{"asOf":"2026-07-11T06:41:49.300Z","block":"2900-2999 N 23RD ST","blockUrl":"https://blockreport.homes/block/2900-2999-n-23rd-st","address":"2964 N 23RD ST","parcelNumber":"871516390","source":"https://property.phila.gov/?p=871516390","ownerType":"owner-occupied","kind":"mixed-use","isHouse":false,"residential":true,"taxExempt":false,"institutional":false,"buildingClass":"ROW W/OFF STR 2 STY MASON","useLabel":"Mixed-use","owner":"ESPINAL FELIX MANUEL ALMO","coOwner":null,"marketValue":105300,"livableArea":1620,"yearBuilt":1940,"lastSale":{"price":70000,"date":"2019-08-27T04:00:00Z"},"openViolations":1,"violations":[{"number":"842880","date":"2008-02-19","code":"LR-1","title":"RENEW LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"211992491","date":"2020-02-29","code":"FC-13-108232","title":"BOLT LOCKS","status":"COMPLIED","resolutionDate":"2020-03-13","resolution":"COMPLIED - OWNER REPAIR"},{"number":"211992492","date":"2020-02-29","code":"FC-13-904.5","title":"WET CHEMICAL SYSTEM TEST","status":"COMPLIED","resolutionDate":"2020-03-13","resolution":"COMPLIED - OWNER REPAIR"},{"number":"211992493","date":"2020-02-29","code":"LR-1","title":"RENEW LIC INDICATED","status":"COMPLIED","resolutionDate":"2020-03-13","resolution":"COMPLIED - OWNER REPAIR"},{"number":"211992494","date":"2020-02-29","code":"FC-13-906.3","title":"SIZE AND DISTRIBUTION","status":"COMPLIED","resolutionDate":"2020-03-13","resolution":"COMPLIED - OWNER REPAIR"},{"number":"211992495","date":"2020-02-29","code":"FC-13-907112","title":"FIRE ALARM REQ'D MIXED USE","status":"COMPLIED","resolutionDate":"2022-08-16","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211992497","date":"2020-02-29","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":"2021-04-19","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"211992362","date":"2020-02-29","code":"FC-13-10573","title":"FIRE ALARM/DETECTION SYSTEMS","status":"COMPLIED","resolutionDate":"2022-08-16","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211992363","date":"2020-02-29","code":"FC-13-605.6","title":"OPEN JUNCTION BOXES","status":"COMPLIED","resolutionDate":"2020-07-30","resolution":"COMPLIED - OWNER REPAIR"},{"number":"211992364","date":"2020-02-29","code":"FC-13-906.7","title":"EXTINGUISHER MOUNTED","status":"COMPLIED","resolutionDate":"2020-03-13","resolution":"COMPLIED - OWNER REPAIR"},{"number":"211992488","date":"2020-02-29","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"COMPLIED","resolutionDate":"2020-12-22","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211992489","date":"2020-02-29","code":"FC-13-605.5","title":"EXTENSION CORDS","status":"COMPLIED","resolutionDate":"2020-03-13","resolution":"COMPLIED - OWNER REPAIR"},{"number":"211992490","date":"2020-02-29","code":"A-505.1/1","title":"COO- NO ZONING/USE REG/CO","status":"COMPLIED","resolutionDate":"2020-07-30","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-007927","date":"2023-02-06","code":"F-901.6","title":"INSPECTION, TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2024-03-04","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-007928","date":"2023-02-06","code":"F-901.7","title":"SYSTEMS OUT OF SERVICE\n","status":"COMPLIED","resolutionDate":"2024-03-04","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-007929","date":"2023-02-06","code":"F-607.3.3.3.1","title":"COMMERCIAL KITCHEN HOOD TAGS\n","status":"COMPLIED","resolutionDate":"2024-04-29","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-007930","date":"2023-02-06","code":"F-901.6.4.2","title":"SUBMISSION OF CERTIFICATIONS\n","status":"COMPLIED","resolutionDate":"2024-04-29","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-007931","date":"2023-02-06","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"COMPLIED","resolutionDate":"2024-03-04","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-018869","date":"2026-04-02","code":"F-904.5.1","title":"WET CHEMICAL SYSTEM TEST\n","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"147481","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2008-02-19","completedDate":"2008-03-27","violations":[{"number":"842880","date":"2008-02-19","code":"LR-1","title":"RENEW LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"725755","type":"NOTICE OF VIOLATION","priority":"HAZARDOUS","responsibility":"NUISANCE PROPERTY INVESTIGATOR","status":"CLOSED","createdDate":"2020-02-29","completedDate":"2024-04-20","violations":[{"number":"211992491","date":"2020-02-29","code":"FC-13-108232","title":"BOLT