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Private Property","businessName":"THOMAS DONATUCCI","legalName":"THOMAS DONATUCCI","issuedDate":"2016-07-14","latestIssueDate":"2016-07-14","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"680485","type":"Rental","businessName":"THOMAS F DONATUCCI III (KNICKERBOCKER PROPERTIES)","legalName":"THOMAS F DONATUCCI III","issuedDate":"2015-10-13","latestIssueDate":"2025-10-31","closureDate":null,"expirationDate":"2026-10-31","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"549017","type":"Dumpster License - Private Property","businessName":"KNICKERBOCKER PROPERTIES INC","legalName":"KNICKERBOCKER PROPERTIES INC","issuedDate":"2011-11-18","latestIssueDate":"2013-08-13","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"483023","type":"Food Preparing and Serving","businessName":"MILK & HONEY LLC","legalName":"MILK & HONEY LLC","issuedDate":"2009-09-11","latestIssueDate":"2020-04-30","closureDate":"2021-06-29","expirationDate":"2021-04-30","inactiveDate":"2021-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"297802","type":"Dumpster License - Public ROW","businessName":"DANILO DIAZ (PEOPLE'S FOOD MARKET)","legalName":"DANILO DIAZ","issuedDate":"2004-06-13","latestIssueDate":"2006-06-29","closureDate":"2011-12-14","expirationDate":"2007-03-31","inactiveDate":"2011-12-14","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"204770","type":"Food Preparing and Serving","businessName":"DANILO DIAZ (PEOPLE'S FOOD MARKET)","legalName":"DANILO DIAZ","issuedDate":"2004-05-20","latestIssueDate":"2006-06-20","closureDate":"2009-09-11","expirationDate":"2007-04-30","inactiveDate":"2009-09-11","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"214455","type":"Rental","businessName":"THOMAS DONATUCCI","legalName":"THOMAS DONATUCCI","issuedDate":"2004-05-18","latestIssueDate":"2014-03-01","closureDate":"2015-04-29","expirationDate":"2015-02-28","inactiveDate":"2015-04-29","status":"Closed","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","units":16,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 31% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $2,065,200 to $2,703,800","no permit shown in 2022-2024"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #9031: CLOSED · Granted; related permit 212968. Use permit #212594: 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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 16 historical violations across 8 cases.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Escape Report: Safe through Dec 2, 2027; Fire Alarm Certification: Certified through Dec 11, 2025","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-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":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1900 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"18 failed, 14 passed, and 4 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Dec 18, 2024.","why":"A PASSED or FAILED value applies to that inspection visit. CLOSED is a separate source status; none of the three alone proves the parent permit or violation case closed—or describes today’s condition.","action":"Open the parent case/permit for each material failure and confirm its later disposition.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Preparing and Serving #204770: Inactive since Sep 11, 2009; Dumpster License - Public ROW #297802: Inactive since Dec 14, 2011; Food Preparing and Serving #483023: Inactive since Jun 29, 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/"}]}