{"asOf":"2026-07-23T07:59:54.446Z","block":"0-99 S 40TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/0-99-s-40th-st","address":"36 S 40TH ST","parcelNumber":"882016180","source":"https://property.phila.gov/?p=882016180","ownerType":"vacant","kind":"vacant land","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"SC","buildingCodeNew":null,"buildingClass":"VACANT LAND COMMER < ACRE","buildingClassNew":null,"useLabel":"Vacant lot","owner":"TRUSTEES OF THE UNIVERSIT","coOwner":null,"marketValue":252300,"landAssessment":252300,"improvementAssessment":0,"livableArea":null,"yearBuilt":null,"lastSale":{"price":575000,"date":"2012-10-12T04:00:00Z"},"openViolations":0,"violations":[{"number":"3435714","date":"2014-10-18","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3386312","date":"2014-11-07","code":"14-1704/10","title":"NON-REGULATED LACKS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3420830","date":"2014-11-07","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5272253","date":"2019-11-13","code":"PM15-304.1D","title":"EXTERIOR STRUCT UNSAFE COND 4","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5272252","date":"2019-11-13","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"457410","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2014-10-18","completedDate":null,"violations":[{"number":"3435714","date":"2014-10-18","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"459821","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2014-11-07","completedDate":"2015-03-10","violations":[{"number":"3386312","date":"2014-11-07","code":"14-1704/10","title":"NON-REGULATED LACKS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"459822","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2014-11-07","completedDate":"2015-01-12","violations":[{"number":"3420830","date":"2014-11-07","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"715649","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2019-11-13","completedDate":"2020-01-15","violations":[{"number":"5272253","date":"2019-11-13","code":"PM15-304.1D","title":"EXTERIOR STRUCT UNSAFE COND 4","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5272252","date":"2019-11-13","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2014,"n":3,"worst":null},{"y":2019,"n":2,"worst":"EXTERIOR STRUCT UNSAFE COND 4"}],"investigations":[{"caseNumber":"457410","date":"2014-10-18","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"459821","date":"2014-11-06","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"459822","date":"2014-11-06","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"457410","date":"2014-11-25","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"459822","date":"2014-12-12","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"457410","date":"2014-12-30","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"459822","date":"2015-01-12","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"457410","date":"2015-03-09","type":"PRECOURT","status":"PASSED"},{"caseNumber":"459821","date":"2015-03-10","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"715649","date":"2019-11-12","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"715649","date":"2019-12-18","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"715649","date":"2020-01-14","type":"CSUINITIAL","status":"PASSED"}],"inspYears":[{"y":2014,"fails":5,"passes":0},{"y":2015,"fails":0,"passes":3},{"y":2019,"fails":2,"passes":0},{"y":2020,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.95611434830468,"lng":-75.20248111740578,"geom":{"type":"Polygon","coordinates":[[[-75.202280004,39.956117617],[-75.202291168,39.956063393],[-75.202682234,39.956111085],[-75.202671071,39.956165302],[-75.202280004,39.956117617]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19104","beds":null,"baths":null,"stories":null,"lotArea":2220,"zoning":"CMX4","grade":null,"basement":null,"heater":null,"centralAir":null,"extCond":null,"intCond":null,"garage":null,"homestead":false,"mail":"3101 