{"asOf":"2026-07-24T01:24:56.121Z","block":"300-399 SAUNDERS AVE","blockUrl":"https://philadelphia.blockreport.homes/block/300-399-saunders-ave","address":"300-50 SAUNDERS AVE","parcelNumber":"886810660","source":"https://property.phila.gov/?p=886810660","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":true,"institutional":false,"buildingCode":"CF0","buildingCodeNew":"804","buildingClass":"APT BOARDING HOME MASONRY","buildingClassNew":"APARTMENTS - LOW RISE","useLabel":"Apartment building","owner":"THE PRESBYTERIAN","coOwner":"UNIV OF PA MED CTR","marketValue":644200,"landAssessment":128800,"improvementAssessment":515400,"livableArea":19000,"yearBuilt":1920,"lastSale":{"price":1,"date":"1973-03-29T05:00:00Z"},"openViolations":17,"violations":[{"number":"VI-2023-088531","date":"2023-11-09","code":"F-315.3.2","title":"MEANS OF EGRESS\n","status":"COMPLIED","resolutionDate":"2023-12-18","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-088532","date":"2023-11-09","code":"F-1104.28","title":"EXIT DOORS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2023-088533","date":"2023-11-09","code":"F-1104.17","title":"CORRIDOR CONSTRUCTION\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2023-088534","date":"2023-11-09","code":"F-1031.4","title":"EXIT SIGNS\n","status":"COMPLIED","resolutionDate":"2023-12-18","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-088535","date":"2023-11-09","code":"F-304.2","title":"STORAGE\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2023-088536","date":"2023-11-09","code":"F-509.1.1","title":"UTILITY IDENTIFICATION\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2023-088520","date":"2023-11-09","code":"9-3902 (2)","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2023-088521","date":"2023-11-09","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2023-088530","date":"2023-11-09","code":"F-606.3","title":"EMERGENCY SIGNS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2023-088523","date":"2023-11-09","code":"F-912.4.1","title":"FDC LOCKING CAPS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2023-088524","date":"2023-11-09","code":"F-904.5","title":"WET CHEMICAL SYSTEMS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2023-088525","date":"2023-11-09","code":"F-1104.24.1","title":"STAIRWAY ROOF ACCESS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2023-088526","date":"2023-11-09","code":"F-315.3","title":"STORAGE IN BUILDINGS\n","status":"COMPLIED","resolutionDate":"2023-12-18","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-088527","date":"2023-11-09","code":"F-315.3.1","title":"CEILING CLEARANCE\n","status":"COMPLIED","resolutionDate":"2023-12-18","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-088528","date":"2023-11-09","code":"F-1031.10.1","title":"EMERGENCY LIGHTING ACTIVATION TEST\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2023-088529","date":"2023-11-09","code":"F-701.2","title":"FIRE RESISTANCE RATED CONSTRUCTION\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2023-088522","date":"2023-11-09","code":"F-912.7","title":"FDC INSPECTION, TESTING & MAINTENANCE\n","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"CF-2023-117295","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"IN VIOLATION","createdDate":"2023-11-10","completedDate":null,"violations":[{"number":"VI-2023-088531","date":"2023-11-09","code":"F-315.3.2","title":"MEANS OF EGRESS\n","status":"COMPLIED","resolutionDate":"2023-12-18","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-088532","date":"2023-11-09","code":"F-1104.28","title":"EXIT DOORS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2023-088533","date":"2023-11-09","code":"F-1104.17","title":"CORRIDOR CONSTRUCTION\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2023-088534","date":"2023-11-09","code":"F-1031.4","title":"EXIT SIGNS\n","status":"COMPLIED","resolutionDate":"2023-12-18","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-088535","date":"2023-11-09","code":"F-304.2","title":"STORAGE\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2023-088536","date":"2023-11-09","code":"F-509.1.1","title":"UTILITY IDENTIFICATION\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2023-088520","date":"2023-11-09","code":"9-3902 (2)","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2023-088521","date":"2023-11-09","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2023-088530","date":"2023-11-09","code":"F-606.3","title":"EMERGENCY