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Alarm Certification","inspectionDate":"2025-06-13","result":"Certified","expirationDate":"2026-06-13","buildingId":"1154513"},{"number":"BC-2026-013574","type":"Fire Alarm Certification","inspectionDate":"2025-06-13","result":"Certified","expirationDate":"2026-06-13","buildingId":"1155614"},{"number":"BC-2026-001734","type":"Fire Alarm Certification","inspectionDate":"2025-06-13","result":"Certified","expirationDate":"2026-06-13","buildingId":"1156153"},{"number":"BC-2026-013558","type":"Fire Alarm Certification","inspectionDate":"2025-06-13","result":"Certified","expirationDate":"2026-06-13","buildingId":"1127409"},{"number":"BC-2026-013587","type":"Fire Alarm Certification","inspectionDate":"2025-06-13","result":"Certified","expirationDate":"2026-06-13","buildingId":"1158291"},{"number":"BC-2026-013581","type":"Fire Alarm Certification","inspectionDate":"2025-06-13","result":"Certified","expirationDate":"2026-06-13","buildingId":"1156183"},{"number":"BC-2026-013582","type":"Fire Alarm Certification","inspectionDate":"2025-06-13","result":"Certified","expirationDate":"2026-06-13","buildingId":"1156184"},{"number":"BC-2026-013591","type":"Fire Alarm Certification","inspectionDate":"2025-06-13","result":"Certified","expirationDate":"2026-06-13","buildingId":"1156187"},{"number":"BC-2026-013589","type":"Fire Alarm Certification","inspectionDate":"2025-06-13","result":"Certified","expirationDate":"2026-06-13","buildingId":"1158293"},{"number":"BC-2026-013588","type":"Fire Alarm Certification","inspectionDate":"2025-06-13","result":"Certified","expirationDate":"2026-06-13","buildingId":"1158292"},{"number":"BC-2026-013577","type":"Fire Alarm Certification","inspectionDate":"2025-06-13","result":"Certified","expirationDate":"2026-06-13","buildingId":"1158287"},{"number":"BC-2026-013578","type":"Fire Alarm Certification","inspectionDate":"2025-06-13","result":"Certified","expirationDate":"2026-06-13","buildingId":"1156048"},{"number":"BC-2026-013569","type":"Fire Alarm Certification","inspectionDate":"2025-06-13","result":"Certified","expirationDate":"2026-06-13","buildingId":"1154472"},{"number":"BC-2026-013580","type":"Fire Alarm Certification","inspectionDate":"2025-06-13","result":"Certified","expirationDate":"2026-06-13","buildingId":"1156182"},{"number":"BC-2026-013573","type":"Fire Alarm Certification","inspectionDate":"2025-06-13","result":"Certified","expirationDate":"2026-06-13","buildingId":"1154477"},{"number":"BC-2026-013576","type":"Fire Alarm Certification","inspectionDate":"2025-06-13","result":"Certified","expirationDate":"2026-06-13","buildingId":"1158288"},{"number":"BC-2026-013586","type":"Fire Alarm Certification","inspectionDate":"2025-06-13","result":"Certified","expirationDate":"2026-06-13","buildingId":"1158290"},{"number":"BC-2026-013570","type":"Fire Alarm Certification","inspectionDate":"2025-06-13","result":"Certified","expirationDate":"2026-06-13","buildingId":"1154476"},{"number":"BC-2026-013583","type":"Fire Alarm Certification","inspectionDate":"2025-06-13","result":"Certified","expirationDate":"2026-06-13","buildingId":"1156185"},{"number":"BC-2026-013568","type":"Fire Alarm Certification","inspectionDate":"2025-06-13","result":"Certified","expirationDate":"2026-06-13","buildingId":"1149032"},{"number":"BC-2026-013575","type":"Fire Alarm Certification","inspectionDate":"2025-06-13","result":"Certified","expirationDate":"2026-06-13","buildingId":"1154514"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19144","beds":null,"baths":null,"stories":null,"lotArea":158919,"zoning":"RM1","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"11951 FREEDOM DR 1204, RESTON VA, 