{"asOf":"2026-07-28T13:21:58.343Z","block":"0-99 W HIGHLAND AVE","blockUrl":"https://philadelphia.blockreport.homes/block/0-99-w-highland-ave","address":"9-23 W HIGHLAND AVE","parcelNumber":"883372900","source":"https://property.phila.gov/?p=883372900","ownerType":"investor","kind":"offices","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"DB0","buildingCodeNew":null,"buildingClass":"OFF BLD COM NO GAR MASON","buildingClassNew":null,"useLabel":"Offices","owner":"E G G S PARTNERSHIP","coOwner":null,"marketValue":3674000,"landAssessment":734800,"improvementAssessment":2939200,"livableArea":24328,"yearBuilt":1965,"lastSale":{"price":1,"date":"2014-05-22T04:00:00Z"},"openViolations":0,"violations":[{"number":"794342","date":"2008-01-07","code":"A-000.0/11","title":"VIOL BC MESSAGE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"1112808","date":"2008-01-07","code":"19-2602.1/1","title":"CAL 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INSP","status":"PASSED"}],"inspYears":[{"y":2008,"fails":2,"passes":2},{"y":2009,"fails":2,"passes":0},{"y":2010,"fails":0,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.075714926918444,"lng":-75.20707653068743,"geom":{"type":"Polygon","coordinates":[[[-75.206732094,40.075823832],[-75.207102333,40.075449359],[-75.207408747,40.075628137],[-75.207065899,40.075973206],[-75.206865841,40.075856481],[-75.206837383,40.075885264],[-75.206732094,40.075823832]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19118","beds":null,"baths":null,"stories":2,"lotArea":18441,"zoning":"CA1","grade":"B","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"1234 MARKET ST 6TH FL, PHILADELPHIA PA, 19107","mailOut":false,"appeals":[{"type":"RB_LIRB","grounds":"OWNER OF CITED PREMISES HAS ENGAGED IN NO CONSTRUCTION OR ACTIVITY THAT HAS RESULTED IN WATER DRAINAGE TO ADJOINING PROPERTY.","status":"CLOSED","outcome":"City affirmed","date":"2009-10-20","number":"8695","relatedPermit":"193029"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":3138600,"taxable":3138600,"land":737600,"improvement":2401000,"taxableLand":737600,"taxableImprovement":2401000,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":3138600,"taxable":3138600,"land":737600,"improvement":2401000,"taxableLand":737600,"taxableImprovement":2401000,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":4046800,"taxable":4046800,"land":809360,"improvement":3237440,"taxableLand":809360,"taxableImprovement":3237440,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":4168200,"taxable":4168200,"land":833640,"improvement":3334560,"taxableLand":833640,"taxableImprovement":3334560,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":4251500,"taxable":4251500,"land":850300,"improvement":3401200,"taxableLand":850300,"taxableImprovement":3401200,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":4251500,"taxable":4251500,"land":850300,"improvement":3401200,"taxableLand":850300,"taxableImprovement":3401200,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":4251500,"taxable":4251500,"land":850300,"improvement":3401200,"taxableLand":850300,"taxableImprovement":3401200,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":3944100,"taxable":3944100,"land":788820,"improvement":3155280,"taxableLand":788820,"taxableImprovement":3155280,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":3944100,"taxable":3944100,"land":788820,"improvement":3155280,"taxableLand":788820,"taxableImprovement":3155280,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":3649200,"taxable":3649200,"land":729840,"improvement":2919360,"taxableLand":729840,"taxableImprovement":2919360,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":3649200,"taxable":3649200,"land":729840,"improvement":2919360,"taxableLand":729840,"taxableImprovement":2919360,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":3674000,"taxable":3674000,"land":734800,"improvement":2939200,"taxableLand":734800,"taxableImprovement":2939200,"exemptLand":0,"exemptImprovement":0}],"taxNow":51082,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"88067","date":"2007-07-20","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2007-12-24","scope":"SELECTIVE DEMOLITION OF INTERIOR( CEILINGS, PARTITIONS,ETC) AND EXTERIOR (STORE FRONT WINDOWS, PLANTERS,PENT ROOF GLAZING,SHINGLES,ETC)"},{"number":"91281","date":"2007-07-23","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2007-07-23","scope":"FOR FINANCIAL INSTITUTION ON THE FIRST FLOOR WITH ACCESSORY OFFICES AND SUPPORT SPACES IN SPACE 23."