{"asOf":"2026-07-25T18:25:01.852Z","block":"3900-3999 LANCASTER AVE","blockUrl":"https://philadelphia.blockreport.homes/block/3900-3999-lancaster-ave","address":"3939-41 LANCASTER AVE","parcelNumber":"881428830","source":"https://property.phila.gov/?p=881428830","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"CA0","buildingCodeNew":"804","buildingClass":"APTS 5-50 UNITS MASONRY","buildingClassNew":"APARTMENTS - LOW RISE","useLabel":"Apartment building","owner":"LANCASTER MC LP","coOwner":null,"marketValue":1846300,"landAssessment":369200,"improvementAssessment":1477100,"livableArea":12459,"yearBuilt":1960,"lastSale":{"price":2426500,"date":"2015-12-10T05:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2025-000961","date":"2025-01-07","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2025-01-21","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"3295353","date":"2014-08-15","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"CF-2025-001461","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUSINESS COMPLIANCE INVESTIGATOR","status":"CLOSED","createdDate":"2025-01-09","completedDate":"2025-01-21","violations":[{"number":"VI-2025-000961","date":"2025-01-07","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2025-01-21","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]},{"number":"479138","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"3295353","date":"2014-08-15","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2014,"n":1,"worst":null},{"y":2025,"n":1,"worst":null}],"investigations":[{"caseNumber":"38235","date":"2005-05-02","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"38234","date":"2009-08-19","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"38234","date":"2009-08-19","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"CF-2025-001461","date":"2025-01-09","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-001461","date":"2025-01-21","type":null,"status":"PASSED"}],"inspYears":[{"y":2025,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.96277487331102,"lng":-75.20100689011666,"geom":{"type":"Polygon","coordinates":[[[-75.200877769,39.962830308],[-75.200870016,39.962782938],[-75.20105315,39.962571212],[-75.201180606,39.962638007],[-75.20105359,39.962786178],[-75.201088041,39.962934921],[-75.200902603,39.962955078],[-75.200877769,39.962830308]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2022-002162","type":"Sprinkler Certification","inspectionDate":"2022-01-31","result":"Certified","expirationDate":"2023-01-31","buildingId":"1443598"},{"number":"BC-2023-000557","type":"Sprinkler Certification","inspectionDate":"2023-01-04","result":"Certified","expirationDate":"2024-01-04","buildingId":"1443598"},{"number":"BC-2023-006972","type":"Sprinkler Certification","inspectionDate":"2023-01-04","result":"Certified","expirationDate":"2024-01-04","buildingId":"1443598"},{"number":"BC-2023-013705","type":"Sprinkler Certification","inspectionDate":"2023-03-03","result":"Certified","expirationDate":"2024-03-03","buildingId":"1443598"},{"number":"BC-2024-002496","type":"Sprinkler Certification","inspectionDate":"2024-01-25","result":"Certified","expirationDate":"2025-01-25","buildingId":"1443598"},{"number":"BC-2025-000546","type":"Fire Alarm Certification","inspectionDate":"2025-01-09","result":"Certified","expirationDate":"2026-01-09","buildingId":"1443598"},{"number":"BC-2026-002611","type":"Sprinkler Certification","inspectionDate":"2025-11-25","result":"Certified","expirationDate":"2026-11-25","buildingId":"1443598"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19104","beds":null,"baths":null,"stories":3,"lotArea":6416,"zoning":"CMX2","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"2220 FAIRMOUNT AVE, PHILADELPHIA PA, 19130","mailOut":false,"appeals":[{"type":"Building standards appeal","grounds":"ON 11/4/13, THE DEPARTMENT OF LICENSES AND INSPECTIONS ISSUED A