{"asOf":"2026-07-10T08:23:14.187Z","block":"400-499 N 12TH ST","blockUrl":"https://blockreport.homes/block/400-499-n-12th-st","address":"446-52 N 12TH ST","parcelNumber":"881000802","source":"https://property.phila.gov/?p=881000802","ownerType":"investor","kind":"apartments","isHouse":false,"residential":true,"taxExempt":false,"institutional":false,"buildingClass":"IND WAREHOUSE MASONRY+OTH","useLabel":"Industrial building","owner":"448 12TH STREET LP","coOwner":null,"marketValue":1389900,"livableArea":9425,"yearBuilt":1925,"lastSale":{"price":1,"date":"2012-09-05T04:00:00Z"},"openViolations":1,"violations":[{"number":"VI-2020-040798","date":"2020-10-07","title":"EMERGENCY LIGHTING TESTED","status":"COMPLIED","resolutionDate":"2022-02-19"},{"number":"VI-2020-040822","date":"2020-10-07","title":"INTERIOR SURFACES","status":"COMPLIED","resolutionDate":"2022-03-09"},{"number":"VI-2020-040823","date":"2020-10-07","title":"INTERIOR SURFACES","status":"COMPLIED","resolutionDate":"2022-03-09"},{"number":"VI-2020-040824","date":"2020-10-07","title":"EXTERIOR STRUCTURE WINDOWS, SKYLIGHTS DOOR FRAMES","status":"COMPLIED","resolutionDate":"2022-03-09"},{"number":"VI-2020-040825","date":"2020-10-07","title":"NEW USE","status":"CLOSED","resolutionDate":"2020-12-21"},{"number":"VI-2020-040826","date":"2020-10-07","title":"NEW USE OCCUPIED PRIOR TO CO","status":"CLOSED","resolutionDate":"2020-12-21"},{"number":"VI-2020-040827","date":"2020-10-07","title":"PERMB- CREATE WALL BREACH","status":"COMPLIED","resolutionDate":"2022-03-09"},{"number":"VI-2020-040819","date":"2020-10-07","title":"EXTERIOR STRUCTURE ROOF DRAINAGE","status":"COMPLIED","resolutionDate":"2022-02-19"},{"number":"VI-2020-040816","date":"2020-10-07","title":"OPEN JUNCTION BOXES","status":"COMPLIED","resolutionDate":"2022-03-09"},{"number":"VI-2020-040811","date":"2020-10-07","title":"FIRE SYSTEMS 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USE","status":"CLOSED","resolutionDate":"2020-12-21"},{"number":"VI-2020-040826","date":"2020-10-07","title":"NEW USE OCCUPIED PRIOR TO CO","status":"CLOSED","resolutionDate":"2020-12-21"},{"number":"VI-2020-040827","date":"2020-10-07","title":"PERMB- CREATE WALL BREACH","status":"COMPLIED","resolutionDate":"2022-03-09"},{"number":"VI-2020-040819","date":"2020-10-07","title":"EXTERIOR STRUCTURE ROOF DRAINAGE","status":"COMPLIED","resolutionDate":"2022-02-19"},{"number":"VI-2020-040816","date":"2020-10-07","title":"OPEN JUNCTION BOXES","status":"COMPLIED","resolutionDate":"2022-03-09"},{"number":"VI-2020-040811","date":"2020-10-07","title":"FIRE SYSTEMS MAINTAINED","status":"COMPLIED","resolutionDate":"2022-02-19"},{"number":"VI-2020-040806","date":"2020-10-07","title":"FIRE EXTINGUISHERS TAGGED","status":"COMPLIED","resolutionDate":"2022-03-09"},{"number":"VI-2020-040805","date":"2020-10-07","title":"FIRE ALARM 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VIOLATION","createdDate":"2023-08-25","completedDate":null,"violations":[{"number":"VI-2023-064136","date":"2023-08-25","title":"OCCUPIED W/O TCO OR CO","status":"COMPLIED","resolutionDate":"2025-01-28"}]}],"violYears":[{"y":2020,"n":16,"worst":null},{"y":2023,"n":1,"worst":null}],"investigations":[{"caseNumber":"CF-2020-070611","date":"2020-10-07","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-089202","date":"2020-12-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-089202","date":"2022-02-19","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-070611","date":"2022-02-19","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-070611","date":"2022-03-09","type":null,"status":"PASSED"},{"caseNumber":"CF-2020-089202","date":"2023-03-17","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-089202","date":"2023-08-25","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-087275","date":"2023-08-25","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-087275","date":"2023-10-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-087275","date":"2023-11-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-087275","date":"2024-10-10","type":null,"status":"FAILED"}],"inspYears":[{"y":2020,"fails":2,"passes":0},{"y":2022,"fails":2,"passes":1},{"y":2023,"fails":4,"passes":1},{"y":2024,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.96064426292362,"lng":-75.15818394039056,"geom":{"type":"Polygon","coordinates":[[[-75.158091045,39.960535047],[-75.158318124,39.960563502],[-75.158278273,39.960752623],[-75.158049029,39.960725442],[-75.158091045,39.960535047]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2021-003548","type":"Emergency