{"asOf":"2026-07-26T20:52:37.395Z","block":"1900-1999 N 76TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/1900-1999-n-76th-st","address":"1911 N 76TH ST","parcelNumber":"882889700","source":"https://property.phila.gov/?p=882889700","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"UA0","buildingCodeNew":"234","buildingClass":"SUPERMKT 1 STY MASONRY","buildingClassNew":"DISCOUNT DEPT STORE","useLabel":"Commercial","owner":"ALDI INC","coOwner":null,"marketValue":3724000,"landAssessment":744800,"improvementAssessment":2979200,"livableArea":20689,"yearBuilt":1970,"lastSale":{"price":1,"date":"2014-10-24T04:00:00Z"},"openViolations":1,"violations":[{"number":"725700","date":"2007-11-06","code":"PM-307.1/3","title":"ROOF PARTIALLY 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VIOL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2026-045696","date":"2026-06-22","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"133696","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2007-11-06","completedDate":"2013-05-26","violations":[{"number":"725700","date":"2007-11-06","code":"PM-307.1/3","title":"ROOF PARTIALLY COLLAPSED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"725697","date":"2007-11-06","code":"PM-307.1/19","title":"VACANT BLDG UNSEC/UNSAFE CSU","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"725698","date":"2007-11-06","code":"PM-307.1/10","title":"WALL LOOSE/MISS BRICKS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"725699","date":"2007-11-06","code":"PM-307.1/9","title":"WALL FRACTURED","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"514527","type":"STANDARD","priority":"STANDARD","responsibility":"DW","status":"CLOSED","createdDate":"2015-12-18","completedDate":"2016-01-21","violations":[{"number":"3802548","date":"2015-12-18","code":"A-901.13/2","title":"PENALTY- NO ELEC PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3802546","date":"2015-12-18","code":"A-301.1/51","title":"PERME- INST/REPL/REPAIR WIRE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3802547","date":"2015-12-18","code":"A-501.1/3","title":"PERME- REQUIRED TO CORR VIOL","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2026-073948","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL PM EXTERIOR INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-06-22","completedDate":null,"violations":[{"number":"VI-2026-045696","date":"2026-06-22","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2007,"n":4,"worst":"VACANT BLDG UNSEC/UNSAFE CSU"},{"y":2015,"n":3,"worst":null},{"y":2026,"n":1,"worst":null}],"investigations":[{"caseNumber":"133696","date":"2007-11-06","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"133696","date":"2013-05-25","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"514527","date":"2015-12-18","type":"EP_ELEC","status":"FAILED"},{"caseNumber":"514527","date":"2016-01-21","type":"EP_ELEC","status":"PASSED"},{"caseNumber":"CF-2026-073948","date":"2026-06-22","type":null,"status":"FAILED"}],"inspYears":[{"y":2007,"fails":1,"passes":0},{"y":2013,"fails":0,"passes":1},{"y":2015,"fails":1,"passes":0},{"y":2016,"fails":0,"passes":1},{"y":2026,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97885884563167,"lng":-75.27038659639295,"geom":{"type":"Polygon","coordinates":[[[-75.270207737,39.979158859],[-75.269820264,39.978683325],[-75.270485504,39.978362688],[-75.270935034,39.978914376],[-75.270434105,39.979137092],[-75.270671009,39.979427831],[-75.270491817,39.979507499],[-75.270207737,39.979158859]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2023-013802","type":"Sprinkler