{"asOf":"2026-07-23T20:00:46.524Z","block":"0-99 W JOHNSON ST","blockUrl":"https://philadelphia.blockreport.homes/block/0-99-w-johnson-st","address":"86-88 W JOHNSON ST","parcelNumber":"882969490","source":"https://property.phila.gov/?p=882969490","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"PB0","buildingCodeNew":"241","buildingClass":"AUTO REPAIR SHOP MASONRY","buildingClassNew":"OFFICE BLDNG - Low Rise","useLabel":"Store","owner":"86-88 WEST JOHNSON STREET","coOwner":null,"marketValue":790900,"landAssessment":158180,"improvementAssessment":632720,"livableArea":7392,"yearBuilt":1925,"lastSale":{"price":410000,"date":"2016-07-24T04:00:00Z"},"openViolations":0,"violations":[{"number":"1723720","date":"2008-05-17","code":"19-2602.1/1","title":"CAL LO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1723721","date":"2008-05-17","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1723722","date":"2008-05-17","code":"14-1704/10","title":"NON-REGULATED LACKS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4027526","date":"2016-07-28","code":"PM15-110.1","title":"ID STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4027528","date":"2016-07-28","code":"PM15-304.1H","title":"EXTERIOR STRUCT UNSAFE COND 8","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4027527","date":"2016-07-28","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4027525","date":"2016-07-28","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4027546","date":"2016-07-28","code":"PM15-110.4","title":"ADMINISTRATIVE -ID BARRICADES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4027545","date":"2016-07-28","code":"PM15-110.1","title":"ID STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"161116","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2008-05-20","completedDate":"2015-09-11","violations":[{"number":"1723720","date":"2008-05-17","code":"19-2602.1/1","title":"CAL LO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1723721","date":"2008-05-17","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1723722","date":"2008-05-17","code":"14-1704/10","title":"NON-REGULATED LACKS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"547146","type":"IMMINENTLY DANGEROUS","priority":"IMMINENTLY DANGEROUS","responsibility":"CSU","status":"CLOSED","createdDate":"2016-07-28","completedDate":"2017-01-07","violations":[{"number":"4027526","date":"2016-07-28","code":"PM15-110.1","title":"ID STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4027528","date":"2016-07-28","code":"PM15-304.1H","title":"EXTERIOR STRUCT UNSAFE COND 8","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4027527","date":"2016-07-28","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4027525","date":"2016-07-28","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"547153","type":"IMMINENTLY DANGEROUS","priority":"IMMINENTLY DANGEROUS","responsibility":"CSU","status":"CLOSED","createdDate":"2016-07-29","completedDate":"2017-09-28","violations":[{"number":"4027546","date":"2016-07-28","code":"PM15-110.4","title":"ADMINISTRATIVE -ID BARRICADES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4027545","date":"2016-07-28","code":"PM15-110.1","title":"ID STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2008,"n":3,"worst":null},{"y":2016,"n":6,"worst":"EXTERIOR STRUCT UNSAFE COND 8"}],"investigations":[{"caseNumber":"161116","date":"2008-05-17","type":"BC INSP","status":"FAILED"},{"caseNumber":"161116","date":"2008-10-24","type":"BC INSP","status":"CLOSED"},{"caseNumber":"161116","date":"2008-10-24","type":"BC INSP","status":"FAILED"},{"caseNumber":"161116","date":"2010-05-05","type":"ADMIN INSP","status":"FAILED"},{"caseNumber":"161116","date":"2010-06-11","type":"ADMIN