{"asOf":"2026-07-23T12:55:40.958Z","block":"2100-2199 E YORK ST","blockUrl":"https://philadelphia.blockreport.homes/block/2100-2199-e-york-st","address":"2113-15 E YORK ST","parcelNumber":"882020580","source":"https://property.phila.gov/?p=882020580","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"IB0","buildingCodeNew":"254","buildingClass":"REST'RNT W/BAR MASONRY","buildingClassNew":"DOWNTOWN ROW TYPE-* SNGL OCCP","useLabel":"Commercial","owner":"YORK AND MARTHA LLC","coOwner":null,"marketValue":365300,"landAssessment":73000,"improvementAssessment":292300,"livableArea":1861,"yearBuilt":1923,"lastSale":{"price":179900,"date":"2013-01-04T05:00:00Z"},"openViolations":0,"violations":[{"number":"2909961","date":"2013-08-22","code":"A-301.1/6","title":"PERMB- PARTIAL DEMOL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3973217","date":"2016-06-11","code":"FC-915.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"398893","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DN","status":"CLOSED","createdDate":"2013-08-22","completedDate":"2015-03-20","violations":[{"number":"2909961","date":"2013-08-22","code":"A-301.1/6","title":"PERMB- PARTIAL DEMOL","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"538838","type":"HAZARDOUS","priority":"HAZARDOUS","responsibility":"NP","status":"CLOSED","createdDate":"2016-06-13","completedDate":null,"violations":[{"number":"3973217","date":"2016-06-11","code":"FC-915.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2013,"n":1,"worst":null},{"y":2016,"n":1,"worst":null}],"investigations":[{"caseNumber":"82520","date":"2006-09-29","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"82520","date":"2008-07-01","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"82520","date":"2008-07-11","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"82520","date":"2008-07-14","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"398893","date":"2013-08-21","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"398893","date":"2015-03-19","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"538838","date":"2016-06-11","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"538838","date":"2016-06-14","type":"HCEU INSP","status":"PASSED"}],"inspYears":[{"y":2006,"fails":1,"passes":0},{"y":2008,"fails":2,"passes":0},{"y":2013,"fails":1,"passes":0},{"y":2015,"fails":0,"passes":1},{"y":2016,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98222919340084,"lng":-75.12809427980505,"geom":{"type":"Polygon","coordinates":[[[-75.128216813,39.982221894],[-75.128038988,39.98231363],[-75.127971746,39.982236493],[-75.128149572,39.982144756],[-75.128216813,39.982221894]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19125","beds":null,"baths":null,"stories":1,"lotArea":2030,"zoning":"ICMX","grade":"B","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"2416 MEMPHIS ST, PHILADELPHIA PA, 19125","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT IS FOR A  SIT DOWN RESTAURANT IN AN EXISTING STRUCTURE.","status":"CLOSED","outcome":"Granted with conditions","date":"2014-02-04","number":"21372","relatedPermit":"488324"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":59700,"taxable":59700,"land":7700,"improvement":52000,"taxableLand":7700,"taxableImprovement":52000,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":59700,"taxable":59700,"land":7700,"improvement":52000,"taxableLand":7700,"taxableImprovement":52000,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":176800,"taxable":176800,"land":35319,"improvement":141481,"taxableLand":35319,"taxableImprovement":141481,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":176800,"taxable":176800,"land":53040,"improvement":123760,"taxableLand":53040,"taxableImprovement":123760,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":176800,"taxable":176800,"land":53040,"improvement":123760,"taxableLand":53040,"taxableImprovement":123760,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":176800,"taxable":176800,"land":53040,"improvement":123760,"taxableLand":53040,"taxableImprovement":123760