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ERECTION OF ONE STORY MASONRY BUILDING WITH DRIVE THRUE FOR USE AS RETAIL SALES, PHARMACY, FOOD MARKET, PHOTO SHOP AND SUNDRIES SALES. BUILDING C TO REMAIN. ACCESSORY PARKING FO 131 SPACES NO SIGNAGE ON THIS APPLICAITON."},{"number":"297054","date":"2010-08-27","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2010-08-27","scope":"ERECT (7) SIGNS, (2) PHOTO SIGNS 18\" X 7'9\", (2) WALGREENS SIGNS 25'11.5\" X 4', (2) PHARMACY 18\" X 12'9\", (1) DRIVE THRU 2'6\" X 3', (1) EXISTING FREESTANDING SIGN WTH, (1) WALGREENS 10'11\" X 8'5\", (1) READER BD, 10'11\" X 3'8\", (1) BOX 6' X 16'8\", (1) READER BD, 12'6\" X 3'3\""},{"number":"297056","date":"2010-08-27","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2010-08-27","scope":"ERECT (7) SIGNS, (2) PHOTO SIGNS 18\" X 7'9\", (2) WALGREENS SIGNS 25'11.5\" X 4', (2) PHARMACY 18\" X 12'9\", (1) DRIVE THRU 2'6\" X 3', (1) EXISTING FREESTANDING SIGN WTH, (1) WALGREENS 10'11\" X 8'5\", (1) READER BD, 10'11\" X 3'8\", (1) BOX 6' X 16'8\", (1) READER BD, 12'6\" X 3'3\""},{"number":"297666","date":"2010-08-27","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2010-08-27","scope":"RELOCATE LOT LINES TO CREATE 2 LOTS FROM ONE"},{"number":"297667","date":"2010-08-27","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2010-08-27","scope":"RELOCATE LOT LINES TO CREATE 2 LOTS FROM ONE LOT A TO INCLUDE A 2 STORY CATERING & 77 PARKING SPACES & TWO SIGNS 3' X 10' FOR LOT A, LOT B TO BE RETAIL PHARMACY(ETC) WTH. 61 PARKING SPACES (2HC), WTH (7) SIGNS, (2) PHOTO SIGNS 18\" X 7'9\", (2) WALGREENS SIGNS 25'11.5\" X 4', (2) PHARMACY 18\" X 12'9\", (1) DRIVE THRU 2'6\" X 3', (1) EXISTING FREESTANDING SIGN WTH, (1) WALGREENS 10'11\" X 8'5\", (1) READER BD, 10'11\" X 3'8\", (1) BOX 6' X 16'8\", (1) READER BD, 12'6\" X 3'3\""},{"number":"298003","date":"2010-09-01","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2010-09-01","scope":"ERECT A NEW ONE (1) STORY STRUCTURE. RETURN MAIL UNDELIVERABLE 2/10/12"},{"number":"293404","date":"2010-09-01","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2010-09-01","scope":"RELOCATE LOT LINES TO CREATE 2 LOTS FROM ONE LOT A TO INCLUDE A 2 STORY CATERING & 77 PARKING SPACES & TWO SIGNS 3' X 10' FOR LOT A, LOT B TO BE RETAIL PHARMACY(ETC) WTH. 61 PARKING SPACES (2HC), WTH (7) SIGNS, (2) PHOTO SIGNS 18\" X 7'9\", (2) WALGREENS SIGNS 25'11.5\" X 4', (2) PHARMACY 18\" X 12'9\", (1) DRIVE THRU 2'6\" X 3', (1) EXISTING FREESTANDING SIGN WTH, (1) WALGREENS 10'11\" X 8'5\", (1) READER BD, 10'11\" X 3'8\", (1) BOX 6' X 16'8\", (1) READER BD, 12'6\" X 3'3\""},{"number":"304210","date":"2010-10-01","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2011-04-21","scope":"PARTIAL DEMO OF 2 BLDGS"},{"number":"305891","date":"2011-03-17","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2011-12-09","scope":"NEW CONSTRUCTION, 1 STORY STRUCTURE, ASSOCIATED SITE AND CIVIL WORK ,AS PER PLANS."},{"number":"332459","date":"2011-04-01","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2011-05-12","scope":"UNDERGROUND SERVICE FROM POLE TO ELECTRIC VAULT 3 #2 COPPER, 15 KV CABLES,CONNECT EXISTING SERVICEFROM ROSEMOUNT TO VAULT AS PER 2008 NEC"},{"number":"347035","date":"2011-07-14","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2011-12-09","scope":"INSTALLATION OF 5 NEW RTUS WITH AR TERMINAL BOXES, AND ASSOCIATED DUCTWORK AND MECHANICALS"},{"number":"334334","date":"2011-08-02","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2011-12-09","scope":"INSTALL A NEW FIRE SPRINKLER SYSTEM"},{"number":"350010","date":"2011-09-23","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2022-06-14","scope":"NEW DISTRIBUTION, LIGHTING, SWITCHES, RECEPTACLES,MISC LOW VOLTAGE WIRING AS PER 2008 NEC (EAST DIST) NEW FIRE ALARM SYSTEM, AS PER NFPA-72 (EAST DIST)"},{"number":"363780","date":"2011-10-05","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2011-12-09","scope":"NEW DRUD STORE 3WC,1 URINAL,3 LAVS,1 DF, 1 MS, 6 FD, 1 SINK, 4 RD"},{"number":"373492","date":"2011-11-17","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2011-11-17","scope":"CHANGE SIZE OF DRIVE THRU SIGNS"},{"number":"375036","date":"2011-11-21","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2011-11-21","scope":"(1) ILLUMINATED SIGN IN WINDOW OF WALGREENS."