MICHAEL T HAN","address":"400 MARKET ST","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2000-04-20","latestIssueDate":"2000-04-20","expirationDate":"2001-04-30","inactiveDate":null},{"number":"209885","type":"Food Preparing and Serving (30+ SEATS)","status":"Inactive","businessName":"YI CHIN YONG","legalName":"YI CHIN YONG","address":"400 MARKET ST","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2002-05-10","latestIssueDate":"2002-05-10","expirationDate":"2003-04-30","inactiveDate":null},{"number":"205620","type":"Food Preparing and Serving","status":"Inactive","businessName":"C S PACIFIC CAFE INC","legalName":"C S PACIFIC CAFE INC","address":"400 MARKET ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2002-09-04","latestIssueDate":"2002-09-04","expirationDate":"2003-04-30","inactiveDate":null},{"number":"285725","type":"Hazardous Materials","status":"Inactive","businessName":"LUDLOW FOURTH COMPANY","legalName":"LUDLOW FOURTH COMPANY","address":"400 MARKET ST","revenueCode":"3335","rentalCategory":null,"units":null,"issuedDate":"2002-11-15","latestIssueDate":"2002-11-15","expirationDate":"2009-06-30","inactiveDate":null},{"number":"284821","type":"Public Garage / Parking Lot","status":"Inactive","businessName":"RICHARD I RUBIN & CO","legalName":"RICHARD I RUBIN & CO","address":"400 MARKET ST","revenueCode":"3371","rentalCategory":null,"units":null,"issuedDate":"2003-02-27","latestIssueDate":"2003-02-27","expirationDate":"2004-12-31","inactiveDate":null},{"number":"299009","type":"High Rise","status":"Inactive","businessName":"LUDLOW FOURTH CO","legalName":"LUDLOW FOURTH CO","address":"400 MARKET ST","revenueCode":"3629","rentalCategory":null,"units":null,"issuedDate":"2003-07-11","latestIssueDate":"2003-07-11","expirationDate":"2004-04-30","inactiveDate":null},{"number":"279277","type":"Dumpster License - Private Property","status":"Inactive","businessName":"PACIFIC CAFE","legalName":"PACIFIC CAFE","address":"400 MARKET ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2003-07-17","latestIssueDate":"2003-07-17","expirationDate":"2010-07-31","inactiveDate":"2010-10-12"},{"number":"298252","type":"Dumpster License - Public ROW","status":"Inactive","businessName":"C S PACIFIC CAFE INC","legalName":"C S PACIFIC CAFE INC","address":"400 MARKET ST","revenueCode":"3417","rentalCategory":null,"units":null,"issuedDate":"2003-07-24","latestIssueDate":"2003-07-24","expirationDate":"2004-03-31","inactiveDate":"2011-12-14"},{"number":"205611","type":"Food Preparing and Serving","status":"Inactive","businessName":"MICHAEL TAE B HAN (HANS LOBBY SHOP)","legalName":"MICHAEL TAE B HAN","address":"400 MARKET ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2004-06-07","latestIssueDate":"2007-04-25","expirationDate":"2008-04-30","inactiveDate":"2012-12-22"},{"number":"208322","type":"Food Preparing and Serving","status":"Inactive","businessName":"KISHAA FOOD INC","legalName":"KISHAA FOOD INC","address":"400 MARKET ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2004-11-26","latestIssueDate":"2004-11-26","expirationDate":"2005-04-30","inactiveDate":"2012-12-22"},{"number":"346490","type":"Food Preparing and Serving","status":"Inactive","businessName":"T/A QUIZNOS SUB LOPEZ ENTERPRIZE LLC","legalName":"T/A QUIZNOS SUB LOPEZ ENTERPRIZE LLC","address":"400 MARKET ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2005-11-23","latestIssueDate":"2007-05-01","expirationDate":"2008-04-30","inactiveDate":"2012-12-22"},{"number":"405702","type":"Food Preparing and Serving","status":"Active","businessName":"JONG SOO & HYON MI LEE","legalName":"JONG SOO & HYON MI LEE","address":"400 MARKET ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2007-04-05","latestIssueDate":"2026-04-23","expirationDate":"2027-04-30","inactiveDate":null},{"number":"493508","type":"Food