{"asOf":"2026-07-23T16:23:01.033Z","block":"2300-2399 VARE AVE","blockUrl":"https://philadelphia.blockreport.homes/block/2300-2399-vare-ave","address":"2345 VARE AVE","parcelNumber":"882000018","source":"https://property.phila.gov/?p=882000018","ownerType":"absentee","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"MA0","buildingCodeNew":"220","buildingClass":"SHOP CENT N'HOOD MASONRY","buildingClassNew":"FRANCHISE FOOD","useLabel":"Store","owner":"CEDAR-SOUTH PHILADELPHIA","coOwner":null,"marketValue":1500000,"landAssessment":1050000,"improvementAssessment":450000,"livableArea":3289,"yearBuilt":1960,"lastSale":{"price":1,"date":"2023-03-02T05:00:00Z"},"openViolations":2,"violations":[{"number":"VI-2024-012297","date":"2024-02-26","code":"F-1004.9","title":"POSTING OF OCCUPANT LOAD\n","status":"CLOSED","resolutionDate":"2024-03-01","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2024-012300","date":"2024-02-26","code":"F-607.3.3.3","title":"COMMERCIAL KITCHEN HOOD RECORDS\n","status":"CLOSED","resolutionDate":"2024-02-28","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2024-012301","date":"2024-02-27","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"CLOSED","resolutionDate":"2024-03-01","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2024-013101","date":"2024-02-29","code":"F-904.5","title":"WET CHEMICAL SYSTEMS\n","status":"CLOSED","resolutionDate":"2024-03-01","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2024-013443","date":"2024-03-01","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2024-12-17","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2024-013436","date":"2024-03-01","code":"F-906.6","title":"FIRE EXTINGUISHER UNOBSTRUCTED & UNOBSCURED\n","status":"COMPLIED","resolutionDate":"2024-12-17","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-013440","date":"2024-03-01","code":"F-906.3","title":"FIRE EXTINGUISHER SIZE & DISTRIBUTION\n","status":"COMPLIED","resolutionDate":"2024-12-17","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-013442","date":"2024-03-01","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2024-12-17","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2024-013437","date":"2024-03-01","code":"F-604.3","title":"WORKING SPACE & CLEARANCE\n","status":"COMPLIED","resolutionDate":"2024-12-17","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-050062","date":"2024-06-16","code":"A-301.1/38","title":"STRUCTURAL REPAIR","status":"COMPLIED","resolutionDate":"2025-02-19","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2024-050063","date":"2024-06-16","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2025-02-19","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2024-050064","date":"2024-06-16","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2025-02-19","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2024-050065","date":"2024-06-16","code":"PM15-304.1(H)","title":"ROOF DEFICIENCIES","status":"COMPLIED","resolutionDate":"2025-02-19","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2024-050066","date":"2024-06-16","code":"PM15-305.1","title":"INTERIOR UNSAFE GENERAL","status":"COMPLIED","resolutionDate":"2025-02-19","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2025-045622","date":"2025-06-19","code":"F-901.6","title":"INSPECTION, TESTING & MAINTENANCE\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-045621","date":"2025-06-19","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"CF-2024-014933","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2024-02-27","completedDate":"2024-03-04","violations":[{"number":"VI-2024-012297","date":"2024-02-26","code":"F-1004.9","title":"POSTING OF OCCUPANT LOAD\n","status":"CLOSED","resolutionDate":"2024-03-01","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2024-012300","date":"2024-02-26","code":"F-607.3.3.3","title":"COMMERCIAL KITCHEN HOOD RECORDS\n","status":"CLOSED","resolutionDate":"2024-02-28","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2024-012301","date":"2024-02-27","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"CLOSED","resolutionDate":"2024-03-01","resolution":"CLOSED - WRITTEN IN ERROR"}]},{"number":"CF-2024-015974","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2024-02-29","completedDate":"2024-03-01","violations":[{"number":"VI-2024-013101","date":"2024-02-29","code":"F-904.5","title":"WET CHEMICAL SYSTEMS\n","status":"CLOSED","resolutionDate":"2024-03-01","resolution":"CLOSED - WRITTEN IN ERROR"}]},{"number":"CF-2024-016312","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2024-03-01","completedDate":"2024-12-17","violations":[{"number":"VI-2024-013443","date":"2024-03-01","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2024-12-17","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2024-013436","date":"2024-03-01","code":"F-906.6","title":"FIRE