},{"number":"363277","date":"2011-11-29","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2012-01-18","scope":"INSTALLATION OF SEVEN (7) SIGNS FOR WALGREENS AS PER PLANS. INSPECTION OF FOUNDATION FOR FREESTANDING SIGN REQUIRED."},{"number":"375284","date":"2011-12-22","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2012-01-18","scope":"INSTALL (1) WINDOW HANGING SIGN FOR PHARMACY AS PER PLANS."},{"number":"1005346","date":"2019-08-26","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2019-08-26","scope":"USE A SPACE IN AN EXISTING BUILDING AS BUSINESS AND PROFESSIONAL IN AN EXISTING SUNDRIES, PHARMACUTICALS, AND CONVENIENCES SALES ALL OTHER USES TO REMAIN THE SAME. NO CHANGE IN HEIGHT OR SQUARE FOOTAGE. NO SIGN WITH THIS PERMIT."},{"number":"1003233","date":"2019-09-13","work":"Sign","type":"General","description":"General Permit","status":"Completed","completedDate":"2021-05-24","scope":"FOR THE INSTALLATION OF TWO (2) SINGLE FACED, STATICALLY ILLUMINATED WALL SIGNS AND FOR THE RESURFACE OF ONE (1) EXISTING PYLON SIGNS. SIZE AND LOCATION AS SHOWN IN APPLICATION/ PLANS. SIGNS ACCESSORY TO THE SUNDRIES, PHARMACUTICALS, AND CONVENIENCE SALES USE AS PREVIOUSLY APPROVED."},{"number":"1003232","date":"2019-09-13","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2019-09-13","scope":"FOR THE INSTALLATION OF TWO (2) SINGLE FACED, STATICALLY ILLUMINATED WALL SIGNS AND FOR THE RESURFACE OF ONE (1) EXISTING PYLON SIGNS. SIZE AND LOCATION AS SHOWN IN APPLICATION/ PLANS. SIGNS ACCESSORY TO THE SUNDRIES, PHARMACUTICALS, AND CONVENIENCE SALES USE AS PREVIOUSLY APPROVED."},{"number":"1024289","date":"2019-11-01","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2020-05-21","scope":"Relocate 4 existing sprinkler heads"},{"number":"1038209","date":"2020-01-09","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-05-14","scope":"INSTALL NEW ELECTRIC PANEL LB. INSTALL RECEPTACLES, LIGHT FIXTURES AND EXIT LIGHTS. INSTALL SWITCHES AMD OCCUPANCY SENSORS. POWER WIRING AND FINAL CONNECTION TO HVAC UNIT AND EXHAUST FAN PER 2017 NEC (EAST DIST)"},{"number":"1001940","date":"2020-01-09","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2020-05-21","scope":"FOR LEVEL II INTERIOR ALTERATION TO AN EXISTING COMMERCIAL SPACE TO CREATE A PRIVATE SUITE FOR A PROFESSINAL OFFICE WITHIN THE EXISTING RETAIL PHARMACY W/ACCESSORY RETAIL SALES OF PACKAGED GOODS (WALGREEN).BUILDING IS FULLY SPRINKLERED. SEPARATE PERMITS REQUIRED FOR MEPS WORK."},{"number":"1019553","date":"2020-01-09","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2020-02-19","scope":"FOR ALTERATION TO EXISTING HVAC SYSTEM WITH NEW DUCT WORK AND REGISTERS TO ACCOMMODATE NEW OFFICE WITHIN THE EXISTING STORE OF SUNDRIES, PHARMACUTICALS, AND CONVENIENCES SALES."},{"number":"1024234","date":"2020-01-10","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2020-02-18","scope":"INSTALL NEW RESTROOM WITH TOILET AND LAV ALSO INSTALL BREAKROOM SINK AND A FLOOR DRAIN PER 2018 PHILA PLUMB CODE"},{"number":"1045548","date":"2020-02-27","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-05-07","scope":"INSTALLATION OF STRUCTURED COMMUNICATIONS CABLING SYSTEM AND PERIFERAL EQUIPMENT--INSTALLATION OF TERMINATION EQUIPMENT INTO WALL MOUNT RACK--21 TOTAL CATEGORY 5E CABLES, LONGEST RUN ESTIMATED AT 100 FEET. THIS IS FOR A LAB SPACE WITHIN A WALGREENS S"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2020,"k":"permit","w":"Mechanical"},{"y":2020,"k":"permit","w":"Plumbing"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2022,"k":"viol","w":"4 L&I violations"},{"y":2022,"k":"insp","w":"L&I: 4 failed, 3 passed"},{"y":2023,"k":"viol","w":"2 