and Standby Power Systems Certification","inspectionDate":"2021-09-30","result":"Certified","expirationDate":"2022-09-30","buildingId":"1546952"},{"number":"BC-2021-004320","type":"Fire Alarm Certification","inspectionDate":"2021-09-30","result":"Certified","expirationDate":"2022-09-30","buildingId":"1546952"},{"number":"BC-2022-016402","type":"Emergency and Standby Power Systems Certification","inspectionDate":"2022-09-30","result":"Certified","expirationDate":"2023-09-30","buildingId":"1546952"},{"number":"BC-2022-016401","type":"Fire Alarm Certification","inspectionDate":"2022-09-30","result":"Certified","expirationDate":"2023-09-30","buildingId":"1546952"},{"number":"BC-2023-020139","type":"Emergency and Standby Power Systems Certification","inspectionDate":"2023-09-30","result":"Certified","expirationDate":"2024-09-30","buildingId":"1546952"},{"number":"BC-2023-020138","type":"Fire Alarm Certification","inspectionDate":"2023-09-30","result":"Certified","expirationDate":"2024-09-30","buildingId":"1546952"},{"number":"BC-2024-026711","type":"Fire Alarm Certification","inspectionDate":"2024-09-30","result":"Certified","expirationDate":"2025-09-30","buildingId":"1546952"},{"number":"BC-2024-026712","type":"Emergency and Standby Power Systems Certification","inspectionDate":"2024-09-30","result":"Certified","expirationDate":"2025-09-30","buildingId":"1546952"},{"number":"BC-2025-026030","type":"Fire Alarm Certification","inspectionDate":"2025-10-06","result":"Certified","expirationDate":"2026-10-06","buildingId":"1546952"},{"number":"BC-2025-026031","type":"Emergency and Standby Power Systems Certification","inspectionDate":"2025-10-06","result":"Certified","expirationDate":"2026-10-06","buildingId":"1546952"},{"number":"BC-2025-033179","type":"Sprinkler Certification","inspectionDate":"2025-12-01","result":"Certified","expirationDate":"2026-12-01","buildingId":"1546952"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19123","beds":null,"baths":null,"stories":3,"lotArea":4435,"zoning":"ICMX","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"713 N 10th St, PHILADELPHIA PA, 19123","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR Change in Use:  Space 448=1 apartment; Space 450-452= total 4 apartments (2 apartment on 2nd floor + 2 apartments on 3rd floor).  Uses on first floor in all spaces remain the same.","status":"Completed","outcome":"Granted with conditions","date":"2021-10-09","number":"ZP-2020-008810","relatedPermit":"ZP-2020-008810"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2025,"v":1250000,"taxable":1250000},{"y":2026,"v":1250000,"taxable":1250000},{"y":2027,"v":1389900,"taxable":1389900}],"taxNow":17498,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2021-000195","date":"2021-02-01","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Assembly and Entertainment; Personal Services; Maintenance and Repair of Consumer Goods"},{"number":"CP-2021-003212","date":"2021-06-21","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2021-10-13","scope":"For prescriptive alterations with a partial change of occupancy classification to Group B (Archery Range) on the ground floor at the SE corner of N 12th and Hamilton Streets within an existing attached structure, as per plans; separate permits required for all MEP work; tenant space not required to be sprinklered; no work outside of tenant space demising walls; no signs on this permit; see ZP-2021-000195 for use registration permit."},{"number":"PP-2021-011042","date":"2021-08-06","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-10-13","scope":"Scope of proposed work does not require review?. Issue ez-permit."},{"number":"MP-2021-004062","date":"2021-08-06","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-10-13","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES - For the installation of New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans. EACH HVAC UNIT TO BE SELF-CONTAINED WITHIN EACH DWELLING UNIT. NO PENETRATIONS OF RATED ASSEMBLIES. (To install one central heating and A/C (5-ton, 2000 CFM) system and ductwork for the Archery Range. HVAC unit uses high efficiency w/powered air supply exhaust device.15 diffusers. the condensing unit is on 1st floor roof as per attached approved building plan)."