INSP","status":"FAILED"},{"caseNumber":"161116","date":"2010-06-11","type":"ADMIN INSP","status":"CLOSED"},{"caseNumber":"161116","date":"2010-09-09","type":"PRECOURT","status":"PASSED"},{"caseNumber":"161116","date":"2010-09-16","type":"PRECOURT","status":"PASSED"},{"caseNumber":"547146","date":"2016-07-28","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"547153","date":"2016-07-29","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"547146","date":"2016-08-16","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"547153","date":"2016-08-17","type":"CSUINITIAL","status":"PASSED"}],"inspYears":[{"y":2008,"fails":2,"passes":0},{"y":2010,"fails":2,"passes":2},{"y":2016,"fails":2,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.04367896128409,"lng":-75.18404562810125,"geom":{"type":"Polygon","coordinates":[[[-75.18392617,40.043798331],[-75.18357369,40.043584701],[-75.183636168,40.043522342],[-75.183952503,40.043714832],[-75.184153288,40.043515093],[-75.184386049,40.043663561],[-75.184188006,40.04385802],[-75.183991444,40.043738558],[-75.18392617,40.043798331]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19144","beds":null,"baths":null,"stories":1,"lotArea":11310,"zoning":"RSA3","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"214 KALOS ST, PHILADELPHIA PA, 19128","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE STORAGE FOR GENERAL CONTRACTING BUSINESS (WAREHOUSE) AND OFFICE IN AN EXISTING ONE (1) STORY STRUCTURE. NO SIGN ON THIS APPLICATION.","status":"OPEN","outcome":"Granted with conditions","date":"2016-01-05","number":"26287","relatedPermit":"640119"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":307000,"taxable":307000,"land":44100,"improvement":262900,"taxableLand":44100,"taxableImprovement":262900,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":307000,"taxable":307000,"land":44100,"improvement":262900,"taxableLand":44100,"taxableImprovement":262900,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":744000,"taxable":148800,"land":148800,"improvement":595200,"taxableLand":148800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":595200},{"y":2019,"v":744000,"taxable":148800,"land":148800,"improvement":595200,"taxableLand":148800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":595200},{"y":2020,"v":744000,"taxable":148800,"land":148800,"improvement":595200,"taxableLand":148800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":595200},{"y":2021,"v":744000,"taxable":148800,"land":148800,"improvement":595200,"taxableLand":148800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":595200},{"y":2022,"v":744000,"taxable":148800,"land":148800,"improvement":595200,"taxableLand":148800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":595200},{"y":2023,"v":789500,"taxable":157908,"land":157908,"improvement":631592,"taxableLand":157908,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":631592},{"y":2024,"v":789500,"taxable":157908,"land":157908,"improvement":631592,"taxableLand":157908,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":631592},{"y":2025,"v":790900,"taxable":158180,"land":158180,"improvement":632720,"taxableLand":158180,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":632720},{"y":2026,"v":790900,"taxable":158180,"land":158180,"improvement":632720,"taxableLand":158180,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":632720},{"y":2027,"v":790900,"taxable":158180,"land":158180,"improvement":632720,"taxableLand":158180,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":632720}],"taxNow":2214,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"640119","date":"2016-06-17","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2016-06-17","scope":"FOR THE STORAGE