Certification","inspectionDate":"2023-07-05","result":"Certified","expirationDate":"2024-07-05","buildingId":"1463263"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19151","beds":null,"baths":null,"stories":1,"lotArea":58564,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"PO BOX 460049, HOUSTON TX, 25037","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF A DETACHED STRUCTURE WITH FOR USE AS RETAIL SALES OF FOOD BEVERAGE AND GROCERIES WITH AN ACCESSORY SURFACE PARKING LOT WITH SIXTY-TWO (62) PARKING SPACES (INCLUDING THREE (3) ACCESSIBLE SPACES), ONE (1) OPEN-AIR L","status":"CLOSED","outcome":"Granted with conditions","date":"2014-05-07","number":"22547","relatedPermit":"516707"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":5,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":1536700,"taxable":1536700,"land":592800,"improvement":943900,"taxableLand":592800,"taxableImprovement":943900,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":2925100,"taxable":1425100,"land":585600,"improvement":2339500,"taxableLand":585600,"taxableImprovement":839500,"exemptLand":0,"exemptImprovement":1500000},{"y":2018,"v":3178000,"taxable":1547908,"land":635600,"improvement":2542400,"taxableLand":635600,"taxableImprovement":912308,"exemptLand":0,"exemptImprovement":1630092},{"y":2019,"v":2922400,"taxable":1610786,"land":876720,"improvement":2045680,"taxableLand":876720,"taxableImprovement":734066,"exemptLand":0,"exemptImprovement":1311614},{"y":2020,"v":2922400,"taxable":1610786,"land":876720,"improvement":2045680,"taxableLand":876720,"taxableImprovement":734066,"exemptLand":0,"exemptImprovement":1311614},{"y":2021,"v":2922400,"taxable":1610786,"land":876720,"improvement":2045680,"taxableLand":876720,"taxableImprovement":734066,"exemptLand":0,"exemptImprovement":1311614},{"y":2022,"v":2922400,"taxable":1610786,"land":876720,"improvement":2045680,"taxableLand":876720,"taxableImprovement":734066,"exemptLand":0,"exemptImprovement":1311614},{"y":2023,"v":3655500,"taxable":1783879,"land":731092,"improvement":2924408,"taxableLand":731092,"taxableImprovement":1052787,"exemptLand":0,"exemptImprovement":1871621},{"y":2024,"v":3655500,"taxable":1783879,"land":731092,"improvement":2924408,"taxableLand":731092,"taxableImprovement":1052787,"exemptLand":0,"exemptImprovement":1871621},{"y":2025,"v":3641300,"taxable":1776954,"land":728260,"improvement":2913040,"taxableLand":728260,"taxableImprovement":1048694,"exemptLand":0,"exemptImprovement":1864346},{"y":2026,"v":3641300,"taxable":1776954,"land":728260,"improvement":2913040,"taxableLand":728260,"taxableImprovement":1048694,"exemptLand":0,"exemptImprovement":1864346},{"y":2027,"v":3724000,"taxable":3724000,"land":744800,"improvement":2979200,"taxableLand":744800,"taxableImprovement":2979200,"exemptLand":0,"exemptImprovement":0}],"taxNow":24874,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"76824","date":"2007-07-25","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2008-12-31","scope":"FACADE IMPROVEMENTS ONLY-NEW ENTRANCE CANOPY WILL BE CONSTRUCTED; EXISTING DOORS STAIRS ETC WILL REMAIN UNDISTURBED"},{"number":"89612","date":"2007-07-25","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2007-07-25","scope":"FACADE IMPROVEMENTS ONLY-NEW ENTRANCE CANOPY"},{"number":"516706","date":"2014-01-28","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2014-01-28","scope":"COMPLETE DEMOLITION OF EXISTING STRUCTURE(S) ON LOT. FOR USE AS A VACANT LOT."