LOCKS","status":"COMPLIED","resolutionDate":"2020-03-13","resolution":"COMPLIED - OWNER REPAIR"},{"number":"211992492","date":"2020-02-29","code":"FC-13-904.5","title":"WET CHEMICAL SYSTEM TEST","status":"COMPLIED","resolutionDate":"2020-03-13","resolution":"COMPLIED - OWNER REPAIR"},{"number":"211992493","date":"2020-02-29","code":"LR-1","title":"RENEW LIC INDICATED","status":"COMPLIED","resolutionDate":"2020-03-13","resolution":"COMPLIED - OWNER REPAIR"},{"number":"211992494","date":"2020-02-29","code":"FC-13-906.3","title":"SIZE AND DISTRIBUTION","status":"COMPLIED","resolutionDate":"2020-03-13","resolution":"COMPLIED - OWNER REPAIR"},{"number":"211992495","date":"2020-02-29","code":"FC-13-907112","title":"FIRE ALARM REQ'D MIXED USE","status":"COMPLIED","resolutionDate":"2022-08-16","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211992497","date":"2020-02-29","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":"2021-04-19","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"211992362","date":"2020-02-29","code":"FC-13-10573","title":"FIRE ALARM/DETECTION SYSTEMS","status":"COMPLIED","resolutionDate":"2022-08-16","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211992363","date":"2020-02-29","code":"FC-13-605.6","title":"OPEN JUNCTION BOXES","status":"COMPLIED","resolutionDate":"2020-07-30","resolution":"COMPLIED - OWNER REPAIR"},{"number":"211992364","date":"2020-02-29","code":"FC-13-906.7","title":"EXTINGUISHER MOUNTED","status":"COMPLIED","resolutionDate":"2020-03-13","resolution":"COMPLIED - OWNER REPAIR"},{"number":"211992488","date":"2020-02-29","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"COMPLIED","resolutionDate":"2020-12-22","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211992489","date":"2020-02-29","code":"FC-13-605.5","title":"EXTENSION CORDS","status":"COMPLIED","resolutionDate":"2020-03-13","resolution":"COMPLIED - OWNER REPAIR"},{"number":"211992490","date":"2020-02-29","code":"A-505.1/1","title":"COO- NO ZONING/USE REG/CO","status":"COMPLIED","resolutionDate":"2020-07-30","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2023-009952","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2023-02-06","completedDate":"2024-04-29","violations":[{"number":"VI-2023-007927","date":"2023-02-06","code":"F-901.6","title":"INSPECTION, TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2024-03-04","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-007928","date":"2023-02-06","code":"F-901.7","title":"SYSTEMS OUT OF SERVICE\n","status":"COMPLIED","resolutionDate":"2024-03-04","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-007929","date":"2023-02-06","code":"F-607.3.3.3.1","title":"COMMERCIAL KITCHEN HOOD TAGS\n","status":"COMPLIED","resolutionDate":"2024-04-29","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-007930","date":"2023-02-06","code":"F-901.6.4.2","title":"SUBMISSION OF CERTIFICATIONS\n","status":"COMPLIED","resolutionDate":"2024-04-29","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-007931","date":"2023-02-06","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"COMPLIED","resolutionDate":"2024-03-04","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2026-030916","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QUALITY OF LIFE COURTS","status":"IN VIOLATION","createdDate":"2026-04-02","completedDate":null,"violations":[{"number":"VI-2026-018869","date":"2026-04-02","code":"F-904.5.1","title":"WET CHEMICAL SYSTEM TEST\n","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2008,"n":1,"worst":null},{"y":2020,"n":12,"worst":null},{"y":2023,"n":5,"worst":null},{"y":2026,"n":1,"worst":null}],"investigations":[{"caseNumber":"147481","date":"2008-02-11","type":"BC INSP","status":"FAILED"},{"caseNumber":"147481","date":"2008-03-27","type":"BC INSP","status":"PASSED"},{"caseNumber":"725755","date":"2020-02-29","type":"CI INSP","status":"FAILED"},{"caseNumber":"725755","date":"2020-02-29","type":"CI