{"asOf":"2026-07-24T13:21:09.486Z","block":"0-99 W WILLOW GROVE AVE","blockUrl":"https://philadelphia.blockreport.homes/block/0-99-w-willow-grove-ave","address":"18 W WILLOW GROVE AVE","parcelNumber":"882017520","source":"https://property.phila.gov/?p=882017520","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"AA0","buildingCodeNew":"610","buildingClass":"STORE 1 STY MASONRY","buildingClassNew":"RECREATIONAL/HEALTH","useLabel":"Store","owner":"BALANCE BUILDING LLC","coOwner":null,"marketValue":1459200,"landAssessment":291840,"improvementAssessment":1167360,"livableArea":18240,"yearBuilt":1920,"lastSale":{"price":5343000,"date":"2025-04-18T04:00:00Z"},"openViolations":0,"violations":[{"number":"1594549","date":"2010-02-17","code":"14-1704/30","title":"CONDITION OF PERMIT 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VIOL","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"571235","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DN","status":"CLOSED","createdDate":"2017-01-30","completedDate":"2017-02-27","violations":[{"number":"4212413","date":"2017-01-30","code":"A-504.1/3","title":"SWO- CONSTR W/O BLDG PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4212412","date":"2017-01-30","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4212414","date":"2017-01-30","code":"A-901.13/1","title":"PENALTY- NO BLDG PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2010,"n":3,"worst":null},{"y":2012,"n":1,"worst":null},{"y":2017,"n":3,"worst":null}],"investigations":[{"caseNumber":"226969","date":"2010-02-17","type":"BC INSP","status":"FAILED"},{"caseNumber":"226969","date":"2010-04-05","type":"BC 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Alarm Certification","inspectionDate":"2025-02-27","result":"Certified","expirationDate":"2026-02-27","buildingId":"1106741"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19118","beds":null,"baths":null,"stories":2,"lotArea":14959,"zoning":"CMX1","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"2929 ARCH ST 27TH FL, PHILADELPHIA PA, 19104","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE PREPARATION AND SERVING OF FOOD FOR TAKE-OUT ( FOOD, COFFEE AND ICE CREAM)  AS PART OF AN EXISTING RETAIL GROCERY STORE ON THE SAME FLOOR AS  AN EXISTING STORAGE FACILITY AND A SINGLE FAMILY DWELLING WITH A MANAGEMENT OFFICE ","status":"CLOSED","outcome":"Denied","date":"2009-10-07","number":"9573","relatedPermit":"225521"},{"type":"Zoning board appeal","grounds":"PERMIT FOR A FITNESS CENTER WITH PHYSICAL THERAPY AND MASSAGE ON SECOND FLOOR FRONT AND MEZZANINE ON THE SAME BUILDING WITH EXISTING ADULT DAYCARE ALL IN BUILDING A ON THE SAME LOT WITH EXISTING SELF STORAGE FACILITY ON THE REAR BUILDING (B","status":"CLOSED","outcome":"Granted","date":"2012-05-08","number":"17300","relatedPermit":"382886"},{"type":"Zoning board appeal","grounds":"APPEAL AGAINST L&I FOR THE REVOCATION OF ZONING PERMIT #662619.","status":"CLOSED","outcome":"Withdrawn","date":"2017-02-22","number":"29806","relatedPermit":"662619"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":1258600,"taxable":1258600,"land":41900,"improvement":1216700,"taxableLand":41900,"taxableImprovement":1216700,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":1258600,"taxable":1258600,"land":41900,"improvement":1216700,"taxableLand":41900,"taxableImprovement":1216700,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":1367300,"taxable":1367300,"land":273460,"improvement":1093840,"taxableLand":273460,"taxableImprovement":1093840,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":1365700,"taxable":1365700,"land":273140,"improvement":1092560,"taxableLand":273140,"taxableImprovement":1092560,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":1375900,"taxable":1375900,"land":275180,"improvement":1100720,"taxableLand":275180,"taxableImprovement":1100720,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":1375900,"taxable":1375900,"land":275180,"improvement":1100720,"taxableLand":275180,"taxableImprovement":1100720,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":1375900,"taxable":1375900,"land":275180,"improvement":1100720,"taxableLand":275180,"taxableImprovement