SIGNS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2023-088523","date":"2023-11-09","code":"F-912.4.1","title":"FDC LOCKING CAPS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2023-088524","date":"2023-11-09","code":"F-904.5","title":"WET CHEMICAL SYSTEMS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2023-088525","date":"2023-11-09","code":"F-1104.24.1","title":"STAIRWAY ROOF ACCESS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2023-088526","date":"2023-11-09","code":"F-315.3","title":"STORAGE IN BUILDINGS\n","status":"COMPLIED","resolutionDate":"2023-12-18","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-088527","date":"2023-11-09","code":"F-315.3.1","title":"CEILING CLEARANCE\n","status":"COMPLIED","resolutionDate":"2023-12-18","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-088528","date":"2023-11-09","code":"F-1031.10.1","title":"EMERGENCY LIGHTING ACTIVATION TEST\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2023-088529","date":"2023-11-09","code":"F-701.2","title":"FIRE RESISTANCE RATED CONSTRUCTION\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2023-088522","date":"2023-11-09","code":"F-912.7","title":"FDC INSPECTION, TESTING & MAINTENANCE\n","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2023,"n":17,"worst":null}],"investigations":[{"caseNumber":"CF-2023-117295","date":"2023-11-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-117295","date":"2023-12-18","type":null,"status":"FAILED"}],"inspYears":[{"y":2023,"fails":2,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.96000312721634,"lng":-75.1993633906235,"geom":{"type":"Polygon","coordinates":[[[-75.198804076,39.959538885],[-75.199798885,39.959457614],[-75.199909525,39.96047795],[-75.198938823,39.960547033],[-75.198804076,39.959538885]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2023-011865","type":"Sprinkler Certification","inspectionDate":"2023-02-17","result":"Deficient","expirationDate":null,"buildingId":"1408626"},{"number":"BC-2023-025387","type":"Fire Alarm Certification","inspectionDate":"2023-03-13","result":"Certified","expirationDate":"2024-03-13","buildingId":"1408627"},{"number":"BC-2024-022484","type":"Fire Alarm Certification","inspectionDate":"2024-03-07","result":"Certified","expirationDate":"2025-03-07","buildingId":"1408627"},{"number":"BC-2025-006947","type":"Fire Alarm Certification","inspectionDate":"2025-03-18","result":"Certified","expirationDate":"2026-03-18","buildingId":"1408627"},{"number":"BC-2026-010329","type":"Fire Alarm Certification","inspectionDate":"2026-03-26","result":"Certified","expirationDate":"2027-03-26","buildingId":"1408627"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19104","beds":null,"baths":null,"stories":null,"lotArea":103674,"zoning":"SPPOA","grade":"B-","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"300-50 SAUNDERS AVE, PHILADELPHIA PA, 19104","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR EXISTING FULLY EQUIPPED INSTITUTIONAL KITCHEN AS A SHARED USE COMMERCIAL KITCHEN, CULINARY INCUBATOR, COMMERCIAL FOOD PREPARATION FOR OFF PREMISES CONSUMPTION,  BAKING, CANNING AND ALL ACTIVITES UNDER FOOD MANUFACTURER, WHOLESALE","status":"CLOSED","outcome":"Granted","date":"2013-08-28","number":"20919","relatedPermit":"474165"}],"taxYears":[{"year":2014,"total":1639.43,"principal":0,"interest":686.91,"penalty":427.41},{"year":2015,"total":1641.58,"principal":796.41,"interest":203.08,"penalty":161.94}],"taxNet":3281.01,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":785000,"taxable":0,"land":518370,"improvement":266630,"taxableLand":0,"taxableImprovement":0,"exemptLand":518370,"exemptImprovement":266630},{"y":2017,"v":785000,"taxable":0,"land":518370,"improvement":266630,"taxableLand":0,"taxableImprovement":0,"exemptLand":518370,"exemptImprovement":266630},{"y":2018,"v":613600,"taxable":0,"land":153400,"improvement":460200,"taxableLand":0,"taxableImprovement":0,"exemptLand":153400,"exemptImprovement":460200},{"y":2019,"v":613600,"taxable":0,"land":153400,"improvement":460200,"taxableLand":0,"taxableImprovement":0,"exemptLand":153400,"exemptImprovement":460200},{"y":2020,"v":613600,"taxable":0,"land":153400,"improvement":460200,"taxableLand":0,"taxableImprovement":0,"exemptLand":153400,"exemptImprovement":460200},{"y":2021,"v":613600,"taxable":0,"land":153400,"improvement":460200,"taxableLand":0,"taxableImprovement":0,"exemptLand":153400,"exemptImprovement":460200},{"y":2022,"v":613600,"taxable":0,"land":153400,"improvement":460200,"taxableLand":0,"taxableImprovement":0,"exemptLand":153400,"exemptImprovement":460200},{"y":2023,"v":613600,"taxable":0,"land":153400,"improvement":460200,"taxableLand":0,"taxableImprovement":0,"exemptLand":153400,"exemptImprovement":460200},{"y":2024,"v":613600,"taxable":0,"land":153400,"improvement":460200,"taxableLand":0,"taxableImprovement":0,"exemptLand":153400,"exemptImprovement":460200},{"y":2025,"v":613600,"taxable":0,"land":153400,"improvement":460200,"taxableLand":0,"taxableImprovement":0,"exemptLand":153400,"exemptImprovement":460200},{"y":2026,"v":613600,"taxable":0,"land":153400,"improvement":460200,"taxableLand":0,"taxableImprovement":0,"exemptLand":153400,"exemptImprovement":460200},{"y":2027,"v":644200,"taxable":0,"land":128800,"improvement":515400,"taxableLand":0,"taxableImprovement":0,"exemptLand":128800,"exemptImprovement":515400}],"taxNow":0,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"474165","date":"2013-09-10","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2013-09-10","scope":"APPLICATION FOR A USE PERMIT TO USE EXISTING FULLY EQUIPPED INSTITUTIONAL KITCHEN AS A SHARED USE COMMERCIAL KITCHEN, CULINARY INCUBATOR, COMMERCIAL FOOD PREPERATION FOR OFF PERMISES CONSUMPTION, INSTRUCTION IN FOOD PREPERATION, BAKING, CANNING AND ALL ACTIVITIES PERMITTED UNDER FOOD MANUFACTURER WHOLESALE IN THE SAME BUILDING WITH EXISTING DAY CARE CENTER AND AFTER SCHOOL PROGRAM (TOTAL 42 CHILDREN) WITH ACCESSORY PREPARING AND SERVING OF FOOD WITH EXISTING 26 APARTMENTS WITH CLASSROOMS AND ADMINISTRATIVE OFFICES AS PREVIOUSLY APPROVED. NO SIGN ON THIS PERMIT."},{"number":"OP-2022-000212","date":"2022-05-15","work":"Temporary Tents and Canopies","type":"Operations","description":"Operations Permit","status":"Expired","completedDate":"2023-03-22","scope":"tent in park for community event as per 20198 Philadelphia Fire Code"},{"number":"OP-2023-000350","date":"2023-08-11","work":"Temporary Tents and Canopies","type":"Operations","description":"Operations Permit","status":"Expired","completedDate":"2024-02-13","scope":"TENT FOR COMMUNITY EVENT"},{"number":"OP-2024-000237","date":"2024-06-25","work":"Temporary Tents and Canopies","type":"Operations","description":"Operations Permit","status":"Expired","completedDate":"2025-07-08","scope":"Community event tent as per plan."},{"number":"OP-2024-000376","date":"2024-09-28","work":"Temporary Tents and Canopies","type":"Operations","description":"Operations Permit","status":"Expired","completedDate":"2025-07-08","scope":"tent for event as per 2018 Philadelphia Fire Code."},{"number":"OP-2025-000234","date":"2025-06-13","work":"Temporary Tents and Canopies","type":"Operations","description":"Operations Permit","status":"Cancelled","completedDate":"2025-07-25","scope":"tent for company event AS PER 2018 Philadelphia Fire Code and manufacture's specifications."},{"number":"OP-2025-000374","date":"2025-09-19","work":"Temporary Tents and Canopies","type":"Operations","description":"Operations Permit","status":"Expired","completedDate":"2025-12-09","scope":"ASSEMBLY USE TENT - LAWFUL OCCUPANCY SHALL BE AS POSTED - REMOVAL DATE ELECTRICAL PERMIT REQUIRED, UNLESS POWER IS PROVIDED THROUGH EXISTING EXTERIOR GROUND FAULT PROTECTED RECEPTACLES AND POWER CORDS ARE RATED EXTRA HEAVY DUTY WITH U. L. LABEL STATING SUCH RATING. NO COOKING OR HEATING PERMITTED WITH THIS APPROVAL. IF TENT IS NOT READY FOR INSPECTION TO INCLUDE ELECTRICAL COMPONENTS, AN ADDITIONAL WILL BE APPLIED FOR ANY AFTER HOURS INSPECTION WITH POSSIBLE ISSUANCE OF CODE VIOLATION NOTICES. ELECTRICAL PERMIT NUMBER MUST BE PROVIDED 24-HRS PRIOR TO EVENT. Streets Department permit is required for street closure prior to the start work if applicable."