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INSTALL FURNISH AND INSTALL SWITCHGEAR, PANELS, TRANSFORMERS, LIGHT FIXTURES, LIGHTING CONTROL, GENERATOR, RECEPTACLES, SWITCHES CONNECTIONS TO REFRIDGERATION, HVAC, AND OWNERS EQUIPMENT. INSTALL CCTV, SECURIT, POS AND TELEPHONE WIRING AND EQUIPMENT. INSTALL"},{"number":"1040377-RI","date":"2020-03-07","work":"Rough-In","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-05-13","scope":"NEW 13.2KV SERVICE,GENERATOR,ELECTRICAL FIT-OUY FOR MIXED-USE HIGH RISE.TEMP SERVICE,VOICE,TEL/DAT,AV,SECURITY. 'O8 NEC. INSTALL COMPLETE FIRE ALARM SYSTEM PER ENGINEER SEALED AND CITY APPROVED DRAWINGS. 'O8 NEC."},{"number":"1027744","date":"2020-05-04","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-02-22","scope":"NEW APARTMENT BUILDING. COMPLETE SANITARY STORM & WATER PIPE INSIDE BUILDING. FIXTURE SCHEDULE ON BACK. INSTALLATION WILL COMPLY WITH THE 2004 PHILA PLUMBING CODE"},{"number":"1024598","date":"2020-05-07","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-01-18","scope":"FOR INTERIOR LEVEL 2 ALTERATIONS FOR FIT OUT FOR NEW MERCANTILE SPACE WITH LAYOUT AS PER PLANS."},{"number":"1051012","date":"2020-05-09","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-03-18","scope":"FOR THE INSTALLATION OF FOUR (4) AHU'S, ONE (1) GAS UNIT HEATER, THREE (3) DIRECT FIRED GAS HEATERS, FIVE (5) DUCTLESS AC SYSTEMS, ONE (1) CONVENTIONAL DXAC SYSTEM, SEVEN (7) KITCHEN HOODS WITH GREASE DUCT AND ONE (1) MUA, PER SUBMITTED PLANS."},{"number":"1040377","date":"2020-05-13","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-01-18","scope":"NEW 13.2KV SERVICE,GENERATOR,ELECTRICAL FIT-OUY FOR MIXED-USE HIGH RISE.TEMP SERVICE,VOICE,TEL/DAT,AV,SECURITY. 'O8 NEC. INSTALL COMPLETE FIRE ALARM SYSTEM PER ENGINEER SEALED AND CITY APPROVED DRAWINGS. 'O8 NEC."},{"number":"1046064","date":"2020-05-29","work":"Amend for conversion","type":"Administrative","description":"Administrative Permit","status":"Issued","completedDate":null,"scope":"FOR AN AMENDMENT TO PERMIT # 1007027 TO DOCUMENT THE LOCATION CHANGE FOR THE FIRE PUMP ROOM, ADDITION OF STANDPIPE AT THE EXIT STAIRWAYS AND NEW SPRINKLERS ADDITION TO ALL FLOOR LEVELS AS PER PLANS. NO OTHER WORK THIS PERMIT. SEPARATE PERMIT REQUIRED FOR ALL OTHER WORK."},{"number":"1046859","date":"2020-06-02","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-03-12","scope":"FURNISH AND INSTALL SWITCH GEAR, PANELS, TRANSFORMERS, LIGHT FIXTURES, LIGHTING CONTROL, GENERATOR, RECEPTACLES, SWITCHES CONNECTIONS TO REFRIGERATION, HVAC, AND OWNERS EQUIPMENT. INSTALL CCTV, SECURITY, POS AND TELEPHONE WIRING AND EQUIPMENT AS PER 2017 NEC. INSTALL FIRE ALARM SYSTEM AS PER NFPA 72. (CC DIST)"},{"number":"1047107","date":"2020-07-03","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-03-18","scope":"INSTALLATION OF WC, LAVS, URINALS, FLOOR DRAINS, FLOOR SINKS, WATER HEATERS MOP RECEPTORS, 1 COMP SINK, 2 COMP SINKS, DRINKING FOUNTAINS, COMDENSATE DRAINS PER 2018 PHILA PLUMBING CODE; FIT OUT FOR NEW GIANT SUPERMARKET"},{"number":"FP-2020-000641","date":"2020-09-04","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2021-03-18","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13 THROUGHOUT AN EXISTING COMMERCIAL SPACE IN AN EXISTING BUILDING TO INCLUDE 2\" MAIN FIRE SERVICE LINE AND 8\" DC WILKINS 350 BACKFLOW PREVENTION ASSEMBLY AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"ZP-2020-003409","date":"2020-12-16","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2022-02-22","scope":"FOR THE ERECTION OF EIGHT (8) ACCESSORY WALL SIGNS. SIZE AND LOCATION PER APPROVED PLANS. GRANTED PER ZBA VARIANCE MI-2020-003272 WITH PROVISOS THAT SIGNS AT THE NORTH, EAST AND SOUTH ELEVATION ARE NON-ILLUMINATED."