{"asOf":"2026-07-25T14:42:51.026Z","block":"4700-4799 N BROAD ST","blockUrl":"https://philadelphia.blockreport.homes/block/4700-4799-n-broad-st","address":"4739-51 N BROAD ST","parcelNumber":"882924600","source":"https://property.phila.gov/?p=882924600","ownerType":"owner-occupied","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"BC0","buildingCodeNew":"238","buildingClass":"STR/OFF 3 STY MASONRY","buildingClassNew":"MEDICAL OFFICE BLDNG","useLabel":"Commercial","owner":"TO QUOC VAN","coOwner":"HUYNH ANH LE","marketValue":2500000,"landAssessment":500000,"improvementAssessment":2000000,"livableArea":18231,"yearBuilt":1930,"lastSale":{"price":1,"date":"2018-04-02T04:00:00Z"},"openViolations":0,"violations":[{"number":"5303427","date":"2015-11-09","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"5303428","date":"2015-11-09","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4295490","date":"2017-04-27","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4295491","date":"2017-04-27","code":"PM15-304.19V","title":"DOOR AND WINDOW VACANT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2021-003359","date":"2021-01-20","code":"PM15-110.1","title":"ID STRUCTURE","status":"COMPLIED","resolutionDate":"2021-10-26","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-003361","date":"2021-01-20","code":"PM15-304.1(C)","title":"EXTERIOR LIMIT STATE","status":"COMPLIED","resolutionDate":"2021-10-26","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-003360","date":"2021-01-20","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2021-10-26","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-003362","date":"2021-01-20","code":"PM15-305.1(B)","title":"INTERIOR COMPONENT ANCHORAGE","status":"COMPLIED","resolutionDate":"2021-10-26","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-003383","date":"2021-01-20","code":"A-301.1/5","title":"TOTAL DEMOLITION","status":"COMPLIED","resolutionDate":"2021-10-26","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-003384","date":"2021-01-20","code":"A-301.1/64","title":"ZONING REQUIRED FOR CONSTRUCTION","status":"COMPLIED","resolutionDate":"2021-10-26","resolution":"COMPLIED - PERMIT OBTAINED"}],"violationCases":[{"number":"509786","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2015-11-09","completedDate":"2020-03-10","violations":[{"number":"5303427","date":"2015-11-09","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"5303428","date":"2015-11-09","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"581173","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2017-05-01","completedDate":"2017-06-02","violations":[{"number":"4295490","date":"2017-04-27","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4295491","date":"2017-04-27","code":"PM15-304.19V","title":"DOOR AND WINDOW VACANT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2021-004629","type":"NOTICE OF VIOLATION","priority":"IMMINENTLY DANGEROUS","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2021-01-20","completedDate":"2021-10-26","violations":[{"number":"VI-2021-003359","date":"2021-01-20","code":"PM15-110.1","title":"ID STRUCTURE","status":"COMPLIED","resolutionDate":"2021-10-26","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-003361","date":"2021-01-20","code":"PM15-304.1(C)","title":"EXTERIOR LIMIT STATE","status":"COMPLIED","resolutionDate":"2021-10-26","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-003360","date":"2021-01-20","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2021-10-26","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-003362","date":"2021-01-20","code":"PM15-305.1(B)","title":"INTERIOR COMPONENT ANCHORAGE","status":"COMPLIED","resolutionDate":"2021-10-26","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2021-004657","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2021-01-20","completedDate":"2022-05-13","violations":[{"number":"VI-2021-003383","date":"2021-01-20","code":"A-301.1/5","title":"TOTAL DEMOLITION","status":"COMPLIED","resolutionDate":"2021-10-26","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-003384","date":"2021-01-20","code":"A-301.1/64","title":"ZONING REQUIRED FOR CONSTRUCTION","status":"COMPLIED","resolutionDate":"2021-10-26","resolution":"COMPLIED - PERMIT OBTAINED"}]}],"violYears":[{"y":2015,"n":2,"worst":"UNSAFE STRUCTURE"},{"y":2017,"n":2,"worst":null},{"y":2021,"n":6,"worst":null}],"investigations":[{"caseNumber":"509786","date":"2015-11-08","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"509786","date":"2016-04-27","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"509786","date":"2016-07-26","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"509786","date":"2016-10-04","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"581173","date":"2017-04-27","type":"CI INSP","status":"FAILED"},{"caseNumber":"581173","date":"2017-06-01","type":"CI INSP","status":"PASSED"},{"caseNumber":"509786","date":"2018-03-26","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"509786","date":"2018-05-01","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"509786","date":"2018-11-14","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"509786","date":"2019-06-01","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"509786","date":"2019-07-15","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"509786","date":"2020-01-30","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"CF-2021-004629","date":"2021-01-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-004657","date":"2021-01-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-004629","date":"2021-05-21","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-004657","date":"2021-10-26","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-004629","date":"2021-10-26","type":null,"status":"PASSED"}],"inspYears":[{"y":2015,"fails":1,"passes":0},{"y":2016,"fails":3,"passes":0},{"y":2017,"fails":1,"passes":1},{"y":2018,"fails":3,"passes":0},{"y":2019,"fails":2,"passes":0},{"y":2020,"fails":1,"passes":0},{"y":2021,"fails":3,"passes":2}],"taxOwed":6264.53,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":6264.53,"principalDue":4216.37,"penaltyDue":600.43,"interestDue":593.63,"otherChargesDue":854.1,"yearsOwed":2,"oldestYearOwed":2020,"mostRecentYearOwed":2021,"mostRecentPaymentDate":"2021-10-27","assessmentYear":2022,"totalAssessment":320900,"taxableAssessment":320900,"exemptAbatementAssessment":0,"homesteadValue":0,"netTaxAfterHomestead":4491.96,"actionableAtSnapshot":true,"paymentAgreementAtSnapshot":false,"bankruptcyAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.02574632720578,"lng":-75.14714665526515,"geom":{"type":"Polygon","coordinates":[[[-75.147088037,40.025921011],[-75.14709876,40.025868735],[-75.146841122,40.025841055],[-75.146886957,40.025588964],[-75.147151826,40.025616857],[-75.147161902,40.025566244],[-75.147424036,40.025600394],[-75.147346389,40.025950935],[-75.147088037,40.025921011]]]},"liDistrict":"EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19141","beds":null,"baths":null,"stories":3,"lotArea":13656,"zoning":"CMX2.5","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"7","intCond":"7","garage":null,"homestead":false,"mail":"4739-51 N BROAD ST, PHILADELPHIA PA, 19141","mailOut":false,"appeals":[{"type":"LIRB Violation Appeal","grounds":"We received violations for not having a building permit for total demolition or a zoning permit for demolition.  Our company David Geppert Recycling was only cleaning up debris that were lying on the ground.","status":"Closed","outcome":"Complete","date":"2025-10-22","number":"HA-2021-000601","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":292000,"taxable":292000,"land":205000,"improvement":87000,"taxableLand":205000,"taxableImprovement":87000,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":292000,"taxable":292000,"land":205000,"improvement":87000,"taxableLand":205000,"taxableImprovement":87000,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":319200,"taxable":319200,"land":127680,"improvement":191520,"taxableLand":127680,"taxableImprovement":191520,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":318600,"taxable":318600,"land":63720,"improvement":254880,"taxableLand":63720,"taxableImprovement":254880,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":320900,"taxable":320900,"land":64180,"improvement":256720,"taxableLand":64180,"taxableImprovement":256720,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