{"asOf":"2026-07-11T04:28:24.673Z","block":"3400-3499 TILDEN ST","blockUrl":"https://blockreport.homes/block/3400-3499-tilden-st","address":"3492 TILDEN ST","parcelNumber":"382136300","source":"https://property.phila.gov/?p=382136300","ownerType":"absentee","kind":"mixed-use","isHouse":false,"residential":true,"taxExempt":false,"institutional":false,"buildingClass":"ROW B/OFF-STR 2 STY MASON","useLabel":"Mixed-use","owner":"GALLAGHER JOHN W","coOwner":null,"marketValue":304900,"livableArea":1292,"yearBuilt":1939,"lastSale":{"price":135000,"date":"2003-02-05T05:00:00Z"},"openViolations":3,"violations":[{"number":"3065750","date":"2012-07-09","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2983851","date":"2012-08-28","code":"A-301.1/22","title":"PERMB- PROJECTING SIGN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3034073","date":"2013-12-03","code":"PM-102.6/4","title":"LICENSE-RES AGENT REQUIRED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3034072","date":"2013-12-03","code":"PM-102.0/1","title":"LICENSE-RES GENERAL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3034071","date":"2013-12-03","code":"19-2602.1/1","title":"CAL LO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4383777","date":"2016-11-04","code":"A-402.5/2","title":"PERMB- FINAL PRE-CO INSP","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5132360","date":"2019-08-03","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5132361","date":"2019-08-03","code":"CP-312A","title":"HIGH WEEDS-CUT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2026-039842","date":"2026-06-04","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-039844","date":"2026-06-04","code":"6-301(4)(A)(.2)","title":"FOOD - SMALL ESTABLISHMENT LICENSE","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-039843","date":"2026-06-04","code":"F-904.5","title":"WET CHEMICAL SYSTEMS\n","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"337796","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DN","status":"CLOSED","createdDate":"2012-07-10","completedDate":"2018-11-19","violations":[{"number":"3065750","date":"2012-07-09","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"347175","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DN","status":"CLOSED","createdDate":"2012-08-28","completedDate":"2018-11-19","violations":[{"number":"2983851","date":"2012-08-28","code":"A-301.1/22","title":"PERMB- PROJECTING SIGN","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"413842","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2013-12-12","completedDate":"2014-02-03","violations":[{"number":"3034073","date":"2013-12-03","code":"PM-102.6/4","title":"LICENSE-RES AGENT REQUIRED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3034072","date":"2013-12-03","code":"PM-102.0/1","title":"LICENSE-RES GENERAL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3034071","date":"2013-12-03","code":"19-2602.1/1","title":"CAL LO","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"562584","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DN","status":"CLOSED","createdDate":"2016-11-04","completedDate":"2018-11-19","violations":[{"number":"4383777","date":"2016-11-04","code":"A-402.5/2","title":"PERMB- FINAL PRE-CO INSP","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"698979","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2019-08-03","completedDate":"2019-11-06","violations":[{"number":"5132360","date":"2019-08-03","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5132361","date":"2019-08-03","code":"CP-312A","title":"HIGH WEEDS-CUT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2026-065030","type":"NOTICE OF VIOLATION","priority":"ADMINISTRATIVE NOTICE OF VIOLATION","responsibility":"QOL BUSINESS COMPLIANCE INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-06-05","completedDate":null,"violations":[{"number":"VI-2026-039842","date":"2026-06-04","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-039844","date":"2026-06-04","code":"6-301(4)(A)(.2)","title":"FOOD - SMALL ESTABLISHMENT