{"asOf":"2026-07-25T23:21:00.327Z","block":"4000-4099 LANCASTER AVE","blockUrl":"https://philadelphia.blockreport.homes/block/4000-4099-lancaster-ave","address":"4054 LANCASTER AVE","parcelNumber":"882018790","source":"https://property.phila.gov/?p=882018790","ownerType":"absentee","kind":"commercial","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"AC0","buildingCodeNew":"821","buildingClass":"STORE 3 STY MASONRY","buildingClassNew":"ROW MIXED-COM/RES-BLT AS COM","useLabel":"Store","owner":"CHEN DI DI","coOwner":"JIANG QIN","marketValue":225600,"landAssessment":45100,"improvementAssessment":180500,"livableArea":2453,"yearBuilt":1915,"lastSale":{"price":62500,"date":"2017-02-07T05:00:00Z"},"openViolations":0,"violations":[{"number":"1504628","date":"2009-10-26","code":"19-2602.1/1","title":"CAL 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TESTING\n","status":"CLOSED","resolutionDate":"2025-05-19","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2025-005495","date":"2025-01-28","code":"14-904(1)(I)(.1)","title":"WINDOW SIGN PERCENTAGE","status":"CLOSED","resolutionDate":"2025-05-19","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2025-033945","date":"2025-05-19","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-033938","date":"2025-05-19","code":"6-301(4)(B)","title":"FOOD - RETAIL ESTABLISHMENTS PERMANENT LICENSE","status":"COMPLIED","resolutionDate":"2025-09-04","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-033939","date":"2025-05-19","code":"19-2602(1)","title":"CAL LICENSE OBTAIN","status":"COMPLIED","resolutionDate":"2025-09-04","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2025-033940","date":"2025-05-19","code":"A-701.1/3","title":"NEW USE OCCUPIED PRIOR TO CO","status":"COMPLIED","resolutionDate":"2025-09-04","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2025-033944","date":"2025-05-19","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2025-09-03","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2025-033950","date":"2025-05-19","code":"F-907.4.2.4","title":"MANUAL FIRE ALARM BOX SIGNS\n","status":"COMPLIED","resolutionDate":"2025-10-08","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-033951","date":"2025-05-19","code":"F-906.1","title":"FIRE EXTINGUISHERS REQUIRED\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-034208","date":"2025-05-19","code":"F-1013.1","title":"EXIT SIGNS WHERE REQUIRED\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-034209","date":"2025-05-19","code":"14-904(1)(I)(.1)","title":"WINDOW SIGN PERCENTAGE","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-034211","date":"2025-05-19","code":"F-604.5 ","title":"EXTENSION CORDS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-068514","date":"2025-09-03","code":"A-505.8","title":"VIOLATED CEASE OPERATIONS ORDER","status":"SVN ISSUED","resolutionDate":"2025-09-04","resolution":"SVN ISSUED"}],"violationCases":[{"number":"218691","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2009-10-26","completedDate":"2009-11-20","violations":[{"number":"1504628","date":"2009-10-26","code":"19-2602.1/1","title":"CAL LO","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"CF-2025-006770","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUSINESS COMPLIANCE INVESTIGATOR","status":"CLOSED","createdDate":"2025-01-31","completedDate":"2025-05-20","violations":[{"number":"VI-2025-005496","date":"2025-01-28","code":"19-2602(1)","title":"CAL LICENSE OBTAIN","status":"CLOSED","resolutionDate":"2025-05-19","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2025-005500","date":"2025-01-28","code":"F-907.4.2.4","title":"MANUAL FIRE ALARM BOX SIGNS\n","status":"CLOSED","resolutionDate":"2025-05-19","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2025-005499","date":"2025-01-28","code":"F-1013.1","title":"EXIT SIGNS WHERE REQUIRED\n","status":"CLOSED","resolutionDate":"2025-05-19","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2025-005498","date":"2025-01-28","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"CLOSED","resolutionDate":"2025-05-19","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2025-005497","date":"2025-01-28","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"CLOSED","resolutionDate":"2025-05-19","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2025-005495","date":"2025-01-28","code":"14-904(1)(I)(.1)","title":"WINDOW