EXTINGUISHER UNOBSTRUCTED & UNOBSCURED\n","status":"COMPLIED","resolutionDate":"2024-12-17","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-013440","date":"2024-03-01","code":"F-906.3","title":"FIRE EXTINGUISHER SIZE & DISTRIBUTION\n","status":"COMPLIED","resolutionDate":"2024-12-17","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-013442","date":"2024-03-01","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2024-12-17","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2024-013437","date":"2024-03-01","code":"F-604.3","title":"WORKING SPACE & CLEARANCE\n","status":"COMPLIED","resolutionDate":"2024-12-17","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2024-063188","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"COMPLIED, BALANCE DUE","createdDate":"2024-06-16","completedDate":null,"violations":[{"number":"VI-2024-050062","date":"2024-06-16","code":"A-301.1/38","title":"STRUCTURAL REPAIR","status":"COMPLIED","resolutionDate":"2025-02-19","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2024-050063","date":"2024-06-16","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2025-02-19","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2024-050064","date":"2024-06-16","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2025-02-19","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2024-050065","date":"2024-06-16","code":"PM15-304.1(H)","title":"ROOF DEFICIENCIES","status":"COMPLIED","resolutionDate":"2025-02-19","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2024-050066","date":"2024-06-16","code":"PM15-305.1","title":"INTERIOR UNSAFE GENERAL","status":"COMPLIED","resolutionDate":"2025-02-19","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2025-060891","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUSINESS COMPLIANCE INVESTIGATOR","status":"IN VIOLATION","createdDate":"2025-06-19","completedDate":null,"violations":[{"number":"VI-2025-045622","date":"2025-06-19","code":"F-901.6","title":"INSPECTION, TESTING & MAINTENANCE\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-045621","date":"2025-06-19","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2024,"n":14,"worst":"UNSAFE STRUCTURE"},{"y":2025,"n":2,"worst":null}],"investigations":[{"caseNumber":"CF-2024-014933","date":"2024-02-27","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-015974","date":"2024-02-29","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-015974","date":"2024-03-01","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-016312","date":"2024-03-01","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-014933","date":"2024-03-04","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-063188","date":"2024-06-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-063188","date":"2024-07-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-063188","date":"2024-10-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-063188","date":"2024-11-13","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-016312","date":"2024-12-17","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-063188","date":"2025-02-19","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-060891","date":"2025-06-19","type":null,"status":"FAILED"}],"inspYears":[{"y":2024,"fails":7,"passes":3},{"y":2025,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.91972767518273,"lng":-75.18771352593683,"geom":{"type":"Polygon","coordinates":[[[-75.187768882,39.919423697],[-75.188098231,39.919747695],[-75.187613817,39.920021735],[-75.187340539,39.919735335],[-75.187768882,39.919423697]]]},"liDistrict":"SOUTH","certifications":[{"number":"BC-2022-000403","type":"Special Hazards Certification","inspectionDate":"2024-01-10","result":"Certified","expirationDate":"2025-01-10","buildingId":"1534621"},{"number":"BC-2024-001253","type":"Special Hazards Certification","inspectionDate":"2024-01-10","result":"Certified","expirationDate":"2025-01-10","buildingId":"1534621"},{"number":"BC-2025-017962","type":"Sprinkler Certification","inspectionDate":"2024-10-22","result":"Certified","expirationDate":"2025-10-22","buildingId":"1534621"},{"number":"BC-2026-001131","type":"Sprinkler