{"asOf":"2026-07-30T07:54:41.079Z","block":"4300-4399 FRANKFORD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/4300-4399-frankford-ave","address":"4342 FRANKFORD AVE","parcelNumber":"882000052","source":"https://property.phila.gov/?p=882000052","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"MD0","buildingCodeNew":"233","buildingClass":"SHOP CENT STRIP MASONRY","buildingClassNew":"STRIP SHOPPING CENTER","useLabel":"Store","owner":"E & R PROPERTIES MANAGEMENT INC","coOwner":null,"marketValue":4668100,"landAssessment":933600,"improvementAssessment":3734500,"livableArea":17600,"yearBuilt":1986,"lastSale":{"price":1,"date":"2021-09-30T04:00:00Z"},"openViolations":3,"violations":[{"number":"VI-2023-088807","date":"2023-11-11","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2024-01-16","resolution":"COMPLIED - BY 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CONDITIONS\n","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2026-06-15","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=948208793&hash=77AA44B739B488B262CA2D6024B6C7BC45C5262AF81396561B4F90D6E750AAEA"}],"violationCases":[{"number":"CF-2023-117608","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2023-11-11","completedDate":"2024-01-16","noticeUrl":null,"violations":[{"number":"VI-2023-088807","date":"2023-11-11","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2024-01-16","resolution":"COMPLIED - BY ENFORCEMENT ACTION","latestInvestigationDate":"2023-12-20","underAppeal":false,"noticeUrl":null}]},{"number":"CF-2025-119974","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP","status":"IN VIOLATION","createdDate":"2025-10-31","completedDate":null,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=929438626&hash=3B7C3F04FB03403B87D0948ED3A78FA9F7C88898F719785AA724C62FEA74E5C6","violations":[{"number":"VI-2025-086451","date":"2025-10-31","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2026-03-31","resolution":"COMPLIED - BY ENFORCEMENT ACTION","latestInvestigationDate":"2026-01-15","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=929438626&hash=3B7C3F04FB03403B87D0948ED3A78FA9F7C88898F719785AA724C62FEA74E5C6"}]},{"number":"CF-2026-001765","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QUALITY OF LIFE COURTS","status":"IN VIOLATION","createdDate":"2026-01-07","completedDate":null,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=948208793&hash=77AA44B739B488B262CA2D6024B6C7BC45C5262AF81396561B4F90D6E750AAEA","violations":[{"number":"VI-2026-001363","date":"2026-01-08","code":"F-901.11.1","title":"FIRE ALARM MONITORING\n","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2026-06-15","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=948208793&hash=77AA44B739B488B262CA2D6024B6C7BC45C5262AF81396561B4F90D6E750AAEA"},{"number":"VI-2026-001364","date":"2026-01-08","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2026-06-15","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=948208793&hash=77AA44B739B488B262CA2D6024B6C7BC45C5262AF81396561B4F90D6E750AAEA"},{"number":"VI-2026-001365","date":"2026-01-08","code":"F-604.6","title":"UNAPPROVED CONDITIONS\n","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2026-06-15","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=948208793&hash=77AA44B739B488B262CA2D6024B6C7BC45C5262AF81396561B4F90D6E750AAEA"}]}],"violYears":[{"y":2023,"n":1,"worst":null},{"y":2025,"n":1,"worst":null},{"y":2026,"n":3,"worst":null}],"investigations":[{"caseNumber":"CF-2023-117608","date":"2023-11-11","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-117608","date":"2023-11-30","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-117608","date":"2023-12-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-119974","date":"2025-10-31","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-119974","date":"2025-12-05","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-001765","date":"2026-01-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-119974","date":"2026-01-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-001765","date":"2026-03-23","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-001765","date":"2026-06-15","type":null,"status":"FAILED"}],"inspYears":[{"y":2023,"fails":3,"passes":0},{"y":2025,"fails":2,"passes":0},{"y":2026,"fails":4,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.012453059296774,"lng":-75.08833850034449,"geom":{"type":"Polygon","coordinates":[[[-75.08773781,40.012531149],[-75.088098099,40.012152779],[-75.088234548,40.011937514],[-75.088908572,40.012349275],[-75.088921737,40.012335911],[-75.088961614,40.012357211],[-75.088410911,40.012950503],[-75.087726506,40.012543042],[-75.08773781,40.012531149]]]},"liDistrict":"EAST","certifications":[{"number":"BC-2022-005473","type":"Fire Alarm Certification","inspectionDate":"2022-03-22","result":"Certified","expirationDate":"2023-03-22","buildingId":"1227512"},{"number":"BC-2022-008908","type":"Fire Alarm Certification","inspectionDate":"2022-06-29","result":"Certified","expirationDate":"2023-06-29","buildingId":"1227512"},{"number":"BC-2023-000757","type":"Fire Alarm Certification","inspectionDate":"2023-01-11","result":"Certified","expirationDate":"2024-01-11","buildingId":"1227511"},{"number":"BC-2025-021032","type":"Special Hazards