{"asOf":"2026-07-27T16:23:13.392Z","block":"12100-12199 KNIGHTS RD","blockUrl":"https://philadelphia.blockreport.homes/block/12100-12199-knights-rd","address":"12121 KNIGHTS RD","parcelNumber":"882928985","source":"https://property.phila.gov/?p=882928985","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"YF0","buildingCodeNew":"247","buildingClass":"HEALTH FAC CLINIC MASONRY","buildingClassNew":"VETERINARY CLINIC","useLabel":"Commercial","owner":"VCA REAL PROPERTY","coOwner":null,"marketValue":1878000,"landAssessment":1314600,"improvementAssessment":563400,"livableArea":3496,"yearBuilt":1960,"lastSale":{"price":685000,"date":"2007-03-13T04:00:00Z"},"openViolations":0,"violations":[{"number":"5007020","date":"2019-04-18","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 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7"}],"investigations":[{"caseNumber":"25254","date":"2004-04-19","type":"L_CLIP","status":"FAILED"},{"caseNumber":"25254","date":"2004-05-03","type":"L_CLIP","status":"CLOSED"},{"caseNumber":"680457","date":"2019-04-18","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"680457","date":"2019-06-06","type":"CSUINITIAL","status":"PASSED"}],"inspYears":[{"y":2004,"fails":1,"passes":0},{"y":2019,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.08775094084372,"lng":-74.97016102478263,"geom":{"type":"Polygon","coordinates":[[[-74.9697202,40.087589465],[-74.969982825,40.087403275],[-74.970603597,40.087914413],[-74.970335792,40.088096341],[-74.9697202,40.087589465]]]},"liDistrict":"EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19154","beds":null,"baths":null,"stories":1,"lotArea":25000,"zoning":"CA1","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"12401 W OLYMPIC BLVD, LOS ANGELES CA, 90064","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE REMOVAL OF ONE (1) FREE-STANDING SIGN AND FOR THE ERECTION OF ONE (1) INTERNALLY ILLUMINATED DOUBLE-FACED FREE-STANDING SIGN ACCESSORY TO AN EXISTING VETERINARY HOSPITAL WITH PARKING ON THE SAME LOT WITH AN EXISTING WIRELESS ","status":"CLOSED","outcome":"Granted","date":"2009-10-27","number":"9689","relatedPermit":"225504"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":1875000,"taxable":1875000,"land":1000000,"improvement":875000,"taxableLand":1000000,"taxableImprovement":875000,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":1875000,"taxable":1875000,"land":1000000,"improvement":875000,"taxableLand":1000000,"taxableImprovement":875000,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":1791700,"taxable":1791700,"land":1003919,"improvement":787781,"taxableLand":1003919,"taxableImprovement":787781,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":1750000,"taxable":1750000,"land":1184200,"improvement":565800,"taxableLand":1184200,"taxableImprovement":565800,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":1750000,"taxable":1750000,"land":1184200,"improvement":565800,"taxableLand":1184200,"taxableImprovement":565800,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":1750000,"taxable":1750000,"land":1184200,"improvement":565800,"taxableLand":1184200,"taxableImprovement":565800,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":1750000,"taxable":1750000,"land":1184200,"improvement":565800,"taxableLand":1184200,"taxableImprovement":565800,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":1788600,"taxable":1788600,"land":1103400,"improvement":685200,"taxableLand":1103400,"taxableImprovement":685200,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":1788600,"taxable":1788600,"land":1103400,"improvement":685200,"taxableLand":1103400,"taxableImprovement":685200,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":2777500,"taxable":2777500,"land":2240920,"improvement":536580,"taxableLand":2240920,"taxableImprovement":536580,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":2777500,"taxable":2777500,"land":2240920,"improvement":536580,"taxableLand":2240920,"taxableImprovement":536580,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":1878000,"taxable":1878000,"land":1314600,"improvement":563400,"taxableLand":1314600,"taxableImprovement":563400,"exemptLand":0,"exemptImprovement":0}],"taxNow":38879,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"77912","date":"2007-05-22","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2008-01-31","scope":"200A