{"asOf":"2026-07-26T00:41:37.466Z","block":"100-199 W SCHOOL HOUSE LN","blockUrl":"https://philadelphia.blockreport.homes/block/100-199-w-school-house-ln","address":"156 W SCHOOL HOUSE LN","parcelNumber":"881058120","source":"https://property.phila.gov/?p=881058120","ownerType":"owner-occupied","kind":"apartments","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"CF0","buildingCodeNew":"804","buildingClass":"APT BOARDING HOME MASONRY","buildingClassNew":"APARTMENTS - LOW RISE","useLabel":"Apartment building","owner":"PENNSYLVANIA SCHOOL FOR T","coOwner":null,"marketValue":1254000,"landAssessment":250800,"improvementAssessment":1003200,"livableArea":7226,"yearBuilt":1890,"lastSale":{"price":515000,"date":"2019-07-12T04:00:00Z"},"openViolations":2,"violations":[{"number":"3457690","date":"2014-12-18","code":"FC-915.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3457689","date":"2014-12-18","code":"FC-907.4/4","title":"FIRE-PULL STATION SIGNS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"211959926","date":"2019-03-20","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"CLOSED","resolutionDate":"2022-04-13","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2021-005073","date":"2021-01-27","code":"PM15-304.7","title":"EXTERIOR STRUCTURE ROOF DRAINAGE","status":"COMPLIED","resolutionDate":"2022-05-19","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-005075","date":"2021-01-27","code":"PM15-304.2","title":"EXTERIOR STRUCTURE PROTECTIVE TREATMENT","status":"COMPLIED","resolutionDate":"2022-05-19","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-024914","date":"2022-04-13","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2022-024913","date":"2022-04-13","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2023-013117","date":"2023-03-03","code":"A-301.1/65","title":"NEW USE","status":"COMPLIED","resolutionDate":"2023-04-10","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"464172","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2014-12-19","completedDate":"2015-03-03","violations":[{"number":"3457690","date":"2014-12-18","code":"FC-915.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3457689","date":"2014-12-18","code":"FC-907.4/4","title":"FIRE-PULL STATION SIGNS","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"677156","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2019-03-21","completedDate":"2022-05-20","violations":[{"number":"211959926","date":"2019-03-20","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"CLOSED","resolutionDate":"2022-04-13","resolution":"CLOSED - REISSUED/REWRITTEN"}]},{"number":"CF-2021-006753","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2021-01-27","completedDate":"2022-05-19","violations":[{"number":"VI-2021-005073","date":"2021-01-27","code":"PM15-304.7","title":"EXTERIOR STRUCTURE ROOF DRAINAGE","status":"COMPLIED","resolutionDate":"2022-05-19","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-005075","date":"2021-01-27","code":"PM15-304.2","title":"EXTERIOR STRUCTURE PROTECTIVE TREATMENT","status":"COMPLIED","resolutionDate":"2022-05-19","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2022-031580","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CODE ENFORCEMENT COURTS","status":"IN VIOLATION","createdDate":"2022-04-14","completedDate":null,"violations":[{"number":"VI-2022-024914","date":"2022-04-13","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2022-024913","date":"2022-04-13","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"OPEN","resolutionDate":null,"resolution":null}]},{"number":"CF-2023-017335","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2023-03-03","completedDate":"2023-04-10","violations":[{"number":"VI-2023-013117","date":"2023-03-03","code":"A-301.1/65","title":"NEW