},{"number":"93403","date":"2007-08-01","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2008-01-30","scope":"FIXTURE INSTALLATION"},{"number":"84698","date":"2007-08-01","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2007-12-24","scope":"INTERIOR ALTERATIONS"},{"number":"93019","date":"2007-08-01","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2007-12-24","scope":"INSTALL DUCTWORK AS PART OF TENANT FIT-OUT FOR BANK IN ACCORDANCE WITH PLANS APPROVED UNDER A/P #84698."},{"number":"103449","date":"2007-09-26","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2008-03-13","scope":"NEW INTERIOR FIT-OUT OF BANK BRANCH, FIRST FLOOR OF TWO STORY BUILDING. (NORTH DIST)"},{"number":"108864","date":"2007-10-12","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2007-10-12","scope":"ERECTION OF ONE (1) ACCESSORY NON-ILLUMINATED FLAT WALL SIGN (NOT PROJECTED MORE THAN 12\") ACCESSORY TO THE FINANCIAL INSTITUTION IN SPACE 23 IN THE SAME LOT WITH ALL OTHER USES PREVIOUSLY APPROVED (SIZE AND LOCATION AS SHOWN IN THE APPLICATION). FINANCIAL INSTITUTION IN SPACE 23."},{"number":"108866","date":"2007-10-25","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2007-12-24","scope":"ERECT FIXED CANOPY STRUCTURE AND 48 SF NON-ILLUMINATED SIGN"},{"number":"237429","date":"2009-09-16","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2010-11-01","scope":"RWC,WITH STORM HOUSE DRAIN"},{"number":"328622","date":"2011-04-11","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2011-12-07","scope":"RENOVATIONS OF EXISTING OFFICE SPACE"},{"number":"336534","date":"2011-05-20","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2015-12-30","scope":"REPLACEMENT ONLY: (8)LIGHTS, (25)RECEPTACLES, AND SWITCHES, (14)PHONE JACKS, (14) DATA JACKS.... IN ACCORDANCE WITH 2008 NEC"},{"number":"740079","date":"2017-02-01","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2017-02-01","scope":"FOR THE INSTALLATION OF ONE NON-ILLUMINATED FLAT WALL SIGN ON AN EXISITNG BUILDING, SIZE AND LOCATION AS SHOWN PER APPLICATION/PLAN. SIGN IS ACCESSORY TO PREVIOUSLY APPROVED USE OF A FINANCIAL INSTITUTION IN SPACE 23."},{"number":"740084","date":"2017-02-01","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2017-04-04","scope":"FOR THE INSTALLATION OF ONE NON-ILLUMINATED FLAT WALL SIGN ON AN EXISITNG BUILDING FOR USE OF A FINANCIAL INSTITUTION IN SPACE 23.ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT STRUCTURAL ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."},{"number":"891371","date":"2018-08-16","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-09-21","scope":"FOR LEVEL II INTERIOR ALTERATIONS, WITHOUT A CHANGE OF OCCUPANCY, TO AN EXISTING GROUP B OFFICE TENANT ON THE 2ND FLOOR OF AN EXISTING TWO (2) STORY SEMI-DETACHED STRUCTURE, AS PER PLANS; SEPARATE PERMITS REQUIRED FOR ALL MEP WORK; BUILDING IS CURRENTLY NOT SPRINKLERED; NO CHANGES IN SIZE OF TENANT SPACE; NO WORK OUTSIDE OF TENANT SPACE; NO SIGNS ON THIS PERMIT."},{"number":"905157","date":"2018-08-24","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-11-09","scope":"MOVE EXISTING LIGHTING AND RECEPTACLE CIRCUITS TO ACCOMMODATE RENOVATION AND REPLACE FIXTURES, SWITCHES & RECEPTACLES AS PER NEC 2008 NORTH DISTRICT"},{"number":"946049","date":"2019-02-01","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2019-09-16","scope":"EZ INTERIOR DEMOLITION- FOR THE INTERIOR DEMOLITION ON NON-BEARING PARTITION WALL AND CEILINGS AS PER ATTACHED STANDARD. DEVIATIONS FROM THESE STANDARDS REQUIRE SUBMISSION OF CONSTRUCTION AND SITE PLANS."