SVS FOR VERIZON WIRELESS EQUIPMENT SHELTER (EAST DIST)"},{"number":"78349","date":"2007-05-23","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2008-01-31","scope":"INSTALLATION OF (12) 1 5/8 COAX CABLES AND CONNECTORS FOR VERIZON WIRELESS EQUIPMENT (EAST DIST)"},{"number":"113234","date":"2007-11-29","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2007-11-29","scope":"FOR THE ERECTION OF A VESTIBULE ADDITION TO AN EXISTING ONE (1) STORY DETACHED STRUCTURE, FOR THE ERECTION OF A REAR REFRIGERATED SHED, AND FOR THE ERECTION OF A 6' FENCE. SIZE AND LOCATION AS SHOWN ON THE APPLICATION. FOR A VESTIBULE AND SHED AS PART OF AN EXISTING VETERINARY HOSPITAL."},{"number":"104050","date":"2007-11-29","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2008-11-20","scope":"INTERIOR ALTERATIONS AS PER PLAN"},{"number":"127785","date":"2008-01-22","work":"Fast form building","type":"L_FFORM","description":"FAST FORM BUILDING PERMIT","status":"COMPLETED","completedDate":"2008-09-26","scope":null},{"number":"127780","date":"2008-01-22","work":"Fast form building","type":"L_FFORM","description":"FAST FORM BUILDING PERMIT","status":"COMPLETED","completedDate":"2008-09-29","scope":null},{"number":"128580","date":"2008-01-25","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2008-07-02","scope":"INSTALLATION OF ADA POWDER ROOM, INSTALLATION OF EXAM ROOM SINK, WATER HEATER, AND 2 EXAM TABLES DRAINAGE AND WATER.(1 WC, 1 LAV, 13 SINKS, 1 WATER COOLER)"},{"number":"127655","date":"2008-02-06","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-03-21","scope":"REWIRE EXISTING ANIMAL HOSPITAL WITH EXISTING 200AMP SINGLE PHASE SERVICE AS PER 2005 NEC, MAY BE USING MC CABLING IF APPROVED BY ENGINEER AND UNDER WRITER (EAST DISTRICT)"},{"number":"125743","date":"2008-02-13","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2008-02-13","scope":"FOR THE REMOVAL OF (6) EXISTING ANTENNAS AND THE ERECTION OF (6) PANEL ANTENNAS (LESS THAN 15'-0\" IN ANY ONE DIRECTION) ON AN EXISTING MONOPOLE AT A HEIGHT OF 114'-10 5/8\", ERECTION OF A STEEL PLATFORM (10' X 15'). FOR USE AS A WIRELESS TELECOMMUNICATION SERVICE AS PART OF AN EXISTING WIRELESS FACILITY ON THE SAME LOT AS EXISTING ANIMAL HOSPITAL WITH ACCESSORY PARKING FOR (18) CARS INCLUDING (1) H/C SPACE."},{"number":"140253","date":"2008-03-26","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2008-11-24","scope":"REPLACEMENT OF 6 ANTENNA PANELS AND PLACEMENT OF STEEL EQUIPMENT PLATFORM"},{"number":"137801","date":"2008-04-17","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2010-06-30","scope":"UPGRADE SERVICE FROM 200 AMP TO 400 AMP PER 2005 NEC, (EAST DIST)."},{"number":"148849","date":"2008-04-30","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2008-09-30","scope":"INSTALL 200AMP SERVICE UNDERGROUND TO EXISTING UTILITY POLE TO NEW METER SOCKET RUN 10' UP POLE AND PECO WILL U GUARD IT UP, INSTALL TELEPHONE SERVICE FROM EXISTING CFL, 50 AMP RADIO CABINET AND LIGHT SWITCH RECEPT AS PER 2005 NEC PECO JOB# 06327558 (EAST DISTRICT)"},{"number":"153197","date":"2008-05-20","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2008-08-13","scope":"INSTALLATION OF 24 CAT-5E, LONGEST RUN 100' CABLES FOR 24 VOICE AND 24 DATA APPLICATIONS. ALL CABLING WILL BE INSTALLED IN J-HOOKS EVERY 4-5 FEET AND HOME RUN BACK TO THE DATA CABINET ON THE SAME FLOOR AS PER 2005 NEC (EAST DIST)"},{"number":"156839","date":"2008-06-18","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2008-09-26","scope":"AMEND PERMIT #104050 TO MODIFY BLDG ENTRY AS PER PLANS"},{"number":"174865","date":"2008-09-19","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2008-09-19","scope":"FOR THE ERECTION OF PLATFORM (11'-6\"L X 7'W X 14'H) FOR (2) EQUIPMENT CABINETS, THREE ANTENNAE, ONE GPS ANTENNA. ALL ACCESSORY TO A WIRELESS TELECOMMUNICATION FACILITY WITHIN AN EXISTING AREA SHOPPING CENTER WITH USES AS PREVIOUSLY APPROVED, SIZE AND LOCATION AS SHOWN IN APPLICATION."