INSP","status":"CLOSED"},{"caseNumber":"725755","date":"2020-03-17","type":null,"status":"FAILED"},{"caseNumber":"725755","date":"2020-08-04","type":null,"status":"FAILED"},{"caseNumber":"725755","date":"2020-11-04","type":null,"status":"FAILED"},{"caseNumber":"725755","date":"2020-12-23","type":null,"status":"FAILED"},{"caseNumber":"725755","date":"2021-02-03","type":null,"status":"FAILED"},{"caseNumber":"725755","date":"2021-03-12","type":null,"status":"FAILED"},{"caseNumber":"725755","date":"2021-04-21","type":null,"status":"FAILED"},{"caseNumber":"725755","date":"2021-06-09","type":null,"status":"FAILED"},{"caseNumber":"725755","date":"2021-07-26","type":null,"status":"FAILED"},{"caseNumber":"725755","date":"2021-09-23","type":null,"status":"FAILED"},{"caseNumber":"725755","date":"2021-12-22","type":null,"status":"FAILED"},{"caseNumber":"725755","date":"2022-08-17","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-009952","date":"2023-02-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-009952","date":"2024-03-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-009952","date":"2024-04-29","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-030916","date":"2026-04-02","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-030916","date":"2026-05-07","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-030916","date":"2026-06-23","type":null,"status":"FAILED"}],"inspYears":[{"y":2008,"fails":1,"passes":1},{"y":2020,"fails":5,"passes":0},{"y":2021,"fails":7,"passes":0},{"y":2022,"fails":0,"passes":1},{"y":2023,"fails":1,"passes":0},{"y":2024,"fails":1,"passes":1},{"y":2026,"fails":3,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.000336368284515,"lng":-75.16840380946977,"geom":{"type":"Polygon","coordinates":[[[-75.168513889,40.000330149],[-75.168504745,40.00037072],[-75.168293728,40.000342586],[-75.168302872,40.000302018],[-75.168513889,40.000330149]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2024-003205","type":"Fire Alarm Certification","inspectionDate":"2024-02-06","result":"Certified","expirationDate":"2025-02-06","buildingId":"1179712"},{"number":"BC-2026-007885","type":"Special Hazards Certification","inspectionDate":"2026-01-20","result":"Deficient","expirationDate":null,"buildingId":"1179712"},{"number":"BC-2026-003978","type":"Fire Alarm Certification","inspectionDate":"2026-02-12","result":"Certified","expirationDate":"2027-02-12","buildingId":"1179712"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19132","beds":null,"baths":null,"stories":null,"lotArea":900,"zoning":"RSA5","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"2964 N 23RD ST, PHILADELPHIA PA, 19132","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR RETAIL GROCERY STORE (FOOD, BEVERAGES AND GROCERIES) TO INCLUDE\nPREPARATION AND SERVING OF HOT AND COLD FOOD FOR TAKE OUT (TAKE OUT RESTAURANT) ON 1ST\nFLOOR WITH EXISTING SINGLE FAMILY DWELLING ABOVE IN AN EXISTING STRUCTURE.","status":"OPEN","outcome":"Dismissed","date":"2017-02-21","number":"28675","relatedPermit":"709254"},{"type":"Zoning board appeal","grounds":"PERMIT FOR RETAIL GROCERY STORE TO INCLUDE PREPARATION AND SERVING OF HOT FOOD FOR\nTAKE OUT (NOT TO EXCEED 25% OF GROSS FLOOR AREA) (FOOD, BEVERAGES AND GROCERIES) ON 1ST FLOOR WITH EXISTING SINGLE FAMILY DWELLING ABOVE IN AN EXISTING STRUC","status":"OPEN","outcome":"Withdrawn","date":"2018-04-18","number":"32212","relatedPermit":"822272"},{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR RETAIL GROCERY STORE TO INCLUDE ACCESSORY PREPARATION AND SERVING OF\nHOT AND COLD FOOD FOR TAKE OUT – NOT TO EXCEED 50% OF GROSS FLOOR AREA (FOOD, BEVERAGES\nAND GROCERIES) ON 1ST FLOOR WITH EXISTING SINGLE FAMILY DWELLING ABOVE I","status":"In Process","outcome":"Complete","date":"2020-11-12","number":"39093","relatedPermit":"1015731"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":38800,"taxable":38800},{"y":2017,"v":38800,"taxable":38800},{"y":2018,"v":57900,"taxable":57900},{"y":2019,"v":59600,"taxable":59600},{"y":2020,"v":60100,"taxable":60100},{"y":2021,"v":60100,"taxable":60100},{"y":2022,"v":60100,"taxable":60100},{"y":2023,"v":94700,"taxable":94700},{"y":2024,"v":94700,"taxable":94700},{"y":2025,"v":96900,"taxable":96900},{"y":2026,"v":96900,"taxable":96900},{"y":2027,"v":105300,"taxable":105300}],"taxNow":1356,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"1056577","date":"2020-03-10","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2020-03-12","scope":"ADJUST THE HEIGHT OF 1-PULLSTATATION,REPLACE IN KIND 1-HORN/STROBE THAT IS PAINTED OVER,1-HEAT DETECTOR THAT IS PAINTED OVER AND INSTALL 1-EXIT SIGN AT FRONT DOOR WITH NO ADDITIONAL WIRING AS PER 2017 NEC (NC DISTRICT)"},{"number":"1015731","date":"2020-10-14","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Retail Sales - Food, Beverages, and