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OWNER REPAIR"}]},{"number":"CF-2025-014731","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"QOL PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2025-03-05","completedDate":"2025-03-25","violations":[{"number":"VI-2025-011321","date":"2025-02-28","code":"PM15-302.9","title":"EXTERIOR AREA GRAFFITI","status":"SVN ISSUED","resolutionDate":"2025-03-05","resolution":"SVN ISSUED"}]},{"number":"CF-2025-079625","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"QOL PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2025-08-01","completedDate":"2026-01-15","violations":[{"number":"VI-2025-058527","date":"2025-08-05","code":"PM15-302.9","title":"EXTERIOR AREA GRAFFITI","status":"SVN ISSUED","resolutionDate":"2025-08-05","resolution":"SVN ISSUED"}]}],"violYears":[{"y":2007,"n":3,"worst":null},{"y":2016,"n":1,"worst":null},{"y":2018,"n":2,"worst":null},{"y":2021,"n":1,"worst":null},{"y":2025,"n":2,"worst":null}],"investigations":[{"caseNumber":"39222","date":"2005-05-23","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"39222","date":"2005-11-04","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"96311","date":"2007-01-02","type":"CI INSP","status":"FAILED"},{"caseNumber":"96311","date":"2007-02-08","type":"CI INSP","status":"FAILED"},{"caseNumber":"96311","date":"2007-03-13","type":"CI INSP","status":"PASSED"},{"caseNumber":"545503","date":"2016-07-20","type":"BC INSP","status":"FAILED"},{"caseNumber":"545503","date":"2016-08-27","type":"BC INSP","status":"FAILED"},{"caseNumber":"545503","date":"2016-09-19","type":"BC INSP","status":"PASSED"},{"caseNumber":"CF-2021-016806","date":"2021-03-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-016806","date":"2021-06-11","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-016806","date":"2021-07-27","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-016806","date":"2021-08-31","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-014731","date":"2025-03-05","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-079625","date":"2025-08-05","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-016806","date":"2026-02-27","type":null,"status":"FAILED"}],"inspYears":[{"y":2005,"fails":1,"passes":1},{"y":2007,"fails":2,"passes":1},{"y":2016,"fails":2,"passes":1},{"y":2021,"fails":4,"passes":0},{"y":2025,"fails":2,"passes":0},{"y":2026,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.949732731277265,"lng":-75.16996801561605,"geom":{"type":"Polygon","coordinates":[[[-75.169863876,39.94995624],[-75.169964176,39.949496277],[-75.170071403,39.949510279],[-75.169970669,39.949969556],[-75.169863876,39.94995624]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2024-016611","type":"Special Hazards Certification","inspectionDate":"2024-05-31","result":"Certified","expirationDate":"2025-05-31","buildingId":"1502822"},{"number":"BC-2025-014802","type":"Special Hazards Certification","inspectionDate":"2025-05-31","result":"Certified","expirationDate":"2026-05-31","buildingId":"1502822"},{"number":"BC-2026-015667","type":"Special Hazards Certification","inspectionDate":"2026-05-31","result":"Certified","expirationDate":"2027-05-31","buildingId":"1502822"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19103","beds":null,"baths":null,"stories":4,"lotArea":5125,"zoning":"CMX5","grade":"B+","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"2118 RACE STREET, PHILADELPHIA PA, 19103","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE EXPANSION OF AN EXISTING EAT-IN AND TAKE-OUT RESTAURANT TO THE 2nd FLOOR. NO LIVE ENTERTAINMENT/MUSIC. FOOD SERVED IN DISPOSABLE WARE. NO SALE OF ALCOHOLIC BEVERAGES FOR TAKE-OUT WITH EXISTING EAT-IN AND TAKE-OUT RESTAURANT O","status":"CLOSED","outcome":"Granted with