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Attached","status":"Closed","outcome":"Withdrawn","date":"2023-02-28","number":"HA-2022-002040","relatedPermit":"CP-2022-001370"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":6303800,"taxable":6303800,"land":248311,"improvement":6055489,"taxableLand":248311,"taxableImprovement":6055489,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":6303800,"taxable":6303800,"land":248311,"improvement":6055489,"taxableLand":248311,"taxableImprovement":6055489,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":10715700,"taxable":10715700,"land":3214710,"improvement":7500990,"taxableLand":3214710,"taxableImprovement":7500990,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":10715700,"taxable":10715700,"land":3214710,"improvement":7500990,"taxableLand":3214710,"taxableImprovement":7500990,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":10876400,"taxable":10876400,"land":3262920,"improvement":7613480,"taxableLand":3262920,"taxableImprovement":7613480,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":10876400,"taxable":10876400,"land":3262920,"improvement":7613480,"taxableLand":3262920,"taxableImprovement":7613480,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":10876400,"taxable":10876400,"land":3262920,"improvement":7613480,"taxableLand":3262920,"taxableImprovement":7613480,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":11816100,"taxable":11816100,"land":3544830,"improvement":8271270,"taxableLand":3544830,"taxableImprovement":8271270,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":11816100,"taxable":11816100,"land":3544830,"improvement":8271270,"taxableLand":3544830,"taxableImprovement":8271270,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":11816100,"taxable":11816100,"land":3544830,"improvement":8271270,"taxableLand":3544830,"taxableImprovement":8271270,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":11816100,"taxable":11816100,"land":3544830,"improvement":8271270,"taxableLand":3544830,"taxableImprovement":8271270,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":11270800,"taxable":11270800,"land":2254100,"improvement":9016700,"taxableLand":2254100,"taxableImprovement":9016700,"exemptLand":0,"exemptImprovement":0}],"taxNow":165402,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"46335","date":"2007-01-03","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2011-08-24","scope":"CONVERSION OF DRY STANDPIPE TO AUTOMATIC WET. INSTALL NEW FIRE PUMP AND BACKFLOW PREVENTER"},{"number":"345441","date":"2011-06-07","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2011-08-22","scope":"ADD SPRINKLER HEAD TO BOILER ROOM."},{"number":"353495","date":"2011-07-29","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2011-07-29","scope":"ZONING REDUCTION FROM 63 UNITS TO 60 UNITS"},{"number":"378708","date":"2012-01-12","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2012-03-07","scope":"INSTALLING SIDEWALK SHELTER PLATFORM, REMEDIAL WORK FOR FACADE AS PER ENGINEERS ASSESSMENT"},{"number":"GM-2020-007325","date":"2020-09-11","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2021-06-18","scope":"EZ INTERIOR DEMOLITION - For the interior demolition on non-bearing partition wall and ceilings as per attached standard. Deviations from these standards require submission of construction and site plans."},{"number":"ZP-2020-007068","date":"2020-09-25","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Expired","completedDate":"2026-02-26","scope":"Residential - Household Living - Multi-Family"},{"number":"CP-2020-004054","date":"2020-10-29","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2021-12-03","scope":"LEVEL II INTERIOR ALTERATION TO INCLUDE A CHANGE OF OCCUPANCY WITHOUT CHANGE IN OCCUPANCY CLASSIFICATION. FOR THE ADDITION OF TWO DWELLING UNITS INTO AN EXISTING MULTI-FAMILY HOUSEHOLD LIVING,FOR A TOTAL OF SIXTY-TWO(62) DWELLING UNITS. ALTERATION TO INCLUDE THE DEMOLITION OF EXISTING PARTITION WALLS AND THE ERECTION OF NEW PARTITION WALLS, PROVIDE FINISHES AND FURNISHING THROUGHOUT THE 16TH AND 17TH FLOOR OF THE EXISTING STRUCTURE. ALSO TO INCLUDE FINISHES UPGRADE FROM THE 1ST -15TH FLOO OF THE STRUCTURE. **EXISTING BUILDING IS FULLY SPRINKLERED**IEBC 2018**SEPARATE