USE","status":"COMPLIED","resolutionDate":"2023-04-10","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2014,"n":2,"worst":null},{"y":2019,"n":1,"worst":null},{"y":2021,"n":2,"worst":null},{"y":2022,"n":2,"worst":null},{"y":2023,"n":1,"worst":null}],"investigations":[{"caseNumber":"464172","date":"2014-12-18","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"464172","date":"2015-01-26","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"464172","date":"2015-03-03","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"677156","date":"2019-03-20","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"677156","date":"2019-11-29","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"677156","date":"2020-01-06","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"CF-2021-006753","date":"2021-01-27","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-006753","date":"2021-12-01","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-031580","date":"2022-04-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-031580","date":"2022-05-19","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-006753","date":"2022-05-19","type":null,"status":"PASSED"},{"caseNumber":"677156","date":"2022-05-20","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-031580","date":"2022-09-13","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-031580","date":"2022-10-11","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-017335","date":"2023-03-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-017335","date":"2023-04-10","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-031580","date":"2025-05-12","type":null,"status":"FAILED"}],"inspYears":[{"y":2014,"fails":1,"passes":0},{"y":2015,"fails":1,"passes":1},{"y":2019,"fails":2,"passes":0},{"y":2021,"fails":2,"passes":0},{"y":2022,"fails":4,"passes":2},{"y":2023,"fails":1,"passes":1},{"y":2025,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.03083738048926,"lng":-75.17515755642388,"geom":{"type":"Polygon","coordinates":[[[-75.174384659,40.030545843],[-75.174584375,40.030354456],[-75.175926309,40.0311262],[-75.175735343,40.031322606],[-75.174384659,40.030545843]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19144","beds":null,"baths":null,"stories":3,"lotArea":43493,"zoning":"RSA1","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"6","intCond":"6","garage":null,"homestead":false,"mail":"156 W SCHOOL HOUSE LN, PHILADELPHIA PA, 19144","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF A 2 STORY ADDITION ABOVE AN EXISTING ONE (1) STORY PORTION (REAR, MAXIMUM HEIGHT NOT TO EXCEED 35'); FOR THE ERECTION OF A ROOFTOP DECK ABOVE 1ST STORY (REAR, ROOFTOP IS DECK FLOOR) WITH A PROPOSED CONNECTION (OPE","status":"CLOSED","outcome":"Granted","date":"2010-11-03","number":"13435","relatedPermit":"293748"},{"type":"Zoning board appeal","grounds":"PERMIT FOR THE DEMOLOTION OF EXISTING STRUCTURE ON LOT AND EXISTING ONE(1) STORY STRUCTURE REMAINS.FOR THE ERECTION OF FOUR(4) DETACHED STRUCTURES ON LOT FOR A MULTIFAMILY HOUSEHOLD LIVING ( 53 DWELLING UNITS) ON LOT WITH THIRTEEN(13) ACCES","status":"OPEN","outcome":"Withdrawn","date":"2019-05-01","number":"36389","relatedPermit":"937479"},{"type":"LIRB-C Other L&I","grounds":"See Attached","status":"Closed","outcome":"Complete","date":"2024-08-27","number":"HA-2024-000025","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":2027400,"taxable":0,"land":1304800,"improvement":722600,"taxableLand":0,"taxableImprovement":0,"exemptLand":1304800,"exemptImprovement":722600},{"y":2017,"v":2027400,"taxable":0,"land":1304800,"improvement":722600,"taxableLand":0,"taxableImprovement":0,"exemptLand":1304800,"exemptImprovement":722600},{"y":2018,"v":632600,"taxable":0,"land":158150,"improvement":474450,"taxableLand":0,"taxableImprovement":0,"exemptLand":158150,"exemptImprovement":474450},{"y":2019,"v":651500,"taxable":325749,"land":162875,"improvement":488625,"taxableLand":81437,"taxableImprovement":244312,"exemptLand":81438,"exemptImprovement":244313},{"y":2020,"v":651500,"taxable":651500,"land":162875,"improvement":488625,"taxableLand":162875,"taxableImprovement":488625,