NOTICE OF REFUSAL FOR APPLICATION #479138.","status":"OPEN","outcome":null,"date":"2013-12-05","number":"21704","relatedPermit":"479138"},{"type":"Building standards appeal","grounds":"ON 10/26/15, THE DEPARTMENT OF LICENSES AND INSPECTIONS ISSUED A NOTICE OF REFUSAL FOR APPLICATION #633722.","status":"CLOSED","outcome":"APPROVED","date":"2015-12-01","number":"26387","relatedPermit":"633722"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":4,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":1015200,"taxable":350000,"land":45400,"improvement":969800,"taxableLand":45400,"taxableImprovement":304600,"exemptLand":0,"exemptImprovement":665200},{"y":2017,"v":1015200,"taxable":350000,"land":45400,"improvement":969800,"taxableLand":45400,"taxableImprovement":304600,"exemptLand":0,"exemptImprovement":665200},{"y":2018,"v":1688600,"taxable":646058,"land":168860,"improvement":1519740,"taxableLand":168860,"taxableImprovement":477198,"exemptLand":0,"exemptImprovement":1042542},{"y":2019,"v":1739200,"taxable":665418,"land":173920,"improvement":1565280,"taxableLand":173920,"taxableImprovement":491498,"exemptLand":0,"exemptImprovement":1073782},{"y":2020,"v":1756500,"taxable":672037,"land":175650,"improvement":1580850,"taxableLand":175650,"taxableImprovement":496387,"exemptLand":0,"exemptImprovement":1084463},{"y":2021,"v":1756500,"taxable":672037,"land":175650,"improvement":1580850,"taxableLand":175650,"taxableImprovement":496387,"exemptLand":0,"exemptImprovement":1084463},{"y":2022,"v":1756500,"taxable":672037,"land":175650,"improvement":1580850,"taxableLand":175650,"taxableImprovement":496387,"exemptLand":0,"exemptImprovement":1084463},{"y":2023,"v":2071600,"taxable":785136,"land":207160,"improvement":1864440,"taxableLand":207160,"taxableImprovement":577976,"exemptLand":0,"exemptImprovement":1286464},{"y":2024,"v":2071600,"taxable":785136,"land":207160,"improvement":1864440,"taxableLand":207160,"taxableImprovement":577976,"exemptLand":0,"exemptImprovement":1286464},{"y":2025,"v":2176600,"taxable":2176600,"land":326490,"improvement":1850110,"taxableLand":326490,"taxableImprovement":1850110,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":2176600,"taxable":2176600,"land":326490,"improvement":1850110,"taxableLand":326490,"taxableImprovement":1850110,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":1846300,"taxable":1846300,"land":369200,"improvement":1477100,"taxableLand":369200,"taxableImprovement":1477100,"exemptLand":0,"exemptImprovement":0}],"taxNow":30468,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"54928","date":"2007-03-12","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2007-03-12","scope":"FOR THE ERECTION OF AN HANDI-CAPPED ACCESSABLE RAMP\"FRONT\" LANCASTER AVE. SIDE ABOVE \"HATCHWAY\", ERECTION OF SIDE WALK STEEL DOORS BOTH ALONG PUBLIC FOOTWAY, LEGALIZATION OF \"REAR\" CURB-CUT, DOOR AND DRIVE HAVERFORD AVENUE. FOR A DOCTORS OFFICE 1ST FLOOR FRONT, 1ST FLOOR REAR VACANT, 2ND FLOOR FRONT VACANT, 2ND FLOOR REAR VACANT, 3RD FLOOR FRONT VACANT AND 3RD FLOOR REAR VACANT, USE REGISTRATION FOR VACANT TENANT SPACES REQUIRED PRIOR TO OCCUPANCY, NO SIGNS ON THIS APPLICATION."},{"number":"343680","date":"2011-05-27","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2011-07-07","scope":"REMOVE ONE 550 GALLON UNDERGROUND TANK"},{"number":"457494","date":"2013-03-18","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2013-03-18","scope":"FOR THE PARTIAL DEMOLITION OF EXISTING TWO(2) STORY PORTION ( PARTIAL ONE(1) STORY PORTION TO REMAIN), FOR A THIRD STORY ADDITION AND ROOF DECK ( 42\" PARAPET) ABOVE AN EXISTING TWO(2) STORY PORTION AND BALCONIES AT THE 2ND AND 3RD FLOORS. SIZE AND LOCATION AS SHOWN IN THE APPLICATION. VACANT COMMERCIAL SPACE CELLAR THRU 1ST FLOOR ( THREE STORY STRUCTURE FACING LANCASTER AVE) IN THE SAME BUILDING WITH SIX(6) UNITS AT 2ND THRU 3RD FLOORS AND FIVE DWELLING UNITS AT 1ST THRU 3RD FLOORS IN THE THREE (3) STORY STRUCTURE (FACING HARDFORD AVE). FOR A TOTAL OF ELEVEN (11) DWELLING UNITS ON LOT."