FOR GENERAL CONTRACTING BUSINESS (WAREHOUSE) AND OFFICE IN AN EXISTING ONE (1) STORY STRUCTURE. NO SIGN ON THIS APPLICATION"},{"number":"703063","date":"2016-06-27","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2017-01-05","scope":"INTERIOR DEMOLITION OF NON BEARING PARTITION WALLS/EXISTING SPACE CLEAN OUT-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":"713212","date":"2016-08-11","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2016-08-11","scope":"FOR THE PARTIAL DEMOLITION OF AN EXISTING STRUCTURE. SIZE AND LOCATION AS SHOWN IN APPLICATION. **SEE A/P 640119 FOR PREVIOUSLY APPROVED USES**"},{"number":"711352","date":"2016-08-11","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2016-08-16","scope":"MAKE SAFE PERMIT TO COMPLY ID VIOLATIONS #547146/547153 AS PER APPROVED PLANS AND ENGINEER'S REPORT. WORK TO INCLUDE REMOVAL OF PORTION OF EXISTING ROOF AND SOUTH WALL AND INSTALLATION OF BRACING FOR ROOF PORTIONS TO REMAIN. *SEPARATE PERMITS REQUIRED FOR RECONSTRUCTION OF WALL AND ROOF STRUCTURES*"},{"number":"711076","date":"2016-09-28","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2017-08-11","scope":"FOR A PARTIAL CHANGE OF OCCUPANCY W. LEVEL 3 ALTERATIONS TO CREATE OFFICE SPACE & VACANT TENANT SPACE WITHIN EXIST. ONE (1) STORY ABOVE GRADE PLANE BUILDING INCLUDING INTERIOR DEMO., PARTITION WALLS FOR LOBBY & OPEN OFFICE SPACES & VACANT TENANT DEMISING WALL, INSTALLATION OF EXTERIOR STAIRWAY & ALL ASSOCAITED FINISH WORK; BUILDING IS NOT FULLY SPRINKLERED. SEPARATE PERMIT REQ'D FOR VACANT TENANT SPACE FITOUT & ANY MECH., ELEC. & PLUMB. WORK. ASBESTOS ABATEMENT TO BE COMPLETED PRIOR TO START OF PERMITTED WORK. SEE BLDG. PRMT# 711352 FOR WORK ASSOCIATED WITH EXTERIOR WALL REBUILD & 'MAKE SAFE' CONSTRUCTION."},{"number":"732753","date":"2016-10-28","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-08-10","scope":"REPLACE WATER AND DRAIN LINES TO 8 FIXTURES: 4 WC,1 SINK,1 SHOWER,2 MOP SINKS (WAREHOUSE)THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"735846","date":"2016-11-10","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-11-17","scope":"REPLACE CURB TRAP,FAI & MAIN DRAIN PA20163142851 (COMMERCIAL)SELF CERTIFICATION'S ARE NO LONGER PERMITTED\",\"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FT IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"731162","date":"2017-01-05","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-08-10","scope":"NEW 300AMP 3 PHASE SERVICE 120/208V, 88 LIGHTS, 29 SWITCHES, 44 RECEPTS, 11 GFCI RECEPTS, 11 SMER/EXIT LIGHTS, 8 DATA/COM JACKS, 4 HVAC CIRCUITS AS PER 2008 NEC (NORTH DISTRICT) FIRE ALARM SYSTEM 3 PULL STATIONS, 1 SMOKE DETECTOR, 12 HORN STROBES, 1 REMOTE ANNUNCIATOR AS PER NFPA72"},{"number":"753690","date":"2017-01-23","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2017-08-10","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES- FOR THE INSTALLATION OF NEW DUCTWORK, REGISTERS/GRILLES/DIFFUSERS, AND WARM-AIR APPLIANCES AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS.1) SUPPLY AND INSTALL NEW 3 TON. 16 FEET CONDENSING UNIT. 2) SUPPLY AND INSTALL NEW, 4 TON, 16 SEER CONDENSING UNIT"},{"number":"770091","date":"2017-03-28","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2017-08-10","scope":"INSTALL 1 GOODMAN 16 SEER 3 TON UNIT ON ROOFTOP. INSTALL 1 GOODMAN 16 PEER 4 TON CON UNIT ON ROOF TOP"},{"number":"772371","date":"2017-08-10","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2017-08-11","scope":"AMEND PERMIT #711076 TO INCLUDE: RELOCATION OF ACCESSIBLE ENTRANCE, EGRESS & REVISED PARTITION WALLS WITHIN SCOPE OF EXISITNG APPROVED BUILDING PERMIT."