20190","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":2880000,"taxable":2880000,"land":794595,"improvement":2085405,"taxableLand":794595,"taxableImprovement":2085405,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":2880000,"taxable":2880000,"land":794595,"improvement":2085405,"taxableLand":794595,"taxableImprovement":2085405,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":4838500,"taxable":4838500,"land":1209625,"improvement":3628875,"taxableLand":1209625,"taxableImprovement":3628875,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":5478400,"taxable":5478400,"land":1369600,"improvement":4108800,"taxableLand":1369600,"taxableImprovement":4108800,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":5478400,"taxable":5478400,"land":1369600,"improvement":4108800,"taxableLand":1369600,"taxableImprovement":4108800,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":5478400,"taxable":5478400,"land":1369600,"improvement":4108800,"taxableLand":1369600,"taxableImprovement":4108800,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":5478400,"taxable":5478400,"land":1369600,"improvement":4108800,"taxableLand":1369600,"taxableImprovement":4108800,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":5478400,"taxable":5478400,"land":1369600,"improvement":4108800,"taxableLand":1369600,"taxableImprovement":4108800,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":5478400,"taxable":5478400,"land":1369600,"improvement":4108800,"taxableLand":1369600,"taxableImprovement":4108800,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":5696000,"taxable":5696000,"land":1424000,"improvement":4272000,"taxableLand":1424000,"taxableImprovement":4272000,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":5696000,"taxable":5696000,"land":1424000,"improvement":4272000,"taxableLand":1424000,"taxableImprovement":4272000,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":5696000,"taxable":5696000,"land":1424000,"improvement":4272000,"taxableLand":1424000,"taxableImprovement":4272000,"exemptLand":0,"exemptImprovement":0}],"taxNow":79733,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"315534","date":"2010-12-09","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2011-06-14","scope":"REPLACE AREA DRAIN AND INDIRECT WASTE LINE"},{"number":"389161","date":"2012-02-21","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"SFD-REWIRING OF BATHROOM-FAN ,LIGHT OUTLET.REWIRE HALL LIGHT AND 2 SWITCHES.WIRE 5-120C SMOKE DETECTORS.REPLACE OUTLETS AND SWITCHES AS PER 2008 NEC (NORTH DISTRICT)"},{"number":"389225","date":"2012-04-13","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2012-07-19","scope":"REPAIR 1 APT UNIT. DRYWALL, WINDOWS, KITCHEN, VANITY, FINISH, CARPET AS PER PLAN."},{"number":"434148","date":"2012-10-24","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2014-01-13","scope":"BUILDING 23 - AKA 6320 CHEW AVENUE - APARTMENT BUILDING - ALTERATIONS (PLUMBING) - REPLACE AN APPROX. 10'-0\" SECTION OF 10\" HOUSE DRAIN AND A RAINWATER CONDUCTOR"},{"number":"645682","date":"2015-10-16","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"ROOF RECOVERING (BUILT-UP/MODIFIED BITUMEN MEMBRANE)."},{"number":"784565","date":"2017-05-18","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-12-12","scope":"INSTALL 2\" RPZ BACKFLOW PREVENTOR... WATTS LF009M2QT"},{"number":"ZP-2020-007179","date":"2020-10-19","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Public, Civic, and Institutional - Community Center; Residential - Household Living - Multi-Family"},{"number":"CP-2020-003459","date":"2020-12-24","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2026-03-06","scope":"FOR RENOVATION OF EXISTING APARTMENT COMPLEX CONSISTING OF (125) DWELLING UNITS WITHIN ELEVEN (11) TWO-STORY AND ONE (1) FOUR-STORY MASONRY AND WOOD FRAMED BUILDINGS OVER SLAB ON GRADE. TWO ADDITIONAL UNITS WILL BE ADDED THROUGH SPACE REALLOCATION FOR A TOTAL OF 127 UNITS. EXTERIOR CLADDINGS INCLUDE BRICK VENEER AND STUCCO. RENOVATION WORK INCLUDES REPLACEMENT OF BOTH INTERIOR AND EXTERIOR FINISHES AND FIXTURES. SITE WORK IN SITE WORK INCLUDES PARKING LOT REPAVING AND STRIPING, NEW COVERED MAILBOXES, AND INSTALLATION OF NEW PLAYGROUND STRUCTURE AND FALL SURFACES."