},{"number":"502726","date":"2013-10-28","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2014-01-24","scope":"FOR THE INTERIOR DEMOLITION OF NON LOAD BEARING INTERIOR PARTITIONS AND FINISHES."},{"number":"479138","date":"2013-12-30","work":"Addition","type":"BP_ADDITON","description":"ADDITION PERMIT","status":"COMPLETED","completedDate":"2014-01-02","scope":"FOR PARTIAL DEMOLITION OF AN EXISTING TWO (2) STORY BUILDING & FOR THE ERECTION OF A THREE (3) STORY ADDITION, FRONTING HAVERFORD ST, OF LIGHT-FRAME CONSTRUCTION W. LOW-SLOPE ROOF & CAST-IN-PLACE SHALLOW FOOTING W. STEM WALL FOUNDATION, LEVEL III ALTERATIONS THROUGHOUT EXIST. THREE (3) STORY PORTION, FRONTING LANCASTER AVE, & A COMPLETE CHANGE OF OCCUPANCY CLASSIFICATION THROUGHOUT EXIST. PORTIONS OF PROPOSED THREE (3) STORY MIXED-USE MULTI-FAMILY BUILDING TO INCLUDE ERECTION OF PARTITIONS FOR THE CREATION OF DWELLING UNITS, INSTALLATION OF 2ND FLOOR ROOF DECK FRONTING HAVERFORD ST, & INSTALLATION OF INTERIOR STAIRWAYS; SITE TO BE CONSIDERED ONE (1) BUILDING & TO BE FULLY SPRINKLERED."},{"number":"520107","date":"2014-04-01","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2014-09-02","scope":"INSTALLATION OF FIRE SUPPRESSION SYSTEM."},{"number":"526637","date":"2014-04-09","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2014-09-02","scope":"16 TOILETS,18 LAVS,16 SHOWERS,11 KITCHENS,11 WASHER BOXES AND 4 HOT WATER HEATERS CAST IRON AND COPPER THROUGHOUT (MIXED USE)"},{"number":"533159","date":"2014-04-28","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2014-09-02","scope":"INSTALL 11 HVAC UNITS WITH DUCTWORK, SELF CONTAINED(MULTI-FAMILY)"},{"number":"552836","date":"2014-07-31","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2014-08-12","scope":"HOUSE TRAP,LATERAL,WATER SERVICE"},{"number":"542413","date":"2014-08-07","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"WIRING & INSTALL DEVICES & FIXTURES, NEW 600 AMP SERV W/150AMP TO EACH APT PNL, A/C & HEAT, PHONE, TV, HOOK-UP & NEW INTERCOM SYSTEM & FIRE ALARM SYSTEM AS PER NEC 2008 & NFPA 72 (MIXED USE) WIRING & INSTALL DEVICES & FIXTURES, NEW 600 AMP SERV W/150AMP TO EACH APT PNL, A/C & HEAT, PHONE, TV, HOOK-UP & NEW INTERCOM SYSTEM & FIRE ALARM SYSTEM AS PER NEC 2008 & NFPA 72 (MIXED USE)"},{"number":"562698","date":"2014-09-18","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2014-09-23","scope":"INSTALL CURB TRAP AND FRESH AIR INLET, PA20142612016"},{"number":"615710","date":"2015-06-08","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2015-06-08","scope":"FOR THE USE CHANGE OF AN EXISTING 3 STORY BLDG WITH CELLAR TO AN OFFICE/NON PROFIT AT THE CELLAR THRU FIRST FLOORS, AND THE 11 EXISTING DWELLINGS AT THE FIRST FLOOR THROUGH THIRD FLOORS TO REMAIN."},{"number":"623283","date":"2015-08-04","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2015-09-01","scope":"LEVEL TO INTERIOR ALTERATIONS ON THE 1ST FLOOR TO INCLUDE CONSTRUCTION OF AN ADA BATHROOM, NEW EXTERIOR CELLAR DOOR, FURRING OF WALLS, AND ALL OTHER WORK AS PER APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPRESSION WORK. NO WORK TO BUILDING ENVELOPE OR STRUCTURAL WORK ON THIS PERMIT **BASEMENT FOR ACCESSORY STORAGE - NO OFFICES IN BASEMENT**BASEMENT AND 1ST FLOOR TO BE FULLY SPRINKLERED PER NFPA 13** CERTIFICATE OF OCCUPANCY ON THIS PERMIT FOR DOCUMENTATION."},{"number":"624520","date":"2015-08-06","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-09-01","scope":"1 KIT SINK, 1 TOILET, 1 LAV, 1 SHOWER - CAST IRION AND COPPE. WORK TO BE DONE IN ACCORDANCE WITH THE PHILADELPHI PLUMBING CODE."