{"asOf":"2026-07-25T22:18:12.384Z","block":"300-399 MASTER ST","blockUrl":"https://philadelphia.blockreport.homes/block/300-399-master-st","address":"310-14 MASTER ST","parcelNumber":"882017650","source":"https://property.phila.gov/?p=882017650","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"BB0","buildingCodeNew":null,"buildingClass":"STR/OFF 2 STY MASONRY","buildingClassNew":null,"useLabel":"Commercial","owner":"310 MASTER LLC","coOwner":null,"marketValue":1000000,"landAssessment":200000,"improvementAssessment":800000,"livableArea":7192,"yearBuilt":1930,"lastSale":{"price":150000,"date":"2012-12-21T05:00:00Z"},"openViolations":0,"violations":[{"number":"1398299","date":"2009-07-20","code":"PM-506.2/1","title":"ELEC PROPERLY INSTALL-NR","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"1398301","date":"2009-07-20","code":"PM-502.1/1","title":"LIGHT CORR&STAIR MIN&CONTIN-NR","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"1398302","date":"2009-07-20","code":"PM-502.2/1","title":"LIGHT SANIT CONDIT&SAFE OCC-NR","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"1398303","date":"2009-07-20","code":"FC-914.1/3","title":"ANNUAL CERT FIRE ALARM","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"1398304","date":"2009-07-20","code":"FC-914.1/5","title":"ANNUAL CERT STANDBY/EMERG LITE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"1398305","date":"2009-07-20","code":"19-2602.4/1","title":"CAL PROHIBITED CONDUCT","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"1398297","date":"2009-07-20","code":"A-503.1/2","title":"PROSEC- EMERG IMMED RI","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"1398298","date":"2009-07-20","code":"A-501.1/3","title":"PERME- REQUIRED TO CORR VIOL","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"1398300","date":"2009-07-20","code":"PM-506.2/2","title":"ELEC SYSTEM IS HAZARD-NR","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3169179","date":"2014-04-26","code":"A-302.8/32","title":"INSURANCE - 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POST CERT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"495051","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"3169158","date":"2014-04-26","code":"A-302.8/32","title":"INSURANCE - POST CERT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"507603","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"3157558","date":"2014-04-26","code":"A-302.8/32","title":"INSURANCE - POST CERT","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2009,"n":9,"worst":null},{"y":2014,"n":3,"worst":null}],"investigations":[{"caseNumber":"207306","date":"2009-07-17","type":"NTF INSP","status":"FAILED"},{"caseNumber":"207306","date":"2009-07-17","type":"NTF INSP","status":"PASSED"},{"caseNumber":"207306","date":"2010-04-27","type":"CEASE INSP","status":"FAILED"}],"inspYears":[{"y":2009,"fails":1,"passes":1},{"y":2010,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.972409463844215,"lng":-75.1409787038709,"geom":{"type":"Polygon","coordinates":[[[-75.140850826,39.972346724],[-75.141068264,39.972310675],[-75.141098554,39.972476658],[-75.140896775,39.972509774],[-75.140850826,39.972346724]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19122","beds":null,"baths":null,"stories":2,"lotArea":3654,"zoning":"ICMX","grade":"B","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"1314 N 4TH ST, PHILADELPHIA PA, 