{"asOf":"2026-07-28T11:44:50.003Z","block":"3400-3499 OLD YORK RD","blockUrl":"https://philadelphia.blockreport.homes/block/3400-3499-old-york-rd","address":"3401 OLD YORK RD","parcelNumber":"882007870","source":"https://property.phila.gov/?p=882007870","ownerType":"absentee","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"PC0","buildingCodeNew":"223","buildingClass":"AUTO TIRE CENTER MASONRY","buildingClassNew":"AUTO SERVICE GARAGE","useLabel":"Commercial","owner":"BARKLEY MICHAEL","coOwner":null,"marketValue":272400,"landAssessment":206400,"improvementAssessment":66000,"livableArea":400,"yearBuilt":1920,"lastSale":{"price":5000,"date":"1988-09-23T04:00:00Z"},"openViolations":7,"violations":[{"number":"2665396","date":"2011-08-03","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2687924","date":"2013-01-11","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3248049","date":"2013-10-31","code":"14-1704/10","title":"NON-REGULATED LACKS PERMIT","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"VI-2022-075746","date":"2022-10-05","code":"F-3405.3","title":"DISTANCE BETWEEN PILES\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2022-075738","date":"2022-10-05","code":"F-1106.2.4","title":"TIRE STORAGE\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2022-075739","date":"2022-10-05","code":"F-310.3","title":"NO SMOKING SIGNS\n","status":"COMPLIED","resolutionDate":"2023-08-08","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-075740","date":"2022-10-05","code":"9-621(2)(A)","title":"TIRE DEALER LICENSE","status":"COMPLIED","resolutionDate":"2023-08-08","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2022-075741","date":"2022-10-05","code":"F-604.6","title":"UNAPPROVED CONDITIONS\n","status":"COMPLIED","resolutionDate":"2023-01-05","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-075744","date":"2022-10-05","code":"F-3408.2","title":"FIRE EXTINGUISHERS\n","status":"COMPLIED","resolutionDate":"2023-08-08","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-075745","date":"2022-10-05","code":"F-3405.4","title":"DISTANCE FROM LOT LINES\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2023-058362","date":"2023-08-08","code":"F-604.6","title":"UNAPPROVED CONDITIONS\n","status":"COMPLIED","resolutionDate":"2023-11-02","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-058335","date":"2023-08-08","code":"F-5003.5.1","title":"MARKING OF CONTAINERS\n","status":"COMPLIED","resolutionDate":"2023-09-15","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-058333","date":"2023-08-08","code":"F-308.1.9","title":"PORTABLE HEATING & COOKING EQUIPMENT\n","status":"COMPLIED","resolutionDate":"2023-09-15","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-058331","date":"2023-08-08","code":"F-604.3","title":"WORKING SPACE & CLEARANCE\n","status":"COMPLIED","resolutionDate":"2023-11-02","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-094322","date":"2024-11-21","code":"9-621(2)(A)","title":"TIRE DEALER LICENSE","status":"COMPLIED","resolutionDate":"2025-12-12","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2024-094321","date":"2024-11-21","code":"F-604.5 ","title":"EXTENSION CORDS\n","status":"COMPLIED","resolutionDate":"2025-10-03","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-094320","date":"2024-11-21","code":"F-2311.8.7","title":"FIRE EXTINGUISHERS AUTO REPAIR\n","status":"COMPLIED","resolutionDate":"2025-10-03","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-094319","date":"2024-11-21","code":"F-105.6.4","title":"REPAIR GARAGES/MOTOR FUEL\n","status":"COMPLIED","resolutionDate":"2025-10-03","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"289809","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2011-08-03","completedDate":"2016-07-20","violations":[{"number":"2665396","date":"2011-08-03","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"365609","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2013-01-11","completedDate":"2013-02-20","violations":[{"number":"2687924","date":"2013-01-11","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"409458","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2013-10-31","completedDate":null,"violations":[{"number":"3248049","date":"2013-10-31","code":"14-1704/10","title":"NON-REGULATED LACKS PERMIT","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"CF-2022-102930","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CODE ENFORCEMENT COURTS","status":"IN VIOLATION","createdDate":"2022-10-05","completedDate":null,"violations":[{"number":"VI-2022-075746","date":"2022-10-05","code":"F-3405.3","title":"DISTANCE