":1100720,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":1460100,"taxable":1460100,"land":292023,"improvement":1168077,"taxableLand":292023,"taxableImprovement":1168077,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":1460100,"taxable":1460100,"land":292023,"improvement":1168077,"taxableLand":292023,"taxableImprovement":1168077,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":1459200,"taxable":1459200,"land":291840,"improvement":1167360,"taxableLand":291840,"taxableImprovement":1167360,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":1459200,"taxable":1459200,"land":291840,"improvement":1167360,"taxableLand":291840,"taxableImprovement":1167360,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":1459200,"taxable":1459200,"land":291840,"improvement":1167360,"taxableLand":291840,"taxableImprovement":1167360,"exemptLand":0,"exemptImprovement":0}],"taxNow":20426,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"207560","date":"2009-03-31","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2009-03-31","scope":"USE AS ADULT DAYCARE, STORAGE FACILITY WITH ACCESSORY OFFICES, GROCERTY STORE AND A 2 FAMILY DWELLING WITH ALL PREVIOUS APPROVED USES WITHIN EXISTING STRUCTURE"},{"number":"214528","date":"2009-05-07","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2009-10-01","scope":"MINOR INTERIOR DEMOLITION OF STORAGE LOCKERS AND NON BEARING PERIMETER WALLS. NO REMOVAL OF STRUCTURAL MEMBERS OR FIRE RATED ASSEMBLIES PERMITTED UNDER THIS PERMIT."},{"number":"225687","date":"2009-07-09","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2009-10-01","scope":"ROOF REPLACEMENT - PARTIAL FRONT, SHINGLE GAF/ELK (COMMERCIAL)"},{"number":"225955","date":"2009-07-10","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2009-10-01","scope":"NEW 4\" MAIN DRAIN FROM EXISTING STACK, INSTALLING 3 -4X2 FOR HAND SINKS, 1 4X2 FOR 3 COMPARTMENT SINK WASH TUB, 2 - 2PC ADA BATH ROOMS GAS TO 3 HEATERS"},{"number":"226179","date":"2009-07-13","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2009-10-01","scope":"INSTALL 3 GAS HEATERS ON 1ST FLOOR (SEE SEPARATE DUCTWORK PERMIT #226181)"},{"number":"226181","date":"2009-07-13","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2009-10-01","scope":"INSTALL DUCTWORK (2000 CFM) 1ST FLOOR GROCERY STORE"},{"number":"220345","date":"2009-08-11","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2009-10-01","scope":"INSTALL 2 ADA BATHROOM UPGRADE ELECTRICAL SERVICE, INTERIOR NON WEIGHT BEARING PARTITIONS WALLS SHELVING, COUNTERS, POINT OF PURCHASE. HVAC FOR A GROCERY STORE AS PER PLAN."},{"number":"233222","date":"2009-09-02","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2010-07-07","scope":"REWIRE TENANT LIGHTS AND MISCELLENOUS SERVICE AS PER 2005 NEC (NORTH DIST)"},{"number":"233890","date":"2009-09-09","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2009-10-21","scope":"CLOSURE IN PLACE OF 2 USTS 001-500 FORMER GASOLINE UST AND 2-500 FORMER GASOLINE UST"},{"number":"267038","date":"2010-03-18","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2010-03-19","scope":"FOOD PRODUCTS TO INCLUDE BAKERY GOODS, FRUITS & VEGETABLES, GROCERIES & MEATS TO INCLUDE SLICING OF MEATS & SELLING OF PREPARED FOOD, PREPARED OFF-SITE ( SLICING OF MEATS AND SERVING OF PREPARED OFF-SITE FOODS NOT TO EXCEED 25 PERCENT OF GROSS FLOOR AREA."},{"number":"382886","date":"2012-05-21","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2012-05-21","scope":"1ST FLOOR FRONT USE TO FITNESS FACILITY WITH PHYSICAL THERAPY AND MESSAGE AS ANCILLARY USES. 2ND FLOOR(MEZZ LEVEL) USE TO FITNESS FACILITY"},{"number":"415461","date":"2012-07-10","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2012-09-07","scope":"DEMO LIGHTS REISTALL NEW FIXTURES/RELOCATE POWER PACKS/REMOVE & REPLACE DEVICES AS PER 2008 NEC (FITNESS FACILITY)"},{"number":"415964","date":"2012-07-12","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2013-01-29","scope":"REMOVE AND REPLACE 1 3-TON AIR HANDLER CONNECTING TO EXISTING DUCTWORK, 2ND FLR."