LICENSE","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-039843","date":"2026-06-04","code":"F-904.5","title":"WET CHEMICAL SYSTEMS\n","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2012,"n":2,"worst":null},{"y":2013,"n":3,"worst":null},{"y":2016,"n":1,"worst":null},{"y":2019,"n":2,"worst":null},{"y":2026,"n":3,"worst":null}],"investigations":[{"caseNumber":"54662","date":"2005-11-23","type":"BC INSP","status":"PASSED"},{"caseNumber":"337796","date":"2012-07-09","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"337796","date":"2012-08-15","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"347175","date":"2012-08-28","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"347175","date":"2012-10-03","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"337796","date":"2012-10-09","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"347175","date":"2012-11-13","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"337796","date":"2012-11-14","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"347175","date":"2012-12-18","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"337796","date":"2012-12-19","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"347175","date":"2013-10-04","type":"PRECOURT","status":"FAILED"},{"caseNumber":"347175","date":"2013-10-28","type":"PRECOURT","status":"FAILED"},{"caseNumber":"337796","date":"2013-10-28","type":"PRECOURT","status":"FAILED"},{"caseNumber":"413842","date":"2013-12-03","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"337796","date":"2014-01-17","type":"PRECOURT","status":"FAILED"},{"caseNumber":"413842","date":"2014-01-30","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"347175","date":"2014-03-11","type":"PRECOURT","status":"PASSED"},{"caseNumber":"337796","date":"2016-04-22","type":"PRECOURT","status":"PASSED"},{"caseNumber":"562584","date":"2016-11-04","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"562584","date":"2016-12-15","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"562584","date":"2017-03-29","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"562584","date":"2017-06-22","type":"PRECOURT","status":"FAILED"},{"caseNumber":"562584","date":"2018-11-16","type":"PRECOURT","status":"PASSED"},{"caseNumber":"CF-2026-065030","date":"2026-06-05","type":null,"status":"FAILED"}],"inspYears":[{"y":2005,"fails":0,"passes":1},{"y":2012,"fails":4,"passes":3},{"y":2013,"fails":4,"passes":0},{"y":2014,"fails":1,"passes":2},{"y":2016,"fails":2,"passes":1},{"y":2017,"fails":1,"passes":0},{"y":2018,"fails":0,"passes":1},{"y":2026,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.01286515635538,"lng":-75.19015052627307,"geom":{"type":"Polygon","coordinates":[[[-75.190050176,40.01281044],[-75.190093657,40.012780928],[-75.190250596,40.0129198],[-75.190208086,40.012949721],[-75.190050176,40.01281044]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19129","beds":null,"baths":null,"stories":null,"lotArea":1013,"zoning":"RSA5","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"220 MENG AVE, SCHWENKSVILLE PA, 19473","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":224400,"taxable":224400},{"y":2017,"v":224400,"taxable":224400},{"y":2018,"v":224400,"taxable":224400},{"y":2019,"v":224400,"taxable":224400},{"y":2020,"v":215000,"taxable":215000},{"y":2021,"v":215000,"taxable":215000},{"y":2022,"v":215000,"taxable":215000},{"y":2023,"v":215000,"taxable":215000},{"y":2024,"v":215000,"taxable":215000},{"y":2025,"v":215000,"taxable":215000},{"y":2026,"v":215000,"taxable":215000},{"y":2027,"v":304900,"taxable":304900}],"taxNow":3010,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"235496","date":"2009-09-03","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2009-12-11","scope":null},{"number":"423129","date":"2012-08-21","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2012-10-22","scope":"WIRING OF EXHAUST & AIR INTAKE FAN ALONG W/CONNECTIONS OF MICRO SWITCH TO AN EXISTING FIRE ALARM SYSTEM VIA SHUNT TRIP BREAKERS AS PER NEC 2008 (MIXED USE)"},{"number":"416748","date":"2012-09-13","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2013-03-05","scope":"FOR THE INSTALLATION OF ONE (1) COMMERCIAL KITCHEN EXHAUST HOOD SYSTEM, ONE (1) ROOFTOP EXHAUST FAN, ONE (1) MAKE-UP AIR ROOFTOP FAN, ALL ASSOCIATED SUPPLY/EXHAUST DUCTWORK, & PROPRIETARY GREASE DUCT ENCLOSURE SYSTEM WITHIN AN EXISTING ONE (1) STORY RESTAURANT."