},{"number":"182976","date":"2008-10-16","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2010-07-13","scope":"INSTALL (4) EXTERIOR CAMERAS,(1) INTERIOR CAMERA. RUN 500' FEET WIRE....IN ACCORDANCE WITH 2005 NEC (EAST DIST)"},{"number":"180361","date":"2008-10-20","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2009-05-13","scope":"ERECT 3 ANTENNAS AND 3 ACCESSORY EQUIP CABINETS, 1 GPS ANTENNA, ERECT PLATFORM PER APPROVED PLAN. CONTRACTOR TO PROVIDE STRUCTURAL ENGINEERS REPORT TO DISTRICT INSPECTOR UPON COMPLETION OF PLATFORM. (UPON INSPECTORS REQUEST.)"},{"number":"183850","date":"2008-10-22","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-05-10","scope":"ADDITIONAL WORK: 6 COAX LINES FOR ANTENNA'S ON CELL TOWER AS PER 2005 NEC (EAST DIST)"},{"number":"194818","date":"2008-12-31","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-03-21","scope":"INSTALLING 200 AMP SERVICE FOR CRICKET COMMUNICATIONS AS PER 2005 NEC, PERMIT INCLUDES TELECOM CABLING & RELATED WORK. (EAST DIST)"},{"number":"206067","date":"2009-05-12","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2009-05-12","scope":"FOR THE ERECTION OF AN INTERNALLY ILLUMINATED FLATWALL SIGN, FOR THE REMOVAL OF ALL OTHER SIGNS(SIZE AND LOCATION AS SHOWN ON THE APPLICATION). ACCESSORY TO AN EXISTING VETERNARY HOSPITAL ON THE SAME LOT WITH PREVIOUSLY APPROVED MONOPOLE FOR WIRELESS ANTENNA."},{"number":"215432","date":"2009-06-25","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2009-07-21","scope":"INSTALLATION OF AN INTERNALLY ILLUMUMINATED WALL SIGN FOR ANIMAL VETERINARY HOSPITAL."},{"number":"224184","date":"2009-07-24","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2009-07-24","scope":"FOR THE ERECTION OF THREE (3) MICROWAVE DISH ANTENNAS ON AN EXISTING MONOPOLE, ONE (1) GPS ANTENNA ON AN EXISTING ICE BRIDGE AND ONE (1) EQUIPMENT CABINET (RADIO MODULES INSIDE) ON AN EXISTING PLATFORM WITHIN AN EXISTING FACILITY. ANTENNAS AND ACCESSORY EQUIPMENT FOR USE AS WIRELESS SERVICES AS PART OF AN EXISTING WIRELESS FACILITY WITH MULTIPLE USERS PER ZBA PROVISO OF 12/23/98 ON THE SAME LOT WITH AN EXISTING ANIMAL HOSPITAL WITH ACCESSORY PARKING."},{"number":"231715","date":"2009-10-26","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2012-06-20","scope":"ERECTION OF 3 MICROWAVE DISH ANTENNAS AT 105 FEET ABOVE GRADE, AND 3 PANEL ANTENNAS AT 100 FEET ABOVE GRADE, ON EXISTING MONOPOLE."},{"number":"225504","date":"2009-11-04","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2009-11-04","scope":"FOR THE REMOVAL OF ONE (1) FREE-STANDING SIGN AND FOR THE ERECTION OF ONE (1) INTERNALLY ILLUMINATED DOUBLE-FACED FREE-STANDING SIGN. SIZE AND LOCATION AS SHOWN IN THE APPLICATION. SIGN ACCESSORY TO AN EXISTING VETERINARY HOSPITAL WITH PARKING ON THE SAME LOT WITH AN EXISTING WIRELESS TELECOMMUNICATIONS FACILITY."},{"number":"249385","date":"2009-12-16","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2010-03-31","scope":"ERECTION OF INTERNALLY ILLUM DOUBLE FACED FREE STANDING SIGN AS PER PLAN."},{"number":"259742","date":"2010-01-29","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2010-07-20","scope":"INSTALL (1) 20 AMP CIRCUIT FROM BUILDING TO NEW SIGN LOCATION UNDERGROUND WITH OUTDOOR DISCONNECT ON SIGN POST, APPROXIMATE DIG FROM BUILDING TO SIGN IS 70 FEET, AS PER 2005 NEC (EAST DIST)"},{"number":"275924","date":"2010-04-29","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2011-01-03","scope":"INSTALL A 60 AMP CIRCUIT FROM EXISTING PANEL TO FEED A RADIO CABINET AS PER 2008 NEC (EAST DISTRICT)"},{"number":"271507","date":"2010-05-11","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2011-01-03","scope":"INSTALLING 40 AMP BRANCH CIRCUIT FROM EXISTING DEVICES, 1 40 AMP CABINET, 6 LINES & DISH ON EXISTING TOWERS AS PER 2008 NEC (EAST DISTRICT)"},{"number":"285984","date":"2010-06-17","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALLING A NEW 40 AMP CIRCUIT FROM EXISTING 200 AMP PANEL TO FEED A NEW 40 AMP RADIO CABINET AS PER 2008 NEC (EAST DIST)"},{"number":"360394","date":"2011-09-13","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"REMOVE THREE OF (9) EXISTING ANTENNAS AND REPLACE WITH (3) NEW ANTENNAS AS PER THE SUBMITTED PLAN."