{"asOf":"2026-07-25T23:21:00.327Z","block":"4000-4099 LANCASTER AVE","blockUrl":"https://philadelphia.blockreport.homes/block/4000-4099-lancaster-ave","address":"4040 LANCASTER AVE","parcelNumber":"882929140","source":"https://property.phila.gov/?p=882929140","ownerType":"absentee","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"AB0","buildingCodeNew":"254","buildingClass":"STORE 2 STY MASONRY","buildingClassNew":"DOWNTOWN ROW TYPE-* SNGL OCCP","useLabel":"Store","owner":"HUH KIHWA","coOwner":"HUH RIHYANG","marketValue":178500,"landAssessment":35700,"improvementAssessment":142800,"livableArea":2626,"yearBuilt":1915,"lastSale":{"price":70000,"date":"1997-02-28T05:00:00Z"},"openViolations":0,"violations":[{"number":"3324667","date":"2014-06-21","code":"FC-915.1/3","title":"ANNUAL CERT FIRE 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WEST","certifications":[{"number":"BC-2024-009462","type":"Fire Alarm Certification","inspectionDate":"2024-03-31","result":"Certified","expirationDate":"2025-03-31","buildingId":"1386429"},{"number":"BC-2025-005449","type":"Special Hazards Certification","inspectionDate":"2024-12-19","result":"Certified","expirationDate":"2025-12-19","buildingId":"1386429"},{"number":"BC-2025-005368","type":"Fire Alarm Certification","inspectionDate":"2025-03-03","result":"Certified","expirationDate":"2026-03-03","buildingId":"1386429"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19104","beds":null,"baths":null,"stories":2,"lotArea":2154,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"628 Heather Lane, BRYN MAWR PA, 19010","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":137000,"taxable":137000,"land":23000,"improvement":114000,"taxableLand":23000,"taxableImprovement":114000,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":137000,"taxable":137000,"land":23000,"improvement":114000,"taxableLand":23000,"taxableImprovement":114000,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":148800,"taxable":148800,"land":29760,"improvement":119040,"taxableLand":29760,"taxableImprovement":119040,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":136800,"taxable":136800,"land":27360,"improvement":109440,"taxableLand":27360,"taxableImprovement":109440,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":137800,"taxable":137800,"land":27560,"improvement":110240,"taxableLand":27560,"taxableImprovement":110240,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":137800,"taxable":137800,"land":27560,"improvement":110240,"taxableLand":27560,"taxableImprovement":110240,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":137800,"taxable":137800,"land":27560,"improvement":110240,"taxableLand":27560,"taxableImprovement":110240,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":150600,"taxable":150600,"land":30116,"improvement":120484,"taxableLand":30116,"taxableImprovement":120484,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":150600,"taxable":150600,"land":30116,"improvement":120484,"taxableLand":30116,"taxableImprovement":120484,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":164100,"taxable":164100,"land":32820,"improvement":131280,"taxableLand":32820,"taxableImprovement":131280,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":164100,"taxable":164100,"land":32820,"improvement":131280,"taxableLand":32820,"taxableImprovement":131280,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":178500,"taxable":178500,"land":35700,"improvement":142800,"taxableLand":35700,"taxableImprovement":142800,"exemptLand":0,"exemptImprovement":0}],"taxNow":2297,"familyHeld":false,"lastTransferNominal":false,"permits":[],"storyTag":"History","storyDelta":null,"timeline":[{"y":2006,"k":"insp","w":"Inspection passed"},{"y":2014,"k":"viol","w":"4 L&I violations"},{"y":2014,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2018,"k":"viol","w":"L&I violation"},{"y":2018,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2025,"k":"viol","w":"5 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 2 failed, 1 passed"}],"rented":false,"licenses":[{"number":"202635","type":"Food Preparing and Serving","status":"Inactive","businessName":"KIHWA HUH (LET'S GRUB)","legalName":"KIHWA HUH","address":"4040 LANCASTER AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2004-09-30","latestIssueDate":"2018-11-08","expirationDate":"2019-04-30","inactiveDate":"2019-06-29"},{"number":"0972298","type":"Food Preparing and Serving","status":"Active","businessName":"Let's Grub Inc","legalName":"Let's Grub Inc","address":"4040 LANCASTER AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2025-02-24","latestIssueDate":"2026-01-10","expirationDate":"2027-02-23","inactiveDate":null}],"licenseActivity":[{"number":"0972298","type":"Food Preparing and Serving","businessName":"Let's Grub Inc","legalName":"Let's Grub Inc","issuedDate":"2025-02-24","latestIssueDate":"2026-01-10","closureDate":null,"expirationDate":"2027-02-23","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"202635","type":"Food Preparing and Serving","businessName":"KIHWA HUH (LET'S GRUB)","legalName":"KIHWA HUH","issuedDate":"2004-09-30","latestIssueDate":"2018-11-08","closureDate":"2019-06-29","expirationDate":"2019-04-30","inactiveDate":"2019-06-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","signals":[],"legalChecks":[{"id":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Mar 3, 2026; Special Hazards Certification: Certified through Dec 19, 2025","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":"5 failed, 4 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Apr 3, 2025.","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 #202635: Inactive since Jun 29, 2019","why":"A license record proves the licensed activity existed at that time. An inactive or expired license does not establish that the business still operates—or that it may legally reopen under the same use.","action":"If business income matters, verify the current tenant, use registration, and active license in eCLIPSE.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/licenses/business-licenses/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as commercial. BlockReport does not receive a current Commercial Trash account balance.","why":"Philadelphia charges qualifying small commercial, mixed-use, and multi-unit properties that use City collection; exemptions and private collection can change applicability. A use category alone does not prove a fee is due.","action":"Check the Commercial Trash account inside the date-effective Property Payoff.","url":"https://www.phila.gov/2026-06-09-pay-your-trash-fee-bill-by-june-30/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 10 historical violations across 3 cases.","why":"A closed case is materially better than an open one, but it does not by itself prove that every altered use, unit, or concealed condition matches today’s approvals.","action":"Use the closed cases to target the inspection and occupancy-file review.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"}],"closingChecks":[{"title":"Property Sales Certification","body":"The seller must obtain Philadelphia’s certificate showing the base zoning, last use in the zoning record, and open violations. The City warns that it does not prove Building Code occupancy or show zoning overlays.","action":"Obtain the fresh certificate and compare it with the CO, permits, and Atlas overlays.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-property-sales-certification/"},{"title":"Date-effective City Property Payoff","body":"The Tax Center Property Payoff covers Real Estate Tax, Commercial Trash, and L&I abatement-work invoices. Philadelphia says it does not include business-tax debts or liens, water and sewer charges, or fines for code violations.","action":"Request the City statement effective through settlement; read every period and invoice.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"title":"Professional title and water-lien searches","body":"OPA ownership, deed summaries, and a zero tax balance are not clear title. Mortgages, judgments, municipal claims, water liens, easements, heirs, and other encumbrances require separate searches.","action":"Use a Pennsylvania lawyer/title company and obtain owner’s title insurance; order the separate water search/payoff.","url":"https://www.phila.gov/2026-04-07-why-title-insurance-is-your-best-friend-when-buying-a-home-in-philadelphia/","secondaryUrl":"https://www.phila.gov/services/water-gas-utilities/pay-or-dispute-a-water-bill/resolve-water-liens-judgments/"}]}