BETWEEN PILES\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2022-075738","date":"2022-10-05","code":"F-1106.2.4","title":"TIRE STORAGE\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2022-075739","date":"2022-10-05","code":"F-310.3","title":"NO SMOKING SIGNS\n","status":"COMPLIED","resolutionDate":"2023-08-08","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-075740","date":"2022-10-05","code":"9-621(2)(A)","title":"TIRE DEALER LICENSE","status":"COMPLIED","resolutionDate":"2023-08-08","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2022-075741","date":"2022-10-05","code":"F-604.6","title":"UNAPPROVED CONDITIONS\n","status":"COMPLIED","resolutionDate":"2023-01-05","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-075744","date":"2022-10-05","code":"F-3408.2","title":"FIRE EXTINGUISHERS\n","status":"COMPLIED","resolutionDate":"2023-08-08","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-075745","date":"2022-10-05","code":"F-3405.4","title":"DISTANCE FROM LOT LINES\n","status":"OPEN","resolutionDate":null,"resolution":null}]},{"number":"CF-2023-078799","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2023-08-08","completedDate":"2023-11-03","violations":[{"number":"VI-2023-058362","date":"2023-08-08","code":"F-604.6","title":"UNAPPROVED CONDITIONS\n","status":"COMPLIED","resolutionDate":"2023-11-02","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-058335","date":"2023-08-08","code":"F-5003.5.1","title":"MARKING OF CONTAINERS\n","status":"COMPLIED","resolutionDate":"2023-09-15","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-058333","date":"2023-08-08","code":"F-308.1.9","title":"PORTABLE HEATING & COOKING EQUIPMENT\n","status":"COMPLIED","resolutionDate":"2023-09-15","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-058331","date":"2023-08-08","code":"F-604.3","title":"WORKING SPACE & CLEARANCE\n","status":"COMPLIED","resolutionDate":"2023-11-02","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2024-122296","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2024-11-22","completedDate":"2025-12-12","violations":[{"number":"VI-2024-094322","date":"2024-11-21","code":"9-621(2)(A)","title":"TIRE DEALER LICENSE","status":"COMPLIED","resolutionDate":"2025-12-12","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2024-094321","date":"2024-11-21","code":"F-604.5 ","title":"EXTENSION CORDS\n","status":"COMPLIED","resolutionDate":"2025-10-03","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-094320","date":"2024-11-21","code":"F-2311.8.7","title":"FIRE EXTINGUISHERS AUTO REPAIR\n","status":"COMPLIED","resolutionDate":"2025-10-03","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-094319","date":"2024-11-21","code":"F-105.6.4","title":"REPAIR GARAGES/MOTOR FUEL\n","status":"COMPLIED","resolutionDate":"2025-10-03","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2011,"n":1,"worst":null},{"y":2013,"n":2,"worst":null},{"y":2022,"n":7,"worst":null},{"y":2023,"n":4,"worst":null},{"y":2024,"n":4,"worst":null}],"investigations":[{"caseNumber":"289809","date":"2011-08-02","type":"BC INSP","status":"FAILED"},{"caseNumber":"289809","date":"2011-09-12","type":"BC INSP","status":"FAILED"},{"caseNumber":"289809","date":"2012-06-12","type":"BC INSP","status":"CLOSED"},{"caseNumber":"289809","date":"2012-12-12","type":"PRECOURT","status":"FAILED"},{"caseNumber":"289809","date":"2012-12-21","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"365609","date":"2013-01-11","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"365609","date":"2013-02-19","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"409458","date":"2013-10-31","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"409458","date":"2013-12-09","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"409458","date":"2014-03-12","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"409458","date":"2014-07-09","type":"PRECOURT","status":"FAILED"},{"caseNumber":"CF-2022-102930","date":"2022-10-05","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-102930","date":"2023-01-05","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-102930","date":"2023-03-30","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-102930","date":"2023-04-11","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-078799","date":"2023-08-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-078799","date":"2023-09-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-078799","date":"2023-11-03","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-122296","date":"2024-11-