},{"number":"516070","date":"2014-01-28","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2014-01-28","scope":"FOR THE DOCUMENTATION OF THE LOT ADJUSTMENT TO CREATE ONE (1) LOT FROM ONE (1) OPA ACCOUNT (1911 N 76TH ST) AND TWO (2) DEEDED LOTS (1911 N 76TH ST, AKA 7550 CITY AVE: PREMISES A AND PREMISES B). SIZE AND LOCATION AS SHOWN ON APPLICATION/PLANS. *SEE A/P NO 516706 FOR DEMOLITION PERMIT*"},{"number":"535513","date":"2014-05-12","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2014-05-12","scope":"FOR THE ERECTION OF THREE (3) ACCESSORY SIGNS AS FOLLOWS: ONE (1) FREESTANDING, DOUBLE-FACED, INTERNALLY ILLUMINATED SIGN, AND FOUR (4) FLAT WALL, INTERNALLY ILLUMINATED SIGNS. SIZE AND LOCATION AS SHOWN ON APPLICATION/PLANS. SEE A/P NO 516707 FOR APPROVED PLANS. ALL SIGNS ACCESSORY TO APPROVED RETAIL SALES OF FOOD BEVERAGE AND GROCERIES. NO CHANGE IN PREVIOUSLY APPROVED PARKING. * SEE A/P NO 516706 FOR DEMOLITION PERMIT * SEE A/P NO 516070 FOR LOT LINE RELOCATION PERMIT * SEE A/P NO 516707 FOR NEW CONSTRUCTION PERMIT *"},{"number":"516707","date":"2014-05-12","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2014-05-12","scope":"FOR THE NEW CONSTRUCTURE OF A DETACHED STRUCTURE FOR USE AS RETAIL SALES OF FOOD BEVERAGE AND GROCERIES * SEE A/P NO 516706 FOR DEMOLITION PERMIT * SEE A/P NO 516070 FOR LOT LINE RELOCATION PERMIT *"},{"number":"566135","date":"2014-10-06","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2014-10-24","scope":"REMOVAL OF A 3,000 GALLON UNDERGROUND STORAGE TANK"},{"number":"568455","date":"2014-11-12","work":"Zoning admin review","type":"ZP_ADMIN","description":"ZONING ADMIN REVIEW","status":"COMPLETED","completedDate":"2014-11-12","scope":"TO AMEND A/P NO 516707 (CAL NO 22547) TO INCLUDE THE FOLLOWING CHANGES: TO USE THE EXISTING STRUCTURE INSTEAD OF DEMOLISHING IT AND ERECTING THE STRUCTURE APPROVED IN A/P NO 516707; ADDITION OF LOADING DOCK AND CANOPIES, RECONFIGURE PARKING BASED ON FOOTPRINT OF EXISTING STRUCTURE RESULTING IN A NEW TOTAL OF 54 PARKING SPACES. SIZE AND LOCATION AS SHOWN ON PLANS/APPLICATION."},{"number":"596812","date":"2015-04-21","work":"Zoning admin review","type":"ZP_ADMIN","description":"ZONING ADMIN REVIEW","status":"COMPLETED","completedDate":"2015-04-21","scope":"TO AMEND A/P NO 568455 (SEE ALSO 568455) TO REMOVE APPROVED BUILDING CANOPIES ON TWO (2) SIDES OF THE BUILDING LOCATED WITHIN THE PROPERTY LINES/PARKING AREA AND REPLACE WITH ONE (1) SMALL AWNING, RECONFIGURE THE APPROVED LOADING AREA, LOCATE A TRASH DUMPSTER, RECONFIGURE/RE-STRIPE TWO (2) ROWS OF PARKING SPACES TO CREATE ADDITIONAL LANDSCAPED AREAS, WHICH ALSO RESULTS IN A REDUCTION OF FOUR (4) SPACES, RESULTING IN A NEW TOTAL OF FIFTY (50) PARKING SPACES (INCLUDING TWO (2) VAN ACCESSIBLE SPACES), RELOCATE THE APPROVED \"ALDI\" FLATWALL SIGNS (DUE TO BUILDING FAÇADE CHANGES). DELETE ONE (1) OF THE TWO (2) PREVIOUSLY APPROVED SIGNS (\"SIGN C\"), THUS DECREASING THE TOTAL SIGN AREA. STRUCTURE FOR USE AS USE AS RETAIL SALES OF FOOD BEVERAGE AND GROCERIES. SEE APPROVED PLANS."