Certification","inspectionDate":"2025-11-06","result":"Deficient","expirationDate":null,"buildingId":"1534621"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19145","beds":null,"baths":null,"stories":1,"lotArea":23477,"zoning":"CMX3","grade":"1","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":null,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2024,"v":1300000,"taxable":1300000,"land":260000,"improvement":1040000,"taxableLand":260000,"taxableImprovement":1040000,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":1410000,"taxable":1410000,"land":282000,"improvement":1128000,"taxableLand":282000,"taxableImprovement":1128000,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":1410000,"taxable":1410000,"land":282000,"improvement":1128000,"taxableLand":282000,"taxableImprovement":1128000,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":1500000,"taxable":1500000,"land":1050000,"improvement":450000,"taxableLand":1050000,"taxableImprovement":450000,"exemptLand":0,"exemptImprovement":0}],"taxNow":19737,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2021-000976","date":"2021-02-27","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Vacant"},{"number":"CP-2023-000520","date":"2023-03-20","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-09-14","scope":"FOR LEVEL II ALTERATIONS TO INCLUDE EXTERIOR WORK, NEW PARTITIONS, FIXTURES, FURNISHINGS, FINISHES AS PER APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR MEP AND FIRE SUPPRESSION WORK. NO SIGNS THIS PERMIT."},{"number":"PP-2023-001890","date":"2023-03-21","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-09-14","scope":"Replacing all bathroom fixtures 2 water closets , 2 toilets , 1 urinal. Reconnecting existing plumbing and replacement of water heater"},{"number":"EP-2023-002459","date":"2023-06-09","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-09-01","scope":"Rewiring of BURGER KING, New SERVICE CONDUCTORS&CT CABINET,. Em. lighting ,receptacles ,equipment hook-ups,show-window receptacles. ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC. **NO FIRE ALARM ON THIS PERMIT**"},{"number":"PP-2023-010059","date":"2023-07-21","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2025-10-25","scope":"INSTALL 1\" BACKFLOW DEVICE"},{"number":"FP-2023-001767","date":"2023-07-24","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2023-09-14","scope":"EZ PERMIT SPRINKLER RELOCATION (NFPA 13)- For the Relocation of Sprinkler Heads as per attached standards. Deviations from these standards require submission of construction and site plans. RELOCATE 20 SPRINKLER HEADS"},{"number":"ZP-2023-003348","date":"2023-08-29","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"For the construction of a double drive-thru to a previously approved take-out restaurant. Size and location as per approved plans. Amendment: Add a PCPC Development review to stamp the plans for corner lots., Change the use category from Sit-Down Restaurant to Take-Out Restaurant, add addition/GFA change."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2021,"k":"permit","w":"Change of Use"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2023,"k":"permit","w":"Addition and/or Alterations"},{"y":2023,"k":"permit","w":"New construction, addition, GFA change"},{"y":2024,"k":"viol","w":"14 L&I violations incl UNSAFE STRUCTURE"},{"y":2024,"k":"insp","w":"L&I: 7 failed, 3 passed"},{"y":2024,"k":"sale","p":21000000},{"y":2025,"k":"viol","w":"2 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":false,"licenses":[{"number":"932883","type":"Food Preparing and Serving (30+ SEATS)","status":"Active","businessName":"PA REST 2471 LLC","legalName":"PA REST 2471 LLC ","address":"2345 VARE AVE","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2023-09-11","latestIssueDate":"2025-07-30","expirationDate":"2026-09-10","inactiveDate":null}],"licenseActivity":[{"number":"932883","type":"Food Preparing and Serving (30+ SEATS)","businessName":"PA REST 2471 LLC","legalName":"PA REST 2471 LLC ","issuedDate":"2023-09-11","latestIssueDate":"2025-07-30","closureDate":null,"expirationDate":"2026-09-10","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-23","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 2024"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."}],"legalChecks":[{"id":"building-certifications","level":"urgent","title":"A life-safety certification is deficient","finding":"Special Hazards Certification: Certified through Jan 10, 2025; Sprinkler Certification: Deficient","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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: PP-2023-010059 (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":"16 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"8 failed, 4 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jun 19, 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":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as commercial. 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/"}]}