{"asOf":"2026-07-25T14:25:43.605Z","block":"1200-1299 LOCUST ST","blockUrl":"https://philadelphia.blockreport.homes/block/1200-1299-locust-st","address":"1221-23 LOCUST ST","parcelNumber":"883022300","source":"https://property.phila.gov/?p=883022300","ownerType":"investor","kind":"offices","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"DB0","buildingCodeNew":"821","buildingClass":"OFF BLD COM NO GAR MASON","buildingClassNew":"ROW MIXED-COM/RES-BLT AS COM","useLabel":"Offices","owner":"1221 LOCUST LLC","coOwner":null,"marketValue":3461400,"landAssessment":692200,"improvementAssessment":2769200,"livableArea":14828,"yearBuilt":1825,"lastSale":{"price":3500000,"date":"2025-06-18T04:00:00Z"},"openViolations":0,"violations":[{"number":"4676695","date":"2018-04-05","code":"PM-304.10/1","title":"FAILURE TO SUBMIT FACADE REPT","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"627653","type":"STANDARD","priority":"STANDARD","responsibility":"AIU","status":"CLOSED","createdDate":"2018-04-05","completedDate":"2018-05-30","violations":[{"number":"4676695","date":"2018-04-05","code":"PM-304.10/1","title":"FAILURE TO SUBMIT FACADE REPT","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2018,"n":1,"worst":null}],"investigations":[{"caseNumber":"627653","date":"2018-04-05","type":"AIU INSP","status":"FAILED"},{"caseNumber":"627653","date":"2018-05-17","type":"AIU INSP","status":"FAILED"},{"caseNumber":"627653","date":"2018-05-30","type":"AIU INSP","status":"PASSED"}],"inspYears":[{"y":2018,"fails":2,"passes":1}],"taxOwed":27047.78,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":27047.78,"principalDue":21575.52,"penaltyDue":1646.75,"interestDue":1491.21,"otherChargesDue":2334.3,"yearsOwed":1,"oldestYearOwed":2021,"mostRecentYearOwed":2021,"mostRecentPaymentDate":"2022-02-15","assessmentYear":2022,"totalAssessment":3798300,"taxableAssessment":3798300,"exemptAbatementAssessment":0,"homesteadValue":0,"netTaxAfterHomestead":53168.6,"actionableAtSnapshot":false,"paymentAgreementAtSnapshot":true,"bankruptcyAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.94804467780452,"lng":-75.16143413425436,"geom":{"type":"Polygon","coordinates":[[[-75.161338228,39.948186058],[-75.161403712,39.94788719],[-75.161529494,39.947902795],[-75.161465351,39.948201645],[-75.161338228,39.948186058]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2022-009104","type":"Special Hazards Certification","inspectionDate":"2022-07-05","result":"Certified","expirationDate":"2023-07-05","buildingId":"1534075"},{"number":"BC-2023-011678","type":"Special Hazards Certification","inspectionDate":"2023-06-02","result":"Certified","expirationDate":"2024-06-02","buildingId":"1534075"},{"number":"BC-2024-017994","type":"Special Hazards Certification","inspectionDate":"2024-06-18","result":"Certified","expirationDate":"2025-06-18","buildingId":"1534075"},{"number":"BC-2024-032984","type":"Special Hazards Certification","inspectionDate":"2024-12-13","result":"Certified","expirationDate":"2025-12-13","buildingId":"1534075"},{"number":"BC-2025-015326","type":"Special Hazards Certification","inspectionDate":"2025-06-06","result":"Certified","expirationDate":"2026-06-06","buildingId":"1534075"},{"number":"BC-2025-032959","type":"Special Hazards Certification","inspectionDate":"2025-12-17","result":"Certified","expirationDate":"2026-12-17","buildingId":"1534075"},{"number":"BC-2026-017276","type":"Special Hazards Certification","inspectionDate":"2026-06-17","result":"Certified","expirationDate":"2027-06-17","buildingId":"1534075"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19107","beds":null,"baths":null,"stories":4,"lotArea":3960,"zoning":"CMX5","grade":"B+","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"1221-23 