},{"number":"608655","date":"2015-05-07","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2015-08-20","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":"605191","date":"2015-05-28","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-12-16","scope":"INSTALL 2-LAVS, 1-URINAL, 2-WATER CLOSETS, 2-WATER COOLERS, 1-PANTRY SINK, 1-MOP SINK, 17-HUB DRAINS & 4-FLOOR DRAINS (COMM)"},{"number":"608439","date":"2015-06-12","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2015-12-29","scope":"NEW ELECRICAL INSTALLATIONS; (187) LIGHT FIXTURES,(54)RECEPTACLES (12) SWITCHES,(7) LIGHT POLES,(10) EXIT/EMG FIXTURES, (2) HAND DRYERS,(1) DOORBELL,(7)POWER POLES,(1) BAILER, (1) HYDRAULIC LIFT,(2)UNIT HEATERS,(1)PROTOCOL RACK,(2)CABINET HEATERS,(1) RTU,(1)VAV BOX,(1)WATER HEATER,(3)EXHAUST FANS,(1)POWER WALL (1) 800A PANEL,(2)225APANELS,LIGHTING CONTROL PANELS,LIGHTING CONTROL PANEL, 3KVA UPS SYSTEM,AS PER 2008 NEC.(WEST DISTRICT)"},{"number":"608659","date":"2015-06-19","work":"Addition","type":"BP_ADDITON","description":"ADDITION PERMIT","status":"COMPLETED","completedDate":"2016-01-28","scope":"FOR INTERIOR FIT-OUT AND STRUCTURAL ADDITION TO AN EXISTING DETACHED, NON-COMBUSTIBLE STRUCTURE, TO INCLUDE NEW RAMP INSTALLATION, STEEL CANOPY INSTALLATION, AND SUPPORT FRAMING FOR PROPOSED MECHANICAL EQUIPMENT. (IEBC 2009, COMPLIANCE PATH, ADDITIONS) SEPARATE PERMITS REQUIRED TO DOCUMENT SPECIAL INSPECTORS RETAINED FOR STEELWORK. SEPARATE PERMITS TO BE REQUIRED FOR ELECTRICAL, PLUMBING, MECHANICAL, AND FIRE SUPPRESSION SYSTEM INSTALLATIONS. ASBESTOS ABATEMENT TO BE COMPLETED PRIOR TO COMMENCEMENT OF PERMIT SCOPE OF WORK."},{"number":"620900","date":"2015-07-02","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALLATION OF A 200A TEMPORARY SERVICE WITH 24 TEMPORARY LIGHTS AND 6 RECEPTACLES (APPROXIMATELY 90 DAYS).... IN ACCORDANCE WITH 2008 NEC"},{"number":"620287","date":"2015-07-27","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2015-12-16","scope":"FOR THE INSTALLATION OF A NEW HVAC SYSTEM INCLUDING DUCTWORK AS PER PLANS."},{"number":"619647","date":"2015-07-29","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2015-12-14","scope":"INSTALL ON FRONT LOGO SIGN CABINET. INSTALL ONE SET OF FOOD MARKET LETTERS. INSTALL ONE LOGO SIGN CABINET. PYLON SIGN-REMOVE EXISTING PYLON SIGN AND INSTALL NEW PYLON IN SAME LOCATION AS PER PLANS."},{"number":"630766","date":"2015-10-28","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2015-12-16","scope":"FOR THE INSTALLATION OF AN AUTOMATIC WET SPRINKLER SYSTEM (DRY HEADS @ FREEZERS) WITH SIX INCH (6\") INCOMING FIRE SERVICE LINE, FOUR INCH (4\") BACKFLOW PREVENTION DEVICE AND FIRE DEPARTMENT CONNECTION IN ACCORDANCE WITH NFPA 13 THROUGHOUT A ONE (1) STORY STRUCTURE (GROCERY STORE). SEPARATE PERMITS REQUIRED FOR ALL ELECTRICAL AND PLUMBING WORK."},{"number":"647676","date":"2015-11-12","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-12-16","scope":"INSTALL TWO 12\" STORM CONNECTIONS INCLUDING 5-INLETS AND 1-YARD DRAIN PA20152990802 \"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":"649835","date":"2015-11-18","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2016-01-28","scope":"INSTALLING FIRE ALARM DEVICES/APPLIANCES IN ALDI SPACE ON THE GROUND FLOOR AS PER NFPA 72 WEST DISTRICT"},{"number":"665078","date":"2016-02-16","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALLING SECURITY AND BURGLAR DEVICES IN ALDI SPACE ON THE GROUND FLOOR AS PER PLANS. AS PER NEC 2008 WEST