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2013,"k":"appeal","w":"Appeal granted"},{"y":2013,"k":"permit","w":"Use"},{"y":2022,"k":"permit","w":"Temporary Tents and Canopies"},{"y":2023,"k":"viol","w":"17 L&I violations"},{"y":2023,"k":"insp","w":"Inspection failed ×2"},{"y":2023,"k":"permit","w":"Temporary Tents and Canopies"},{"y":2024,"k":"permit","w":"Temporary Tents and Canopies"},{"y":2024,"k":"permit","w":"Temporary Tents and Canopies"},{"y":2025,"k":"permit","w":"Temporary Tents and Canopies"},{"y":2025,"k":"permit","w":"Temporary Tents and Canopies"}],"rented":false,"licenses":[{"number":"364482","type":"Rental","status":"Inactive","businessName":"PEOPLES EMERGENCY CENTER","legalName":"PEOPLES EMERGENCY CENTER","address":"300-50 SAUNDERS AVE","revenueCode":"3202","rentalCategory":null,"units":26,"issuedDate":"2006-04-18","latestIssueDate":"2021-01-20","expirationDate":"2022-02-28","inactiveDate":"2022-04-29"},{"number":"626762","type":"Dumpster License - Private Property","status":"Active","businessName":"PEOPLES EMERGENCY CENTER","legalName":"PEOPLES EMERGENCY CENTER","address":"300-50 SAUNDERS AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2014-04-29","latestIssueDate":"2014-04-29","expirationDate":null,"inactiveDate":null},{"number":"712683","type":"Food Preparing and Serving","status":"Inactive","businessName":"PEOPLE'S EMERGENCY CENTER","legalName":"PEOPLE'S EMERGENCY CENTER","address":"300-50 SAUNDERS AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2016-08-29","latestIssueDate":"2016-08-29","expirationDate":"2017-08-28","inactiveDate":"2017-10-27"}],"licenseActivity":[{"number":"712683","type":"Food Preparing and Serving","businessName":"PEOPLE'S EMERGENCY CENTER","legalName":"PEOPLE'S EMERGENCY CENTER","issuedDate":"2016-08-29","latestIssueDate":"2016-08-29","closureDate":"2017-10-27","expirationDate":"2017-08-28","inactiveDate":"2017-10-27","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"626762","type":"Dumpster License - Private Property","businessName":"PEOPLES EMERGENCY CENTER","legalName":"PEOPLES EMERGENCY CENTER","issuedDate":"2014-04-29","latestIssueDate":"2014-04-29","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"364482","type":"Rental","businessName":"PEOPLES EMERGENCY CENTER","legalName":"PEOPLES EMERGENCY CENTER","issuedDate":"2006-04-18","latestIssueDate":"2021-01-20","closureDate":"2022-04-29","expirationDate":"2022-02-28","inactiveDate":"2022-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"record-pressure","level":"strong","title":"Records to verify together","summary":"Several independent, separately dated records stack up here and deserve prompt verification.","evidence":["17 open L&I violations","a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2023"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"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":["5 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"building-certifications","level":"urgent","title":"A life-safety certification is deficient","finding":"Sprinkler Certification: Deficient; Fire Alarm Certification: Certified through Mar 26, 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":"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":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #20919: CLOSED · Granted; related permit 474165. Use permit #474165: 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":"6 permits not marked completed: OP-2022-000212 (Expired), OP-2023-000350 (Expired), OP-2024-000237 (Expired), OP-2024-000376 (Expired), OP-2025-000234 (Cancelled). 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":"17 open L&I violations","finding":"17 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":"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":"2 failed, 0 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Dec 18, 2023.","why":"A PASSED or FAILED value applies to that inspection visit. CLOSED is a separate source status; none of the three alone proves the parent permit or violation case closed—or describes today’s condition.","action":"Open the parent case/permit for each material failure and confirm its later disposition.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Preparing and Serving #712683: Inactive since Oct 27, 2017","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":"full-tax-exemption","level":"verify","title":"OPA shows a full exemption; its legal basis is unverified","finding":"OPA currently marks the land and building assessment fully tax-exempt; BlockReport does not receive the exemption determination or basis.","why":"Full OPA exemptions can have different legal bases, including government, religious, charitable/institutional, veteran, or other treatment. The current owner/use record is not a buyer’s tax forecast.","action":"Confirm the exact exemption basis, buyer eligibility, and next tax-year treatment directly with OPA.","url":"https://www.phila.gov/departments/office-of-property-assessment/tax-exemptions-and-abatements/"},{"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/"}]}