,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":176800,"taxable":176800,"land":53040,"improvement":123760,"taxableLand":53040,"taxableImprovement":123760,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":193200,"taxable":193200,"land":38639,"improvement":154561,"taxableLand":38639,"taxableImprovement":154561,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":193200,"taxable":193200,"land":38639,"improvement":154561,"taxableLand":38639,"taxableImprovement":154561,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":199000,"taxable":199000,"land":39800,"improvement":159200,"taxableLand":39800,"taxableImprovement":159200,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":199000,"taxable":199000,"land":39800,"improvement":159200,"taxableLand":39800,"taxableImprovement":159200,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":365300,"taxable":365300,"land":73000,"improvement":292300,"taxableLand":73000,"taxableImprovement":292300,"exemptLand":0,"exemptImprovement":0}],"taxNow":2786,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"489764","date":"2013-08-16","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2014-09-27","scope":"INSTALL 5 ALUMINUM WINDOWS IN EXISTING OPENINGS(COMMERCIAL)"},{"number":"488324","date":"2014-08-29","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2014-08-29","scope":"THE OPERAION OF A RESTAURANT ESTABLISHMENT FOR DINING IN AND TAKE OUT WITH LIQUOR LICENSE; VENTING IS THROUGH THE ROOF OF THIS ONE STORY BUILDING STUCTURE"},{"number":"583797","date":"2015-01-12","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-10-31","scope":"1 PRE-RINSE SINK,1 DISH MACHINES,1 MOP SINK,6 FLOOR SINKS,3 FLOOR DRAINS,1 TRIPLE SINK,2 WC,2 LAVS,3 HAND SINKS,1 WATER HEATER (RESTAURANT)"},{"number":"587437","date":"2015-02-26","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2015-11-27","scope":"LEVEL III ALTERATION AS PER PLAN. **SEPARATE PERMIT IS REQUIRED FOR MECHANICAL, PLUMBING AND ELECTRICAL**"},{"number":"591929","date":"2015-02-26","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2015-10-31","scope":"INTERIOR DEMO OF NON LOAD BEARING WALLS. PERMIT IS COMPLY VOILATION # 398893"},{"number":"605463","date":"2015-06-03","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2015-11-02","scope":"1-FIRE PANEL, 2-PULL STATIONS, 2-HORN STROBES, 2-STROBE & 1-SMOKE DETECTOR AS PER NFPA 72 (COMM) EAST DISTRICT"},{"number":"599729","date":"2015-07-17","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2015-10-31","scope":"FOR THE INSTALLATION OF TWO (2) SPLIT SYSTEM AIR HANDLERS, ONE (1) GAS-FIRED BOILER, ASSOCIATED DIFFUSERS/REGISTERS/GRILLES, AND ASSOCIATED HYDRONIC PIPING IN AN EXISTING STRUCTURE."},{"number":"634489","date":"2015-08-25","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-09-08","scope":"1\" WATER SERVICE FROM MAIN TO CURB PA20158378174 SELF CERTIFICATION NO LONGER ACCEPTED ALL TRENCHES IN EXCESS OF 5 FT MUST HAVE APPROVED SHORING AT THE TIME OF INSPECTION."},{"number":"607542","date":"2015-10-20","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-02-20","scope":"UPGRADE SERV TO 400A 1PH 3-WIRE 240V, REWIRE THROUGHOUT- 45-LUMI, 22-DUPLEX RECEPTS, 20KW A/C, 20KW DW, 5-KW COOLER, 11KW OVEN 5KW SALAMANDER 1.5KW CE MAKER, 1.5KWBAIN MARIE & 1.5KW-REFRIG AS PER NEC 2008"},{"number":"GM-2025-001353","date":"2025-02-17","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2025-04-28","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."},{"number":"GM-2025-006815","date":"2025-07-18","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2026-01-14","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."},{"number":"ZP-2025-007787","date":"2025-08-12","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"For the addition of an interior mezzanine to increase the total gross floor area to 114%."},{"number":"CP-2025-003861","date":"2025-08-13","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR LEVEL II ALTERATIONS AND EXPANSION OF EXISTING MEZZANINE. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL AND PLUMBING WORK. *AMEND 2/5/26; CHANGE DPRC-SI PER AMENDED CONSTRUCTION DOCUMENTS*"},{"number":"CP-2025-005100","date":"2025-12-09","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Amendment Review","completedDate":null,"scope":"FOR LEVEL II INTERIOR ALTERATIONS AND THE ERECTION OF A MEZZANINE TO AN EXISTING ONE (1) STORY STRUCTURE WITHOUT A CHANGE TO EXISTING GROUP A-2 SIT-DOWN RESTAURANT OCCUPANCY. BUILDING IS NOT SPRINKLERED. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IMC. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, AND PLUMBING WORK. IF SITE CONDITIONS VARY, CONTACT DESIGN PROFESSIONAL PRIOR TO START OF WORK. SEE ZP-2025-007787 FOR ZONING APPROVAL OF G.F.A. INCREASE."},{"number":"PP-2025-015681","date":"2025-12-10","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"Plumbing Permit (Interior) for combo CP-2025-005100 Alterations to existing building. Interior installation of drainage, waste, vent, and water supply for listed fixtures connecting to existing metallic piping. ALL piping utilized in this project shall be metallic to roof extension. Venting to be designed and installed in accordance with section 919 Philadelphia single stack vent system. All work to be performed in strict compliance with 2018 PPC and approved plans."},{"number":"MP-2025-006222","date":"2025-12-11","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"Mechanical / Fuel Gas Permit for combo CP-2025-005100 For the installation of HVAC appliances, GRDs, and associated ductwork, fuel gas piping, and Type 1 commercial kitchen hood exhaust system as per approved plans and in accordance with 2018 IMC. Separate permits to be obtained for all other work."},{"number":"EP-2025-011586","date":"2025-12-11","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"Electrical Permit for combo CP-2025-005100 Install new lighting, receptacles, tele/data wiring, and provide power to equipment as per 2017 NEC. Electrical service and panels are existing. ***NOT APPROVED FOR THE INSTALLATION OF FIRE ALARM***"},{"number":"FP-2026-000160","date":"2026-02-05","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"EZ KITCHEN FIRE SUPPRESSION- For the installation of New Wet Chemical Kitchen Fire Suppression System as per attached standard. Deviations from these standards require submission of construction and site plans. Install a pre-engineered, wet chemical kitchen fire suppression system into a kitchen hood. System type: CAS TANK 4/4/4"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2015,"k":"permit","w":"Electrical"},{"y":2016,"k":"viol","w":"L&I violation"},{"y":2016,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2025,"k":"permit","w":"Interior Non-Load-Bearing Wall Demo."},{"y":2025,"k":"permit","w":"Interior Non-Load-Bearing Wall Demo."},{"y":2025,"k":"permit","w":"New construction, addition, GFA change"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"Addition and/or Alterations"}],"rented":false,"licenses":[{"number":"283712","type":"Motor Vehicle Repair / Fuel Dispensing","status":"Inactive","businessName":"PEDRO LIZARDI JR","legalName":"PEDRO LIZARDI JR","address":"2113-15 E YORK ST","revenueCode":"3311","rentalCategory":null,"units":null,"issuedDate":"2002-04-24","latestIssueDate":"2002-04-24","expirationDate":"2003-12-31","inactiveDate":null},{"number":"286793","type":"Hazardous Materials","status":"Inactive","businessName":"PEDRO LIZARDI JR","legalName":"PEDRO LIZARDI JR","address":"2113-15 E YORK ST","revenueCode":"3335","rentalCategory":null,"units":null,"issuedDate":"2002-04-24","latestIssueDate":"2002-04-24","expirationDate":"2009-06-30","inactiveDate":null},{"number":"681351","type":"Food Preparing and Serving","status":"Closed","businessName":"HOAGIES, LLC","legalName":"HOAGIES, LLC","address":"2113-15 E YORK ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2015-10-21","latestIssueDate":"2017-04-18","expirationDate":"2018-04-30","inactiveDate":null},{"number":"681906","type":"Dumpster License - Private Property","status":"Active","businessName":"HOAGIES, LLC","legalName":"HOAGIES, LLC","address":"2113-15 