WALNUT ST, PHILADELPHIA PA, 19104","mailOut":false,"appeals":[{"type":"BBS Permit Denial","grounds":"For level II alterations and change in occupancy classification for restaurant fit out of existing vanilla shell space. New work to include interior partitions, finishes, lighting, millwork, furniture and equipment as per plans.","status":"Completed","outcome":"Approved","date":"2020-12-15","number":"CP-2020-005399","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":4,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":308900,"taxable":308900,"land":49244,"improvement":259656,"taxableLand":49244,"taxableImprovement":259656,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":308900,"taxable":308900,"land":49244,"improvement":259656,"taxableLand":49244,"taxableImprovement":259656,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":335500,"taxable":335500,"land":67141,"improvement":268359,"taxableLand":67141,"taxableImprovement":268359,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":308600,"taxable":308600,"land":308600,"improvement":0,"taxableLand":308600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":310900,"taxable":310900,"land":310900,"improvement":0,"taxableLand":310900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":310900,"taxable":310900,"land":310900,"improvement":0,"taxableLand":310900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":310900,"taxable":310900,"land":310900,"improvement":0,"taxableLand":310900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":310900,"taxable":310900,"land":310900,"improvement":0,"taxableLand":310900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":310900,"taxable":310900,"land":310900,"improvement":0,"taxableLand":310900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":326400,"taxable":326400,"land":326400,"improvement":0,"taxableLand":326400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":326400,"taxable":326400,"land":326400,"improvement":0,"taxableLand":326400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":252300,"taxable":252300,"land":252300,"improvement":0,"taxableLand":252300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0}],"taxNow":4569,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"816594","date":"2017-11-10","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2017-11-10","scope":"COMPLETE DEMOLISHION OF EXISTING STRUCTURE."},{"number":"827772","date":"2017-11-10","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2017-11-10","scope":"USES AT 36 S 40TH ST, 4001 CHESTNUT ST, AND CHESTNUT ST WILL BE SUBJECT TO ATTACHED ZONING LOT DECLARATIONS WITH UNITY OF USES BETWEEN 3 LOTS. DEMO OF BLDG AT 36 S 40TH ST AND PORTIONS OF 4003 CHESTNUT ST. CONSTRUCTION OF STAIRS AND WOOD DECK 403 CHESTNUT ST"},{"number":"831147","date":"2017-11-10","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2017-11-10","scope":"FOR THE ERECTION OF A REAR DECK WITH STAIRS TO GRADE, FOR USE AS A SITDOWN RESTAURANT ON A PORTION OF THR FIRST FLOOR , FOR BUSINESS AND PROFESSIONAL OFFOCES ON A PORTION OF THE SECOND FLOOR, FOR THREE DWELLING UNITS ON A PORTION OF THE FIRST FLOOR, A PORTION OF THE SECOND FLOOR ON THE THIRD FLOOR (TOTAL THREE(3) DWELLING UNITS)"},{"number":"840831","date":"2017-12-20","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-01-29","scope":"SEAL LATERAL PA20173540783 REMOVE HOUSE TRAP AND HERMETICALLY SEALING THE LATERAL BY A CAP OR PLUG PER SECTION P-606.1 OF THE PHILADELPHIA PLUMBING CODE 2004 - \"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"845581","date":"2018-02-16","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2018-02-16","scope":"FOR DEMOLITION OF THE EXISTING ATTACHED ONE-STORY STRUCTURE. LOT TO REMAIN VACANT."