},{"number":"1026594","date":"2021-01-14","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-03-02","scope":"FOR INITIAL FIT-OUT OF PREVIOUSLY APPROVED CORE & SHELL STRUCTURE TO CREATE MIXED-USE MULTI-FAMILY & RETAIL HIGH-RISE BUILDING WITH ASSEMBLY AMENITY SPACES PER APPROVED PLANS INCLUDING APPROVAL OF FIRE SERVICE ACCESS ELEVATOR ARRANAGEMENT, MODIFICATION OF UTILITY SPACES PER UTILITY PROVIDER APPROVAL & INSTALLATION OF ELEVATOR SHAFT FOR RETAIL SPACE USE; BUILDING TO BE FULLY SPRINKLERED. PA DEPT. OF LABOR & INDUSTRY (PA L&I) APPROVAL REQ'D PRIOR TO OPERATION OF ANY ELEVATOR OR LIFTING DEVICES. THIS PERMIT TO LEGALIZE ELEVATOR SHAFT CONSTRUCTION CITED UNDER CASE FILE# CF-2020-061986. SEE COMMERCIAL BUILDING PERMIT# 945405 FOR CORE & SHELL AND FLOODPROOFING APPROVALS. PERMIT AMENDMENT APPROVED 12/2/2021 FOR REDUCTION OF PLUMBING FIXTURE COUNT AT LEVEL 3 & 4 AMENITY SPACES PER PAB VARIANCE MI-2021-004251 & MINOR REVISION OF DWELLING UNIT LAYOUT CHANGES PER APPROVED PLANS."},{"number":"FP-2021-000292","date":"2021-02-03","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2021-03-08","scope":"EZ STANDARD KITCHEN FIRE SUPPRESSION- For the installation of New Wet Chemical Kitchen Fire Suppression System as per attached standard. Deviations from these standards require submission of construction and site plans. (1051012)"},{"number":"GP-2021-001176","date":"2021-03-06","work":"Sign","type":"General","description":"General Permit","status":"Completed","completedDate":"2022-02-22","scope":"FOR THE ERECTION OF ACCESSORY SIGNS AS PER PLANS."},{"number":"EP-2021-010657","date":"2021-09-30","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-09-30","scope":"Replace approximately 50 switches, receptacles and telecommunication jacks, utilizing existing wiring as per 2017 nec"},{"number":"EP-2021-011340","date":"2021-10-06","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-10-13","scope":"Furnish and install (1) 60 amp, 120/208 volt, 3-phase receptacle circuit, from existing panel. Wiring to be fished through existing ceilings and walls (no building construction work is necessary). As per 2017 NEC"},{"number":"EP-2021-011492","date":"2021-10-08","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-02-16","scope":"Replace approximately 25 switches, receptacles and telecommunication jacks, utilizing existing wiring as per 2017 nec. (No building finishes need to be cut or opened-up for this work)."},{"number":"PP-2021-017764","date":"2021-10-12","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-01-06","scope":"INSTALL 6 FLOOR DRAINS AND 1 GREASE INTERCEPTOR ACCORDING TO THE 2018 PPC."},{"number":"EP-2023-007119","date":"2023-10-02","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2025-01-30","scope":"Wachter will be installing four interior cameras all low voltage work as per 2017 nec"},{"number":"CP-2024-001904","date":"2024-05-01","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2026-05-05","scope":"FOR LEVEL II ALTERATIONS TO AN EXISTING STRUCTURE. ALTERATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS, PROVIDE FINISHES/FURNISHINGS AND ACCESSIBILITY IMPROVEMENTS THROUGHOUT. FOR USE AS PREVIOUSLY APPROVED. ALL WORK TO BE DONE PER APPROVED PLANS AND DOCUMENTATION. ***************** SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. ******************************************"},{"number":"MP-2024-002274","date":"2024-06-18","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Expired","completedDate":"2026-05-05","scope":"FOR ALTERATIONS TO THE EXISTING COMMERCIAL KITCHEN EXHAUST HOOD TO REMOVE PARTION BETWEEN HOOD 4 AND 5 AND INTERLOCK THE EXISTING SYSTEM AS PER PLANS. A SEPARATE FIRE SUPPRESSION PERMIT IS REQUIRED FOR CHANGES TO ANSUL SYSTEM NOZZLES."},{"number":"EP-2024-004822","date":"2024-06-21","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-07-18","scope":"Furnish labor and material to install new duplex and GFI receptacles as per plans. Install disconnect switch for fryer. Disconnect & reconnect new cases and equipment as per plans. Installation shall comply with the 2017 NEC."