},{"number":"416492","date":"2012-07-16","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2013-01-29","scope":"RELOCATE 2 SINK AND INSTALL 2 SHOWERS"},{"number":"415014","date":"2012-07-26","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2012-08-20","scope":"CONVERT VACANT SPACE TO FITNESS STUDIO AS PER PLANS. NO EXTERIOR WORK AND NO SIGNS ON THIS APPLICATION.INTERIOR TENANT IMPROVEMENT ONLY."},{"number":"635632","date":"2015-08-31","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2015-08-31","scope":"CHANGE OF OCCUPANCY OF AN EXISTING GROUP DAYCARE INTO RETAIL SALES OF CONSUMER GOODS"},{"number":"637613","date":"2015-12-10","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2016-06-22","scope":"PARTIAL CHANGE IN USE AND OCCUPANCY CLASSIFICATION. LEVEL II INTERIOR ALTERATIONS TO INCLUDE NEW NON LOAD BEARING PARTITIONS, EXTERIOR WALL INFIL, ADA RESTROOM, NEW STAIRS WITHIN IN EXISTING OPENING IN THE FLOOR/CEILING ASSEMBLY, UPGRADES TO FINISHES, AND ALL OTHER WORK AS PER APPROVED PLANS.**ASBESTOS ABATEMENT REQUIRED PRIOR TO COMMENCEMENT OF WORK**"},{"number":"674524","date":"2016-05-27","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2016-06-22","scope":"INSTALLATION OF 20 FLUORESCENT LIGHTING FIXTURES, 4 SWITCHES, 3 DUPLEX RECEPTACLES, EMERGENCY EXIT SIGNS PER 2008 NEC (RETAIL)NORTH DISTRICT"},{"number":"673339","date":"2016-06-15","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2016-06-22","scope":"AMEND PERMIT #637613. NO CHANGE TO EXISTING AND CONSTRUCT AN ADA COMPLIANT BATHROOM AS PER PLANS. NO CHANGE TO EGRESS APPROVED UNDER AP#637613"},{"number":"743204","date":"2017-01-20","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-03-10","scope":"EXTEND EXISTING FIRE ALARM SYSTEM IN NEW 1ST FL AND MEZZANINE OFFICE AS PER NFPA72 (NORTH DISTRICT)"},{"number":"740911","date":"2017-02-13","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2017-03-08","scope":"FOR THE INSTALLATION OF FOUR (4) NEW HEATING & COOLING APPLIANCES AND ALL SUPPLEMENTAL DUCTWORK IN AN EXISTING BUSINESS OFFICE. ALL APPLIANCES SHALL BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS."},{"number":"662619","date":"2017-02-23","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2017-02-23","scope":"USE TO BUSINESS AND PROFESSIONAL OFFICES IN SPACE A, B AND C AND PERSONAL SERVICES IN SPACE D ALL OTHER USES AS PREVIOULY APPROVED. NO SIGNS ON THIS APPLICATION."},{"number":"722967","date":"2017-02-23","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2017-03-23","scope":"FOR A CHANGE IN OCCUPANCY TO CREATE A BUSINESS & PROESSIONAL OFFICE SPACE AND PERSONAL SERVICES AREA IN AN EXISTING ONE (1) STORY STRUCTURE WITH MEZZANINE. WORK TO INCLUDE MINOR STRUCTURAL WORK, INTERIOR NON-BEARING PARTITIONS, MILLWORK, AND FINISHES. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, AND PLUMBING SYSTEMS."},{"number":"737625","date":"2017-02-23","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2017-02-27","scope":"FOR A PARTIAL CHANGE IN OCCUPANCY FOR A FIT-OUT OF A NEW PERSONAL SERVICES SPACE W/ACCESSORY OFFICES ON THE FIRST FLOOR WITHIN AN EXISTING STRUCTURE, AND AS AN EXPANSION TO AN EXISTING PERSONAL SERVICES TENANT (SEE AP#415014); TO INCLUDE NEW DOORS, PARTITION WALLS, AS PER PLANS. SEPARATE PERMITS REQUIRED FOR ANY AND ALL MECHANICAL, ELECTRICAL, PLUMBING, AND FIRE SUPPRESSION WORK; BUILDING IS CURRENTLY NOT SPRINKLERED."},{"number":"727055","date":"2017-03-22","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-03-23","scope":"EXISTING GYM IS BEING CHANGED TO OFFICE SPACE.THE SPACE CURRENTLY HAS A 200AMP METER BUT ONLY 60AMP FEEDERS ARE AT SUITE,UPGRADE FEEDERS TO 200 AMP AND INSTALL 1-NEW 200AMP PANEL AND 1-100AMP PANEL PER 2008 NEC (NORTH DISTRICT)"},{"number":"765345","date":"2017-03-28","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-04-03","scope":"ALTERATION: INTERIOR PLUMBING FOR THE FIT-OUT OF THE 1ST FLOOR TOILET ROOMS OF AN OFFICE SPACE (COMMERCIAL). THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE, 2004."