Certification","inspectionDate":"2024-08-05","result":"Certified","expirationDate":"2025-08-05","buildingId":"1227512"},{"number":"BC-2024-022109","type":"Special Hazards Certification","inspectionDate":"2024-08-05","result":"Deficient","expirationDate":null,"buildingId":"1227512"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19124","beds":null,"baths":null,"stories":1,"lotArea":64322,"zoning":"ICMX","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"4342 FRANKFORD AVE, PHILADELPHIA PA, 19124","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2023,"v":2317100,"taxable":2317100,"land":1621970,"improvement":695130,"taxableLand":1621970,"taxableImprovement":695130,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":2317100,"taxable":2317100,"land":1621970,"improvement":695130,"taxableLand":1621970,"taxableImprovement":695130,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":2313800,"taxable":2313800,"land":462760,"improvement":1851040,"taxableLand":462760,"taxableImprovement":1851040,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":2313800,"taxable":2313800,"land":462760,"improvement":1851040,"taxableLand":462760,"taxableImprovement":1851040,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":4668100,"taxable":3500109,"land":933600,"improvement":3734500,"taxableLand":933600,"taxableImprovement":2566509,"exemptLand":0,"exemptImprovement":1167991}],"taxNow":32389,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"ZP-2021-002402","date":"2021-07-09","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2023-03-28","scope":"FOR ERECTION CANOPIES AND NEW ENTRIES AS PART OF THE EXISTING STRUCTURE (NO CHANGE IN HEIGHT). SIZE AND LOCATION AS SHOWN IN THE APPLICATION / PLAN. (SEE UNITY OF USE PERMIT ZP-2021-007919)"},{"number":"ZP-2021-006881","date":"2021-07-15","work":"Lot Line Relocation","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Relocation of lot lines to create one lot (LOT -1) from two deeded lots ( 4342-44 Frankford Ave and 4346-58 Frankford Ave) in two separate OPA accounts. ( Size and location as shown on the plan). Amend on 8/5/21 to add PCPC Stamp to ePLAN"},{"number":"ZP-2021-008521","date":"2021-07-29","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Retail Sales - Food, Beverages, and Groceries - Fresh Food Market"},{"number":"CP-2021-009120","date":"2022-02-22","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-03-28","scope":"FOR A LEVEL II INTERIOR ALTERATIONS (NO CHANGE IN OCCUPANCY ). FOR A MERCANTILE OCCUPANCY IN AN EXISTING SHOPPING CENTER. ALTERATIONS TO INCLUDE INSTALLATION OF NEW WALL PARTITIONS, PROVIDE FINISHES AND FURNISHINGS THROUGHOUT . EXTERIOR WORK TO BE INCLUDED AS PART OF THE SCOPE OF WORK AS PER APPROVED PLANS. ALL WORK TO BE DONE PER APPROVED PLANS.** IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK**IEBC 2018**EXISTING BUILDING FULLY SPRINKLERED** SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK**"},{"number":"MP-2022-002646","date":"2022-05-16","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-03-28","scope":"INSTALLATION OF NEW HVAC SYSTEM FOR A RETAIL SPACE AS PER APPROVED PLANS. *2018 IMC REVIEW*"},{"number":"PP-2022-008972","date":"2022-06-08","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-03-28","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."},{"number":"ZP-2022-009692","date":"2022-09-09","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF TWO (2) ILLUMINATED WALL SIGNS BELOW THE ROOF LINE OF A ONE (1) STORY DETACHED STRUCTURE. SIZE AND LOCATION AS SHOWN IN APPLICATION / PLAN."},{"number":"EP-2022-007499","date":"2022-10-04","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-01-04","scope":"- Furnish/ Install all lighting, switches, devices, show-window receptacles, exit and emergency lighting and distribution . ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC. **SEPARATE FIRE ALARM PERMIT IS REQ'D**"},{"number":"EP-2022-012827","date":"2022-12-31","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-01-10","scope":"Dollar General and Main Electric Room Fire Alarm 2- Duct detector test switches 1-Annunciator 19-smoke detectors 2-strobe only 3-pull station 6-horn strobe 1-exterior horn strobe 1-monitor module 1-stamped drawing As per 2016 NFPA 72"},{"number":"PP-2022-017485","date":"2023-02-21","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"New 4 inch water service cap and valve for future tenant, 6 inch sanitary main drain Installing new house traps and fresh air intake"},{"number":"ZP-2023-005353","date":"2023-05-24","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Maintenance and Repair of Consumer Goods"},{"number":"CP-2023-001170","date":"2023-09-22","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-08-19","scope":"FOR A TENANT-FITOUT TO INCLUDE AN OCCUPANCY CHANGE TO CREATE A BUSINESS OCCUPY FOR SEL-SERVICE LAUNDROMAT. ALTERATIONS TO INCLUDE INSTALLATION OF NEW WALL PARTITIONS, ADA RESTROOMS, PROVIDE FINISHES AND FURNISHINGS THROUGHOUT AS PER APPROVED PLANS. ALL WORK TO BE DONE PER APPROVED PLANS. ** IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK **IEBC 2018** SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK**"},{"number":"EP-2022-012283","date":"2024-02-05","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-09-13","scope":"Commercial, new 800 amps electrical service as per 2017 NEC"},{"number":"MP-2024-004447","date":"2024-10-18","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-12-03","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES - For the installation of New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans. We will be replacing 2 rooftop package units, in like and kind, ONLY. NO OTHER WORK ON THIS PERMIT."