LOCUST ST, PHILADELPHIA PA, 19107","mailOut":false,"appeals":[{"type":"Building standards appeal","grounds":"ON 10/19/08 DEPARTMENT OF LICENSES AND INSPECTIONS ISSUED REFUSAL OF PERMIT FOR APPLICATION #178585.","status":"OPEN","outcome":"APPROVED","date":"2008-12-11","number":"7569","relatedPermit":"178585"},{"type":"Building standards appeal","grounds":"ON NOVEMBER 9,2009 DEPARTMENT OF LICENSES & INSPECTIONS ISSUED REFUSAL OF PERMIT FOR APPLICATION #243736.","status":"OPEN","outcome":"APPROVED","date":"2009-12-31","number":"10467","relatedPermit":"243736"},{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF ONE (1) PROJECTING SIGN (EXTEND 36\" FROM BUILDING FACADE AND 10' HIGH FROM  GROUND TO THE BOTTOM ON THE SIGN) SIGN \"A\" AND FOR THE ERECTION OF TWO(2) FLATWALL SIGNS \"C\" ON CAMAC ST. AND SIGN \"F\"  ON JAMES ST AND F","status":"CLOSED","outcome":"Granted with conditions","date":"2010-04-21","number":"10970","relatedPermit":"257807"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":2090000,"taxable":2090000,"land":495000,"improvement":1595000,"taxableLand":495000,"taxableImprovement":1595000,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":2090000,"taxable":2090000,"land":495000,"improvement":1595000,"taxableLand":495000,"taxableImprovement":1595000,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":3597800,"taxable":3597800,"land":359780,"improvement":3238020,"taxableLand":359780,"taxableImprovement":3238020,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":3705700,"taxable":3705700,"land":370570,"improvement":3335130,"taxableLand":370570,"taxableImprovement":3335130,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":3798300,"taxable":3798300,"land":379830,"improvement":3418470,"taxableLand":379830,"taxableImprovement":3418470,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":3798300,"taxable":3798300,"land":379830,"improvement":3418470,"taxableLand":379830,"taxableImprovement":3418470,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":3798300,"taxable":3798300,"land":379830,"improvement":3418470,"taxableLand":379830,"taxableImprovement":3418470,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":3859100,"taxable":3859100,"land":771820,"improvement":3087280,"taxableLand":771820,"taxableImprovement":3087280,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":3859100,"taxable":3859100,"land":771820,"improvement":3087280,"taxableLand":771820,"taxableImprovement":3087280,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":3461400,"taxable":3461400,"land":692280,"improvement":2769120,"taxableLand":692280,"taxableImprovement":2769120,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":3461400,"taxable":3461400,"land":692280,"improvement":2769120,"taxableLand":692280,"taxableImprovement":2769120,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":3461400,"taxable":3461400,"land":692200,"improvement":2769200,"taxableLand":692200,"taxableImprovement":2769200,"exemptLand":0,"exemptImprovement":0}],"taxNow":48453,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"157878","date":"2008-07-21","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2009-12-18","scope":"ROOF REPAIRS PER SUBMITTED SEALED PLANS."},{"number":"162235","date":"2008-08-15","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2008-08-15","scope":"FOR THE ERECTION OF A ROOF DECK, STAIR TOWER AND ELEVATOR SHAFT ON AN EXISTING ATTACHED STRUCTURE. SIZE AND LOCATION AS SHOWN IN THE APPLICATION. FOR VACANT COMMERCIAL SPACE (USE REGISTRATION REQUIRED PRIOR TO OCCUPANCY) IN THE CELLAR AND FIRST FLOOR, FOR PROFESSIONAL OFFICES ON THE SECOND, THIRD AND FOURTH FLOORS. DECK FOR USE BY ALL TENANTS IN BUILDING."