DISTRICT"},{"number":"704059","date":"2016-07-13","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-03-20","scope":"ROUGH IN PLUMBING FROM EXISTING TO INSTALL 3- HUB DRAINS FOR CONDENSATE"}],"storyTag":"Renovated & sold on","storyDelta":39,"timeline":[{"y":2015,"k":"permit","w":"Electrical"},{"y":2015,"k":"permit","w":"Mechanical"},{"y":2015,"k":"permit","w":"Sign"},{"y":2015,"k":"insp","w":"Inspection failed"},{"y":2015,"k":"permit","w":"Suppression"},{"y":2015,"k":"permit","w":"Plumbing"},{"y":2015,"k":"permit","w":"Electrical"},{"y":2016,"k":"permit","w":"Electrical"},{"y":2016,"k":"permit","w":"Plumbing"},{"y":2016,"k":"insp","w":"Inspection passed"},{"y":2026,"k":"viol","w":"L&I violation"},{"y":2026,"k":"insp","w":"Inspection failed"}],"rented":false,"licenses":[{"number":"346202","type":"Food Preparing and Serving","status":"Inactive","businessName":"JOSEPH & THOMAS MASTRONARDO (T/A J&T ASSOCIATES)","legalName":"JOSEPH & THOMAS MASTRONARDO","address":"1911 N 76TH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2005-11-21","latestIssueDate":"2005-11-21","expirationDate":"2006-09-30","inactiveDate":null},{"number":"684924","type":"Dumpster License - Private Property","status":"Active","businessName":"ALDI INC","legalName":"ALDI INC","address":"1911 N 76TH ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2015-11-25","latestIssueDate":"2015-11-25","expirationDate":null,"inactiveDate":null},{"number":"686096","type":"Food Establishment, Retail Perm Location (Large)","status":"Active","businessName":"ALDI INC","legalName":"ALDI INC","address":"1911 N 76TH ST","revenueCode":"3119","rentalCategory":null,"units":null,"issuedDate":"2015-12-10","latestIssueDate":"2026-04-15","expirationDate":"2027-04-30","inactiveDate":null}],"licenseActivity":[{"number":"686096","type":"Food Establishment, Retail Perm Location (Large)","businessName":"ALDI INC","legalName":"ALDI INC","issuedDate":"2015-12-10","latestIssueDate":"2026-04-15","closureDate":null,"expirationDate":"2027-04-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"684924","type":"Dumpster License - Private Property","businessName":"ALDI INC","legalName":"ALDI INC","issuedDate":"2015-11-25","latestIssueDate":"2015-11-25","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"346202","type":"Food Preparing and Serving","businessName":"JOSEPH & THOMAS MASTRONARDO (T/A J&T ASSOCIATES)","legalName":"JOSEPH & THOMAS MASTRONARDO","issuedDate":"2005-11-21","latestIssueDate":"2005-11-21","closureDate":"2006-09-30","expirationDate":"2006-09-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","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 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":"Appeal #22547: CLOSED · Granted with conditions; related permit 516707. Use permit #89612: 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":"violations","level":"attention","title":"1 open L&I violation","finding":"8 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 Jul 5, 2024","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":"3 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jun 22, 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":"Food Preparing and Serving #346202: 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":"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":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"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/"}]}