PERMITS REQUIRED FOR ANY MECHANICAL, ELECTRICAL ,PLUMBING AND FIRE SUPPRESSION WORK**"},{"number":"CP-2022-001370","date":"2022-04-04","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2023-04-20","scope":"LEVEL II INTERIOR ALTERATION TO INCLUDE A CHANGE OF OCCUPANCY WITHOUT CHANGE IN OCCUPANCY CLASSIFICATION. FOR THE ADDITION OF TWO DWELLING UNITS INTO AN EXISTING MULTI-FAMILY HOUSEHOLD LIVING, FOR A TOTAL OF SIXTY-TWO (62) DWELLING UNITS. ALTERATIONS TO INCLUDE THE DEMOLITION OF EXISTING PARTITION WALLS AND THE ERECTION OF NEW PARTITION WALLS, PROVIDE FINISHES AND FURNISHING THROUGHOUT THE 16TH AND 17TH FLOOR OF THE EXISTING STRUCTURE. ALSO TO INCLUDE FINISHES UPGRADE FROM THE 1ST -15TH FLOORS OF THE STRUCTURE. **EXISTING BUILDING IS FULLY SPRINKLERED**IEBC 2018**SEPARATE PERMITS REQUIRED FOR ANY MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION WORK** *2/14/23 - AMENDED TO REVISE FLOOR PLANS, SPECIAL INSPECTIONS, AND REDUCE DWELLING UNITS FROM 62 TO 61*"},{"number":"GP-2022-002812","date":"2022-04-22","work":"Shelter/Platform","type":"General","description":"General Permit","status":"Completed","completedDate":"2023-06-06","scope":"SHELTER PLATFORM PERMIT- Erection of sidewalk shelter platform 50 l.f. on Spruce St. & 82 l.f. on s 16th St. with the deck at 300 P.S.I. each as per Engineered Plans. Streets Department permit is required for sidewalk closure prior to the start work."},{"number":"FP-2022-001212","date":"2022-06-22","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Expired","completedDate":"2023-04-20","scope":"FOR A SPRINKLER HEAD RELOCATION AS PER APPROVED PLANS."},{"number":"EP-2022-007143","date":"2022-09-13","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2023-05-08","scope":"INSTALL 3000 AMP MAIN SERVICE, (2) 1200 AMP METER MODULES, INSTALL SERVICE EQUIPMENT AND ALL METERS( 61 UNITS AND HOUSE METER) WIRING THROUGHOUT, INSTALL OUTLETS, SWITCHES, LIGHT FIXTURES, SMOKE DETECTORS, EMERGENCY LIGHTS, EXIT SIGNS, GROUNDING AND FIRE ALARM SYSTEM AS PER 2017 NEC AND NFPA 72"},{"number":"PP-2022-014500","date":"2022-10-05","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2023-04-24","scope":"Replace 3\" water distribution pipe and install main drain."},{"number":"PP-2022-011580","date":"2022-10-19","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2023-05-09","scope":"INSTALL 4 ROOF DRAINS, 2 SUMP PUMPS, 2 BACKWATER VALVES, 1 BOOTER PUMP, 61 HOT WATER HEATERS, 61 KITCHEN SINKS, 85 WATER CLOSETS, 85 LAVATORIES, 85 SHOWER/TUBS, 1 BACKFLOW PREVENTER, 60 WASHING MACHINE BOXES, 60 HUB DRAINS, 61 DISHWASHERS, 4 MOP SINKS ACCORDING TO THE 2018 PPC."},{"number":"ZP-2023-001581","date":"2023-02-08","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Expired","completedDate":"2026-02-26","scope":"Residential - Household Living - Multi-Family"},{"number":"MP-2022-003510","date":"2023-02-23","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Expired","completedDate":"2023-08-11","scope":"FOR THE INSTALLATION OF HVAC APPLIANCES CONNECTED TO DUCTWORK AND NOT CONNECTED TO DUCTWORK, GRILLES/REGISTERS/DIFFUSERS, AND ASSOCIATED DUCTWORK. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IMC. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURER SPECIFICATIONS. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. IF SITE CONDITIONS VARY, CONTACT DESIGN ENGINEER PRIOR TO START OF WORK. SEE CP-2022-001370 FOR ASSOCIATED BUILDING PERMIT."},{"number":"ZP-2026-001505","date":"2026-02-19","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Multi-Family"},{"number":"CP-2026-000528","date":"2026-04-23","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR LEVEL II ALTERATION FOR 59 DWELLING UNITS TO INCLUDE STRUCTURAL WORK, NEW PARTITIONS, DOORS, FIXTURES, FURNISHING, FINISHES AS PER APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR MEP AND FIRE SUPPRESSION WORK."