conditions","date":"2008-04-17","number":"4701","relatedPermit":"127672"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":1641900,"taxable":1641900,"land":1281300,"improvement":360600,"taxableLand":1281300,"taxableImprovement":360600,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":1641900,"taxable":1641900,"land":1281300,"improvement":360600,"taxableLand":1281300,"taxableImprovement":360600,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":1860200,"taxable":1860200,"land":372019,"improvement":1488181,"taxableLand":372019,"taxableImprovement":1488181,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":1858300,"taxable":1858300,"land":371660,"improvement":1486640,"taxableLand":371660,"taxableImprovement":1486640,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":1872200,"taxable":1872200,"land":374440,"improvement":1497760,"taxableLand":374440,"taxableImprovement":1497760,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":1872200,"taxable":1872200,"land":374440,"improvement":1497760,"taxableLand":374440,"taxableImprovement":1497760,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":1872200,"taxable":1872200,"land":374440,"improvement":1497760,"taxableLand":374440,"taxableImprovement":1497760,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":2045800,"taxable":2045800,"land":409161,"improvement":1636639,"taxableLand":409161,"taxableImprovement":1636639,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":2045800,"taxable":2045800,"land":409161,"improvement":1636639,"taxableLand":409161,"taxableImprovement":1636639,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":2010200,"taxable":2010200,"land":402040,"improvement":1608160,"taxableLand":402040,"taxableImprovement":1608160,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":2010200,"taxable":2010200,"land":402040,"improvement":1608160,"taxableLand":402040,"taxableImprovement":1608160,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":2010200,"taxable":2010200,"land":402000,"improvement":1608200,"taxableLand":402000,"taxableImprovement":1608200,"exemptLand":0,"exemptImprovement":0}],"taxNow":28139,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"86559","date":"2007-09-28","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2010-02-23","scope":"PAINT EXTERIOR OF BUILDING PER HISTORICAL COMMISSION DIRECTION"},{"number":"127672","date":"2008-05-01","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2008-05-01","scope":"ERECTION OF PARTIAL ONE STORY ADDITION AND PARTIAL 2ND STORY ADDITION (SIZE AND LOCATION AS SHOWN IN THE APPLICATION).EXPAND EAT-IN /TAKE-OUT RESTAURANT FROM 1ST FLOOR ON TO 2ND FLOOR. NO LIVE ENTERTAINMENT/MUSIC. NO SIGN."},{"number":"159588","date":"2008-06-25","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"EXPIRED","completedDate":"2011-10-28","scope":"INSTALL SPRINKLER SYSTEM ON 2ND FLR. CONNECT TO EXIST. SYSTEM, EXIST. BACKFLOW PREVENTER"},{"number":"153182","date":"2008-06-26","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"INTERIOR/EXTERIOR DEMO, STRUCTURAL MODIFICATIONS, ALTERATIONS, NEW UPGRADES & FIT OUT,MINOR ADDITION, SEAL OFF 3RD/4TH FLOORS PER DEPARTMENT REGUALTIONS, AS PER SUBMITTED PLANS. PHC PROVISONS APPLY AS ATTACHED."},{"number":"153751","date":"2008-06-26","work":"Addition","type":"BP_ADDITON","description":"ADDITION PERMIT","status":"EXPIRED","completedDate":null,"scope":"INTERIOR/EXTERIOR DEMO, STRUCTURAL MODIFICATIONS, ALTERATIONS, NEW UPGRADES & FIT OUT,MINOR ADDITION, SEAL OFF 3RD/4TH FLOORS PER DEPARTMENT REGUALTIONS, AS PER SUBMITTED PLANS. PHC PROVISONS APPLY AS ATTACHED."},{"number":"171505","date":"2008-09-11","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"EXPIRED","completedDate":"2012-07-20","scope":"REDUCT 2 EXISTING UNITS. INSTALL 3 7.5 TON ROOF TOP UNITS"},{"number":"172258","date":"2008-09-22","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"REPLACE 2 PHASE 300 AMP SERVICE WITH A 600 AMP 2 PHASE, RE-FEED 2 EXISTING PHASE CHANGERS, CLEAN UP WIRING AS PER 2005 NEC (CC DIST)"},{"number":"284599","date":"2010-07-12","work":"Zoning admin review","type":"ZP_ADMIN","description":"ZONING ADMIN REVIEW","status":"COMPLETED","completedDate":"2010-07-12","scope":"EXTENSION OF TIME ON ZONING PERMIT #127672 PER 14-1703(4)IN ORDER TO OBTAIN BLDG PERMIT"},{"number":"280690","date":"2010-12-30","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"EXPIRED","completedDate":"2012-03-07","scope":"AMEND PERMIT #153182 AS PER PLAN FOR THE EXTENSION OF AN EXISTING RESTAURANT TO THE 2ND FLOOR AND FOR A STAIR ADDITION. 3RD AND 4TH FLOORS TO REMAIN VACANT."