},{"number":"ZP-2020-008810","date":"2021-09-15","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Multi-Family"},{"number":"CP-2022-006842","date":"2023-06-06","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-01-21","scope":"FOR LEVEL II ALTERATIONS TO AN EXISTING ATTACHED STRUCTURE FOR USE AS MULTI-FAMILY HOUSEHOLD LIVING CONTAINING FIVE (5) DWELLING UNITS ON THE SECOND AND THIRD FLOORS. ALTERATIONS TO INCLUDE THE REMOVAL OF PARTITION WALLS, THE ERECTION OF PARTITION WALLS, AND PROVIDE FINISHES/FURNISHINGS. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. AMENDMENT APPROVED AS OF 6/20/24: TO UPDATE THE FLOOR AND CEILING ASSEMBLIES TO MATCH AS BUILT CONDITIONS. SIZE AND LOCATION AS SHOWN IN THE AMENDED PLANS."},{"number":"GM-2023-005199","date":"2023-06-09","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2024-10-07","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."},{"number":"EP-2023-008060","date":"2023-09-11","work":"Rough-In","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2023-11-27","scope":"Rough-In Permit for EP-2023-008047 full remodeling of 4 apartments with reallocation of existing feeder to existing com panel. unit 1 and 3 125A UNIT 2 AND 4 125A ALL TO BE 240/120V, 1PH, 3W @ G AS PER NEC 2017"},{"number":"GM-2023-008193","date":"2023-09-11","work":"Exterior Window and Door Replacement","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2024-10-07","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."},{"number":"PP-2023-011794","date":"2024-01-23","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-01-21","scope":"full renovation of 8 bathrooms and 5 kitchens"},{"number":"EP-2023-008047","date":"2024-02-26","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-01-09","scope":"Full remodeling of 4 apartments with reallocation of existing feeder to existing com panel. Install (4) 125 amp unit panels as per 2017 NEC."},{"number":"FP-2024-000444","date":"2024-03-08","work":"Rough-In","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2024-04-02","scope":"Rough-In Permit for FP-2024-000428 INSTALL NEW 2\" FIRE SERVICE FROM STREET TO BUILDING SUPPLY AND INSTALL ALL REQUIRED SPRINKLERS PER NFPA 13R SUPPLY AND INSTALL ALL REQUIRED PIPING, HANGERS AND FITTINGS PER NFPA 13R SUPPLY AND INSTLAL NEW 2\" CITY-APPROVED BACKFLOW PREVENTER SUPPLY AND INSTALL NEW FIRE DEPARTMENT CONNECTION SUPPLY AND INSTALL ALL REQUIRED BELLS, TAMPERS AND FLOW SWITCHES"},{"number":"FP-2024-000428","date":"2024-03-19","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-01-14","scope":"FOR THE INSTALLATION OF A TWO-INCH FIRE SERVICE LINE, TWO-INCH BACKFLOW PREVENTER AND FIRE SPRINKLER SYSTEM AT SECOND AND THIRD FLOORS IN ACCORDANCE WITH APPROVED PLANS, HYDRAULIC CALCULATIONS AND NFPA 13R."},{"number":"MP-2023-003742","date":"2024-04-11","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-01-14","scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS, AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."},{"number":"GM-2024-004508","date":"2024-05-17","work":"Exterior Window and Door Replacement","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2024-11-18","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2023,"k":"permit","w":"Interior Non-Load-Bearing Wall Demo."},{"y":2023,"k":"viol","w":"L&I violation"},{"y":2023,"k":"insp","w":"L&I: 4 failed, 1 passed"},{"y":2023,"k":"permit","w":"Rough-In"},{"y":2023,"k":"permit","w":"Exterior Window and Door Replacement"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Rough-In"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"permit","w":"Exterior Window and Door Replacement"},{"y":2024,"k":"insp","w":"Inspection failed"}],"rented":false,"licenses":[{"number":"198439","type":"Food Manufacturer / Wholesaler","status":"Inactive","businessName":"SUNRISE FORTUNE COOKIES","revenueCode":"3113","rentalCategory":null,"units":null,"issuedDate":"2003-05-08","latestIssueDate":"2003-05-08","expirationDate":"2004-04-30","inactiveDate":null},{"number":"298780","type":"Dumpster License - Public ROW","status":"Inactive","businessName":"WEN YATSUN","revenueCode":"3417","rentalCategory":null,"units":null,"issuedDate":"2004-08-02","latestIssueDate":"2005-02-19","expirationDate":"2005-03-31","inactiveDate":"2011-12-14"},{"number":"281920","type":"Dumpster License - Private Property","status":"Inactive","businessName":"SUNKEE FOOD INC","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2005-01-07","latestIssueDate":"2005-01-07","expirationDate":"2010-07-31","inactiveDate":"2010-11-08"},{"number":"198938","type":"Food