19122","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":192400,"taxable":192400,"land":13900,"improvement":178500,"taxableLand":13900,"taxableImprovement":178500,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":192400,"taxable":192400,"land":13900,"improvement":178500,"taxableLand":13900,"taxableImprovement":178500,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":210000,"taxable":210000,"land":42021,"improvement":167979,"taxableLand":42021,"taxableImprovement":167979,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":600000,"taxable":288000,"land":120000,"improvement":480000,"taxableLand":120000,"taxableImprovement":168000,"exemptLand":0,"exemptImprovement":312000},{"y":2020,"v":604500,"taxable":290160,"land":120900,"improvement":483600,"taxableLand":120900,"taxableImprovement":169260,"exemptLand":0,"exemptImprovement":314340},{"y":2021,"v":604500,"taxable":290160,"land":120900,"improvement":483600,"taxableLand":120900,"taxableImprovement":169260,"exemptLand":0,"exemptImprovement":314340},{"y":2022,"v":604500,"taxable":290160,"land":120900,"improvement":483600,"taxableLand":120900,"taxableImprovement":169260,"exemptLand":0,"exemptImprovement":314340},{"y":2023,"v":660600,"taxable":317082,"land":132111,"improvement":528489,"taxableLand":132111,"taxableImprovement":184971,"exemptLand":0,"exemptImprovement":343518},{"y":2024,"v":660600,"taxable":317082,"land":132111,"improvement":528489,"taxableLand":132111,"taxableImprovement":184971,"exemptLand":0,"exemptImprovement":343518},{"y":2025,"v":660600,"taxable":660600,"land":132120,"improvement":528480,"taxableLand":132120,"taxableImprovement":528480,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":660600,"taxable":660600,"land":132120,"improvement":528480,"taxableLand":132120,"taxableImprovement":528480,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":1000000,"taxable":1000000,"land":200000,"improvement":800000,"taxableLand":200000,"taxableImprovement":800000,"exemptLand":0,"exemptImprovement":0}],"taxNow":9247,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"494905","date":"2013-09-25","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2013-09-25","scope":"RENOVATION FIT-OUT OF EXISTING (2) STORY WAREHOUSE BUILDING FOR (2) COMMERCIAL TENANTS ON 1ST FLOOR AND BUSINESS OFFICE USE ON THE 2ND FLOOR, (1) NEW SINGLE STAIR WELL SHALL BE PROVIDED FOR ACCESS TO 2ND FLOOR."},{"number":"495051","date":"2013-10-11","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2014-07-28","scope":"ALTERATION AND CHANGE IN OCCUPANCY CLASSIFICATION OF EXISTING (2) STORY BUILDING FOR (2) VACANT COMMERCIAL TENANTS W/ SHARED WAITING AREA ON THE 1ST FLR AND BUSINESS OFFICE ON THE 2ND FLR, INCLUDING REMOVAL OF FREIGHT ELEVATOR AND CONSTRUCTION OF ROOFTOP STAIR PENT. USE REGISTRATION PERMITS REQUIRED PRIOR TO THE OCCUPANCY OF 1ST FLOOR COMMERCIAL SPACES. SEPARATE MECHANICAL, ELECTRICAL, AND PLUMBING PERMITS REQUIRED."},{"number":"507603","date":"2013-12-24","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2014-07-28","scope":"FOR THE INSTALLATION OF A MECHANICAL SYSTEM TO INCLUDE CONDENSING UNITS, AIR HANDLING UNITS, SUPPLY/EXHAUST DUCTWORK, AND REGISTERS/DIFFUSERS. SEPARATE MECHANICAL PERMIT REQUIRED UPON ESTABLISHMENT OF USE ON THE 1ST FLOOR."},{"number":"504065","date":"2014-01-23","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2014-07-29","scope":"PLUMBING FOR COFFEE SHOP ON SLAB CONSTRUCTION (COMMERCIAL)"},{"number":"516761","date":"2014-03-19","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2014-07-23","scope":"AMEND PERMIT NUMBER 495051 TO MODIFY 2ND FLOOR LAYOUT, INCORPORATING SECOND OFFICE SPACE. LAWFUL OCCUPANCY SIGN SHALL BE ISSUED AS PART OF THIS PERMIT."},{"number":"520562","date":"2014-04-04","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2014-10-02","scope":"INSTALL ALL NEW WIRING, SWITCHES, LIGHTS, RECEPTS 600AMP 3 PHASE SERVICE WITH IN A MIXED USE PROPERTY AS PER NEC 2008 (EAST DISTRICT) NO FIRE ALARM ON THIS PERMIT"},{"number":"536915","date":"2014-05-15","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2014-05-15","scope":"RETAIL SALES COFFEE: WHOLE BEAN AND WHOLESALE SALES- COFFEE ROASTING AND RESTAUNRANT WITH 16 SEATS(NO COMMERCIAL COOKING APPLIANCE."