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-122296","date":"2025-10-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-122296","date":"2025-12-12","type":null,"status":"PASSED"}],"inspYears":[{"y":2011,"fails":2,"passes":0},{"y":2012,"fails":1,"passes":0},{"y":2013,"fails":3,"passes":1},{"y":2014,"fails":1,"passes":0},{"y":2022,"fails":1,"passes":0},{"y":2023,"fails":5,"passes":1},{"y":2024,"fails":1,"passes":0},{"y":2025,"fails":1,"passes":1}],"taxOwed":11113.91,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":11113.91,"principalDue":6371.05,"penaltyDue":433.67,"interestDue":1727.05,"otherChargesDue":2582.14,"yearsOwed":8,"oldestYearOwed":2010,"mostRecentYearOwed":2021,"mostRecentPaymentDate":"2019-11-12","assessmentYear":2022,"totalAssessment":77000,"taxableAssessment":77000,"exemptAbatementAssessment":0,"homesteadValue":0,"netTaxAfterHomestead":1077.85,"actionableAtSnapshot":true,"paymentAgreementAtSnapshot":false,"bankruptcyAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.00453816501621,"lng":-75.14834810866681,"geom":{"type":"Polygon","coordinates":[[[-75.148157516,40.004570164],[-75.14846538,40.004437735],[-75.14842143,40.004606595],[-75.148157516,40.004570164]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2025-024392","type":"Fire Alarm Certification","inspectionDate":"2025-09-18","result":"Certified","expirationDate":"2026-09-18","buildingId":"1551517"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19140","beds":null,"baths":null,"stories":1,"lotArea":2232,"zoning":"CMX1","grade":"E","basement":null,"heater":null,"centralAir":null,"extCond":"6","intCond":"6","garage":null,"homestead":false,"mail":"185 E CHELTEN AVE, PHILADELPHIA PA, 19144","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"CERTIFICATE FOR AN AUTO REPAIR SHOP (NO BODY AND FENDER WORK, NO PAINTING) WITHIN AN EXISTING STRUCTURE.","status":"CLOSED","outcome":"Denied","date":"2012-09-05","number":"16552","relatedPermit":"364215"}],"taxYears":[{"year":2015,"total":69.89,"principal":48.4,"interest":3.47,"penalty":3.49},{"year":2016,"total":1079.57,"principal":909.03,"interest":13.64,"penalty":9.09}],"taxNet":1149.46,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":70400,"taxable":70400,"land":33480,"improvement":36920,"taxableLand":33480,"taxableImprovement":36920,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":70400,"taxable":70400,"land":33480,"improvement":36920,"taxableLand":33480,"taxableImprovement":36920,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":76500,"taxable":76500,"land":65820,"improvement":10680,"taxableLand":65820,"taxableImprovement":10680,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":76800,"taxable":76800,"land":55200,"improvement":21600,"taxableLand":55200,"taxableImprovement":21600,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":77000,"taxable":77000,"land":55240,"improvement":21760,"taxableLand":55240,"taxableImprovement":21760,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":77000,"taxable":77000,"land":55240,"improvement":21760,"taxableLand":55240,"taxableImprovement":21760,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":77000,"taxable":77000,"land":55240,"improvement":21760,"taxableLand":55240,"taxableImprovement":21760,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":133900,"taxable":133900,"land":108698,"improvement":25202,"taxableLand":108698,"taxableImprovement":25202,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":133900,"taxable":133900,"land":108698,"improvement":25202,"taxableLand":108698,"taxableImprovement":25202,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":185790,"taxable":185790,"land":78670,"improvement":107120,"taxableLand":78670,"taxableImprovement":107120,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":185700,"taxable":185700,"land":78580,"improvement":107120,"taxableLand":78580,"taxableImprovement":107120,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":272400,"taxable":272400,"land":206400,"improvement":66000,"taxableLand":206400,"taxableImprovement":66000,"exemptLand":0,"exemptImprovement":0}],"taxNow":2599,"familyHeld":true,"lastTransferNominal":true,"permits":[],"storyTag":"History","storyDelta":null,"timeline":[{"y":2012,"k":"appeal","w":"Appeal denied"},{"y":2013,"k":"viol","w":"2 L&I violations"},{"y":2022,"k":"viol","w":"7 L&I violations"},{"y":2022,"k":"insp","w":"Inspection failed"},{"y":2023,"k":"viol","w":"4 L&I violations"},{"y":2023,"k":"insp","w":"L&I: 5 failed, 1 passed"},{"y":2024,"k":"viol","w":"4 L&I violations"},{"y":2024,"k":"insp","w":"Inspection