},{"number":"PP-2021-004026","date":"2021-03-30","work":"Rough-In","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2023-09-08","scope":"ROUGH IN 130 water closets, 130 lavatories, 130 tub/showers, 120 kitchen sink App# PP-2021-004239"},{"number":"EP-2020-011881","date":"2021-08-04","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-07-25","scope":"FOR RENOVATION OF EXISTING APARTMENT COMPLEX CONSISTING OF (125) DWELLING UNITS WITHIN ELEVEN (11) TWO-STORY AND ONE (1) FOUR-STORY MASONRY AND WOOD-FRAMED BUILDINGS OVER SLAB ON GRADE. TWO ADDITIONAL UNITS WILL BE ADDED THROUGH SPACE REALLOCATION FOR A TOTAL OF 127 UNITS. EXTERIOR CLADDINGS INCLUDE BRICK VENEER AND STUCCO. RENOVATION WORK INCLUDES THE REPLACEMENT OF BOTH INTERIOR AND EXTERIOR FINISHES AND FIXTURES. SITE WORK IN SITE WORK INCLUDES PARKING LOT REPAVING AND STRIPING, NEW COVERED MAILBOXES, AND INSTALLATION OF NEW PLAYGROUND STRUCTURE AND FALL SURFACES. AS PER 2017 NEC"},{"number":"PP-2020-015876","date":"2021-08-30","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2026-02-11","scope":"FOR RENOVATION OF EXISTING APARTMENT COMPLEX CONSISTING OF (125) DWELLING UNITS WITHIN ELEVEN (11) TWO-STORY AND ONE (1) FOUR-STORY MASONRY AND WOOD FRAMED BUILDINGS OVER SLAB ON GRADE. TWO ADDITIONAL UNITS WILL BE ADDED THROUGH SPACE REALLOCATION FOR A TOTAL OF 127 UNITS. EXTERIOR CLADDINGS INCLUDE BRICK VENEER AND STUCCO. RENOVATION WORK INCLUDES REPLACEMENT OF BOTH INTERIOR AND EXTERIOR FINISHES AND FIXTURES. SITE WORK IN SITE WORK INCLUDES PARKING LOT REPAVING AND STRIPING, NEW COVERED MAILBOXES, AND INSTALLATION OF NEW PLAYGROUND STRUCTURE AND FALL SURFACES."},{"number":"MP-2021-007830","date":"2021-12-03","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Expired","completedDate":"2024-09-23","scope":"FOR MECHANICAL ALTERATIONS TO EXISTING SPACE TO INCLUDE THE INSTALLATION OF ONE (1) TYPE I KITCHEN HOOD WITH EXHAUST AND MAKEUP AIR FANS, AHU'S, VRV HEAT PUMP SYSTEM, REGISTERS/DIFFUSERS AND ASSOCIATED DUCTWORK, TO SERVE COMMUNITY ROOM AND FITNESS ROOM FOR AN EXISTING RESIDENTIAL STRUCTURE, AS PER APPROVED PLANS."},{"number":"AP-2026-002802","date":"2026-05-05","work":"Certificate of Occupancy (CO) (may inclu…","type":"Administrative","description":"Administrative Permit","status":"Issued","completedDate":null,"scope":"CERTIFICATE OF OCCUPANCY FOR TWO (2) ADDITIONAL DWELLING UNITS [ONE HUNDRED TWENTY-SEVEN (127) TOTAL DWELLING UNITS ON SITE] IN THE BASEMENT LEVEL OF BUILDING 11 CREATED UNDER PERMIT CP-2020-003459 (PERMIT NOT FINALED) AS PER APPROVED PLANS. *2018 IEBC REVIEW*"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2021,"k":"viol","w":"L&I violation"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Alterations"},{"y":2021,"k":"permit","w":"Addition and/or Alterations"},{"y":2022,"k":"viol","w":"7 L&I violations"},{"y":2022,"k":"insp","w":"L&I: 6 failed, 1 passed"},{"y":2023,"k":"viol","w":"8 L&I violations"},{"y":2023,"k":"insp","w":"L&I: 7 failed, 3 passed"},{"y":2024,"k":"insp","w":"Inspection passed"},{"y":2026,"k":"permit","w":"Certificate of Occupancy (CO) (may inclu…"},{"y":2026,"k":"viol","w":"15 L&I violations"},{"y":2026,"k":"insp","w":"L&I: 14 failed, 3 passed"}],"rented":false,"licenses":[{"number":"344660","type":"Handbill Distribution","status":"Inactive","businessName":"EMPIRE PIZZA INC","legalName":"EMPIRE PIZZA INC","address":"531-51 E WASHINGTON LN","revenueCode":"3418","rentalCategory":null,"units":null,"issuedDate":"2005-11-09","latestIssueDate":"2006-08-24","expirationDate":"2007-08-31","inactiveDate":"2011-08-13"},{"number":"384138","type":"Rental","status":"Closed","businessName":"AWBURY VIEW ASSOC LP (CABOUCHON PROPERTIES LLC)","legalName":"AWBURY VIEW ASSOC LP","address":"531-51 E WASHINGTON LN","revenueCode":"3202","rentalCategory":null,"units":126,"issuedDate":"2006-09-12","latestIssueDate":"2020-02-13","expirationDate":"2021-02-28","inactiveDate":null},{"number":"459533","type":"Food Preparing and Serving","status":"Closed","businessName":"3KYU LLC","legalName":"3KYU LLC","address":"531-51 E WASHINGTON LN","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2008-10-24","latestIssueDate":"2017-04-28","expirationDate":"2018-04-30","inactiveDate":null},{"number":"459535","type":"Dumpster License - Private Property","status":"Active","businessName":"3KYU LLC","legalName":"3KYU LLC","address":"531-51 E WASHINGTON LN","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2008-10-24","latestIssueDate":"2014-03-22","expirationDate":null,"inactiveDate":null},{"number":"556458","type":"Dumpster License - Private Property","status":"Active","businessName":"AWBURY