L&I violations"},{"y":2023,"k":"insp","w":"Inspection failed ×4"},{"y":2024,"k":"viol","w":"L&I violation"},{"y":2024,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2025,"k":"insp","w":"Inspection failed ×2"}],"rented":false,"licenses":[{"number":"281756","type":"Dumpster License - Private Property","status":"Inactive","businessName":"ROSE BRIAR INN INC","legalName":"ROSE BRIAR INN INC","address":"8828 FRANKFORD AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2001-04-27","latestIssueDate":"2001-04-27","expirationDate":"2010-07-31","inactiveDate":null},{"number":"208687","type":"Food Preparing and Serving (30+ SEATS)","status":"Inactive","businessName":"ROSE BRIER INN INC","legalName":"ROSE BRIER INN INC","address":"8828 FRANKFORD AVE","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2004-09-01","latestIssueDate":"2005-07-15","expirationDate":"2006-04-30","inactiveDate":"2012-12-22"},{"number":"435472","type":"Food Preparing and Serving (30+ SEATS)","status":"Inactive","businessName":"ROSEWOOD CATERERS INC","legalName":"ROSEWOOD CATERERS INC","address":"8828 FRANKFORD AVE","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2008-02-12","latestIssueDate":"2013-04-23","expirationDate":"2014-04-30","inactiveDate":"2014-04-17"},{"number":"441227","type":"Bingo","status":"Inactive","businessName":"FRANKFORD HOSPITAL AUXILIARY (ARIA HEALTH AUXILIARY)","legalName":"FRANKFORD HOSPITAL AUXILIARY","address":"8828 FRANKFORD AVE","revenueCode":"3809","rentalCategory":null,"units":null,"issuedDate":"2008-04-11","latestIssueDate":"2008-04-11","expirationDate":"2008-10-31","inactiveDate":"2009-02-26"},{"number":"455627","type":"Bingo","status":"Inactive","businessName":"ARIA HEALTH AUXILIARY","legalName":"ARIA HEALTH AUXILIARY","address":"8828 FRANKFORD AVE","revenueCode":"3809","rentalCategory":null,"units":null,"issuedDate":"2008-09-04","latestIssueDate":"2008-09-04","expirationDate":"2009-10-31","inactiveDate":"2009-02-26"},{"number":"467274","type":"Bingo","status":"Inactive","businessName":"ARIA HEALTH AUXILIARY","legalName":"ARIA HEALTH AUXILIARY","address":"8828 FRANKFORD AVE","revenueCode":"3809","rentalCategory":null,"units":null,"issuedDate":"2009-03-10","latestIssueDate":"2010-10-06","expirationDate":"2011-10-31","inactiveDate":"2011-11-10"},{"number":"538459","type":"Dumpster License - Private Property","status":"Active","businessName":"ROSEWOOD CATERERS INC","legalName":"ROSEWOOD CATERERS INC","address":"8828 FRANKFORD AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2011-07-13","latestIssueDate":"2013-07-20","expirationDate":null,"inactiveDate":null},{"number":"551119","type":"Food Establishment, Retail Perm Location (Large)","status":"Active","businessName":"WALGREEN EASTERN CO INC","legalName":"WALGREEN EASTERN CO INC","address":"8828 FRANKFORD AVE","revenueCode":"3119","rentalCategory":null,"units":null,"issuedDate":"2011-12-22","latestIssueDate":"2026-05-13","expirationDate":"2027-04-30","inactiveDate":null},{"number":"551179","type":"Hazardous Materials","status":"Active","businessName":"WALGREEN EASTERN CO INC","legalName":"WALGREEN EASTERN CO INC","address":"8828 FRANKFORD AVE","revenueCode":"3335","rentalCategory":null,"units":null,"issuedDate":"2012-02-01","latestIssueDate":"2026-02-10","expirationDate":"2026-12-31","inactiveDate":null},{"number":"589359","type":"Bingo","status":"Inactive","businessName":"ARIA HEALTH AUXILARY","legalName":"ARIA HEALTH AUXILARY","address":"8828 FRANKFORD AVE","revenueCode":"3809","rentalCategory":null,"units":null,"issuedDate":"2013-04-10","latestIssueDate":"2013-04-10","expirationDate":"2013-10-31","inactiveDate":null}],"licenseActivity":[{"number":"589359","type":"Bingo","businessName":"ARIA HEALTH AUXILARY","legalName":"ARIA HEALTH AUXILARY","issuedDate":"2013-04-10","latestIssueDate":"2013-04-10","closureDate":"2013-10-31","expirationDate":"2013-10-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"551179","type":"Hazardous