},{"number":"845582","date":"2018-02-20","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"EXPIRED","completedDate":null,"scope":"THE COMPLETE DEMOLITION OF AN EXISTING, ATTACHED, ONE (1) STORY STRUCTURE. STRUCTURE TO BE DEMOLISHED BY HAND AND WITH HAND HELD TOOLS ONLY. PEDESTRIAN PROTECTION TO BE IN PLACE PRIOR TO START OF WORK AND TO BE MAINTAINED DURING ALL DEMOLITION ACTIVITIES. * A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED WITHIN MIN. 6 FEET OF BUILDING FAÇADE IN ACCORDANCE WITH SECTION 3306 OF THE IBC. SEPARATE BUILDING AND/OR STREETS DEPARTMENT PERMITS ARE REQUIRED. * 21 DAY POSTING AND NOTICE REQUIRED PER A-303.2 * ASBESTOS REMEDIATION REQUIRED PRIOR TO START OF WORK"},{"number":"851275","date":"2018-03-12","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2018-03-12","scope":"FOR THE DEMOLITION OF EXISTING STRUCTURE(36 S 40TH ST) AND FOR THE PARTIAL DEMOLITION OF EXISTING STRUCTURE, FOR THE THREE(3) STORY ADDITION WITH COVERED EXTERIOR STAIR, FOR THE ERECTION OF A DECK AT GRADE AT REAR OF 4003 CHESTNUT STREET FOR A OUTDOOR SEATING ACCESSORY TO EXISTING SIT-DOWN RESTAURANT (LOCATED AT 4001 CHESTNUT ST) AND VISITOR ACCOMMODATIONS LOCATED AT 4003 CHESTNUT ST, FOR A VISITOR ACCOMMODATIONS ( 12 UNITS) FROM BASEMENT THRU THIRD FLOORS , EXISTING SIT-DOWN RESTAURANT FROM BASEMENT THRU FIRST FLOOR IN THE SAME BUILDING WITH BUSINESS AND PROFESSIONAL OFFICE AT SECOND FLOOR WITH ALL EXISTING SIGNS AND ALL EXISTING USES AS PREVIOUSLY APPROVED.NO SIGN ON THIS APPLICATION.( SEE APP# 827772,827773, 827774 AND 831147 FOR THE UNITY OF USE). SIZE AND LOCATION AS SHOWN IN THE APPLICATION."},{"number":"899981","date":"2018-11-08","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2021-05-10","scope":"VACANT PARCEL TO BE USED AS OUTDOOR SEATING FOR PROPOSED RESTAURANT. ERECTION OF SCREEN AND GATE ALONG STREET FRONTAGE, PERIMETER FENCING, AND TRASH ENCLOSURE. SEE APP# 899979 FOR APPROVED PLANS."},{"number":"930023","date":"2018-12-11","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2018-12-11","scope":"FOR THE ERECTION OF THREE(3) STORY ADDITION AT REAR;FOR THE PARTIAL DEMOLITION OF EXISTING STRUCTURE; FOR THE ERECTION OF COVERED EXTERIOR STAIR, FOR THE ERECTION OF METAL DECK (AT 4003 CHESTNUT ST) FOR A SIT-DOWN RESTAURANT AT SPACE# 1 AND FINANCIAL INSTITUTIONAL AT SPACE# 2 AT FIRST FLOOR AND SIT-DOWN RESTAURANT AT SECOND FLOOR (AT 4001 CHESTNUT ST); FOR A VISITOR ACCOMODATIONS(7 UNITS) AND MULTI-FAMILY HOUSEHOLD LIVING(5 DWELLING UNITS) WITH OUTDOOR SEATING AREA (AT 4003 CHESTNUT ST) AND OUTDOOR SEATING AREA AT 36 S 40TH ST.(UNITY OF USE AGREEMENT THREE(3) CONTIGUOUS LOTS, 36 S 40TH ST, 4001 CHESTNUT ST AND 4003 CHESTNUT ST AS PREVIOUSLY APPROVED AS PER APPLICATION# 851275 WITH ALL EXISTING SIGNS AS PREVIOUSLY APPROVED.SIZE AND LOCATION AS SHOWN IN THE APPLICATION."},{"number":"958261","date":"2019-04-03","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2019-04-03","scope":"FOR THE PARTIAL DEMOLITION OF EXISTING STRUCTURE ( 4003 CHESTNUT STREET);FOR THE ERECTION OF A THIRD STORY ADDITION, ERECTION OF A STAIR AND METAL DECK OF EXISTING STRUCTURE(4003 CHESTNUT ST) FOR A SIT-DOWN RESTAURANT AT SPACE# 1 AND FINANCIAL INSTITUTIONAL AT SPACE# 2 AT FIRST FLOOR AND SIT-DOWN RESTAURANT AT SECOND FLOOR (AT 4001 CHESTNUT ST); FOR A VISITOR ACCOMODATIONS(7 UNITS) AND MULTI-FAMILY HOUSEHOLD LIVING(5 DWELLING UNITS AND FINANCIAL SERVICES ) WITH OUTDOOR SEATING AREA WITH ACCESSORY USE OF RESTAURANT IN CELLAR (AT 4003 CHESTNUT ST) AND OUTDOOR SEATING AREA AT 36 S 40TH ST.(UNITY OF USE AGREEMENT AS PER APPLICATION# 851275) WITH ALL EXISTING SIGNS AS PREVIOUSLY APPROVED.SIZE AND LOCATION AS SHOWN IN THE APPLICATION"},{"number":"1051993","date":"2020-06-16","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Expired","completedDate":"2026-01-05","scope":"FOR THE ERECTION OF 3'X 3' PROJECTION SIGN."