E YORK ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2015-10-26","latestIssueDate":"2015-10-26","expirationDate":null,"inactiveDate":null},{"number":"774603","type":"Food Preparing and Serving (30+ SEATS)","status":"Inactive","businessName":"HOAGIES, LLC","legalName":"HOAGIES, LLC","address":"2113-15 E YORK ST","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2018-04-27","latestIssueDate":"2024-04-16","expirationDate":"2025-04-30","inactiveDate":"2025-06-29"},{"number":"849082","type":"Sidewalk Cafe (Temporary)","status":"Inactive","businessName":"HOAGIES, LLC","legalName":"HOAGIES, LLC","address":"2113-15 E YORK ST","revenueCode":"3123","rentalCategory":null,"units":null,"issuedDate":"2020-08-18","latestIssueDate":"2021-12-21","expirationDate":"2022-12-31","inactiveDate":"2023-03-01"},{"number":"1012801","type":"Food Preparing and Serving (30+ SEATS)","status":"Active","businessName":"PK Philly LLC","legalName":"PK Philly LLC","address":"2113-15 E YORK ST","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2026-07-15","latestIssueDate":"2026-07-15","expirationDate":"2027-07-14","inactiveDate":null}],"licenseActivity":[{"number":"1012801","type":"Food Preparing and Serving (30+ SEATS)","businessName":"PK Philly LLC","legalName":"PK Philly LLC","issuedDate":"2026-07-15","latestIssueDate":"2026-07-15","closureDate":null,"expirationDate":"2027-07-14","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"849082","type":"Sidewalk Cafe (Temporary)","businessName":"HOAGIES, LLC","legalName":"HOAGIES, LLC","issuedDate":"2020-08-18","latestIssueDate":"2021-12-21","closureDate":"2023-03-01","expirationDate":"2022-12-31","inactiveDate":"2023-03-01","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"774603","type":"Food Preparing and Serving (30+ SEATS)","businessName":"HOAGIES, LLC","legalName":"HOAGIES, LLC","issuedDate":"2018-04-27","latestIssueDate":"2024-04-16","closureDate":"2025-06-29","expirationDate":"2025-04-30","inactiveDate":"2025-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"681906","type":"Dumpster License - Private Property","businessName":"HOAGIES, LLC","legalName":"HOAGIES, LLC","issuedDate":"2015-10-26","latestIssueDate":"2015-10-26","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"681351","type":"Food Preparing and Serving","businessName":"HOAGIES, LLC","legalName":"HOAGIES, LLC","issuedDate":"2015-10-21","latestIssueDate":"2017-04-18","closureDate":"2018-04-30","expirationDate":"2018-04-30","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false},{"number":"286793","type":"Hazardous Materials","businessName":"PEDRO LIZARDI JR","legalName":"PEDRO LIZARDI JR","issuedDate":"2002-04-24","latestIssueDate":"2002-04-24","closureDate":"2009-06-30","expirationDate":"2009-06-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"283712","type":"Motor Vehicle Repair / Fuel Dispensing","businessName":"PEDRO LIZARDI JR","legalName":"PEDRO LIZARDI JR","issuedDate":"2002-04-24","latestIssueDate":"2002-04-24","closureDate":"2003-12-31","expirationDate":"2003-12-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","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":["9 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #488324: 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":"6 permits not marked completed: CP-2025-003861 (Issued), CP-2025-005100 (Amendment Review), PP-2025-015681 (Issued), MP-2025-006222 (Issued), EP-2025-011586 (Issued).","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":"5 failed, 2 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Jun 14, 2016.","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":"5 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":"Motor Vehicle Repair / Fuel Dispensing #283712: Inactive; Hazardous Materials #286793: Inactive; Food Preparing and Serving #681351: Closed; Food Preparing and Serving (30+ SEATS) #774603: Inactive since Jun 29, 2025","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 2 historical violations across 2 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/"}]}