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Bosso","issuedDate":"2026-03-14","latestIssueDate":"2026-03-14","closureDate":null,"expirationDate":"2027-03-13","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"1000879","type":"Rental","businessName":"Edmond Mui","legalName":"Edmond Mui","issuedDate":"2026-03-03","latestIssueDate":"2026-03-03","closureDate":null,"expirationDate":"2027-03-02","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"0999384","type":"Rental","businessName":"Ajoy K Das","legalName":"Ajoy K Das","issuedDate":"2026-02-11","latestIssueDate":"2026-02-11","closureDate":null,"expirationDate":"2027-02-10","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"0986187","type":"Rental","businessName":"Jigisha Shah","legalName":"Jigisha Shah","issuedDate":"2025-08-13","latestIssueDate":"2026-07-03","closureDate":null,"expirationDate":"2027-08-12","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"0985171","type":"Rental","businessName":"Woo/Fang 2000 Revocable Trust (Steven Woo and Wingra Fang, Trustees)","legalName":"Woo/Fang 2000 Revocable Trust (Steven Woo and Wingra Fang, Trustees)","issuedDate":"2025-07-31","latestIssueDate":"2026-06-18","closureDate":null,"expirationDate":"2027-07-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"0980609","type":"Rental","businessName":"Venkat Shankar","legalName":"Venkat Shankar","issuedDate":"2025-06-03","latestIssueDate":"2026-04-20","closureDate":null,"expirationDate":"2027-06-02","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"0974438","type":"Rental","businessName":"Jacqueline Manieri","legalName":"Jacqueline Manieri ","issuedDate":"2025-03-24","latestIssueDate":"2025-03-24","closureDate":"2026-05-22","expirationDate":"2026-03-23","inactiveDate":"2026-05-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"0962196","type":"Rental","businessName":"eric raymond (eric raymond)","legalName":"eric raymond","issuedDate":"2024-09-27","latestIssueDate":"2025-10-27","closureDate":null,"expirationDate":"2026-09-26","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"0959347","type":"Rental","businessName":"Yu Xi Wang","legalName":"Yu Xi Wang","issuedDate":"2024-08-20","latestIssueDate":"2024-08-20","closureDate":"2025-10-18","expirationDate":"2025-08-19","inactiveDate":"2025-10-18","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"0957899","type":"Rental","businessName":"Forrest Leffer & Nithya Selvan","legalName":"Forrest Leffer & Nithya Selvan","issuedDate":"2024-08-02","latestIssueDate":"2026-07-16","closureDate":null,"expirationDate":"2027-08-01","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"0956820","type":"Rental","businessName":"Jessica Leon","legalName":"Jessica Leon","issuedDate":"2024-07-19","latestIssueDate":"2024-07-19","closureDate":"2025-09-16","expirationDate":"2025-07-18","inactiveDate":"2025-09-16","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"929419","type":"Rental","businessName":"JUNG YEON KANG","legalName":"JUNG YEON KANG","issuedDate":"2023-07-26","latestIssueDate":"2026-06-10","closureDate":null,"expirationDate":"2027-07-25","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"805621","type":"Rental","businessName":"ABCDE Reynolds, LLC","legalName":"ABCDE Reynolds, LLC","issuedDate":"2019-03-13","latestIssueDate":"2025-08-07","closureDate":"2026-05-11","expirationDate":"2026-03-12","inactiveDate":"2026-05-11","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"761569","type":"Rental","businessName":"QUINCY & EUGENIA CRAWFORD","legalName":"QUINCY & EUGENIA CRAWFORD ","issuedDate":"2018-01-06","latestIssueDate":"2022-04-07","closureDate":"2023-03-06","expirationDate":"2023-01-05","inactiveDate":"2023-03-06","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"734719","type":"Rental","businessName":"eric raymond","legalName":"eric raymond","issuedDate":"2017-04-10","latestIssueDate":"2020-02-24","closureDate":"2021-06-08","expirationDate":"2021-04-09","inactiveDate":"2021-06-08","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"717854","type":"Rental","businessName":"Natalie Bryant","legalName":"Natalie Bryant","issuedDate":"2016-10-27","latestIssueDate":"2017-10-30","closureDate":"2018-12-30","expirationDate":"2018-10-31","inactiveDate":"2018-12-30","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"663791","type":"Vacant Residential Property / Lot","businessName":"BANK OF AMERICA (MITCHELL COHEN AGT)","legalName":"BANK OF AMERICA","issuedDate":"2015-05-08","latestIssueDate":"2015-05-08","closureDate":"2016-07-30","expirationDate":"2016-05-31","inactiveDate":"2016-07-30","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"651772","type":"Vacant Residential Property / Lot","businessName":"SPECIALIZED ASSET MANAGEMENT","legalName":"SPECIALIZED ASSET MANAGEMENT","issuedDate":"2015-01-08","latestIssueDate":"2015-01-08","closureDate":"2016-06-29","expirationDate":"2016-04-30","inactiveDate":"2016-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"604656","type":"Rental","businessName":"JOHN