Groceries"}],"storyTag":"Improved","storyDelta":-0.22,"timeline":[{"y":2018,"k":"appeal","w":"Appeal withdrawn"},{"y":2019,"k":"sale","p":70000},{"y":2020,"k":"permit","w":"Electrical"},{"y":2020,"k":"viol","w":"12 L&I violations"},{"y":2020,"k":"permit","w":"Change of Use"},{"y":2020,"k":"appeal","w":"Appeal complete"},{"y":2022,"k":"insp","w":"Inspection passed"},{"y":2023,"k":"viol","w":"5 L&I violations"},{"y":2023,"k":"insp","w":"Inspection failed"},{"y":2024,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2026,"k":"viol","w":"L&I violation"},{"y":2026,"k":"insp","w":"Inspection failed ×3"}],"rented":false,"licenses":[{"number":"297770","type":"Dumpster License - Public ROW","status":"Inactive","businessName":"EDUARDO A FERNANDEZ","revenueCode":"3417","rentalCategory":null,"units":null,"issuedDate":"2004-10-27","latestIssueDate":"2007-05-16","expirationDate":"2008-03-31","inactiveDate":"2008-01-08"},{"number":"204245","type":"Food Preparing and Serving","status":"Inactive","businessName":"EDUARDO FERNANDEZ","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2004-10-27","latestIssueDate":"2007-05-16","expirationDate":"2008-04-30","inactiveDate":"2008-01-08"},{"number":"435386","type":"Dumpster License - Public ROW","status":"Inactive","businessName":"JOSE MINAYA (MINAYA MINI MARKET)","revenueCode":"3417","rentalCategory":null,"units":null,"issuedDate":"2008-02-12","latestIssueDate":"2008-02-12","expirationDate":"2009-03-31","inactiveDate":"2011-12-14"},{"number":"435769","type":"Food Preparing and Serving","status":"Inactive","businessName":"JOSE MINAYA (MINAYA MINI MARKET)","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2008-02-15","latestIssueDate":"2008-06-10","expirationDate":"2009-04-30","inactiveDate":"2009-05-18"},{"number":"473959","type":"Food Preparing and Serving","status":"Inactive","businessName":"TEOFILO A CRUZ (CRUZ MINI MARKET)","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2009-05-18","latestIssueDate":"2011-05-17","expirationDate":"2012-04-30","inactiveDate":"2012-12-22"},{"number":"473961","type":"Dumpster License - Public ROW","status":"Inactive","businessName":"TEOFILO A CRUZ (CRUZ MINI MARKET)","revenueCode":"3417","rentalCategory":null,"units":null,"issuedDate":"2009-05-18","latestIssueDate":"2009-05-18","expirationDate":"2010-05-18","inactiveDate":null},{"number":"595587","type":"Dumpster License - Public ROW","status":"Inactive","businessName":"WESO MINI MARKET INC","revenueCode":"3417","rentalCategory":null,"units":null,"issuedDate":"2013-06-10","latestIssueDate":"2015-06-19","expirationDate":"2016-03-31","inactiveDate":"2016-05-30"},{"number":"796134","type":"Food Preparing and Serving","status":"Active","businessName":"LOPEZ MINI MARKET INC","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2018-12-04","latestIssueDate":"2025-10-20","expirationDate":"2026-12-03","inactiveDate":null},{"number":"865464","type":"Dumpster License - Public ROW","status":"Inactive","businessName":"LOPEZ MINI MARKET INC","revenueCode":"3417","rentalCategory":null,"units":null,"issuedDate":"2021-04-07","latestIssueDate":"2025-05-12","expirationDate":"2026-04-06","inactiveDate":"2026-06-05"}],"signals":[{"kind":"record-pressure","level":"watch","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["1 open L&I violation","failed L&I inspection activity in 2021, 2023, 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."}],"legalChecks":[{"id":"building-certifications","level":"urgent","title":"A life-safety certification is deficient","finding":"Fire Alarm Certification: Certified through Feb 12, 2027; Special Hazards Certification: Deficient","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 #28675: OPEN · Dismissed; related permit 709254. The history also contains “PERM Z- NEW USE.”","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":"violations","level":"attention","title":"1 open L&I violation","finding":"19 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":"18 failed, 3 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was FAILED on Jun 23, 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":"Dumpster License - Public ROW #297770: Inactive since Jan 8, 2008; Food Preparing and Serving #204245: Inactive since Jan 8, 2008; Dumpster License - Public ROW #435386: Inactive since Dec 14, 2011; Food Preparing and Serving #435769: Inactive since May 18, 2009","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"}]}