SIGN PERCENTAGE","status":"CLOSED","resolutionDate":"2025-05-19","resolution":"CLOSED - REISSUED/REWRITTEN"}]},{"number":"CF-2025-045124","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL NPU AFTER HOURS INVESTIGATOR","status":"IN VIOLATION - COURT","createdDate":"2025-05-19","completedDate":null,"violations":[{"number":"VI-2025-033945","date":"2025-05-19","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-033938","date":"2025-05-19","code":"6-301(4)(B)","title":"FOOD - RETAIL ESTABLISHMENTS PERMANENT LICENSE","status":"COMPLIED","resolutionDate":"2025-09-04","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-033939","date":"2025-05-19","code":"19-2602(1)","title":"CAL LICENSE OBTAIN","status":"COMPLIED","resolutionDate":"2025-09-04","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2025-033940","date":"2025-05-19","code":"A-701.1/3","title":"NEW USE OCCUPIED PRIOR TO CO","status":"COMPLIED","resolutionDate":"2025-09-04","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2025-033944","date":"2025-05-19","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2025-09-03","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2025-033950","date":"2025-05-19","code":"F-907.4.2.4","title":"MANUAL FIRE ALARM BOX SIGNS\n","status":"COMPLIED","resolutionDate":"2025-10-08","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-033951","date":"2025-05-19","code":"F-906.1","title":"FIRE EXTINGUISHERS REQUIRED\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-034208","date":"2025-05-19","code":"F-1013.1","title":"EXIT SIGNS WHERE REQUIRED\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-034209","date":"2025-05-19","code":"14-904(1)(I)(.1)","title":"WINDOW SIGN PERCENTAGE","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-034211","date":"2025-05-19","code":"F-604.5 ","title":"EXTENSION CORDS\n","status":"OPEN","resolutionDate":null,"resolution":null}]},{"number":"CF-2025-095673","type":"SITE VIOLATION NOTICE","priority":"ADMINISTRATIVE NOTICE OF VIOLATION","responsibility":"NUISANCE PROPERTY INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2025-09-03","completedDate":null,"violations":[{"number":"VI-2025-068514","date":"2025-09-03","code":"A-505.8","title":"VIOLATED CEASE OPERATIONS ORDER","status":"SVN ISSUED","resolutionDate":"2025-09-04","resolution":"SVN ISSUED"}]}],"violYears":[{"y":2009,"n":1,"worst":null},{"y":2025,"n":17,"worst":null}],"investigations":[{"caseNumber":"90591","date":"2006-11-14","type":"BC INSP","status":"PASSED"},{"caseNumber":"218691","date":"2009-10-26","type":"BC INSP","status":"FAILED"},{"caseNumber":"218691","date":"2009-10-26","type":"BC INSP","status":"FAILED"},{"caseNumber":"218691","date":"2009-10-26","type":"BC INSP","status":"CLOSED"},{"caseNumber":"218691","date":"2009-11-20","type":"ADMIN INSP","status":"PASSED"},{"caseNumber":"CF-2025-006770","date":"2025-01-31","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-006770","date":"2025-03-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-045124","date":"2025-05-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-006770","date":"2025-05-20","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-045124","date":"2025-09-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-095673","date":"2025-09-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-095673","date":"2025-09-04","type":null,"status":null},{"caseNumber":"CF-2025-045124","date":"2025-10-08","type":null,"status":"FAILED"}],"inspYears":[{"y":2006,"fails":0,"passes":1},{"y":2009,"fails":2,"passes":1},{"y":2025,"fails":6,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.964048269996646,"lng":-75.20429677801454,"geom":{"type":"Polygon","coordinates":[[[-75.204429533,39.963954621],[-75.204207967,39.964170768],[-75.204163437,39.964143731],[-75.2043842,39.963926131],[-75.204429533,39.963954621]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2025-017535","type":"Fire Alarm