":320900,"taxable":320900,"land":64180,"improvement":256720,"taxableLand":64180,"taxableImprovement":256720,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":320900,"taxable":320900,"land":64180,"improvement":256720,"taxableLand":64180,"taxableImprovement":256720,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":340500,"taxable":340500,"land":68108,"improvement":272392,"taxableLand":68108,"taxableImprovement":272392,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":340500,"taxable":340500,"land":68108,"improvement":272392,"taxableLand":68108,"taxableImprovement":272392,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":328200,"taxable":328200,"land":65640,"improvement":262560,"taxableLand":65640,"taxableImprovement":262560,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":328200,"taxable":328200,"land":65640,"improvement":262560,"taxableLand":65640,"taxableImprovement":262560,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":2500000,"taxable":2500000,"land":500000,"improvement":2000000,"taxableLand":500000,"taxableImprovement":2000000,"exemptLand":0,"exemptImprovement":0}],"taxNow":4594,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"233514","date":"2009-11-16","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2009-11-16","scope":"BUILDING A KITCHEN DESIGNED FOR PREPARING CHINESE FOOD WHICH INCLUDES 3-4 WOKS, DEEP FRYER, WALK=IN REFRIGEREATOR, COMMERICAL SINKS, COUNTER SPACE, SHELVES, ETC"},{"number":"282742","date":"2010-07-15","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2011-03-14","scope":"INSTALLATION OF A COMMERCIAL COOKING EXTINGUISHING SYSTEM"},{"number":"373696","date":"2011-11-14","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2012-06-22","scope":"DEMOLITION ONLY REMOVAL OF PARTIAL ROOF ON EXTERIOR OF BUILDING. CONTACT INSPECTOR AT DISTRICT OFFICE AT LEAST 24 HOURS PRIOR TO STARTING WORK. LICENSED CONTRACTOR TO BE LISTED PRIOR TO STARTING WORK."},{"number":"631583","date":"2015-08-12","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"EXPIRED","completedDate":null,"scope":"RELOCATE (11) EXISTING SPRINKLER HEADS IN ORDER TO ACCOMMODATE TENANT LAYOUTS AS PER ALL NFPA NO. 13 AND LOCAL CODES."},{"number":"DP-2021-000157","date":"2021-01-29","work":"Minor Demolition","type":"Demolition","description":"Demolition Permit","status":"Cancelled","completedDate":"2021-07-23","scope":"For the complete demolition of a commercial property as part of the City of Philadelphia demolition program. *Add'l specs: 2 stucco C/W 4737 & 4753 N. Broad St. 2 Stucco C/W 4738 & 4753 Old York Rd. Removal of interior slab on grade. Topsoil & erosion control mat on entire remaining lot. No sidewalk."},{"number":"ZP-2021-004684","date":"2021-05-26","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2021-10-26","scope":"FOR THE DOCUMENTATION OF PARTIAL DEMOLITION OF THE EXISTING STRUCTURES ON THE LOT TO COMPLY WITH VIOLATION CASES CF-2021-004629 AND CF-2021-004657. SIZES AND LOCATIONS AS SHOWN ON PLANS."},{"number":"CP-2021-001239","date":"2021-05-27","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2021-10-26","scope":"**MAKE SAFE PERMIT** FOR DOCUMENTATION OF PARTIAL DEMOLITION OF THE EXISTING STRUCTURES AND FOR REPAIRS TO INCLUDE NEW EXTERIOR WALLS AND REPLACEMENT FRAMING TO COMPLY WITH VIOLATION CASE # CF-2021-004629 AND CF-2021-004657. NOT TO EXCEED SCOPE OF WORK NOTED IN ENGINEER'S REPORT AND SHOWN ON APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR ANY OTHER ALTERATIONS WORK. IN ACCORDANCE WITH CODE BULLETIN PM-1801, A PA PROFESSIONAL ENGINEER IS REQUIRED TO MONITOR REPAIRS MADE UNDER THIS PERMIT. THE ENGINEER MUST SUBMIT A SEALED STATEMENT TO THE DEPARTMENT CONFIRMING THAT THE STRUCTURES ARE IN SOUND CONDITION AT COMPLETION. MAKE SAFE PERMIT ONLY."