},{"number":"169804","date":"2008-11-18","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2010-11-30","scope":"INTERIOR DEMO-GENERAL CLEAN-OUT/UP;NO BEARING OR STRUCTURAL WALLS AFFECTED. NO OTHER WORK ALLOWED UNDER THIS PERMIT. ALL WORK TO BE COMPLETED BY LICENSED CONTRACTOR. CONTRACTOR MUST PROVIDE COPY OF VALID CONTRACTORS LICENSE TO DISTRICT INSPECTOR UPON HIS/HER REQUEST."},{"number":"192256","date":"2008-12-19","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2009-12-18","scope":"INTERIOR FIT-OUT INCLUDING NEW ELEVATOR AND ENTRANCE OFF ST. JAMES ST.AS PER BBS VARIANCE 7569, 4TH FLOOR L.O. SHALL BE 10 PERSONS. BASEMENT AND 1ST FLOOR REVIEWED AS VACANT RESTURANT .SEPERATE PERMIT REQUIRED FOR RESTURANT FITOUT.LO & BATHROOM FIXTURE COUNT TO BE DETERMINED.CO REQUIRED FOR OFFICES ON UPPER FLOORS."},{"number":"198634","date":"2009-02-10","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2010-01-05","scope":"DISCONNECT EXISTING 400 AMP 2 PHASE SERVICE 4 METERS, INSTALL TWO C.T. CABINETS & TWO 400 AMP 2 PHASE SERVICES, TWO METERS, NEW PANELS ON SECOND (150 AMP), THIRD (150 AMP) & 4TH (100 AMP) FL'S, & NEW 200 AMP PANEL IN BASEMENT. ONLY, NO OTHER WIRING OR FIRE ALARM.{OTHER CONTRACTOR'S WILL APPLY FOR BRANCH CIRCUIT PERMITS}"},{"number":"203392","date":"2009-03-03","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2010-07-16","scope":"REROUGH BUILDING WITH NEW 1-1/2 WATER SERVICE, 11 WATER CLOSETS, 12 LAV'S, 1 URINAL, 1 MOP BASE, 2 FLOOR DRAINS"},{"number":"202093","date":"2009-03-24","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2010-12-13","scope":"INSTALL HVAC & DUCTWORK AS PER PLAN."},{"number":"204722","date":"2009-04-01","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2010-05-27","scope":"WIRE 22 OFFICES AND 5 BATHROOMS AS PER 2005 NEC (CC DISTRICT) FIRE ALARM WILL BE DONE BY ANOTHER CONTRACTOR (SERVICE DONE BY ANOTHER CONTRACTOR SEE AP#198634"},{"number":"209985","date":"2009-08-24","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2023-12-01","scope":"FURNISH AND INSTALL FIRE ALARM SYSTEM, AS PER NFPA-72 (CC DIST)"},{"number":"243773","date":"2009-10-21","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2009-10-21","scope":"EAT-IN ONLY RESTAURANT NO SIGNS ON APPLICATION"},{"number":"250823","date":"2009-12-03","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALL 4 PANELS, SWITCHES, LIGHT FIXTURES & RECEPTACLES PER PLANS."},{"number":"243736","date":"2010-01-12","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2011-11-18","scope":"FIT-OUT EXISTING GROUND FLOOR AND BASEMENT RESTAURANT SPACE PER PLANS."},{"number":"258305","date":"2010-02-01","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2010-12-08","scope":"1-2\" MOP SINK, 9-3\" FLOOR DRAINS,5-1-1/ HAND SINKS, 9-2\" INDIRECT WASTES,2-2\" GREASE TRAPS, -1-1/ GARBAGE DISPOSALS"},{"number":"364268","date":"2011-10-24","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2011-11-03","scope":"INSTALL AN ANSUL R-102 SIX GALLON COMML KITCHEN FIRE SUPP SYSTEM FOR KITCHEN HOOD AP364264."},{"number":"364264","date":"2011-10-24","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2011-11-03","scope":"INSTALLATION OF A COMMERCIAL KITCHEN EXHAUST AND MAKE-UP AIR SYSTEM AND ONE DISHWASHER HOOD. TYPE 1 AND TYPE 2. ITEM #19, 19.2, AND 17"},{"number":"897215","date":"2018-08-14","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2018-09-20","scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS AND APPLIANCES WITH ASSOCIATED DUCTWORK TO AN EXISTING BUSINESS OCCUPANCY. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. 