},{"number":"966500","date":"2019-04-12","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2019-04-12","scope":"PERSONAL SERVICES ( PHYSICAL THERAPY OPERATED BY A THERAPIST LICENSED BY THE STATE AND NOT AS DEFINED IN SECTION 14-601(7)(A)(.5)) AT SPACE# 19 AS PART OF EXISTING STRUCTURE ON THE SAME LOT WITH ALL OTHER USES AS PREVIOUSLY APPROVED. NO SIGN ON THIS APPLICATION."},{"number":"986353","date":"2019-07-03","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-10-01","scope":"FOR LEVEL II ALTERATIONS WITH A CHANGE IN OCCUPANCY (WITHOUT A CHANGE IN OCCUPANCY CLASSIFICATION) TO AN EXISTING GROUP B TENANT WITHIN SPACE #19 ON THE GROUND FLOOR OF AN EXISTING TWO (2) STORY ATTACHED STRUCTURE, AS PER PLANS; SEPARATE PERMITS REQUIRED FOR ALL MEP WORK; BUILDING IS CURRENTLY NOT SPRINKLERED; SEE AP#966500 FOR USE REGISTRATION PERMIT."},{"number":"987165","date":"2019-07-03","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2019-09-16","scope":"FOR THE INSTALLATION OF A MECHANICAL HVAC SYSTEM (INCLUDING ALL DUCTWORK, REGISTERS, DIFFUSERS, AND APPLIANCES) FOR A GROUP B TENANT SPACE (SPACE #19) ON THE CONCOURSE LEVEL OF THE FASHION DISTRICT OF PHILADELPHIA, AS PER PLANS; SEE AP#986353 FOR ALTERATIONS PERMIT; NO OTHER WORK ON THIS PERMIT; WORK WITHIN TENANT SPACE ONLY."},{"number":"997062","date":"2019-07-26","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-09-16","scope":"REPLACE WATER AND DRAIN LINES TO 5 FIXTURES AS PER 2004 PPC"},{"number":"997379","date":"2019-08-13","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-09-30","scope":"INSTALLATION OF LIGHTS AND RECEPS PER ATTACHED P.E. SEALE DRAWINGS PER 2017 NEC NORTH DISTRICT"},{"number":"PP-2021-001711","date":"2021-01-28","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2023-04-21","scope":"SEAL SEWER LATERAL"},{"number":"ZP-2021-014455","date":"2021-11-30","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Medical, Dental, and Health Practitioner - Sole Medical, Dental, and Health Practitioner"},{"number":"CP-2021-008825","date":"2022-02-09","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-09-21","scope":"FOR INTERIOR ALTERATIONS TO EXISTING SUITE INCLUDING NEW INTERIOR NON-LOADING BEARING PARTITIONS AND INTERIOR FINISHES, TO CREATE A PEDIATRIC DENTISTRY, AS PER APPROVED PLANS."},{"number":"MP-2022-000826","date":"2022-02-23","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-09-16","scope":"Mechanical / Fuel Gas Permit for combo CP-2021-008825"},{"number":"PP-2022-002065","date":"2022-04-21","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-09-16","scope":"Plumbing Permit (Interior) for combo CP-2021-008825"},{"number":"EP-2022-001317","date":"2022-04-26","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-09-09","scope":"Electrical Permit for combo CP-2021-008825"},{"number":"EP-2022-005374","date":"2022-06-06","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-09-19","scope":"Add notification devices to accommodate new floor layout. All existing devices will be removed for demo work and re-installed at same locations afterwards. All work is to be done according to approved drawings -2017 NEC, 2016 NFPA-72 2018 PHILA FIRE CODE."},{"number":"GM-2025-000166","date":"2025-01-13","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2025-08-08","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. Removal of flooring, desks, some interior non load bearing walls."},{"number":"ZP-2025-003513","date":"2025-04-10","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Eating and Drinking Establishments - Prepared Food Shop"},{"number":"ZP-2025-004607","date":"2025-05-20","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Eating and Drinking Establishments - Sit-Down Restaurant"},{"number":"CP-2025-002211","date":"2025-07-24","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-09-17","scope":"FOR CHANGE OF OCCUPANCY TO A-2 AND INTERIOR ALTERATION TO THE FIRST FLOOR OF AN EXISTING STRUCTURE. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. **SEPARATE PERMITS REQUIRED FOR ELECTRICAL, MECHANICAL, PLUMBING & FIRE SUPPRESSION WORK**"},{"number":"PP-2025-006798","date":"2025-07-28","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-09-17","scope":"New fixtures with piping to include: 2 water closets, 5 lavatories, 3 kitchen sinks, 6 indirect wastes, 1 water heater, 1 floor drain, and 3 Other (1 grease trap, 1 mop sink, and 1 dump sink). All work per 2018 PPC."},{"number":"EP-2025-004118","date":"2025-08-12","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-09-12","scope":"Install lighting, receptacles, exit/emergency lighting, and provide power to equipment as per 2017 NEC. Service is existing. ***NOT APPROVED FOR THE INSTALLATION OF FIRE ALARM***"},{"number":"PP-2026-003817","date":"2026-03-31","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"Replace broken drain lines inside the dentist office."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Addition and/or Alterations"},{"y":2022,"k":"permit","w":"Alterations"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Interior Non-Load-Bearing Wall Demo."},{"y":2025,"k":"permit","w":"Change of Use"},{"y":2025,"k":"permit","w":"Change of Use"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"Alterations"}],"rented":false,"licenses":[{"number":"205754","type":"Food Preparing and Serving","status":"Inactive","businessName":"WAWA INC","legalName":"WAWA INC","address":"9-23 W HIGHLAND AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2004-05-07","latestIssueDate":"2007-05-01","expirationDate":"2008-04-30","inactiveDate":"2008-04-14"},{"number":"0991751","type":"Food Preparing and Serving (30+ SEATS)","status":"Active","businessName":"MAISON HIGHLAND LLC (MATINES CAFE)","legalName":"MAISON HIGHLAND LLC","address":"9-23 W HIGHLAND AVE","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2025-10-22","latestIssueDate":"2025-10-22","expirationDate":"2026-10-21","inactiveDate":null},{"number":"1006384","type":"Food Estab, Retail Non-Permanent Location (Event)","status":"Inactive","businessName":"MAISON HIGHLAND LLC (MATINES CAFE)","legalName":"MAISON HIGHLAND LLC","address":"9-23 W HIGHLAND AVE","revenueCode":"3112","rentalCategory":null,"units":null,"issuedDate":"2026-05-01","latestIssueDate":"2026-05-01","expirationDate":"2026-05-03","inactiveDate":null}],"licenseActivity":[{"number":"1006384","type":"Food Estab, Retail Non-Permanent Location (Event)","businessName":"MAISON HIGHLAND LLC (MATINES CAFE)","legalName":"MAISON HIGHLAND LLC","issuedDate":"2026-05-01","latestIssueDate":"2026-05-01","closureDate":"2026-05-03","expirationDate":"2026-05-03","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"0991751","type":"Food Preparing and Serving (30+ SEATS)","businessName":"MAISON HIGHLAND LLC (MATINES CAFE)","legalName":"MAISON HIGHLAND LLC","issuedDate":"2025-10-22","latestIssueDate":"2025-10-22","closureDate":null,"expirationDate":"2026-10-21","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"205754","type":"Food Preparing and Serving","businessName":"WAWA INC","legalName":"WAWA INC","issuedDate":"2004-05-07","latestIssueDate":"2007-05-01","closureDate":"2008-04-14","expirationDate":"2008-04-30","inactiveDate":"2008-04-14","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-27","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":["7 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 #91281: 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: PP-2021-001711 (Expired), PP-2026-003817 (Issued). 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"4 failed, 4 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on May 26, 2010.","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":"5 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 #205754: Inactive since Apr 14, 2008; Food Estab, Retail Non-Permanent Location (Event) #1006384: Inactive","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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 4 historical violations across 4 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/"}]}