Preparing and Serving","status":"Inactive","businessName":"BINA'S INC (SUBWAY)","legalName":"BINA'S INC","address":"400 MARKET ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2010-02-12","latestIssueDate":"2019-03-19","expirationDate":"2020-04-30","inactiveDate":"2020-06-29"},{"number":"528956","type":"High Rise","status":"Inactive","businessName":"400 MARKET LP","legalName":"400 MARKET LP","address":"400 MARKET ST","revenueCode":"3629","rentalCategory":null,"units":null,"issuedDate":"2011-03-30","latestIssueDate":"2015-06-06","expirationDate":"2016-04-30","inactiveDate":"2016-06-29"},{"number":"575479","type":"Hazardous Materials","status":"Inactive","businessName":"CBS RADIO EAST INC","legalName":"CBS RADIO EAST INC","address":"400 MARKET ST","revenueCode":"3335","rentalCategory":null,"units":null,"issuedDate":"2013-01-07","latestIssueDate":"2013-01-07","expirationDate":"2013-12-31","inactiveDate":null},{"number":"769080","type":"Public Garage / Parking Lot","status":"Closed","businessName":"SP Plus Corporation","legalName":"SP Plus Corporation","address":"400 MARKET ST","revenueCode":"3371","rentalCategory":null,"units":null,"issuedDate":"2018-03-13","latestIssueDate":"2020-04-22","expirationDate":"2021-03-12","inactiveDate":null}],"licenseActivity":[{"number":"769080","type":"Public Garage / Parking Lot","businessName":"SP Plus Corporation","legalName":"SP Plus Corporation","issuedDate":"2018-03-13","latestIssueDate":"2020-04-22","closureDate":"2021-03-12","expirationDate":"2021-03-12","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false},{"number":"575479","type":"Hazardous Materials","businessName":"CBS RADIO EAST INC","legalName":"CBS RADIO EAST INC","issuedDate":"2013-01-07","latestIssueDate":"2013-01-07","closureDate":"2013-12-31","expirationDate":"2013-12-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"528956","type":"High Rise","businessName":"400 MARKET LP","legalName":"400 MARKET LP","issuedDate":"2011-03-30","latestIssueDate":"2015-06-06","closureDate":"2016-06-29","expirationDate":"2016-04-30","inactiveDate":"2016-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"493508","type":"Food Preparing and Serving","businessName":"BINA'S INC (SUBWAY)","legalName":"BINA'S INC","issuedDate":"2010-02-12","latestIssueDate":"2019-03-19","closureDate":"2020-06-29","expirationDate":"2020-04-30","inactiveDate":"2020-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"405702","type":"Food Preparing and Serving","businessName":"JONG SOO & HYON MI LEE","legalName":"JONG SOO & HYON MI LEE","issuedDate":"2007-04-05","latestIssueDate":"2026-04-23","closureDate":null,"expirationDate":"2027-04-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"346490","type":"Food Preparing and Serving","businessName":"T/A QUIZNOS SUB LOPEZ ENTERPRIZE LLC","legalName":"T/A QUIZNOS SUB LOPEZ ENTERPRIZE LLC","issuedDate":"2005-11-23","latestIssueDate":"2007-05-01","closureDate":"2012-12-22","expirationDate":"2008-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"208322","type":"Food Preparing and Serving","businessName":"KISHAA FOOD INC","legalName":"KISHAA FOOD INC","issuedDate":"2004-11-26","latestIssueDate":"2004-11-26","closureDate":"2012-12-22","expirationDate":"2005-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"205611","type":"Food Preparing and Serving","businessName":"MICHAEL TAE B HAN (HANS LOBBY SHOP)","legalName":"MICHAEL TAE B HAN","issuedDate":"2004-06-07","latestIssueDate":"2007-04-25","closureDate":"2012-12-22","expirationDate":"2008-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"298252","type":"Dumpster License - Public ROW","businessName":"C S PACIFIC CAFE INC","legalName":"C S PACIFIC CAFE INC","issuedDate":"2003-07-24","latestIssueDate":"2003-07-24","closureDate":"2011-12-14","expirationDate":"2004-03-31","inactiveDate":"2011-12-14","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"279277","type":"Dumpster