},{"number":"921372","date":"2019-01-03","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-04-15","scope":"FOR LEVEL II ALTERATIONS TO A TENANT SPACE FOR THE USE OF A BUSINESS OCCUPANCY. ALTERATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS, PROVIDE FINISHES/FURNISHINGS, AND ACCESSIBLITY IMPROVEMENTS THROUGHOUT. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."},{"number":"939315","date":"2019-01-15","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-04-15","scope":"INSTALL THE FOLLOWING: 18 RECEPTACES, 2 GFCI, 15 LIGHT FIXTURES, 9 LIGHT SWITCHES, 2 SMOKE ALARMS, 3 HORN STROBES, 2 EMERGENCY LIGHTS, 1 EXIT SIGN AS PER NFPA 72"},{"number":"942980","date":"2019-01-18","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2019-04-15","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES - FOR THE INSTALLATION IF NEW DUCTWORK, REGISTERS/GRILLES/DIFFUSERS, AND WARM-AIR APPLIANCES AS PER ATTACHED STANDARDS. DEVIATIONS FROM THESE STANDARDS REQUIRE SUBMISSION OF CONSTRUCTION AND SITE PLANS.**INSTALL GOODMAN 105,000 BTU FURNACE & 3 TON EVAPORATION COIL**"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2016,"k":"permit","w":"Zoning"},{"y":2016,"k":"permit","w":"Major alteration"},{"y":2016,"k":"permit","w":"Major alteration"},{"y":2016,"k":"permit","w":"Plumbing"},{"y":2016,"k":"permit","w":"Plumbing"},{"y":2017,"k":"permit","w":"Electrical"},{"y":2017,"k":"permit","w":"Mechanical"},{"y":2017,"k":"permit","w":"Mechanical"},{"y":2017,"k":"permit","w":"Administrative"},{"y":2019,"k":"permit","w":"Major alteration"},{"y":2019,"k":"permit","w":"Electrical"},{"y":2019,"k":"permit","w":"Mechanical"}],"rented":false,"licenses":[{"number":"283916","type":"Motor Vehicle Repair / Fuel Dispensing","status":"Inactive","businessName":"INTERNATIONAL COLLECTIBLES INC","legalName":"INTERNATIONAL COLLECTIBLES INC","address":"86-88 W JOHNSON ST","revenueCode":"3311","rentalCategory":null,"units":null,"issuedDate":"2004-03-23","latestIssueDate":"2004-03-23","expirationDate":"2005-12-31","inactiveDate":"2012-07-24"},{"number":"513892","type":"Motor Vehicle Repair / Fuel Dispensing","status":"Inactive","businessName":"WEST JOHNSON GARAGE INC","legalName":"WEST JOHNSON GARAGE INC","address":"86-88 W JOHNSON ST","revenueCode":"3311","rentalCategory":null,"units":null,"issuedDate":"2010-09-08","latestIssueDate":"2010-09-08","expirationDate":"2011-12-31","inactiveDate":"2012-07-24"}],"licenseActivity":[{"number":"513892","type":"Motor Vehicle Repair / Fuel Dispensing","businessName":"WEST JOHNSON GARAGE INC","legalName":"WEST JOHNSON GARAGE INC","issuedDate":"2010-09-08","latestIssueDate":"2010-09-08","closureDate":"2012-07-24","expirationDate":"2011-12-31","inactiveDate":"2012-07-24","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"283916","type":"Motor Vehicle Repair / Fuel Dispensing","businessName":"INTERNATIONAL COLLECTIBLES INC","legalName":"INTERNATIONAL COLLECTIBLES INC","issuedDate":"2004-03-23","latestIssueDate":"2004-03-23","closureDate":"2012-07-24","expirationDate":"2005-12-31","inactiveDate":"2012-07-24","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #26287: OPEN · Granted with conditions; related permit 640119. Use permit #640119: 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":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 9 historical violations across 3 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":"6 failed, 4 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Aug 17, 2016.","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":"3 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":"Motor Vehicle Repair / Fuel Dispensing #283916: Inactive since Jul 24, 2012; Motor Vehicle Repair / Fuel Dispensing #513892: Inactive since Jul 24, 2012","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/"}]}