},{"number":"630991","date":"2015-08-10","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2015-09-01","scope":"INSTALL 1 HVAC UNIT WITH DUCTWORK(MIXED USE)"},{"number":"631333","date":"2015-08-11","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2015-09-01","scope":"RELOCATE 1 SPRINKLER HEADS HORIZONTALLY"},{"number":"629798","date":"2015-08-25","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2023-12-01","scope":"INSTALLING LIGHT FIXTURES, DEVICES. EXIT SIGNS, AS PER 2008 NEC"},{"number":"659393","date":"2015-12-29","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2016-08-31","scope":"TO DOCUMENTATION THE 6-FEET BREACH ACROSS THE PARTY WALL INTO THE ADJACENT TENANT SPACE (3943 LANCASTER AVE). SEE A/P 633722 FOR PLAN."}],"storyTag":"Torn down & rebuilt","storyDelta":7.08,"timeline":[{"y":2014,"k":"permit","w":"Plumbing"},{"y":2015,"k":"permit","w":"Use"},{"y":2015,"k":"permit","w":"Major alteration"},{"y":2015,"k":"permit","w":"Plumbing"},{"y":2015,"k":"permit","w":"Mechanical"},{"y":2015,"k":"permit","w":"Suppression"},{"y":2015,"k":"permit","w":"New Construction"},{"y":2015,"k":"appeal","w":"Appeal approved"},{"y":2015,"k":"sale","p":2426500},{"y":2015,"k":"permit","w":"Administrative"},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2025,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":true,"licenses":[{"number":"544543","type":"Dumpster License - Private Property","status":"Inactive","businessName":"3939 LANCASTER ASSOCIATES","legalName":"3939 LANCASTER ASSOCIATES","address":"3939-41 LANCASTER AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2011-09-21","latestIssueDate":"2012-07-24","expirationDate":"2013-07-31","inactiveDate":null},{"number":"644218","type":"Rental","status":"Closed","businessName":"3939 LANCASTER ASSOCIATES","legalName":"3939 LANCASTER ASSOCIATES","address":"3939-41 LANCASTER AVE","revenueCode":"3202","rentalCategory":null,"units":11,"issuedDate":"2014-10-10","latestIssueDate":"2015-03-16","expirationDate":"2016-02-29","inactiveDate":null},{"number":"759949","type":"Rental","status":"Active","businessName":"Lancaster MC LP","legalName":"Lancaster MC LP","address":"3939-41 LANCASTER AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":11,"issuedDate":"2017-12-14","latestIssueDate":"2026-01-08","expirationDate":"2026-12-13","inactiveDate":null}],"licenseActivity":[{"number":"759949","type":"Rental","businessName":"Lancaster MC LP","legalName":"Lancaster MC LP","issuedDate":"2017-12-14","latestIssueDate":"2026-01-08","closureDate":null,"expirationDate":"2026-12-13","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"644218","type":"Rental","businessName":"3939 LANCASTER ASSOCIATES","legalName":"3939 LANCASTER ASSOCIATES","issuedDate":"2014-10-10","latestIssueDate":"2015-03-16","closureDate":"2016-02-29","expirationDate":"2016-02-29","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false},{"number":"544543","type":"Dumpster License - Private Property","businessName":"3939 LANCASTER ASSOCIATES","legalName":"3939 LANCASTER ASSOCIATES","issuedDate":"2011-09-21","latestIssueDate":"2012-07-24","closureDate":"2013-07-31","expirationDate":"2013-07-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","units":11,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #54928: 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":"2 permits not marked completed: 542413 (Issued), 629798 (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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Sprinkler Certification: Certified through Nov 25, 2026; Fire Alarm Certification: Certified through Jan 9, 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":"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 1960 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":"1 failed, 1 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jan 21, 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Dumpster License - Private Property #544543: 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":"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 2 cases.","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/"}]}