},{"number":"PP-2024-006978","date":"2024-06-24","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2026-05-05","scope":"THE RELOCATION AND REPLACEMENT OF EQUIPMENT AND THE INSTALLATION OF THREE HUB DRAINS ACCORDING TO THE 2018 PPC AND PER PLANS."}],"storyTag":"New construction","storyDelta":-0.38,"timeline":[{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2024,"k":"viol","w":"5 L&I violations incl UNSAFE STRUCTURE"},{"y":2024,"k":"insp","w":"Inspection failed ×4"},{"y":2024,"k":"appeal","w":"Appeal complete"},{"y":2025,"k":"viol","w":"3 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2026,"k":"viol","w":"2 L&I violations"},{"y":2026,"k":"insp","w":"L&I: 4 failed, 1 passed"}],"rented":true,"licenses":[{"number":"862990","type":"Rental","status":"Active","businessName":"2301 JFK Owner LP","legalName":"2301 JFK Owner LP","address":"60 N 23RD ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":311,"issuedDate":"2021-03-05","latestIssueDate":"2026-02-23","expirationDate":"2027-03-04","inactiveDate":null},{"number":"863261","type":"Food Estab, Retail Non-Permanent Location (Event)","status":"Inactive","businessName":"Mission Taqueria","legalName":"Mission Taqueria","address":"60 N 23RD ST","revenueCode":"3112","rentalCategory":null,"units":null,"issuedDate":"2021-03-09","latestIssueDate":"2021-03-09","expirationDate":"2021-03-17","inactiveDate":null},{"number":"863886","type":"Food Establishment, Retail Perm Location (Large)","status":"Active","businessName":"Giant Food INC","legalName":"Giant Food INC","address":"60 N 23RD ST","revenueCode":"3119","rentalCategory":null,"units":null,"issuedDate":"2021-03-18","latestIssueDate":"2026-02-19","expirationDate":"2027-03-17","inactiveDate":null},{"number":"863964","type":"Food Preparing and Serving","status":"Inactive","businessName":"Mission Taqueria","legalName":"Mission Taqueria","address":"60 N 23RD ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2021-03-18","latestIssueDate":"2021-03-18","expirationDate":"2022-03-17","inactiveDate":"2022-05-16"},{"number":"865508","type":"Food Preparing and Serving","status":"Active","businessName":"Lwin Family Company, LLC (Hissho Sushi)","legalName":"Lwin Family Company, LLC","address":"60 N 23RD ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2021-04-07","latestIssueDate":"2026-04-21","expirationDate":"2027-04-06","inactiveDate":null},{"number":"865972","type":"Food Preparing and Serving","status":"Inactive","businessName":"SW CoStor LLC  (Riverwalk Saladworks )","legalName":"SW CoStor LLC ","address":"60 N 23RD ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2021-04-14","latestIssueDate":"2022-06-15","expirationDate":"2023-04-13","inactiveDate":"2023-06-12"},{"number":"938875","type":"High Rise","status":"Active","businessName":"2301 JFK Owner LP","legalName":"2301 JFK Owner LP","address":"60 N 23RD ST","revenueCode":"3629","rentalCategory":null,"units":null,"issuedDate":"2023-11-28","latestIssueDate":"2025-11-14","expirationDate":"2026-11-27","inactiveDate":null},{"number":"0960348","type":"Food Preparing and Serving","status":"Active","businessName":"SUPER HONG KONG CHEF","legalName":"SUPER HONG KONG CHEF","address":"60 N 23RD ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2024-09-04","latestIssueDate":"2025-07-22","expirationDate":"2026-09-03","inactiveDate":null},{"number":"0980911","type":"Food Preparing and Serving","status":"Expired","businessName":"215 Tacos LLC (215 Tacos LLC)","legalName":"215 Tacos LLC","address":"60 N 23RD ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2025-06-05","latestIssueDate":"2025-06-05","expirationDate":"2026-06-04","inactiveDate":null}],"licenseActivity":[{"number":"0980911","type":"Food Preparing and Serving","businessName":"215 Tacos LLC (215 Tacos LLC)","legalName":"215 Tacos LLC","issuedDate":"2025-06-05","latestIssueDate":"2025-06-05","closureDate":"2026-06-04","expirationDate":"2026-06-04","inactiveDate":null,"status":"Expired","statusLabel":"Expired","active":false},{"number":"0960348","type":"Food