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":"GM-2025-011530","date":"2026-02-09","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Issued","completedDate":null,"scope":"EZ INTERIOR NON-LOAD-BEARING WALL DEMOLITION - For the interior demolition on NON-Load-Bearing partition walls and ceilings as per attached standard. Deviations from these standards require submission of construction and site plans. Structural alteration or repair is expressly PROHIBITED under this permit. Prohibited structural work includes but not limited to any modification to exterior walls, party wall, floor/roof framing and foundations, including underpinning, excavation and removal of foundation slab. Separate Streets Department permit required for sidewalk and street closures. No exterior work permitted as part of this permit. No work to exterior windows and/or doors as part of this permit. No work to the front facade as part of this permit(As per PHC conditions)."},{"number":"ZP-2025-012467","date":"2026-02-09","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Multi-Family"},{"number":"ZP-2026-006357","date":"2026-06-05","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Multi-Family"},{"number":"CP-2026-001971","date":"2026-06-17","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Amendment Review","completedDate":null,"scope":"FOR INTERIOR ALTERATIONS WITH A PARTIAL CHANGE IN USE AND OCCUPANCY CLASSIFICATION IN ACCORDANCE WITH THE PERFORMANCE COMPLIANCE METHOD PER CHAPTER 13 OF THE 2021 IEBC TO CREATE TWELVE (12) DWELLING UNITS (GROUP R-2) AT THE CELLAR AND 2ND THROUGH 4TH FLOORS OF THE EXISTING FOUR (4) STORY BUILDING. BUILDING IS NOT SPRINKLERED. STANDPIPES TO BE PROVIDED IN INTERIOR EXIT STAIRWAY ENCLOSURES IN ACCORDANCE WITH IEBC SECTION 1301.6.18. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH PHC APPROVAL. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING, AND FIRE SUPPRESSION (STANDPIPES) WORK. IF SITE CONDITIONS VARY, CONTACT DESIGN PROFESSIONAL PRIOR TO START OF WORK. SEE ZP-2026-006357 FOR ASSOCIATED ZONING APPROVAL."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2010,"k":"permit","w":"Major alteration"},{"y":2010,"k":"permit","w":"Plumbing"},{"y":2010,"k":"appeal","w":"Appeal granted with conditions"},{"y":2011,"k":"permit","w":"Suppression"},{"y":2011,"k":"permit","w":"Mechanical"},{"y":2018,"k":"viol","w":"L&I violation"},{"y":2018,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2018,"k":"permit","w":"Mechanical"},{"y":2026,"k":"permit","w":"Interior Non-Load-Bearing Wall Demo."},{"y":2026,"k":"permit","w":"Change of Use"},{"y":2026,"k":"permit","w":"Change of Use"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"}],"rented":false,"licenses":[{"number":"296158","type":"Dumpster License - Public ROW","status":"Inactive","businessName":"DEUX CHEMINEES INC","legalName":"DEUX CHEMINEES INC","address":"1221-23 LOCUST ST","revenueCode":"3417","rentalCategory":null,"units":null,"issuedDate":"2004-08-04","latestIssueDate":"2007-03-30","expirationDate":"2008-03-31","inactiveDate":"2011-12-14"},{"number":"208729","type":"Food Preparing and Serving (30+ SEATS)","status":"Inactive","businessName":"DEUX CHEMINEES INC","legalName":"DEUX CHEMINEES INC","address":"1221-23 LOCUST ST","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2004-08-04","latestIssueDate":"2007-04-25","expirationDate":"2008-04-30","inactiveDate":"2012-12-22"},{"number":"548466","type":"Food Preparing and Serving (30+ SEATS)","status":"Active","businessName":"HORIZONS FOOD OF THE FUTURE INC","legalName":"HORIZONS FOOD OF THE FUTURE INC","address":"1221-23 LOCUST ST","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2011-11-10","latestIssueDate":"2026-04-10","expirationDate":"2027-04-30","inactiveDate":null},{"number":"551174","type":"Dumpster License - Public ROW","status":"Inactive","businessName":"HORIZONS FOOD OF THE FUTURE INC","legalName":"HORIZONS FOOD OF THE FUTURE INC","address":"1221-23 LOCUST