{"asOf":"2026-07-11T05:45:01.081Z","block":"0-99 MIFFLIN ST","blockUrl":"https://blockreport.homes/block/0-99-mifflin-st","address":"20 MIFFLIN ST","parcelNumber":"882055320","source":"https://property.phila.gov/?p=882055320","ownerType":"investor","kind":"commercial","isHouse":false,"residential":false,"taxExempt":false,"institutional":false,"buildingClass":"SHOP CENT N'HOOD MAS+OTH","useLabel":"Store","owner":"VANDALIA ASSOCIATES","coOwner":null,"marketValue":9164200,"livableArea":65930,"yearBuilt":1987,"lastSale":{"price":1,"date":"2017-10-23T04:00:00Z"},"openViolations":2,"violations":[{"number":"556809","date":"2007-04-26","code":"FC-2701.5/1","title":"HAZMAT-LIC REQ¿D","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"556811","date":"2007-04-26","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"556810","date":"2007-04-26","code":"FC-914.1/5","title":"ANNUAL CERT STANDBY/EMERG LITE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"580430","date":"2007-05-22","code":"A-000.0/1","title":"VIOL NONE FOUND","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1166647","date":"2008-11-18","code":"FC-904.11/4","title":"AFES-COMM KITCH SERVICE & CERT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1166646","date":"2008-11-18","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1263959","date":"2009-02-23","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1677831","date":"2009-02-23","code":"09-1802.1/3","title":"SCAN ME UP TO 5 LIC LO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3122941","date":"2014-03-25","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3122939","date":"2014-03-25","code":"A-000.0/1","title":"VIOL NONE FOUND","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2025-059650","date":"2025-08-07","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2026-01-08","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2025-059649","date":"2025-08-07","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"110711","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2007-04-27","completedDate":null,"violations":[{"number":"556809","date":"2007-04-26","code":"FC-2701.5/1","title":"HAZMAT-LIC REQ¿D","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"556811","date":"2007-04-26","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"556810","date":"2007-04-26","code":"FC-914.1/5","title":"ANNUAL CERT STANDBY/EMERG LITE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"114057","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2007-05-23","completedDate":null,"violations":[{"number":"580430","date":"2007-05-22","code":"A-000.0/1","title":"VIOL NONE FOUND","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"186017","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2008-11-21","completedDate":"2009-01-22","violations":[{"number":"1166647","date":"2008-11-18","code":"FC-904.11/4","title":"AFES-COMM KITCH SERVICE & CERT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1166646","date":"2008-11-18","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"193529","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2009-03-10","completedDate":"2009-04-22","violations":[{"number":"1263959","date":"2009-02-23","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"193530","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2009-03-10","completedDate":"2017-08-11","violations":[{"number":"1677831","date":"2009-02-23","code":"09-1802.1/3","title":"SCAN ME UP TO 5 LIC LO","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"423731","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2014-03-26","completedDate":"2014-03-26","violations":[{"number":"3122941","date":"2014-03-25","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3122939","date":"2014-03-25","code":"A-000.0/1","title":"VIOL NONE FOUND","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2025-083195","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QUALITY OF LIFE COURTS","status":"IN VIOLATION","createdDate":"2025-08-08","completedDate":null,"violations":[{"number":"VI-2025-059650","date":"2025-08-07","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2026-01-08","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2025-059649","date":"2025-08-07","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2007,"n":4,"worst":null},{"y":2008,"n":2,"worst":null},{"y":2009,"n":2,"worst":null},{"y":2014,"n":2,"worst":null},{"y":2025,"n":2,"worst":null}],"investigations":[{"caseNumber":"110711","date":"2007-04-26","type":"CI