Manufacturer / Wholesaler","status":"Inactive","businessName":"SUNKEE FOOD INC","revenueCode":"3113","rentalCategory":null,"units":null,"issuedDate":"2005-01-07","latestIssueDate":"2006-04-12","expirationDate":"2007-04-30","inactiveDate":"2012-12-22"},{"number":"314986","type":"Food Manufacturer / Wholesaler","status":"Inactive","businessName":"SUNRISE FORTUNE COOKIES","revenueCode":"3113","rentalCategory":null,"units":null,"issuedDate":"2005-04-23","latestIssueDate":"2007-05-01","expirationDate":"2008-04-30","inactiveDate":"2012-12-22"},{"number":"538596","type":"Dumpster License - Private Property","status":"Inactive","businessName":"NATURE SOY INC","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2011-07-14","latestIssueDate":"2011-07-14","expirationDate":"2012-07-31","inactiveDate":null},{"number":"729415","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"GOBRANDS INC","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2017-02-23","latestIssueDate":"2019-03-25","expirationDate":"2020-02-22","inactiveDate":"2020-04-22"},{"number":"835630","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"GOBEER INC","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2020-01-31","latestIssueDate":"2020-01-31","expirationDate":"2021-01-30","inactiveDate":"2021-03-31"}],"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 2022, 2023, 2024"],"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":["9 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #ZP-2020-008810: Completed · Granted with conditions; related permit ZP-2020-008810. The history also contains “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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"4 permits not marked completed: GM-2023-005199 (Expired), EP-2023-008060 (Expired), GM-2023-008193 (Expired), GM-2024-004508 (Expired). At least one row also carries a completion date, so the City fields conflict.","why":"Issued work is not the same as approved final work. L&I uses final inspections and required certifications to close construction permits; expired, withdrawn, and completed are different City statuses.","action":"Open the permit file and confirm final inspections, holds, and any resulting occupancy certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"violations","level":"attention","title":"1 open L&I violation","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":"9 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Oct 10, 2024.","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 Manufacturer / Wholesaler #198439: Inactive; Dumpster License - Public ROW #298780: Inactive since Dec 14, 2011; Dumpster License - Private Property #281920: Inactive since Nov 8, 2010; Food Manufacturer / Wholesaler #198938: Inactive since Dec 22, 2012","why":"A license record proves the licensed activity existed at that time. An inactive or expired license does not establish that the business still operates—or that it may legally reopen under the same use.","action":"If business income matters, verify the current tenant, use registration, and active license in eCLIPSE.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/licenses/business-licenses/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as apartments. BlockReport does not receive a current Commercial Trash account balance.","why":"Philadelphia charges qualifying small commercial, mixed-use, and multi-unit properties that use City collection; exemptions and private collection can change applicability. A use category alone does not prove a fee is due.","action":"Check the Commercial Trash account inside the date-effective Property Payoff.","url":"https://www.phila.gov/2026-06-09-pay-your-trash-fee-bill-by-june-30/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Emergency and Standby Power Systems Certification: Certified through Oct 6, 2026; Fire Alarm Certification: Certified through Oct 6, 2026; Sprinkler Certification: Certified through Dec 1, 2026","why":"Fire-protection certifications apply to the named system and inspection period only; they are not a whole-building safety certificate. Philadelphia generally requires annual sprinkler, standpipe, fire-alarm, special-hazard, and emergency-power inspections where those systems exist.","action":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"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"}]}