License - Private Property","businessName":"PACIFIC CAFE","legalName":"PACIFIC CAFE","issuedDate":"2003-07-17","latestIssueDate":"2003-07-17","closureDate":"2010-10-12","expirationDate":"2010-07-31","inactiveDate":"2010-10-12","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"299009","type":"High Rise","businessName":"LUDLOW FOURTH CO","legalName":"LUDLOW FOURTH CO","issuedDate":"2003-07-11","latestIssueDate":"2003-07-11","closureDate":"2004-04-30","expirationDate":"2004-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"284821","type":"Public Garage / Parking Lot","businessName":"RICHARD I RUBIN & CO","legalName":"RICHARD I RUBIN & CO","issuedDate":"2003-02-27","latestIssueDate":"2003-02-27","closureDate":"2004-12-31","expirationDate":"2004-12-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"285725","type":"Hazardous Materials","businessName":"LUDLOW FOURTH COMPANY","legalName":"LUDLOW FOURTH COMPANY","issuedDate":"2002-11-15","latestIssueDate":"2002-11-15","closureDate":"2009-06-30","expirationDate":"2009-06-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"205620","type":"Food Preparing and Serving","businessName":"C S PACIFIC CAFE INC","legalName":"C S PACIFIC CAFE INC","issuedDate":"2002-09-04","latestIssueDate":"2002-09-04","closureDate":"2003-04-30","expirationDate":"2003-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"209885","type":"Food Preparing and Serving (30+ SEATS)","businessName":"YI CHIN YONG","legalName":"YI CHIN YONG","issuedDate":"2002-05-10","latestIssueDate":"2002-05-10","closureDate":"2003-04-30","expirationDate":"2003-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"199437","type":"Food Establishment, Retail Permanent Location","businessName":"MICHAEL T HAN (T/A HAN'S LOBBY SHOP)","legalName":"MICHAEL T HAN","issuedDate":"2000-04-20","latestIssueDate":"2000-04-20","closureDate":"2001-04-30","expirationDate":"2001-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"296985","type":"Dumpster License - Public ROW","businessName":"DJJK INC","legalName":"DJJK INC","issuedDate":"1997-08-14","latestIssueDate":"1997-08-14","closureDate":null,"expirationDate":"1998-03-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","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":["10 open L&I violations","failed L&I inspection activity in 2023, 2025"],"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":"4 permits not marked completed: 555469 (Expired), GM-2020-007649 (Expired), CP-2026-001510 (Issued), ZP-2025-010864 (Denied). 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":"10 open L&I violations","finding":"17 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":"Facade Report: Safe with Repair through May 10, 2028; Fire Alarm Certification: Certified through Apr 12, 2025; Sprinkler Certification: Certified through Apr 12, 2025; Emergency and Standby Power Systems Certification: Certified through Aug 8, 2024; Damper Certification: Certified through Dec 7, 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":"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-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as apartments; no active Rental License row matched.","why":"A multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.","action":"Confirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"11 failed, 3 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jan 22, 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 - Public ROW #296985: Inactive; Food Establishment, Retail Permanent Location #199437: Inactive; Food Preparing and Serving (30+ SEATS) #209885: Inactive; Food Preparing and Serving #205620: Inactive","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":"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/"}]}