},{"number":"PP-2024-011008","date":"2024-11-27","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-08-15","scope":"First floor install (2) WC (2) Lava (2) floor drains (1) water heater and 50 washer machines, 1 backflow- 58 FIXTURES"},{"number":"EP-2024-007916","date":"2024-12-06","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-07-11","scope":"INSTALL (6) 225 AMP 225 AMP 120/208V 1 PHASE PANELS & FEEDERS, INSTALL LIGHTS NORMAL & EMERGENCY, SWITCHES, SENSORS & RECEPTACLES. PROVIDE POWER FOR THE WASHERS, DRYERS, HOT WATER HEATERS & MECHANICAL EQUIPMENT. INSTALL A NEW FIRE ALARM SYSTEM THROUGHOUT. ALL WORK IN ACCORDANCE WITH THE 2017 NEC. * THE 800 AMP SERVICE & PANEL IS EXISTING."},{"number":"MP-2024-005163","date":"2024-12-06","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-08-19","scope":"Installation of 3 new rooftop units each with 1 curb underneath the unit, and Installation of a new main supply and return per unit as per approved plans."},{"number":"MP-2024-005919","date":"2025-02-06","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-08-15","scope":"FOR INSTALLATION OF 30 COMMERICAL DRYERS WITH ASSOCIATED EXHAUST DUCT AS PER APPROVED PLANS."},{"number":"ZP-2025-001429","date":"2025-04-15","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLALTION OF THREE STATICALLY ILLUMINATED FLAT WALL SIGNS, SIZE AND LOCATION AS SHOWN ON THE PLANS."},{"number":"CP-2025-005865","date":"2026-02-27","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR INSTALLATION OF NEW EXTERIOR SERVICE RAMP AS PER APPROVED PLANS."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2025,"k":"insp","w":"Inspection failed ×2"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"viol","w":"3 L&I violations"},{"y":2026,"k":"insp","w":"Inspection failed ×4"}],"rented":false,"licenses":[{"number":"280883","type":"Dumpster License - Private Property","status":"Inactive","businessName":"THE SALVATION ARMY","legalName":"THE SALVATION ARMY","address":"4342 FRANKFORD AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2002-11-07","latestIssueDate":"2002-11-07","expirationDate":"2010-07-31","inactiveDate":null},{"number":"339273","type":"Food Preparing and Serving (30+ SEATS)","status":"Inactive","businessName":"THE SALVATION ARMY","legalName":"THE SALVATION ARMY","address":"4342 FRANKFORD AVE","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2005-09-30","latestIssueDate":"2006-04-13","expirationDate":"2007-04-30","inactiveDate":null},{"number":"915531","type":"Food Establishment, Retail Perm Location (Large)","status":"Active","businessName":"DOLLAR GENERAL#24103","legalName":"DOLLAR GENERAL#24103","address":"4342 FRANKFORD AVE","revenueCode":"3119","rentalCategory":null,"units":null,"issuedDate":"2023-01-31","latestIssueDate":"2026-01-23","expirationDate":"2027-01-30","inactiveDate":null}],"licenseActivity":[{"number":"915531","type":"Food Establishment, Retail Perm Location (Large)","businessName":"DOLLAR GENERAL#24103","legalName":"DOLLAR GENERAL#24103","issuedDate":"2023-01-31","latestIssueDate":"2026-01-23","closureDate":null,"expirationDate":"2027-01-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"339273","type":"Food Preparing and Serving (30+ SEATS)","businessName":"THE SALVATION ARMY","legalName":"THE SALVATION ARMY","issuedDate":"2005-09-30","latestIssueDate":"2006-04-13","closureDate":"2007-04-30","expirationDate":"2007-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"280883","type":"Dumpster License - Private Property","businessName":"THE SALVATION ARMY","legalName":"THE SALVATION ARMY","issuedDate":"2002-11-07","latestIssueDate":"2002-11-07","closureDate":"2010-07-31","expirationDate":"2010-07-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-29","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":["3 open L&I violations","failed L&I inspection activity in 2023, 2025, 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":["8 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"building-certifications","level":"urgent","title":"A life-safety certification is deficient","finding":"Fire Alarm Certification: Certified through Jan 11, 2024; Special Hazards 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":"2 permits not marked completed: PP-2022-017485 (Issued), CP-2025-005865 (Issued).","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":"3 open L&I violations","finding":"5 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":"9 failed, 0 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jun 15, 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":"Dumpster License - Private Property #280883: Inactive; Food Preparing and Serving (30+ SEATS) #339273: 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":"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":"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/"}]}