INSP","status":"FAILED"},{"caseNumber":"114057","date":"2007-05-22","type":"BC INSP","status":"PASSED"},{"caseNumber":"110711","date":"2008-08-06","type":"CI INSP","status":"PASSED"},{"caseNumber":"186017","date":"2008-11-18","type":"CI INSP","status":"FAILED"},{"caseNumber":"186017","date":"2009-01-21","type":"CI INSP","status":"PASSED"},{"caseNumber":"193530","date":"2009-02-23","type":"BC INSP","status":"FAILED"},{"caseNumber":"193529","date":"2009-02-23","type":"BC INSP","status":"FAILED"},{"caseNumber":"193529","date":"2009-04-06","type":"BC INSP","status":"PASSED"},{"caseNumber":"193530","date":"2009-04-16","type":"BC INSP","status":"FAILED"},{"caseNumber":"193530","date":"2009-04-16","type":"BC INSP","status":"CLOSED"},{"caseNumber":"193530","date":"2010-02-24","type":"ADMIN INSP","status":"CLOSED"},{"caseNumber":"193530","date":"2010-05-05","type":"PRECOURT","status":"FAILED"},{"caseNumber":"193530","date":"2010-08-27","type":"PRECOURT","status":"PASSED"},{"caseNumber":"423731","date":"2014-03-25","type":"CI INSP","status":"PASSED"},{"caseNumber":"CF-2025-083195","date":"2025-08-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-083195","date":"2025-09-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-083195","date":"2026-01-08","type":null,"status":"FAILED"}],"inspYears":[{"y":2007,"fails":1,"passes":1},{"y":2008,"fails":1,"passes":1},{"y":2009,"fails":3,"passes":2},{"y":2010,"fails":1,"passes":1},{"y":2014,"fails":0,"passes":1},{"y":2025,"fails":2,"passes":0},{"y":2026,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.923012903480995,"lng":-75.14505475558299,"geom":{"type":"Polygon","coordinates":[[[-75.144598297,39.922358173],[-75.145761983,39.922509345],[-75.145508034,39.923668679],[-75.144349148,39.923517404],[-75.144598297,39.922358173]]]},"liDistrict":"SOUTH","certifications":[{"number":"BC-2024-023778","type":"Sprinkler Certification","inspectionDate":"2024-05-30","result":"Deficient","expirationDate":null,"buildingId":"1435848"},{"number":"BC-2025-012727","type":"Sprinkler Certification","inspectionDate":"2025-03-31","result":"Certified","expirationDate":"2026-03-31","buildingId":"1435848"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19148","beds":null,"baths":null,"stories":1,"lotArea":120276,"zoning":"CA2","grade":"B-","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"630 SENTRY PKWY, BLUE BELL PA, 19422","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE CREATION OF ONE (1) TENANT SPACE FROM TWO (2) EXISTING TENANT SPACES (SPACE \n# 7 AND SPACE # 9) FOR THE EXTENSION OF AN EXISTING AMUSEMENT ARCADE FOR A NEW TOTAL OF EIGHTY (80) AMUSEMENT DEVICES THROUGHOUT (PREVIOUSLY APPROVE","status":"CLOSED","outcome":"Granted","date":"2010-10-13","number":"13325","relatedPermit":"294513"},{"type":"Building standards appeal","grounds":"ON 1/19/11 DEPARTMENT OF LICENSES AND INSPECTIONS ISSUED NOTICE OF REFUSAL FOR APPLICATION #313201.","status":"CLOSED","outcome":"APPROVED","date":"2011-03-16","number":"14501","relatedPermit":"313201"},{"type":"Zoning board appeal","grounds":"PERMIT FOR THE RECONFIGURATION OF ACCESSORY PARKING SPACES FOR A TOTAL OF THREE HUNDRED AND EIGHTY FIVE (385) SPACES INCLUDING WITH TEN (10) ACCESSIBLE SPACES ALL ACCESSORIES TO EXISTING AREA SHOPPING CENTER ON THE SAME LOT WITH ALL OTHER U","status":"OPEN","outcome":"Granted with conditions","date":"2017-09-20","number":"31277","relatedPermit":"784548"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":8307500,"taxable":8307500},{"y":2017,"v":7389000,"taxable":7389000},{"y":2018,"v":7388900,"taxable":6785700},{"y":2019,"v":8556700,"taxable":7389000},{"y":2020,"v":8556700,"taxable":7389000},{"y":2021,"v":8556700,"taxable":8556700},{"y":2022,"v":8556700,"taxable":8556700},{"y":2023,"v":9174200,"taxable":9174200},{"y":2024,"v":9174200,"taxable":9174200},{"y":2025,"v":9164300,"taxable":9164300},{"y":2026,"v":9164300,"taxable":9164300},{"y":2027,"v":9164200,"taxable":9164200}],"taxNow":128282,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"82847","date":"2007-06-26","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2007-06-26","scope":"BUS SHELTER ADDITION"},{"number":"294513","date":"2010-10-18","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2010-10-18","scope":"INTERIOR ALTERATIONS, COMBINE TWO TENANT SPACES 7 & 9 INTO ONE SPACE FOR USE AS \"CHUCK E CHEESE\" RESTAURANT / FAMILY ENTERTAINMENT