},{"number":"416752","date":"2012-09-13","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2013-03-05","scope":"FOR THE INSTALLATION OF ONE (1) UL 300 LISTED WET CHEMICAL EXTINGUISHING SYSTEM IN ACCORDANCE WITH NFPA 17A. INSTALLATION OF FIRE SPRINKLER PIPING, SPRINKLER HEADS, & RELATED PIPING/APPURTENANCES TO BE PERFORMED BY A LICENSED FIRE SUPPRESSION SYSTEM CONTRACTOR IN ACCORDANCE WITH THE PHILADELPHIA CODE TITLE 9."},{"number":"443643","date":"2013-05-08","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2013-05-08","scope":"FOR THE ERECTION OF AN OUTDOOR AWNING ( STATED AS FLAT SIGN DUE TO AWNING SIGN DEFINITION BEING RESERVED IN ACCORDANCE WITH BILL NO 120430_A.) FOR THE ACCESSORY USE OF AN EXISTING EAT-IN/TAKE-OUT RESTAURANT. SIZE AND LOCATION AS SHOWN IN APPLICATION/PLAN."},{"number":"508388","date":"2014-01-23","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2014-04-21","scope":"FOR THE REMOVAL OF AN EXISITNG PROJECTING SIGN; FOR THE INSTALLATION OF ONE AWNING FLATWALL SIGN PER SUBMITTED PLAN."},{"number":"505543","date":"2015-10-22","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"FOR INTERIOR ALTERATIONS OF AN EXISTING SPACE TO INCLUDE INTERIOR FINISHING OF WALLS/FLOORS/CEILINGS, AND INSTALLATION OF INTERIOR DOORS. (IEBC 2009, COMPLIANCE PATH: WORK-AREA METHOD, LVL II ALTERATIONS) **SEPARATE PERMITS TO BE REQUIRED FOR ELECTRICAL, PLUMBING, AND MECHANICAL ALTERATIONS.**"},{"number":"998696","date":"2019-08-01","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2019-11-25","scope":"EZ INTERIOR DEMOLITION- FOR THE INTERIOR DEMOLITION OF NON LOAD-BEARING PARTITION WALLS AND CEILINGS AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS."},{"number":"1019069","date":"2019-10-15","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-11-25","scope":"EZ PERMIT STADARD ALTERATIONS- FOR ALTERATIONS TO AN EXISTING ONE FAMILY DWELLING AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS.STRUCTURAL ALTERATION OR REPAIR IS EXPRESSLY PROHIBITED UNDER THIS PERMIT. PROHIBITED STRUCTURAL WORK INCLUDES ANY MODIFICATION TO EXTERIOR WALLS, PARTY WALLS, FLOOR/ROOF, FRAMING OR FOUNDATIONS; UNDERPINNING AND EXCAVATIONS (I.E. DIGGING IN BASEMENT)"},{"number":"1023888","date":"2019-10-31","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-11-25","scope":"REMOVE AND REPLACE FIXTURES IN KITCHEN AND POWDER ROOM AS PER PHILADELPHIA 2014 PLUMBING CODE"},{"number":"1022165","date":"2019-11-12","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-12-10","scope":"REPLACE EXISTING FLUORESCENT LAY IN LIGHTS WITH NEW LED LAY INS FOR KITCHEN REPLACE TWO SWITCHES FOR LIGHTING REPLACE EXSITING 200AMP SERVICE WITH NEW 200AMP OUTDOOR DISCONNECT METER SOCKETS SER CABLES AND 200AMP PANEL ON 1ST FLOOR NEW GROUNDING CONNECT EXISTING CIRCUITS TO BREAKERS AS PER 2014 NEC"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2015,"k":"permit","w":"Major alteration"},{"y":2016,"k":"viol","w":"L&I violation"},{"y":2016,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2017,"k":"insp","w":"Inspection failed"},{"y":2018,"k":"insp","w":"Inspection passed"},{"y":2019,"k":"viol","w":"2 L&I violations"},{"y":2019,"k":"permit","w":"Demolition"},{"y":2019,"k":"permit","w":"Major alteration"},{"y":2019,"k":"permit","w":"Plumbing"},{"y":2019,"k":"permit","w":"Electrical"},{"y":2026,"k":"viol","w":"3 L&I violations"},{"y":2026,"k":"insp","w":"Inspection failed"}],"rented":false,"licenses":[{"number":"205076","type":"Food Preparing and Serving","status":"Inactive","businessName":"J GUY BRUNO LLC","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2000-03-15","latestIssueDate":"2000-03-15","expirationDate":"2001-04-30","inactiveDate":null},{"number":"263520","type":"Rental","status":"Inactive","businessName":"JOHN