failed"},{"y":2025,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":false,"licenses":[{"number":"284044","type":"Motor Vehicle Repair / Fuel Dispensing","status":"Inactive","businessName":"T/A RICKY'S FLAT & FIX AUTO","legalName":"T/A RICKY'S FLAT & FIX AUTO","address":"3401 OLD YORK RD","revenueCode":"3311","rentalCategory":null,"units":null,"issuedDate":"1999-01-27","latestIssueDate":"1999-01-27","expirationDate":"2000-12-31","inactiveDate":"2012-07-24"},{"number":"930417","type":"Motor Vehicle Repair / Fuel Dispensing","status":"Inactive","businessName":"L & H TIRE SHOP INC","legalName":"L & H TIRE SHOP INC ","address":"3401 OLD YORK RD","revenueCode":"3311","rentalCategory":null,"units":null,"issuedDate":"2023-08-08","latestIssueDate":"2023-08-08","expirationDate":"2024-08-07","inactiveDate":"2024-10-06"},{"number":"930418","type":"Tire Dealer","status":"Inactive","businessName":"L & H TIRE SHOP INC","legalName":"L & H TIRE SHOP INC ","address":"3401 OLD YORK RD","revenueCode":"3315","rentalCategory":null,"units":null,"issuedDate":"2023-08-08","latestIssueDate":"2023-08-08","expirationDate":"2024-08-07","inactiveDate":"2024-10-06"},{"number":"0990572","type":"Tire Dealer","status":"Active","businessName":"M & R TIRE SHOP LLC","legalName":"M & R TIRE SHOP LLC","address":"3401 OLD YORK RD","revenueCode":"3315","rentalCategory":null,"units":null,"issuedDate":"2025-10-06","latestIssueDate":"2025-10-06","expirationDate":"2026-10-05","inactiveDate":null}],"licenseActivity":[{"number":"0990572","type":"Tire Dealer","businessName":"M & R TIRE SHOP LLC","legalName":"M & R TIRE SHOP LLC","issuedDate":"2025-10-06","latestIssueDate":"2025-10-06","closureDate":null,"expirationDate":"2026-10-05","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"930417","type":"Motor Vehicle Repair / Fuel Dispensing","businessName":"L & H TIRE SHOP INC","legalName":"L & H TIRE SHOP INC ","issuedDate":"2023-08-08","latestIssueDate":"2023-08-08","closureDate":"2024-10-06","expirationDate":"2024-08-07","inactiveDate":"2024-10-06","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"930418","type":"Tire Dealer","businessName":"L & H TIRE SHOP INC","legalName":"L & H TIRE SHOP INC ","issuedDate":"2023-08-08","latestIssueDate":"2023-08-08","closureDate":"2024-10-06","expirationDate":"2024-08-07","inactiveDate":"2024-10-06","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"284044","type":"Motor Vehicle Repair / Fuel Dispensing","businessName":"T/A RICKY'S FLAT & FIX AUTO","legalName":"T/A RICKY'S FLAT & FIX AUTO","issuedDate":"1999-01-27","latestIssueDate":"1999-01-27","closureDate":"2012-07-24","expirationDate":"2000-12-31","inactiveDate":"2012-07-24","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-27","signals":[{"kind":"record-pressure","level":"strong","title":"Records to verify together","summary":"Several independent, separately dated records stack up here and deserve prompt verification.","evidence":["7 open L&I violations","$11,114 appeared in the City's June 2022 delinquency snapshot","a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2022, 2023, 2024"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 47% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $185,700 to $272,400","no permit shown in 2026-2028"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"violations","level":"attention","title":"7 open L&I violations","finding":"18 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":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$11,113.91 was recorded in the City’s 2022-06 delinquency snapshot for 2010–2021.","why":"That is historical evidence, not today’s amount due. A current exemption, payment, credit, or assistance agreement can coexist with an older snapshot row.","action":"Check period balances and request a dated Property Payoff statement for settlement.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"15 failed, 3 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Dec 12, 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":"Motor Vehicle Repair / Fuel Dispensing #284044: Inactive since Jul 24, 2012; Motor Vehicle Repair / Fuel Dispensing #930417: Inactive since Oct 6, 2024; Tire Dealer #930418: Inactive since Oct 6, 2024","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 and appears related-party/family-held.","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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Sep 18, 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":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"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/"}]}