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2008,"k":"permit","w":"Mechanical"},{"y":2008,"k":"permit","w":"Electrical"},{"y":2010,"k":"permit","w":"Zoning admin review"},{"y":2010,"k":"permit","w":"Administrative"},{"y":2016,"k":"viol","w":"L&I violation"},{"y":2016,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2018,"k":"viol","w":"2 L&I violations"},{"y":2021,"k":"viol","w":"L&I violation"},{"y":2021,"k":"insp","w":"Inspection failed ×4"},{"y":2025,"k":"viol","w":"2 L&I violations"},{"y":2025,"k":"insp","w":"Inspection failed ×2"},{"y":2026,"k":"insp","w":"Inspection failed"}],"rented":false,"licenses":[{"number":"281652","type":"Dumpster License - Private Property","status":"Active","businessName":"PIETROS WALNUT PIZZERIA INC","legalName":"PIETROS WALNUT PIZZERIA INC","address":"1714 WALNUT ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2004-06-03","latestIssueDate":"2013-07-24","expirationDate":null,"inactiveDate":null},{"number":"210156","type":"Sidewalk Cafe","status":"Inactive","businessName":"PIETROS WALNUT PIZZERIA CORP","legalName":"PIETROS WALNUT PIZZERIA CORP","address":"1714 WALNUT ST","revenueCode":"3123","rentalCategory":null,"units":null,"issuedDate":"2004-06-30","latestIssueDate":"2004-06-30","expirationDate":"2005-06-30","inactiveDate":null},{"number":"208933","type":"Food Preparing and Serving (30+ SEATS)","status":"Active","businessName":"PIETROS WALNUT PIZZERIA CORP","legalName":"PIETROS WALNUT PIZZERIA CORP","address":"1714 WALNUT ST","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2004-07-08","latestIssueDate":"2026-04-30","expirationDate":"2027-04-30","inactiveDate":null},{"number":"318879","type":"Sidewalk Cafe","status":"Expired","businessName":"PIETROS WALNUT PIZZERIA CORP","legalName":"PIETROS WALNUT PIZZERIA CORP","address":"1714 WALNUT ST","revenueCode":"3123","rentalCategory":null,"units":null,"issuedDate":"2005-05-17","latestIssueDate":"2025-06-27","expirationDate":"2026-06-30","inactiveDate":null},{"number":"845621","type":"Sidewalk Cafe (Temporary)","status":"Inactive","businessName":"PIETROS WALNUT PIZZERIA CORP","legalName":"PIETROS WALNUT PIZZERIA CORP","address":"1714 WALNUT ST","revenueCode":"3123","rentalCategory":null,"units":null,"issuedDate":"2020-07-09","latestIssueDate":"2021-12-21","expirationDate":"2022-12-31","inactiveDate":"2023-03-01"}],"licenseActivity":[{"number":"845621","type":"Sidewalk Cafe (Temporary)","businessName":"PIETROS WALNUT PIZZERIA CORP","legalName":"PIETROS WALNUT PIZZERIA CORP","issuedDate":"2020-07-09","latestIssueDate":"2021-12-21","closureDate":"2023-03-01","expirationDate":"2022-12-31","inactiveDate":"2023-03-01","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"208933","type":"Food Preparing and Serving (30+ SEATS)","businessName":"PIETROS WALNUT PIZZERIA CORP","legalName":"PIETROS WALNUT PIZZERIA CORP","issuedDate":"2004-07-08","latestIssueDate":"2026-04-30","closureDate":null,"expirationDate":"2027-04-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"318879","type":"Sidewalk Cafe","businessName":"PIETROS WALNUT PIZZERIA CORP","legalName":"PIETROS WALNUT PIZZERIA CORP","issuedDate":"2004-06-30","latestIssueDate":"2025-06-27","closureDate":"2026-06-30","expirationDate":"2026-06-30","inactiveDate":null,"status":"Expired","statusLabel":"Expired","active":false},{"number":"281652","type":"Dumpster License - Private Property","businessName":"PIETROS WALNUT PIZZERIA INC","legalName":"PIETROS WALNUT PIZZERIA INC","issuedDate":"2004-06-03","latestIssueDate":"2013-07-24","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["3 open L&I violations","failed L&I inspection activity in 2021, 2025, 2026"],"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 #127672: 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":"5 permits not marked completed: 159588 (EXPIRED), 153182 (EXPIRED), 153751 (EXPIRED), 171505 (EXPIRED), 280690 (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":"3 open L&I violations","finding":"9 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"12 failed, 3 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Feb 27, 2026.","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":"Sidewalk Cafe #210156: Inactive; Sidewalk Cafe #318879: Expired; Sidewalk Cafe (Temporary) #845621: Inactive since Mar 1, 2023","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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Special Hazards Certification: Certified through May 31, 2027","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":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"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/"}]}