},{"number":"CP-2020-005399","date":"2021-02-09","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2023-05-08","scope":"For the level 2 alterations of the existing structure for a restaurant fit out of existing vanilla shell space as per plans. New work to include interior partitions, finishes, lighting, millwork, furniture and equipment. AMENDMENT (10/14/2021) EXISTING STOREFRONT TO BE MODIFIED PER PLANS."},{"number":"EP-2021-002200","date":"2021-03-08","work":"Rough-In","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-09-01","scope":"Rough-In Permit for EP-2021-002197 Install wall outlets ,switches, light fixtures, gfci outlets, wiring for equipment and wiring for rooftop units. New subpanel, breakers and outdoor lights, Alternations to fire alarm system including smokes, horns, strobes and panel."},{"number":"EP-2021-002197","date":"2021-04-30","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-09-01","scope":"Install wall outlets ,switches, light fixtures, gfci outlets, wiring for equipment and wiring for rooftop units, showroom window receptacles . New subpanel, breakers and outdoor lights, Alternations to fire alarm system including smokes, horns, strobes and fire alarm control panel .ALL WORK TO BE DONE ACCORDING TO APPROVED DRAWINGS. -2017 NEC and 2016 NFPA-72."},{"number":"FP-2021-001653","date":"2021-06-10","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Expired","completedDate":"2023-08-11","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 (10) sprinkler heads (CP-2020-005399)"},{"number":"ZP-2022-004928","date":"2022-06-03","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Visitor Accommodations"}],"storyTag":"Improved","storyDelta":1.02,"timeline":[{"y":2018,"k":"permit","w":"Zoning/use"},{"y":2019,"k":"permit","w":"Zoning/use"},{"y":2019,"k":"viol","w":"2 L&I violations incl EXTERIOR STRUCT UNSAFE COND 4"},{"y":2019,"k":"insp","w":"Inspection failed ×2"},{"y":2020,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2020,"k":"insp","w":"Inspection passed"},{"y":2020,"k":"appeal","w":"Appeal approved"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Rough-In"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Addition and/or Alterations"},{"y":2022,"k":"permit","w":"Change of Use"}],"rented":false,"licenses":[{"number":"651735","type":"Vacant Commercial Property","status":"Inactive","businessName":"TRUSTEES OF THE UNIVERSITY OF PENNSYLVANIA","legalName":"TRUSTEES OF THE UNIVERSITY OF PENNSYLVANIA","address":"36 S 40TH ST","revenueCode":"3634","rentalCategory":null,"units":null,"issuedDate":"2015-01-08","latestIssueDate":"2017-08-16","expirationDate":"2018-04-30","inactiveDate":"2018-06-29"}],"licenseActivity":[{"number":"651735","type":"Vacant Commercial Property","businessName":"TRUSTEES OF THE UNIVERSITY OF PENNSYLVANIA","legalName":"TRUSTEES OF THE UNIVERSITY OF PENNSYLVANIA","issuedDate":"2015-01-08","latestIssueDate":"2017-08-16","closureDate":"2018-06-29","expirationDate":"2018-04-30","inactiveDate":"2018-06-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #CP-2020-005399: Completed · Approved. Use permit #827772: 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":"4 permits not marked completed: 845582 (EXPIRED), 1051993 (Expired), CP-2020-005399 (Expired), FP-2021-001653 (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":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 5 historical violations across 4 cases.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","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":"7 failed, 4 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Jan 14, 2020.","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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"3 fire/suppression-related permits matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Commercial Property #651735: Inactive since Jun 29, 2018","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/"}],"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/"}]}