},{"number":"383155","date":"2012-02-16","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2012-03-21","scope":"REPLACING 3 EXISTING ANTENNAS IN KIND ON AN EXISTING TOWER WITH EXISTING ANTENNAS, AS PER PLANS. NO CHANGES IN HEIGHT OR AREA OR NUMBER."},{"number":"420913","date":"2012-09-27","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2012-09-27","scope":"FOR THE INSTALLATION OF THREE (3) ANTENNA, NOT TO EXCEED 103'-4\"(+/-) ABOVE GRADE LEVEL, SIX (6) REMOTE RADIO HEAD (RRH) UNITS, & REMOVAL OF THREE (3) EXIST. ANTENNA UNITS TO ONE (1) EXISTING MONOPOLE WIRELESS SERVICE FACILITY WITH ANTENNA, PLATFORM & APPURTENANCES AS PREVIOUSLY APPROVED. FOR THE ERECTION OF TWO (2) EQUIPMENT CABINETS & REMOVAL OF TWO (2) EXIST. CABINETS. SIZE & LOCATION AS SHOWN IN APPROVED PLANS. FOR USE AS WIRELESS TELECOMMUNICATIONS FACILITY WITH ACCESSORY EQUIPMENT SHELTER ON THE SAME LOT WITH A VETERNARY HOSPITAL WITH ACCESSORY PARKING FOR (18) PARKING SPACES INCLUDING ONE (1) ACCESSIBLE SPACE AS PREVIOUSLY APPROVED."},{"number":"429729","date":"2012-11-21","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2013-05-28","scope":"REMOVE (3) ANTENNAS, ERECT (3) ANTENNA, (2) EQUIPMENT CABINETS, ERECT (6) RRH'S ON AN EXISTING TOWER WITH EXISTING ANTENNAS, AS PER PLANS. NO CHANGES IN HEIGHT OR AREA."},{"number":"440356","date":"2012-11-29","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2013-10-30","scope":"TELECOM/DATA WIRING AND/OR EQUIPMENT- REMOVE AND REPLACE ANTENNAS, INSTALL (1) FIBER CABLE FROM ANTENNAS TO CABINET... IN ACCORDANCE WITH 2008 NEC"},{"number":"970700","date":"2019-04-26","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-06-06","scope":"MAKE SAFE PERMIT- TO LEGALIZE REPAIRS TO CMU WALL CAUSED BY VEHICLE IMPACT TO RESOLVE CASE 680457. ABUTTING SIDEWALK MUST BE CLOSED WITH FENCING A MINIMUM OF 6' IN HEIGHT. SEPARATE STREETS DEPARTMENT PERMIT REQUIRED FOR SIDEWALK CLOSURE. A SEPARATE PERMIT IS REQUIRED FOR ANY ADDITIONAL ALTERATIONS THAT ARE NOT SPECIFICALLY ADDRESSED ON CASE 680457."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2010,"k":"permit","w":"Electrical"},{"y":2010,"k":"permit","w":"Electrical"},{"y":2010,"k":"permit","w":"Electrical"},{"y":2010,"k":"permit","w":"Electrical"},{"y":2011,"k":"permit","w":"Major alteration"},{"y":2012,"k":"permit","w":"Major alteration"},{"y":2012,"k":"permit","w":"Zoning/use"},{"y":2012,"k":"permit","w":"Major alteration"},{"y":2012,"k":"permit","w":"Electrical"},{"y":2019,"k":"permit","w":"Major alteration"},{"y":2019,"k":"viol","w":"2 L&I violations incl EXTERIOR STRUCT UNSAFE COND 7"},{"y":2019,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":false,"licenses":[{"number":"744704","type":"Food Preparing and Serving","status":"Inactive","businessName":"Aya Kitchen","legalName":"Aya Kitchen","address":"12121 KNIGHTS RD","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2017-07-05","latestIssueDate":"2017-07-05","expirationDate":"2018-07-04","inactiveDate":"2018-09-02"}],"licenseActivity":[{"number":"744704","type":"Food Preparing and Serving","businessName":"Aya Kitchen","legalName":"Aya Kitchen","issuedDate":"2017-07-05","latestIssueDate":"2017-07-05","closureDate":"2018-09-02","expirationDate":"2018-07-04","inactiveDate":"2018-09-02","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 55% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $1,788,600 to $2,777,500","no permit shown in 2024-2026"],"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 #113234: 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: 360394 (EXPIRED).","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 5 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"2 failed, 1 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Jun 6, 2019.","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 #744704: Inactive since Sep 2, 2018","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/"}]}