GALLAGHER","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2004-03-12","latestIssueDate":"2014-01-23","expirationDate":"2015-02-28","inactiveDate":"2015-04-29"},{"number":"208706","type":"Food Preparing and Serving","status":"Inactive","businessName":"BROTHERS OLD STYLE DELI INC","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2004-11-04","latestIssueDate":"2008-04-28","expirationDate":"2009-04-30","inactiveDate":"2010-08-30"},{"number":"582978","type":"Food Preparing and Serving","status":"Inactive","businessName":"SHRI BANKE BIHARI LLC (LAXMIS INDIAN GRILLE - EAST FA)","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2013-01-25","latestIssueDate":"2013-11-12","expirationDate":"2014-04-30","inactiveDate":null},{"number":"780444","type":"Food Preparing and Serving","status":"Inactive","businessName":"MAANAV INC (LAXMI'S INDIAN GRILLE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2018-06-15","latestIssueDate":"2018-06-15","expirationDate":"2019-06-14","inactiveDate":"2019-08-13"},{"number":"794824","type":"Rental","status":"Inactive","businessName":"JOHN W GALLAGHER","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2018-11-19","latestIssueDate":"2018-11-19","expirationDate":"2019-11-18","inactiveDate":"2020-01-17"},{"number":"830012","type":"Food Preparing and Serving","status":"Closed","businessName":"4S Deli, LLC","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2019-11-25","latestIssueDate":"2019-11-25","expirationDate":"2020-11-24","inactiveDate":"2021-01-23"},{"number":"861192","type":"Food Preparing and Serving","status":"Expired","businessName":"URmediaOne LLC (Falls Deli Philly)","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2021-02-10","latestIssueDate":"2023-04-14","expirationDate":"2024-02-09","inactiveDate":null}],"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":["3 open L&I violations","failed L&I inspection activity in 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 42% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $215,000 to $304,900","no permit shown in 2026-2028"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #443643: COMPLETED. The history also contains “PERMB- FINAL PRE-CO INSP.”","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":"1 permit not marked completed: 505543 (EXPIRED).","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":"3 open L&I violations","finding":"11 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":"mixed-use","level":"verify","title":"Residential and business space run on separate compliance tracks","finding":"OPA classifies this parcel as mixed-use.","why":"The zoning/use and occupancy file must cover the actual residential and commercial spaces. Dwelling units can require Rental Licenses and lead compliance; the operator can separately need an Activity License and sector license; installed fire systems can require annual certification.","action":"Match every dwelling and business use to the zoning permit, CO, current operator licenses, and life-safety filings.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"rental-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as mixed-use; 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":"13 failed, 8 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jun 5, 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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"2 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 #205076: Inactive; Food Preparing and Serving #208706: Inactive since Aug 30, 2010; Food Preparing and Serving #582978: Inactive; Food Preparing and Serving #780444: Inactive since Aug 13, 2019","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 mixed-use. 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/"},{"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. Because OPA dates this building before 1978, separately obtain the required federal/City lead disclosures and any test results.","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"}]}