Preparing and Serving","businessName":"SUPER HONG KONG CHEF","legalName":"SUPER HONG KONG CHEF","issuedDate":"2024-09-04","latestIssueDate":"2025-07-22","closureDate":null,"expirationDate":"2026-09-03","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"938875","type":"High Rise","businessName":"2301 JFK Owner LP","legalName":"2301 JFK Owner LP","issuedDate":"2023-11-28","latestIssueDate":"2025-11-14","closureDate":null,"expirationDate":"2026-11-27","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"865972","type":"Food Preparing and Serving","businessName":"SW CoStor LLC  (Riverwalk Saladworks )","legalName":"SW CoStor LLC ","issuedDate":"2021-04-14","latestIssueDate":"2022-06-15","closureDate":"2023-06-12","expirationDate":"2023-04-13","inactiveDate":"2023-06-12","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"865508","type":"Food Preparing and Serving","businessName":"Lwin Family Company, LLC (Hissho Sushi)","legalName":"Lwin Family Company, LLC","issuedDate":"2021-04-07","latestIssueDate":"2026-04-21","closureDate":null,"expirationDate":"2027-04-06","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"863886","type":"Food Establishment, Retail Perm Location (Large)","businessName":"Giant Food INC","legalName":"Giant Food INC","issuedDate":"2021-03-18","latestIssueDate":"2026-02-19","closureDate":null,"expirationDate":"2027-03-17","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"863964","type":"Food Preparing and Serving","businessName":"Mission Taqueria","legalName":"Mission Taqueria","issuedDate":"2021-03-18","latestIssueDate":"2021-03-18","closureDate":"2022-05-16","expirationDate":"2022-03-17","inactiveDate":"2022-05-16","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"863261","type":"Food Estab, Retail Non-Permanent Location (Event)","businessName":"Mission Taqueria","legalName":"Mission Taqueria","issuedDate":"2021-03-09","latestIssueDate":"2021-03-09","closureDate":"2021-03-17","expirationDate":"2021-03-17","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"862990","type":"Rental","businessName":"2301 JFK Owner LP","legalName":"2301 JFK Owner LP","issuedDate":"2021-03-05","latestIssueDate":"2026-02-23","closureDate":null,"expirationDate":"2027-03-04","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-28","units":311,"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, 2023, 2024, 2026"],"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":["5 permit events since 2023","1 zoning/board appeal since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 195% in 2020, but no matching permit appears in the property timeline.","evidence":["assessment moved from $19,960,500 to $58,981,900","no permit shown in 2019-2021"],"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 #1026594: Completed · Approved. Use permit #835340: 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":"6 permits not marked completed: 1013917 (EXPIRED), 1046064 (Issued), EP-2023-007119 (Expired), CP-2024-001904 (Expired), MP-2024-002274 (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":"49 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":"Sprinkler Certification: Certified through Jan 22, 2027; Fire Alarm Certification: Certified through Sep 10, 2026; Special Hazards Certification: Certified through Jun 28, 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"35 failed, 17 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Apr 29, 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":"Food Estab, Retail Non-Permanent Location (Event) #863261: Inactive; Food Preparing and Serving #863964: Inactive since May 16, 2022; Food Preparing and Serving #865972: Inactive since Jun 12, 2023; Food Preparing and Serving #0980911: Expired","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":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"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/"}]}