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":651500,"taxable":651500,"land":162875,"improvement":488625,"taxableLand":162875,"taxableImprovement":488625,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":651500,"taxable":651500,"land":162875,"improvement":488625,"taxableLand":162875,"taxableImprovement":488625,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":651500,"taxable":651500,"land":162875,"improvement":488625,"taxableLand":162875,"taxableImprovement":488625,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":651500,"taxable":651500,"land":162875,"improvement":488625,"taxableLand":162875,"taxableImprovement":488625,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":651500,"taxable":651500,"land":162875,"improvement":488625,"taxableLand":162875,"taxableImprovement":488625,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":651500,"taxable":651500,"land":162875,"improvement":488625,"taxableLand":162875,"taxableImprovement":488625,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":1254000,"taxable":1254000,"land":250800,"improvement":1003200,"taxableLand":250800,"taxableImprovement":1003200,"exemptLand":0,"exemptImprovement":0}],"taxNow":9120,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"195734","date":"2009-01-20","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2010-02-24","scope":"INSTALL 3-GALLON ANSUL R-102 KITCHEN FIRE SUPPRESSION SYSTEM TO PROTECT EXISTING APPLIANCES, HOOD, AND DUCT."},{"number":"293748","date":"2010-12-06","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2010-12-06","scope":"USE VACANT SPACE AS A MEETING ROOM AND 2ND FLOOR ADDITION AND ADDING A DECK OFF OF 2ND FLOOR REAR."},{"number":"293798","date":"2011-03-15","work":"Addition","type":"BP_ADDITON","description":"ADDITION PERMIT","status":"COMPLETED","completedDate":"2012-12-13","scope":"ERECT 2ND FLOOR ADDITION ABOVE THE ONE STORY REAR BUILDING AND ERECTING A DECK WITH A CONNECTION BRIDGE IN THE REAR OF THE FRONT BUILDING AS PER PLANS."},{"number":"387429","date":"2012-02-09","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2022-02-15","scope":"INSTALL 100 AMP SERVICE - REPLACE 20 DEVICES AND PLATES - REPLACE 1 FIXTURE - INSTALLING 1 SMOKE - 5 30, 20 AND 15 AMP DEDICATED LINES - 3 PULL CHAIN KEYLESS FIXTURES - 2 RECEPTACLES - 3 WAY SYSTEM - PER 2008 NEC INSTALL 100 AMP SERVICE - REPLACE 20 DEVICES AND PLATES - REPLACE 1 FIXTURE - INSTALLING 1 SMOKE - 5 30, 20 AND 15 AMP DEDICATED LINES - 3 PULL CHAIN KEYLESS FIXTURES - 2 RECEPTACLES - 3 WAY SYSTEM - PER 2008 NEC"},{"number":"779928","date":"2017-06-16","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2018-03-09","scope":"REMOVE EXISTING NON-COMPLIANT KITCHEN HOOD; INSTALL ONE (1), SIX FOOT (6'-0\") TYPE 1 COMMERCIAL KITCHEN EXHAUST HOOD WITH FIRE WRAPPED GREASE DUCT, EXTERIOR GREASE DUCT AND EXHAUST FAN ABOVE ROOF, MAKEUP AIR DUCT, MAKEUP AIR FAN, CLEANOUT AND STAINLESS STEEL WALL COVERING PER PLANS. SEPARATE PERMITS REQUIRED FOR ALL ELECTRICAL / PLUMBING WORK AND ANY NEW FIRE SUPPRESSION SYSTEM."},{"number":"804448","date":"2017-07-31","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-02-01","scope":"INSTALL NEW MAIN SEWER LINE FROM STACK TO CURB CONNECT RAIN LEADERS TO NEW PLUMBING (COMMERCIAL) \"SELF-CERTIFICATIONS ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"DP-2021-001310","date":"2021-09-10","work":"Minor Demolition","type":"Demolition","description":"Demolition Permit","status":"Completed","completedDate":"2021-10-12","scope":"FOR THE COMPLETE DEMOLITION OF TWO (2) EXISTING STRUCTURES AT THE REAR OF THE PROPERTY AS PER PLAN. THE MAIN BUILDING WILL REMAIN. FOR DEMOLITION BY MECHANICAL EQUIPMENT."},{"number":"ZP-2021-008815","date":"2021-09-22","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE PARTIAL DEMOLITION AT THE REAR OF AN EXISTING BUILDING FACING W. SCHOOL HOUSE LN AND COMPLETE DEMOLITION OF THE REARMOST BUILDING (SIZE AND LOCATION AS SHOWN ON PLANS)."