SHEPPARD","legalName":"JOHN SHEPPARD","issuedDate":"2013-09-09","latestIssueDate":"2013-09-09","closureDate":"2014-02-28","expirationDate":"2014-02-28","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"583390","type":"Rental","businessName":"SALLY SCOTT","legalName":"SALLY SCOTT","issuedDate":"2013-01-31","latestIssueDate":"2015-04-26","closureDate":"2016-04-29","expirationDate":"2016-02-29","inactiveDate":"2016-04-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"579938","type":"Vacant Residential Property / Lot","businessName":"WELLS FARGO BANK NA (TAMMY MERCADO)","legalName":"WELLS FARGO BANK NA","issuedDate":"2012-12-13","latestIssueDate":"2013-05-04","closureDate":"2014-01-13","expirationDate":"2014-02-28","inactiveDate":"2014-01-13","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"539091","type":"Rental","businessName":"RYAN MOY","legalName":"RYAN MOY","issuedDate":"2011-07-19","latestIssueDate":"2011-07-19","closureDate":"2012-12-22","expirationDate":"2012-02-29","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"519823","type":"Rental","businessName":"BURKE STINSON (STEPHEN FERGUSON)","legalName":"BURKE STINSON","issuedDate":"2010-11-18","latestIssueDate":"2015-03-05","closureDate":"2016-04-29","expirationDate":"2016-02-29","inactiveDate":"2016-04-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"500622","type":"Rental","businessName":"JEFFREY WHALEN","legalName":"JEFFREY WHALEN","issuedDate":"2010-05-05","latestIssueDate":"2010-05-05","closureDate":"2012-12-22","expirationDate":"2011-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"447944","type":"Rental","businessName":"CHARLES & LINDA SPIRO","legalName":"CHARLES & LINDA SPIRO","issuedDate":"2008-06-05","latestIssueDate":"2008-06-05","closureDate":"2012-12-22","expirationDate":"2009-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"313100","type":"Food Preparing and Serving","businessName":"CH PENNSYLVANIA UNDER 21 (COVENANT HOUSE PENNSYLVANIA)","legalName":"CH PENNSYLVANIA UNDER 21","issuedDate":"2005-04-09","latestIssueDate":"2011-05-02","closureDate":"2012-04-30","expirationDate":"2012-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","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":["12 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"5 permits not marked completed: CP-2025-001446 (Expired), RP-2025-005901 (Expired), EP-2025-006568 (Issued), RP-2025-008891 (Issued), EP-2026-000781 (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":"rental-license","level":"verify","title":"A rental license does not transfer with the deed","finding":"11 active Rental License records matched.","why":"If dwelling space is rented, the buyer must obtain a new annual Rental License; the seller’s license is not transferable. New applications require proof of ownership and legal occupancy, tax compliance, no open L&I violations, and lead compliance where applicable.","action":"Plan the buyer’s replacement license before settlement.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Preparing and Serving #313100: Inactive; Vacant Residential Property / Lot #579938: Inactive since Jan 13, 2014; Vacant Residential Property / Lot #651772: Inactive since Jun 29, 2016; Vacant Residential Property / Lot #663791: Inactive since Jul 30, 2016","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/"}],"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/"},{"title":"Seller-specific tax relief is not the buyer’s bill","body":"LOOP and low-income or senior Real Estate Tax freezes depend on the qualifying owner and continued program eligibility; a buyer cannot assume the seller’s capped or frozen bill continues. A separately verified property abatement often remains with the property for its remaining term, but program-specific new-owner filing, use, and tax-compliance conditions still must be confirmed—not inferred from the reduced assessment alone.","action":"Have Revenue or OPA identify every current benefit, model the buyer’s bill without seller-specific relief, and confirm any verified abatement in writing.","url":"https://www.phila.gov/services/payments-assistance-taxes/payment-plans-and-assistance-programs/income-based-programs-for-residents/apply-for-the-longtime-owner-occupants-program-loop/","secondaryUrl":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/tax-freeze/"},{"title":"Seller disclosure and independent inspections","body":"For a covered Pennsylvania residential transfer, obtain the statutory seller disclosure. It reports the seller’s knowledge; it is not a warranty, title search, code review, or substitute for inspections.","action":"Have the agreement and disclosure reviewed for this transaction’s coverage and exceptions.","url":"https://www.pa.gov/agencies/dos/department-and-offices/bpoa/boards-commissions/real-estate-commission"}]}