},{"number":"741860","date":"2017-07-06","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-07-06","scope":"REPLACE WATER AND DRAIN LINES TO 12 FIXTURES (COMMERCIAL)THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"ZP-2025-002362","date":"2025-04-10","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Medical, Dental, and Health Practitioner - Sole Medical, Dental, and Health Practitioner; Personal Services; Office - Business and Professional"},{"number":"GM-2025-005976","date":"2025-06-24","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2025-09-08","scope":"EZ INTERIOR NON-LOAD-BEARING WALL DEMOLITION - For the interior demolition on NON-Load-Bearing partition walls and ceilings as per attached standard. Deviations from these standards require submission of construction and site plans. Structural alteration or repair is expressly PROHIBITED under this permit. Prohibited structural work includes but not limited to any modification to exterior walls, party wall, floor/roof framing and foundations, including underpinning, excavation and removal of foundation slab. Separate Streets Department permit required for sidewalk and street closures. EZ Interior Non-Load-Bearing Wall Demo."},{"number":"CP-2025-002359","date":"2025-07-08","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-07-11","scope":"FOR LEVEL II ALTERATIONS TO AN EXISTING STRUCTURE. FOR USE AS A BUSINESS OCCUPANCY. ALTERATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS, PROVIDE FINISHES/FURNISHINGS AND ACCESSIBILITY IMPROVMENTS THROUGHOUT. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."}],"storyTag":"Renovated & sold on","storyDelta":3.11,"timeline":[{"y":2017,"k":"permit","w":"Use"},{"y":2017,"k":"permit","w":"Major alteration"},{"y":2017,"k":"permit","w":"Major alteration"},{"y":2017,"k":"permit","w":"Electrical"},{"y":2017,"k":"permit","w":"Plumbing"},{"y":2017,"k":"viol","w":"3 L&I violations"},{"y":2017,"k":"permit","w":"Plumbing"},{"y":2017,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2025,"k":"permit","w":"Change of Use"},{"y":2025,"k":"sale","p":5343000},{"y":2025,"k":"permit","w":"Interior Non-Load-Bearing Wall Demo."},{"y":2025,"k":"permit","w":"Addition and/or Alteration"}],"rented":false,"licenses":[{"number":"484696","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"GOOD FOOD MARKET INC","legalName":"GOOD FOOD MARKET INC","address":"18 W WILLOW GROVE AVE","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2009-10-02","latestIssueDate":"2009-10-02","expirationDate":"2010-04-30","inactiveDate":"2012-12-22"}],"licenseActivity":[{"number":"484696","type":"Food Establishment, Retail Permanent Location","businessName":"GOOD FOOD MARKET INC","legalName":"GOOD FOOD MARKET INC","issuedDate":"2009-10-02","latestIssueDate":"2009-10-02","closureDate":"2012-12-22","expirationDate":"2010-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 3 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2025","permit activity in 2025"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #9573: CLOSED · Denied; related permit 225521. Use permit #207560: 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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Feb 27, 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":"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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"3 failed, 3 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Feb 27, 2017.","why":"A PASSED or FAILED value applies to that inspection visit. CLOSED is a separate source status; none of the three alone proves the parent permit or violation case closed—or describes today’s condition.","action":"Open the parent case/permit for each material failure and confirm its later disposition.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Establishment, Retail Permanent Location #484696: Inactive since Dec 22, 2012","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":"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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 7 historical violations across 3 cases.","why":"A closed case is materially better than an open one, but it does not by itself prove that every altered use, unit, or concealed condition matches today’s approvals.","action":"Use the closed cases to target the inspection and occupancy-file review.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"}],"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/"}]}