}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2015,"k":"permit","w":"Suppression"},{"y":2017,"k":"viol","w":"2 L&I violations"},{"y":2018,"k":"insp","w":"Inspection failed ×3"},{"y":2019,"k":"insp","w":"Inspection failed ×2"},{"y":2020,"k":"insp","w":"Inspection failed"},{"y":2021,"k":"permit","w":"Minor Demolition"},{"y":2021,"k":"permit","w":"New construction, addition, GFA change"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"viol","w":"6 L&I violations"},{"y":2021,"k":"demo"},{"y":2021,"k":"insp","w":"L&I: 3 failed, 2 passed"},{"y":2025,"k":"appeal","w":"Appeal complete"}],"rented":false,"licenses":[{"number":"208849","type":"Food Preparing and Serving (30+ SEATS)","status":"Inactive","businessName":"NEWPORT FOOD SERVICE INC","legalName":"NEWPORT FOOD SERVICE INC","address":"4739-51 N BROAD ST","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2004-06-18","latestIssueDate":"2004-06-18","expirationDate":"2005-04-30","inactiveDate":"2012-12-22"},{"number":"510442","type":"Food Caterer","status":"Inactive","businessName":"QUOC VAN TO","legalName":"QUOC VAN TO","address":"4739-51 N BROAD ST","revenueCode":"3122","rentalCategory":null,"units":null,"issuedDate":"2010-08-03","latestIssueDate":"2018-05-18","expirationDate":"2019-04-30","inactiveDate":"2019-06-29"},{"number":"603680","type":"Dumpster License - Private Property","status":"Active","businessName":"QUOC VAN TO","legalName":"QUOC VAN TO","address":"4739-51 N BROAD ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2013-08-27","latestIssueDate":"2013-08-27","expirationDate":null,"inactiveDate":null},{"number":"739024","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"QUOC VAN TO & ANH LE HUYNH","legalName":"QUOC VAN TO & ANH LE HUYNH","address":"4739-51 N BROAD ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2017-05-18","latestIssueDate":"2019-06-04","expirationDate":"2020-05-17","inactiveDate":"2020-07-16"}],"licenseActivity":[{"number":"739024","type":"Vacant Residential Property / Lot","businessName":"QUOC VAN TO & ANH LE HUYNH","legalName":"QUOC VAN TO & ANH LE HUYNH","issuedDate":"2017-05-18","latestIssueDate":"2019-06-04","closureDate":"2020-07-16","expirationDate":"2020-05-17","inactiveDate":"2020-07-16","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"603680","type":"Dumpster License - Private Property","businessName":"QUOC VAN TO","legalName":"QUOC VAN TO","issuedDate":"2013-08-27","latestIssueDate":"2013-08-27","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"510442","type":"Food Caterer","businessName":"QUOC VAN TO","legalName":"QUOC VAN TO","issuedDate":"2010-08-03","latestIssueDate":"2018-05-18","closureDate":"2019-06-29","expirationDate":"2019-04-30","inactiveDate":"2019-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"208849","type":"Food Preparing and Serving (30+ SEATS)","businessName":"NEWPORT FOOD SERVICE INC","legalName":"NEWPORT FOOD SERVICE INC","issuedDate":"2004-06-18","latestIssueDate":"2004-06-18","closureDate":"2012-12-22","expirationDate":"2005-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","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":["$6,265 appeared in the City's June 2022 delinquency snapshot","failed L&I inspection activity in 2021"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 662% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $328,200 to $2,500,000","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 #233514: 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":"2 permits not marked completed: 631583 (EXPIRED), DP-2021-000157 (Cancelled).","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":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 10 historical violations across 4 cases.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$6,264.53 was recorded in the City’s 2022-06 delinquency snapshot for 2020–2021.","why":"That is historical evidence, not today’s amount due. A current exemption, payment, credit, or assistance agreement can coexist with an older snapshot row.","action":"Check period balances and request a dated Property Payoff statement for settlement.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"14 failed, 3 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Oct 26, 2021.","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":"2 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":"Food Preparing and Serving (30+ SEATS) #208849: Inactive since Dec 22, 2012; Food Caterer #510442: Inactive since Jun 29, 2019; Vacant Residential Property / Lot #739024: Inactive since Jul 16, 2020","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/"}],"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/"}]}