},{"number":"538564","date":"2014-05-23","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2014-05-23","scope":"2ND FLOOR USE TO PROFESSIONAL OFFICE"},{"number":"545976","date":"2014-06-27","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2014-06-27","scope":"USE TO PROFESSIONAL OFFICE SPACE #202"},{"number":"546113","date":"2014-07-11","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-07-12","scope":"REPLACE FIRE ALARM SYSTEM BUILDING BEING RENOVATED AUTOMATIC AND MANUAL ADDRESSABLE ANALOG SYSTEM PER 2008 NEC & NFPA 72 (COMMERCIAL)"},{"number":"551039","date":"2014-07-23","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2014-07-23","scope":"TEMPORARY CERTIFICATE OF OCCUPANCY FOR 2ND FLOOR OFFICE SPACE"},{"number":"556324","date":"2014-08-15","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2014-08-26","scope":"AMEND PERMIT NO. 495051 TO DOCUMENT WHOLESALE/ RETAIL SALES AND PREPARED FOOD SHOP IN SPACE #101. SPEARATE PERMIT FOR TENANT FIT-OUT OF SPACE #102."},{"number":"613727","date":"2015-05-29","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2015-05-29","scope":"BAKERY AND A SIT DOWN RESTAURANT"},{"number":"1007752","date":"2019-10-04","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2020-09-24","scope":"INTERIOR ALTERATIONS TO CONSTRUCT A MEZZANINE FOR STORAGE AND ADDITIONAL SEATING AREA AS PER APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR ANY MEP WORK. SPECIAL INSPECTION REQUIRED FOR HILTI ANCHORS. *NO OUTDOOR SEATING ON THIS PERMIT*"},{"number":"1016718","date":"2019-10-18","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2022-06-06","scope":"ROUGH IN AND INSTALL ONE GREASE INTERCEPTOR, ONE 3-COMP SINK, 3 FLOOR SINKS AND 2 FLOOR DRAINS **BUILDING APPLICATION # 1007752 **"},{"number":"1018157-RI","date":"2020-02-25","work":"Rough-In","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-09-14","scope":"FIT OUT FOR FOOD BEVERAGE AND GROCERIES, SIT DOWN RESTAURANT, INSTALLATION OF LIGHTS, GENERAL REC, KITCHEN EQUIPMENT,200AMP 3 PHASE PANEL IS EXISTING.AS PER THE 2017 NEC (NORTH DIST)"},{"number":"1051745","date":"2020-03-04","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Expired","completedDate":"2023-09-20","scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS, AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. 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."},{"number":"1018157","date":"2020-09-14","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-09-18","scope":"FIT OUT FOR FOOD BEVERAGE AND GROCERIES, SIT DOWN RESTAURANT, INSTALLATION OF LIGHTS, GENERAL REC, KITCHEN EQUIPMENT,200AMP 3 PHASE PANEL IS EXISTING.AS PER THE 2017 NEC (NORTH DIST)"},{"number":"ZP-2025-000588","date":"2025-02-05","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF ONE (1) NON-ILLUMINATED ACCESSORY PROJECTING SIGN. SIZE AND LOCATION AS SHOWN IN PLANS."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2014,"k":"permit","w":"Use"},{"y":2014,"k":"viol","w":"3 L&I violations"},{"y":2014,"k":"permit","w":"Electrical"},{"y":2014,"k":"permit","w":"Administrative"},{"y":2014,"k":"permit","w":"Administrative"},{"y":2015,"k":"permit","w":"Use"},{"y":2019,"k":"permit","w":"Addition and/or Alteration"},{"y":2019,"k":"permit","w":"Alterations"},{"y":2020,"k":"permit","w":"Rough-In"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"Signs (Accessory / Non-Accessory)"}],"rented":false,"licenses":[{"number":"639123","type":"Food Preparing and Serving","status":"Inactive","businessName":"REANIMATOR CAFE LLC (REANIMATOR COFFEE ROASTERS)","legalName":"REANIMATOR CAFE LLC","address":"310-14 MASTER ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2014-08-20","latestIssueDate":"2016-04-19","expirationDate":"2017-04-30","inactiveDate":"2017-06-29"},{"number":"741949","type":"Food Preparing and Serving","status":"Inactive","businessName":"ReAnimator Coffee