},{"number":"ZP-2026-002611","date":"2026-06-30","work":"Combined Lot Line Relocation and New Dev…","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE RELOCATION OF LOT LINES TO CONSOLIDATE THREE (3) EXISTING LOTS (PARCEL A: 131-43 W. COULTER STREET), (PARCEL B: 150-52 W. SCHOOL HOUSE LANE), AND (PARCEL C: 156 W. SCHOOL HOUSE LANE) INTO A SINGLE LOT; SIZE AND LOCATION AS SHOWN ON THE PLAN."}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2021,"k":"viol","w":"2 L&I violations"},{"y":2021,"k":"insp","w":"Inspection failed ×2"},{"y":2021,"k":"permit","w":"Minor Demolition"},{"y":2021,"k":"permit","w":"New construction, addition, GFA change"},{"y":2021,"k":"demo"},{"y":2022,"k":"viol","w":"2 L&I violations"},{"y":2022,"k":"insp","w":"L&I: 4 failed, 2 passed"},{"y":2023,"k":"viol","w":"L&I violation"},{"y":2023,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2024,"k":"appeal","w":"Appeal complete"},{"y":2025,"k":"insp","w":"Inspection failed"},{"y":2026,"k":"permit","w":"Combined Lot Line Relocation and New Dev…"}],"rented":false,"licenses":[{"number":"215534","type":"Rental","status":"Inactive","businessName":"TEEN CHALLENGE MENS HOME","legalName":"TEEN CHALLENGE MENS HOME","address":"156 W SCHOOL HOUSE LN","revenueCode":"3202","rentalCategory":null,"units":8,"issuedDate":"2004-04-17","latestIssueDate":"2018-02-14","expirationDate":"2019-02-28","inactiveDate":"2019-04-29"},{"number":"204350","type":"Food Preparing and Serving","status":"Inactive","businessName":"TEEN CHALLENGE MENS HOME","legalName":"TEEN CHALLENGE MENS HOME","address":"156 W SCHOOL HOUSE LN","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2004-05-16","latestIssueDate":"2017-06-12","expirationDate":"2018-04-30","inactiveDate":"2018-06-29"},{"number":"523632","type":"Dumpster License - Private Property","status":"Active","businessName":"TEEN CHALLENGE INC","legalName":"TEEN CHALLENGE INC","address":"156 W SCHOOL HOUSE LN","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2011-01-19","latestIssueDate":"2013-08-03","expirationDate":null,"inactiveDate":null}],"licenseActivity":[{"number":"523632","type":"Dumpster License - Private Property","businessName":"TEEN CHALLENGE INC","legalName":"TEEN CHALLENGE INC","issuedDate":"2011-01-19","latestIssueDate":"2013-08-03","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"204350","type":"Food Preparing and Serving","businessName":"TEEN CHALLENGE MENS HOME","legalName":"TEEN CHALLENGE MENS HOME","issuedDate":"2004-05-16","latestIssueDate":"2017-06-12","closureDate":"2018-06-29","expirationDate":"2018-04-30","inactiveDate":"2018-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"215534","type":"Rental","businessName":"TEEN CHALLENGE MENS HOME","legalName":"TEEN CHALLENGE MENS HOME","issuedDate":"2004-04-17","latestIssueDate":"2018-02-14","closureDate":"2019-04-29","expirationDate":"2019-02-28","inactiveDate":"2019-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","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":["2 open L&I violations","failed L&I inspection activity in 2021, 2022, 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":["1 permit event since 2023","1 zoning/board appeal 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 #36389: OPEN · Withdrawn; related permit 937479. Use permit #293748: COMPLETED. The history also contains “NEW 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":"1 permit not marked completed: 387429 (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":"2 open L&I violations","finding":"8 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 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":"12 failed, 4 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was FAILED on May 12, 2025.","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":"2 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":"Food Preparing and Serving #204350: Inactive since Jun 29, 2018","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 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/"}]}