CENTER WITH COIN OPERATED AMUSEMENT DEVICES. NO SIGNS THIS APPLICATION"},{"number":"313201","date":"2011-04-29","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2011-10-28","scope":"EXPANSION OF EXISTING RESTAURANT AND REMODEL AS EPR PLANS. TO EXCLUDE MECHANICAL"},{"number":"349992","date":"2011-07-01","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2011-10-28","scope":"RENOVATIONS TO EXISTING TOILET ROOMS, GAS PIPING TO HVAC UNIT AND NEW PLUMBING FIXTURES, 8 TOILETS, 5 LAVATORIES, 2 URINALS, 2 FLOOR DRAINS"},{"number":"357686","date":"2011-11-18","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"EXPIRED","completedDate":null,"scope":"MODIFICATIONS TO THE EXISTING HVAC SYSTEM TO INCLUDE NEW ROOF TOP UNIT AND ASSOCIATED DUCTWORK."},{"number":"522375","date":"2014-03-04","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2014-03-04","scope":"USE REGISTRATION FOR RETAIL SALE OF WEARING APPAREL AND ACCESSORIES IN SPACE SNE-2 PF AN EXISTING SHOPPING CENTER WITH OTHER USES AS PREVIOULSY APPROVED"},{"number":"530023","date":"2014-04-25","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2014-04-25","scope":"INSTALL 2 SETS OF CHANNEL LETTERS"},{"number":"523533","date":"2014-04-28","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2014-11-06","scope":"INSTALL HVAC SYTEMS INCLUDING 3 RTU'S AND ASSOCIATED DUCTWORK, FOR A NEW TENANT FIT-OUT IN ACCORDANCE WITH FIT-OUT PLANS APPROVED UNDER AP #522388."},{"number":"535976","date":"2014-05-12","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2014-06-20","scope":"INSTALL 2 WATER CLOSETS,2 LAVS,2 FLOOR DRAINS,1 MOP SINK AND 1 HI/LO ADA DRINKING FOUNTAIN (SHOPPING CENTER)"},{"number":"532673","date":"2014-05-15","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2014-07-25","scope":"INSTALL (2) TWO SETS OF CHANNEL LETTER SIGNS"},{"number":"522388","date":"2014-06-19","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2014-11-06","scope":"TENANT FIT-OUT AS PER PLANS. MECH PLANS APPROVED UNDER AP #523533 ALSO INCLUDED."},{"number":"545378","date":"2014-06-25","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2014-11-10","scope":"TEMPORARY CO FOR SNYDER PLAZA,TENANT FIT OUT FOR PERMIT #522388"},{"number":"651156","date":"2015-12-07","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2016-01-21","scope":"REMOVE SIX (6) 25' STEEL LIGHT POLES WITH FIVE(5) LIGHT FIXTURES EACH AND REPLACE WITH NEW 25' LIGHT POLES AND LED LIGHT FIXTURES IN KIND- NO ADDITIONAL WIRING AS PER 2008 NEC (SOUTH DISTRICT)"},{"number":"735052","date":"2016-11-08","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-07-31","scope":"RETAIL GROCERY STORE INSTALLATION OF UNDERSLAB 46-EMPTY CONDUITS FOR FUTURE REFREGERATION CASES AS PER NEC 2008 SOUTH DISTRICT **ADDITIONAL PERMIT NEEDED FOR FITOUT**"},{"number":"779469","date":"2017-06-09","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2017-06-09","scope":"FOR THE ERECTION OF FOUR (4) FLATWALL INTERNALLY ILLUMINATED SIGNS (SIZE AND LOCATION AS SHOWN ON PLANS).SIGNS ACCESSORY TO AN EXISTING RETAIL FOOD, BEVERAGES AND GROCERIES IN BUILDING D AS PART OF AN EXISTING SHOPPING CENTER."},{"number":"779471","date":"2017-06-09","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"EXPIRED","completedDate":"2018-02-14","scope":"INSTALL THE FOLLOWING SIGNAGE: E1) ACME LETTERS 72\"X21'9\"; E3) ACME LETTERS 72\"X21'-9\"; E4) BEER & WINE 18\"X13'-9 7/8; E5) ACME LETTERS 13'-6 5/8\"X36-1/2\" ON BUILDING D AS PER PLANS. SIGNS ARE ILLUMINATED AND NON FLASHING. SEPARATE ELECTRICAL PERMIT REQUIRED."},{"number":"784548","date":"2017-10-04","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2017-10-04","scope":"FOR THE RECONFIGURATION OF ACCESSORY PARKING SPACES FOR A TOTAL OF THREE HUNDRED AND EIGHTY FIVE (385) SPACES INCLUDING WITH TEN (10) ACCESSIBLE SPACES ALL ACCESSORIES TO EXISTING AREA SHOPPING CENTER ON THE SAME LOT WITH ALL OTHER USES AS PREVIOUSLY APPROVED. NO SIGN ON THIS APPLICATION. SIZE AND LOCATION AS SHOWN IN THE APPLICATION."},{"number":"835735","date":"2017-12-29","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2018-01-24","scope":"AMEND PERMIT NUMBER 807502 (AMENDED 754439) TO CORRECT ADDRESS FROM 31 SNYDER AVE TO 20 MIFFLIN STREET."},{"number":"ZP-2021-002153","date":"2021-04-06","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF ONE (1) WALL SIGN WITH STATIC INTERNAL ILLUMINATION AND LOCATED BELOW THE ROOF LINE OF AN EXISTING ATTACHED STRUCTURE. SIGN SHALL COMPLY WITH LIMITATIONS OF DEPARTMENT EZ STANDARD, ANY DEVIATIONS ARE PROHIBITED."