Roasters LLC","legalName":"ReAnimator Coffee Roasters LLC ","address":"310-14 MASTER ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2017-06-13","latestIssueDate":"2020-06-17","expirationDate":"2021-06-12","inactiveDate":"2021-08-11"},{"number":"852471","type":"Food Preparing and Serving (30+ SEATS)","status":"Inactive","businessName":"HELLO PIZZA, LLC (EEVA)","legalName":"HELLO PIZZA, LLC","address":"310-14 MASTER ST","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2020-09-29","latestIssueDate":"2023-08-15","expirationDate":"2024-09-28","inactiveDate":"2024-11-27"},{"number":"948281","type":"Food Preparing and Serving","status":"Active","businessName":"RC310 LLC (ReAnimator Coffee)","legalName":"RC310 LLC","address":"310-14 MASTER ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2024-04-03","latestIssueDate":"2026-02-17","expirationDate":"2027-04-02","inactiveDate":null},{"number":"0960328","type":"Food Preparing and Serving (30+ SEATS)","status":"Active","businessName":"Char Pizza LLC (Char Pizza)","legalName":"Char Pizza LLC","address":"310-14 MASTER ST","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2024-09-03","latestIssueDate":"2025-09-19","expirationDate":"2026-09-02","inactiveDate":null}],"licenseActivity":[{"number":"0960328","type":"Food Preparing and Serving (30+ SEATS)","businessName":"Char Pizza LLC (Char Pizza)","legalName":"Char Pizza LLC","issuedDate":"2024-09-03","latestIssueDate":"2025-09-19","closureDate":null,"expirationDate":"2026-09-02","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"948281","type":"Food Preparing and Serving","businessName":"RC310 LLC (ReAnimator Coffee)","legalName":"RC310 LLC","issuedDate":"2024-04-03","latestIssueDate":"2026-02-17","closureDate":null,"expirationDate":"2027-04-02","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"852471","type":"Food Preparing and Serving (30+ SEATS)","businessName":"HELLO PIZZA, LLC (EEVA)","legalName":"HELLO PIZZA, LLC","issuedDate":"2020-09-29","latestIssueDate":"2023-08-15","closureDate":"2024-11-27","expirationDate":"2024-09-28","inactiveDate":"2024-11-27","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"741949","type":"Food Preparing and Serving","businessName":"ReAnimator Coffee Roasters LLC","legalName":"ReAnimator Coffee Roasters LLC ","issuedDate":"2017-06-13","latestIssueDate":"2020-06-17","closureDate":"2021-08-11","expirationDate":"2021-06-12","inactiveDate":"2021-08-11","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"639123","type":"Food Preparing and Serving","businessName":"REANIMATOR CAFE LLC (REANIMATOR COFFEE ROASTERS)","legalName":"REANIMATOR CAFE LLC","issuedDate":"2014-08-20","latestIssueDate":"2016-04-19","closureDate":"2017-06-29","expirationDate":"2017-04-30","inactiveDate":"2017-06-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 51% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $660,600 to $1,000,000","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":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #494905: 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":"2 permits not marked completed: 1016718 (Expired), 1051745 (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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"2 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Apr 27, 2010.","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":"2 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":"Food Preparing and Serving #639123: Inactive since Jun 29, 2017; Food Preparing and Serving #741949: Inactive since Aug 11, 2021; Food Preparing and Serving (30+ SEATS) #852471: Inactive since Nov 27, 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":"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 12 historical violations across 4 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/"}]}