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Private Property","businessName":"MAMMA MIA PIZZERIA (ANTONIO PIZZERIA LLC)","legalName":"MAMMA MIA PIZZERIA","issuedDate":"2010-08-12","latestIssueDate":"2010-08-12","closureDate":"2011-07-31","expirationDate":"2011-07-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"511386","type":"Handbill Distribution","businessName":"MAMMA MIA PIZZERIA (ANTONIO PIZZERIA LLC)","legalName":"MAMMA MIA PIZZERIA","issuedDate":"2010-08-12","latestIssueDate":"2010-08-12","closureDate":"2011-08-31","expirationDate":"2011-08-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"315643","type":"Sidewalk Cafe","businessName":"PRIMA DONNA INC","legalName":"PRIMA DONNA INC","issuedDate":"2005-04-28","latestIssueDate":"2012-06-18","closureDate":"2013-06-30","expirationDate":"2013-06-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"278484","type":"Dumpster License - Private Property","businessName":"EMMANUEL PAPAGEORGIOU (ACADEMY PIZZA)","legalName":"EMMANUEL PAPAGEORGIOU","issuedDate":"2005-01-28","latestIssueDate":"2005-01-28","closureDate":"2009-06-30","expirationDate":"2009-06-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"279769","type":"Dumpster License - Private Property","businessName":"URBAN NECESSITIES INC","legalName":"URBAN NECESSITIES INC","issuedDate":"2005-01-28","latestIssueDate":"2005-01-28","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"205779","type":"Food Preparing and Serving","businessName":"ALAA'S FOOD INC (T/A ACADEMY PIZZA)","legalName":"ALAA'S FOOD INC","issuedDate":"2004-10-26","latestIssueDate":"2007-05-02","closureDate":"2012-12-22","expirationDate":"2008-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"209768","type":"Food Preparing and Serving (30+ SEATS)","businessName":"PRIMADONNA INC","legalName":"PRIMADONNA INC","issuedDate":"2004-04-29","latestIssueDate":"2013-04-23","closureDate":"2014-04-30","expirationDate":"2014-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"209118","type":"Food Preparing and Serving (30+ SEATS)","businessName":"GRAND CANAL INC","legalName":"GRAND CANAL INC","issuedDate":"2003-04-21","latestIssueDate":"2003-04-21","closureDate":"2004-04-30","expirationDate":"2004-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"282965","type":"Dumpster License - Private Property","businessName":"ALAA'S FOOD INC (T/A ACADEMY PIZZA)","legalName":"ALAA'S FOOD INC","issuedDate":"2002-06-12","latestIssueDate":"2002-06-12","closureDate":"2010-07-31","expirationDate":"2010-07-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"297948","type":"Handbill Distribution","businessName":"ACADEMY PIZZERIA RESTORNATE","legalName":"ACADEMY PIZZERIA RESTORNATE","issuedDate":"2001-09-23","latestIssueDate":"2001-09-23","closureDate":"2002-08-31","expirationDate":"2002-08-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"298518","type":"Handbill Distribution","businessName":"JUBRAN & HARBI FOOD INC","legalName":"JUBRAN & HARBI FOOD INC","issuedDate":"2001-08-16","latestIssueDate":"2001-08-16","closureDate":"2011-08-13","expirationDate":"2002-08-31","inactiveDate":"2011-08-13","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"204153","type":"Food Preparing and Serving","businessName":"JUBRAN & HARBI FOOD INC","legalName":"JUBRAN & HARBI FOOD INC","issuedDate":"2001-04-25","latestIssueDate":"2001-04-25","closureDate":"2002-04-30","expirationDate":"2002-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"281102","type":"Dumpster License - Private Property","businessName":"JUBRAN & HARBI FOOD INC","legalName":"JUBRAN & HARBI FOOD INC","issuedDate":"2000-06-14","latestIssueDate":"2000-06-14","closureDate":"2010-07-31","expirationDate":"2010-07-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 34% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $1,193,800 to $1,601,200","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 #351535: COMPLETED. The history also contains “CO- NEW USE OCCUPIED PRE-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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"20 failed, 11 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was unlabeled on Feb 3, 2024.","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":"3 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":"Dumpster License - Private Property #281102: Inactive; Food Preparing and Serving #204153: Inactive; Handbill Distribution #298518: Inactive since Aug 13, 2011; Handbill Distribution #297948: Inactive","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 16 historical violations across 9 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/"}]}