ST","revenueCode":"3417","rentalCategory":null,"units":null,"issuedDate":"2011-12-30","latestIssueDate":"2014-03-22","expirationDate":"2015-03-31","inactiveDate":"2015-05-30"},{"number":"844672","type":"Sidewalk Cafe (Temporary)","status":"Inactive","businessName":"HORIZONS FOOD OF THE FUTURE INC","legalName":"HORIZONS FOOD OF THE FUTURE INC","address":"1221-23 LOCUST ST","revenueCode":"3123","rentalCategory":null,"units":null,"issuedDate":"2020-06-26","latestIssueDate":"2021-12-18","expirationDate":"2022-12-31","inactiveDate":"2023-02-28"}],"licenseActivity":[{"number":"844672","type":"Sidewalk Cafe (Temporary)","businessName":"HORIZONS FOOD OF THE FUTURE INC","legalName":"HORIZONS FOOD OF THE FUTURE INC","issuedDate":"2020-06-26","latestIssueDate":"2021-12-18","closureDate":"2023-02-28","expirationDate":"2022-12-31","inactiveDate":"2023-02-28","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"551174","type":"Dumpster License - Public ROW","businessName":"HORIZONS FOOD OF THE FUTURE INC","legalName":"HORIZONS FOOD OF THE FUTURE INC","issuedDate":"2011-12-30","latestIssueDate":"2014-03-22","closureDate":"2015-05-30","expirationDate":"2015-03-31","inactiveDate":"2015-05-30","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"548466","type":"Food Preparing and Serving (30+ SEATS)","businessName":"HORIZONS FOOD OF THE FUTURE INC","legalName":"HORIZONS FOOD OF THE FUTURE INC","issuedDate":"2011-11-10","latestIssueDate":"2026-04-10","closureDate":null,"expirationDate":"2027-04-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"296158","type":"Dumpster License - Public ROW","businessName":"DEUX CHEMINEES INC","legalName":"DEUX CHEMINEES INC","issuedDate":"2004-08-04","latestIssueDate":"2007-03-30","closureDate":"2011-12-14","expirationDate":"2008-03-31","inactiveDate":"2011-12-14","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"208729","type":"Food Preparing and Serving (30+ SEATS)","businessName":"DEUX CHEMINEES INC","legalName":"DEUX CHEMINEES INC","issuedDate":"2004-08-04","latestIssueDate":"2007-04-25","closureDate":"2012-12-22","expirationDate":"2008-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","signals":[{"kind":"transition-activity","level":"watch","title":"Recent transition activity","summary":"The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.","evidence":["4 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #162235: 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":"3 permits not marked completed: 209985 (Expired), GM-2025-011530 (Issued), CP-2026-001971 (Amendment Review). At least one row also carries a completion date, so the City fields conflict.","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":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$27,047.78 was recorded in the City’s 2022-06 delinquency snapshot for 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":"2 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on May 30, 2018.","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":"Dumpster License - Public ROW #296158: Inactive since Dec 14, 2011; Food Preparing and Serving (30+ SEATS) #208729: Inactive since Dec 22, 2012; Dumpster License - Public ROW #551174: Inactive since May 30, 2015; Sidewalk Cafe (Temporary) #844672: Inactive since Feb 28, 2023","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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 1 historical violation across 1 case.","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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Special Hazards Certification: Certified through Jun 17, 2027","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":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"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/"}]}