},{"number":"AP-2021-001482","date":"2021-04-22","work":"Certificate of Occupancy (CO) (may inclu…","type":"Administrative","description":"Administrative Permit","status":"Completed","completedDate":"2021-10-25","scope":"CERTIFICATE OF OCCUPANCY FOR MERCANTILE IN AN EXISTING STRUCTURE. NO ALTERATIONS ON THIS PERMIT."},{"number":"ZP-2022-000330","date":"2022-01-26","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2022-02-24","scope":"FOR THE INSTALLATION OF AN INTERNALLY ILLUMINATED FLAT WALL SIGN. SIZE AND LOCATION AS PER PLANS."},{"number":"GP-2022-000631","date":"2022-02-01","work":"Sign","type":"General","description":"General Permit","status":"Completed","completedDate":"2022-02-24","scope":"FOR THE INSTALLATION OF ONE (1) STATIC INTERNALLY ILLUMINATED WALL SIGN AS PER APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR ELECTRICAL WORK. SEE ZP-2022-000330 FOR ZONING APPROVAL. SIGN PERMIT ONLY."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2017,"k":"permit","w":"Zoning/use"},{"y":2017,"k":"permit","w":"Sign"},{"y":2017,"k":"appeal","w":"Appeal granted with conditions"},{"y":2017,"k":"permit","w":"Use"},{"y":2017,"k":"permit","w":"Administrative"},{"y":2021,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2021,"k":"permit","w":"Certificate of Occupancy (CO) (may inclu…"},{"y":2022,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2022,"k":"permit","w":"Sign"},{"y":2025,"k":"viol","w":"2 L&I violations"},{"y":2025,"k":"insp","w":"Inspection failed ×2"},{"y":2026,"k":"insp","w":"Inspection failed"}],"rented":false,"licenses":[{"number":"307557","type":"Food Establishment, Retail Perm Location (Large)","status":"Inactive","businessName":"T/A MANDEE SHOP #93 BIG M INC","revenueCode":"3119","rentalCategory":null,"units":null,"issuedDate":"2005-03-02","latestIssueDate":"2008-04-19","expirationDate":"2009-04-30","inactiveDate":"2012-12-22"},{"number":"347320","type":"Food Establishment, Retail Perm Location (Large)","status":"Closed","businessName":"COLLIGAS FAMILY MARKETS LP (ELENA P, P5-101)","revenueCode":"3119","rentalCategory":null,"units":null,"issuedDate":"2005-11-30","latestIssueDate":"2021-01-12","expirationDate":"2017-04-30","inactiveDate":"2016-06-29"},{"number":"340398","type":"Hazardous Materials","status":"Active","businessName":"COLLIGAS FAMILY MARKETS LP","revenueCode":"3335","rentalCategory":null,"units":null,"issuedDate":"2007-05-04","latestIssueDate":"2025-12-11","expirationDate":"2026-12-31","inactiveDate":null},{"number":"515025","type":"Dumpster License - Private Property","status":"Active","businessName":"COLLIGAS FAMILY MARKETS LP (ELENA P, P5-101)","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2010-09-21","latestIssueDate":"2013-08-03","expirationDate":null,"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":["2 open L&I violations","failed L&I inspection activity in 2025, 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #13325: CLOSED · Granted; related permit 294513. Use permit #82847: COMPLETED.","why":"Philadelphia says a zoning approval or Property Sales Certification can identify a use without proving that it was established under the Building Code. A change of use, unit count, exits, or fire rating can require a Building Permit and Certificate of Occupancy.","action":"Verify the lawful use, unit count, associated construction permits, and Certificate of Occupancy with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"2 permits not marked completed: 357686 (EXPIRED), 779471 (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":"2 open L&I violations","finding":"12 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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Sprinkler Certification: Certified through Mar 31, 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":"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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"9 failed, 6 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jan 8, 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":"Food Establishment, Retail Perm Location (Large) #307557: Inactive since Dec 22, 2012; Food Establishment, Retail Perm Location (Large) #347320: Closed since Jun 29, 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/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as commercial. 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/"}]}