VIEW ASSOCIATES LP (FPI MANAGEMENT INC)","legalName":"AWBURY VIEW ASSOCIATES LP","address":"531-51 E WASHINGTON LN","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2012-04-25","latestIssueDate":"2013-08-07","expirationDate":null,"inactiveDate":null},{"number":"779115","type":"Food Preparing and Serving (30+ SEATS)","status":"Active","businessName":"3KYU LLC","legalName":"3KYU LLC","address":"531-51 E WASHINGTON LN","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2018-06-05","latestIssueDate":"2026-05-28","expirationDate":"2027-06-04","inactiveDate":null},{"number":"887638","type":"Rental","status":"Inactive","businessName":"Awbury View Community Partners LP","legalName":"Awbury View Community Partners LP","address":"531-51 E WASHINGTON LN","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":127,"issuedDate":"2022-02-14","latestIssueDate":"2025-01-27","expirationDate":"2026-02-13","inactiveDate":"2026-04-14"}],"licenseActivity":[{"number":"887638","type":"Rental","businessName":"Awbury View Community Partners LP","legalName":"Awbury View Community Partners LP","issuedDate":"2022-02-14","latestIssueDate":"2025-01-27","closureDate":"2026-04-14","expirationDate":"2026-02-13","inactiveDate":"2026-04-14","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"779115","type":"Food Preparing and Serving (30+ SEATS)","businessName":"3KYU LLC","legalName":"3KYU LLC","issuedDate":"2018-06-05","latestIssueDate":"2026-05-28","closureDate":null,"expirationDate":"2027-06-04","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"556458","type":"Dumpster License - Private Property","businessName":"AWBURY VIEW ASSOCIATES LP (FPI MANAGEMENT INC)","legalName":"AWBURY VIEW ASSOCIATES LP","issuedDate":"2012-04-25","latestIssueDate":"2013-08-07","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"459535","type":"Dumpster License - Private Property","businessName":"3KYU LLC","legalName":"3KYU LLC","issuedDate":"2008-10-24","latestIssueDate":"2014-03-22","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"459533","type":"Food Preparing and Serving","businessName":"3KYU LLC","legalName":"3KYU LLC","issuedDate":"2008-10-24","latestIssueDate":"2017-04-28","closureDate":"2018-04-30","expirationDate":"2018-04-30","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false},{"number":"384138","type":"Rental","businessName":"AWBURY VIEW ASSOC LP (CABOUCHON PROPERTIES LLC)","legalName":"AWBURY VIEW ASSOC LP","issuedDate":"2006-09-12","latestIssueDate":"2020-02-13","closureDate":"2021-02-28","expirationDate":"2021-02-28","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false},{"number":"344660","type":"Handbill Distribution","businessName":"EMPIRE PIZZA INC","legalName":"EMPIRE PIZZA INC","issuedDate":"2005-11-09","latestIssueDate":"2006-08-24","closureDate":"2011-08-13","expirationDate":"2007-08-31","inactiveDate":"2011-08-13","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["8 open L&I violations","failed L&I inspection activity in 2021, 2022, 2023, 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"The history also contains “OCCUPIED W/O TCO OR CO.”","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":"6 permits not marked completed: 645682 (EXPIRED), CP-2020-003459 (Expired), PP-2021-004026 (Expired), PP-2020-015876 (Expired), MP-2021-007830 (Expired). 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":"violations","level":"attention","title":"8 open L&I violations","finding":"72 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Jun 13, 2026","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":"rental-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as apartments; no active Rental License row matched.","why":"A multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.","action":"Confirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"55 failed, 23 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jul 6, 2026.","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":"Handbill Distribution #344660: Inactive since Aug 13, 2011; Food Preparing and Serving #459533: Closed","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 apartments. 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/"}]}