Certification","inspectionDate":"2025-06-11","result":"Certified","expirationDate":"2026-06-11","buildingId":"1447916"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19104","beds":null,"baths":null,"stories":3,"lotArea":1600,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"5","intCond":"5","garage":null,"homestead":false,"mail":"2401 S 10TH ST, PHILADELPHIA PA, 19148","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":83200,"taxable":83200,"land":16000,"improvement":67200,"taxableLand":16000,"taxableImprovement":67200,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":83200,"taxable":83200,"land":16000,"improvement":67200,"taxableLand":16000,"taxableImprovement":67200,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":90400,"taxable":90400,"land":18121,"improvement":72279,"taxableLand":18121,"taxableImprovement":72279,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":82900,"taxable":82900,"land":16580,"improvement":66320,"taxableLand":16580,"taxableImprovement":66320,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":83500,"taxable":83500,"land":16700,"improvement":66800,"taxableLand":16700,"taxableImprovement":66800,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":83500,"taxable":83500,"land":16700,"improvement":66800,"taxableLand":16700,"taxableImprovement":66800,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":83500,"taxable":83500,"land":16700,"improvement":66800,"taxableLand":16700,"taxableImprovement":66800,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":91200,"taxable":91200,"land":18249,"improvement":72951,"taxableLand":18249,"taxableImprovement":72951,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":91200,"taxable":91200,"land":18249,"improvement":72951,"taxableLand":18249,"taxableImprovement":72951,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":97900,"taxable":97900,"land":19580,"improvement":78320,"taxableLand":19580,"taxableImprovement":78320,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":97900,"taxable":97900,"land":19580,"improvement":78320,"taxableLand":19580,"taxableImprovement":78320,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":225600,"taxable":225600,"land":45100,"improvement":180500,"taxableLand":45100,"taxableImprovement":180500,"exemptLand":0,"exemptImprovement":0}],"taxNow":1370,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"637280","date":"2015-09-08","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"EXPIRED","completedDate":null,"scope":"EZ INTERIOR DEMOLITION- FOR THE INTERIOR DEMOLITION OF NON LOAD-BEARING PARTITION WALLS AND CEILINGS AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS."},{"number":"644879","date":"2015-10-16","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2015-10-16","scope":"FOR A VACNAT COMMERCIAL SPACE ON THE FIRST FLOOR AND TWO FAMILY UNITS ON SECOND AND THIRD FLOOR."},{"number":"734458","date":"2016-11-04","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2016-11-04","scope":"FIRST FLOOR COMERCIAL, 2ND TWO RESIDENTIAL UNITS, THIRD FLOOR 1 RESIDENTIAL UNIT"},{"number":"822780","date":"2017-11-09","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2017-11-09","scope":"FOR THE ERECTION OF AN ADDITION TO AN EXISTING ATTACHED STRUCTURE, SIZE AND LOCATION AS SHOWN ON PLAN/APPLICATION. FOR USE AS VACANT COMMERCIAL SPACE ON THE FIRST FLOOR, WITH MULTI-FAMILY HOUSEHOLD LIVING (THREE (3) DWELLING UNITS) ABOVE; NO SIGNS ON THIS PERMIT."},{"number":"796691","date":"2018-05-18","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2021-01-15","scope":"CONSTRUCTION OF WOOD FRAME ADDITION ABOVE AN EXISTING STRUCTURE AFTER COMPLETION OF STRUCTURAL REPAIRS / REMEDIATION IN ACCORDANCE WITH ENGINEER'S INSPECTION REPORT DETAILS AT SPECIFIED LOCATIONS FOR EXISTING STRUCTURE; ALTERATIONS THROUGHOUT SECOND AND THIRD FLOOR EXISTING/ADDITION FOR THREE (3) DWELLING UNITS INCLUDING RATED HORIZ./VERT.SEPARATIONS, FIRE DOORS, PARTITIONS AND FINISHES. NEW ACCESSIBLE ENTRANCE AND TOILET ROOM AT GROUND FLOOR COMMERCIAL SPACE (SEPARATE USE PERMIT & C/O REQ'D). SEPARATE PERMITS REQUIRED FOR ALL MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION SYSTEMS. **PROTECTION OF R-O-W, PEDESTRIANS AND ADJACENT PROPERTIES REQUIRED AT ALL TIMES**"},{"number":"988257","date":"2019-08-30","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2021-05-12","scope":"ADDITION: INTERIOR PLUMBING 6TOIL, 1SH, 6LS, 2KS, 2GD, 2WM, 4TUB, 3WH ROUGH IN PERMIT"},{"number":"988599","date":"2019-10-16","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Expired","completedDate":"2020-12-17","scope":"FOR THE INSTALLATION OF A \"FOUR (4) INCH\" FIRE SERVICE LINE WITH BACKFLOW PREVENTER AND AUTOMATIC FIRE SUPPRESSION SYSTEM AS PER NFPA 13. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/HYDRAULIC"},{"number":"988264","date":"2019-11-14","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2022-12-16","scope":"NEW INSTALLATION OF 600AMP ELECTRICAL SERVICE 5 ELECTRICAL METER 5 ELECTRICAL PANEL TO REWIRE LIGHT FIXTURES OUTLETS, SWITCHES, NEW INSTALLATION FIRE ALARM SMOKE DETECTORS AS PER 2017 NEC."},{"number":"1036499","date":"2019-12-19","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2020-02-06","scope":"REPLACE CURB TRAP AND FAI-PA1#20193530184-\"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":"ZP-2024-005430","date":"2024-07-23","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Retail Sales - Consumer Goods"},{"number":"AP-2024-005618","date":"2024-11-25","work":"Certificate of Occupancy (CO) (may inclu…","type":"Administrative","description":"Administrative Permit","status":"Completed","completedDate":"2025-07-18","scope":"FOR A MERCANTILE OCCUPANCY AT THE GROUND FLOOR LEVEL OF AN EXISTING STRUCTURE. ** EXISTING ACCESSIBLE ENTRANCE AND RESTROOM**"},{"number":"ZP-2025-003536","date":"2025-05-09","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF VERTICAL ADDITION TO AN ATTACHED BUILDING. SIZE AND LOCATION AS SHOWN IN APPLICATION"},{"number":"CP-2024-005741","date":"2025-10-20","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR LEGALIZATION OF LEVEL III INTERIOR ALTERATIONS AND THE ERECTION OF A 3RD STORY ADDITION. FOR USE AS ONE (1) COMMERCIAL SPACE (SEE ZP-2024-005430 AND AP-2024-005618 FOR APPROVED CHANGE IN USE & OCCUPANCY TO RETAIL SALES OF CONSUMER GOODS) AND THREE (3) DWELLING UNITS (GROUP R-2). BUILDING TO BE FULLY SPRINKLERED PER NFPA 13. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IEBC. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING, AND FIRE SUPPRESSION WORK. IF SITE CONDITIONS VARY, CONTACT DESIGN PROFESSIONAL PRIOR TO START OF WORK. SEE AP#822780 AND ZP-2025-003536 FOR ASSOCIATED ZONING APPROVAL OF ADDITION."}],"storyTag":"New construction","storyDelta":0.75,"timeline":[{"y":2017,"k":"permit","w":"Zoning/use"},{"y":2018,"k":"permit","w":"Addition and/or Alteration"},{"y":2019,"k":"permit","w":"Alterations"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"Plumbing"},{"y":2024,"k":"permit","w":"Change of Use"},{"y":2024,"k":"permit","w":"Certificate of Occupancy (CO) (may inclu…"},{"y":2025,"k":"permit","w":"New construction, addition, GFA change"},{"y":2025,"k":"viol","w":"17 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 6 failed, 1 passed"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-24","signals":[{"kind":"transition-activity","level":"watch","title":"Recent transition activity","summary":"The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.","evidence":["4 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 130% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $97,900 to $225,600","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 #644879: COMPLETED. The history also contains “NEW USE OCCUPIED PRIOR TO CO.”","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":"6 permits not marked completed: 637280 (EXPIRED), 796691 (Expired), 988257 (Expired), 988599 (Expired), 988264 (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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Jun 11, 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":"8 failed, 3 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was FAILED on Oct 8, 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":"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 18 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/"}]}