Materials","businessName":"WALGREEN EASTERN CO INC","legalName":"WALGREEN EASTERN CO INC","issuedDate":"2012-02-01","latestIssueDate":"2026-02-10","closureDate":null,"expirationDate":"2026-12-31","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"551119","type":"Food Establishment, Retail Perm Location (Large)","businessName":"WALGREEN EASTERN CO INC","legalName":"WALGREEN EASTERN CO INC","issuedDate":"2011-12-22","latestIssueDate":"2026-05-13","closureDate":null,"expirationDate":"2027-04-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"538459","type":"Dumpster License - Private Property","businessName":"ROSEWOOD CATERERS INC","legalName":"ROSEWOOD CATERERS INC","issuedDate":"2011-07-13","latestIssueDate":"2013-07-20","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"467274","type":"Bingo","businessName":"ARIA HEALTH AUXILIARY","legalName":"ARIA HEALTH AUXILIARY","issuedDate":"2008-09-04","latestIssueDate":"2010-10-06","closureDate":"2011-11-10","expirationDate":"2011-10-31","inactiveDate":"2011-11-10","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"441227","type":"Bingo","businessName":"FRANKFORD HOSPITAL AUXILIARY (ARIA HEALTH AUXILIARY)","legalName":"FRANKFORD HOSPITAL AUXILIARY","issuedDate":"2008-04-11","latestIssueDate":"2008-04-11","closureDate":"2009-02-26","expirationDate":"2008-10-31","inactiveDate":"2009-02-26","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"435472","type":"Food Preparing and Serving (30+ SEATS)","businessName":"ROSEWOOD CATERERS INC","legalName":"ROSEWOOD CATERERS INC","issuedDate":"2008-02-12","latestIssueDate":"2013-04-23","closureDate":"2014-04-17","expirationDate":"2014-04-30","inactiveDate":"2014-04-17","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"208687","type":"Food Preparing and Serving (30+ SEATS)","businessName":"ROSE BRIER INN INC","legalName":"ROSE BRIER INN INC","issuedDate":"2004-09-01","latestIssueDate":"2005-07-15","closureDate":"2012-12-22","expirationDate":"2006-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"281756","type":"Dumpster License - Private Property","businessName":"ROSE BRIAR INN INC","legalName":"ROSE BRIAR INN INC","issuedDate":"2001-04-27","latestIssueDate":"2001-04-27","closureDate":"2010-07-31","expirationDate":"2010-07-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"record-pressure","level":"watch","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["1 open L&I violation","failed L&I inspection activity in 2021, 2022, 2023, 2025"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #289657: 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":"1 permit not marked completed: 350010 (Expired). At least one row also carries a completion date, so the City fields conflict.","why":"Issued work is not the same as approved final work. L&I uses final inspections and required certifications to close construction permits; expired, withdrawn, and completed are different City statuses.","action":"Open the permit file and confirm final inspections, holds, and any resulting occupancy certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"violations","level":"attention","title":"1 open L&I violation","finding":"23 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Sprinkler Certification: Certified through Jun 5, 2027; Fire Alarm Certification: Certified through Jan 21, 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":"24 failed, 10 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was FAILED on Aug 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Dumpster License - Private Property #281756: Inactive; Food Preparing and Serving (30+ SEATS) #208687: Inactive since Dec 22, 2012; Food Preparing and Serving (30+ SEATS) #435472: Inactive since Apr 17, 2014; Bingo #441227: Inactive since Feb 26, 2009","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":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"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/"}],"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/"}]}