},{"number":"EP-2026-004040","date":"2026-05-28","work":"Rough-In","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"Rough-In Permit for EP-2026-003976 Install electrical service, including meter packs, complete with proper grounding and bonding, install power for fire pump, Install generator, Install all required branch circuit wiring, including: Interior and exterior lighting fixtures, light switches, receptacle outlets, exit signs and emergency lighting. Install interconnected smoke alarms and carbon monoxide (CO) alarms. Furnish and install a complete fire alarm system, including all required devices, wiring, and controls. All work to be done according to the 2017 NEC, 2016 NFPA 72 and per approved plans"},{"number":"MP-2026-002470","date":"2026-06-11","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF HVAC APPLIANCES, GRDs, BATHROOM EXHAUSTS, AND ASSOCIATED DUCTWORK AND PIPING THROUGHOUT A HIGH-RISE MULTI-FAMILY BUILDING (FIFTY-NINE (59) DWELLING UNITS). ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IMC AND PHC APPROVAL. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. IF SITE CONDITIONS VARY, CONTACT DESIGN PROFESSIONAL PRIOR TO START OF WORK. SEE CP-2026-000528 FOR ASSOCIATED BUILDING PERMIT."},{"number":"PP-2026-005529","date":"2026-06-16","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"ALTERATIONS TO EXISTING HIGH-RISE. INTERIOR INSTALLATION OF DRAINAGE, WASTE, VENT, AND WATER SUPPLY FOR LISTED FIXTURES. ALL MATERIALS SHALL BE METALLIC TO ROOF EXTENSION. VENTING TO BE DESIGNED AND INSTALLED IN ACCORDANCE WITH SECTION 919 PHILADELPHIA SINGLE STACK VENT SYSTEM. ALL WORK TO BE INSTALLED IN STRICT COMPLIANCE WITH 2018 PPC AND APPROVED PLANS Installation of plumbing fixtures with piping. 63 HWH, 59 KIT, 59 W/D, 76 LAV, 76 WC, 73 SH/BT, 2 Mop Sinks(mentioned in other under equipment box), 1 BFP, 1 Ejector Pump, 1 Sump Pump, 1 Elevator Pit Sump Pump, 1 Booster Water Pump(mentioned in other under equipment box) , 4 Non-Freeze Hose Bib, 6 FD."}],"storyTag":"New construction","storyDelta":0.18,"timeline":[{"y":2024,"k":"viol","w":"4 L&I violations incl UNSAFE STRUCTURE"},{"y":2024,"k":"insp","w":"L&I: 7 failed, 3 passed"},{"y":2025,"k":"viol","w":"12 L&I violations"},{"y":2025,"k":"sale","p":7700000},{"y":2025,"k":"insp","w":"L&I: 10 failed, 4 passed"},{"y":2026,"k":"permit","w":"Change of Use"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"Rough-In"},{"y":2026,"k":"permit","w":"Addition and/or Alterations"},{"y":2026,"k":"permit","w":"Alterations"},{"y":2026,"k":"viol","w":"L&I violation"},{"y":2026,"k":"insp","w":"L&I: 2 failed, 3 passed"}],"rented":false,"licenses":[{"number":"357608","type":"Rental","status":"Inactive","businessName":"SPRUCEMONT ASSOCIATES LP","legalName":"SPRUCEMONT ASSOCIATES LP","address":"257 S 16TH ST","revenueCode":"3202","rentalCategory":null,"units":63,"issuedDate":"2006-10-03","latestIssueDate":"2009-03-27","expirationDate":"2010-02-28","inactiveDate":"2009-11-16"},{"number":"487904","type":"Rental","status":"Inactive","businessName":"257 SOUTH 16TH STREET L P","legalName":"257 SOUTH 16TH STREET L P","address":"257 S 16TH ST","revenueCode":"3202","rentalCategory":null,"units":60,"issuedDate":"2009-11-25","latestIssueDate":"2018-12-19","expirationDate":"2019-02-28","inactiveDate":"2019-04-29"},{"number":"534132","type":"High Rise","status":"Inactive","businessName":"257 SOUTH 16TH STREET L P","legalName":"257 SOUTH 16TH STREET L P","address":"257 S 16TH ST","revenueCode":"3629","rentalCategory":null,"units":null,"issuedDate":"2011-05-24","latestIssueDate":"2018-08-15","expirationDate":"2019-04-30","inactiveDate":"2019-06-29"},{"number":"538941","type":"Dumpster License - Private Property","status":"Active","businessName":"257 SOUTH 16TH STREET LP","legalName":"257 SOUTH 16TH STREET LP","address":"257 S 16TH ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2011-07-18","latestIssueDate":"2013-08-20","expirationDate":null,"inactiveDate":null},{"number":"802045","type":"Rental","status":"Inactive","businessName":"USRE 257 LLC","legalName":"USRE 257 LLC","address":"257 S 16TH ST","revenueCode":"3202","rentalCategory":null,"units":58,"issuedDate":"2019-02-08","latestIssueDate":"2020-02-13","expirationDate":"2021-02-07","inactiveDate":"2021-04-08"},{"number":"821211","type":"High Rise","status":"Inactive","businessName":"USRE 257 LLC","legalName":"USRE 257 LLC","address":"257 S 16TH ST","revenueCode":"3629","rentalCategory":null,"units":null,"issuedDate":"2019-08-16","latestIssueDate":"2020-07-27","expirationDate":"2021-08-15","inactiveDate":"2021-10-14"},{"number":"0991459","type":"Vacant Residential Property / Lot","status":"Active","businessName":"257 South 16th St LLC","legalName":"257 South 16th St LLC","address":"257 S 16TH ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2025-10-17","latestIssueDate":"2025-10-17","expirationDate":"2026-10-16","inactiveDate":null}],"licenseActivity":[{"number":"0991459","type":"Vacant Residential Property / Lot","businessName":"257 South 16th St LLC","legalName":"257 South 16th St LLC","issuedDate":"2025-10-17","latestIssueDate":"2025-10-17","closureDate":null,"expirationDate":"2026-10-16","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"821211","type":"High Rise","businessName":"USRE 257 LLC","legalName":"USRE 257 LLC","issuedDate":"2019-08-16","latestIssueDate":"2020-07-27","closureDate":"2021-10-14","expirationDate":"2021-08-15","inactiveDate":"2021-10-14","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"802045","type":"Rental","businessName":"USRE 257 LLC","legalName":"USRE 257 LLC","issuedDate":"2019-02-08","latestIssueDate":"2020-02-13","closureDate":"2021-04-08","expirationDate":"2021-02-07","inactiveDate":"2021-04-08","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"538941","type":"Dumpster License - Private Property","businessName":"257 SOUTH 16TH STREET LP","legalName":"257 SOUTH 16TH STREET LP","issuedDate":"2011-07-18","latestIssueDate":"2013-08-20","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"534132","type":"High Rise","businessName":"257 SOUTH 16TH STREET L P","legalName":"257 SOUTH 16TH STREET L P","issuedDate":"2011-05-24","latestIssueDate":"2018-08-15","closureDate":"2019-06-29","expirationDate":"2019-04-30","inactiveDate":"2019-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"487904","type":"Rental","businessName":"257 SOUTH 16TH STREET L P","legalName":"257 SOUTH 16TH STREET L P","issuedDate":"2009-11-25","latestIssueDate":"2018-12-19","closureDate":"2019-04-29","expirationDate":"2019-02-28","inactiveDate":"2019-04-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"357608","type":"Rental","businessName":"SPRUCEMONT ASSOCIATES LP","legalName":"SPRUCEMONT ASSOCIATES LP","issuedDate":"2006-10-03","latestIssueDate":"2009-03-27","closureDate":"2009-11-16","expirationDate":"2010-02-28","inactiveDate":"2009-11-16","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 2021, 2022, 2023, 2024, 2025"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 5 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2025","permit activity in 2026"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #353495: COMPLETED.","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":"13 permits not marked completed: ZP-2020-007068 (Expired), CP-2020-004054 (Expired), CP-2022-001370 (Expired), FP-2022-001212 (Expired), EP-2022-007143 (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":"10 open L&I violations","finding":"74 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":"rental-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as multi-family; 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":"66 failed, 25 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jul 17, 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":"building-certifications","level":"verify","title":"A filed system certification needs status or date verification","finding":"Facade Report: Safe with Repair through Feb 19, 2029; Fire Escape Report: Safe with Repair through Jul 31, 2031; Sprinkler Certification: Certified through Dec 2, 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":"Confirm the result, expiration, and L&I acceptance before treating the filing as current.","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":"High Rise #534132: Inactive since Jun 29, 2019; High Rise #821211: Inactive since Oct 14, 2021","why":"A license record proves the licensed activity existed at that time. An inactive or expired license does not establish that the business still operates—or that it may legally reopen under the same use.","action":"If business income matters, verify the current tenant, use registration, and active license in eCLIPSE.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/licenses/business-licenses/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as multi-family. 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/"}]}