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AND  OFFICE (NOT TO EXCEED 25% OF GROSS F","status":"CLOSED","outcome":"Withdrawn","date":"2008-11-06","number":"7026","relatedPermit":"156776"},{"type":"Zoning board appeal","grounds":"PERMIT FOR THE COMPLETE DEMOLITION OF ALL STRUCTURES ON THE LOT, FOR THE ERECTION OF AN ATTACHED STRUCTURE (MAXIMUM HEIGHT NTE 50.5 FEET) WITH CELLAR, FOR USE AS A VACANT COMMERCIAL SPACE AS PERMITTED IN THE DISTRICT, ON THE FIRST FLOOR, (U","status":"CLOSED","outcome":"Granted with conditions","date":"2013-07-16","number":"20152","relatedPermit":"452605"},{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF AN ATTACHED STRUCTURE (52'6\" HIGH); BAY WINDOW AT 2ND AND 3RD FLOORS; BALCONY AT 2ND AND 3RD FLOOR REAR, WITH ROOF DECK ACCESSED BY ELEVATOR FOR A MULTI-FAMILY HOUSEHOLD LIVING (FIVE (5) DWELLING UNITS). 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ALL CONSTRUCTION MUST BE IN COMPLIANCE WITH CODE BULLETIN NO. B-1302R. FULL SIDEWALK CLOSURE REQUIRED AS REFLECTED ON APPROVED SITE PLAN AND IN ACCORDANCE WITH SECTION 3306 OF THE IBC. ADJACENT STRUCTURES TO BE PROTECTED AS NOTED IN SITE SAFETY PLAN. SAFETY PLAN MUST BE ON SITE AT ALL TIMES. 21 DAY NOTIFICATION TO ADJACENT PROPERTY OWNERS TO BE WAIVED AS PER SECTION A-303.2 OF THE PHILA ADMINISTRATIVE CODE."},{"number":"647082","date":"2016-07-12","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2018-10-31","scope":"FOUNDATION INSTALLATION ONLY"},{"number":"762103","date":"2017-03-09","work":"Zoning admin review","type":"ZP_ADMIN","description":"ZONING ADMIN REVIEW","status":"COMPLETED","completedDate":"2017-03-09","scope":"ADMINISTRATIVE REVIEW ( ORIGINAL APP# 587404 , CAL# 24641) TO ADD THE BALCONY TO NORTH SIDE REAR FOR SECOND AND THIRD FLOORS UNITS ON THE SAME LOT WITH ALL OTHER USES AS PREVIOUSLY APPROVED STRUCTURE.SIZE AND LOCATION AS SHOWN IN THE APPLICATION"},{"number":"797283","date":"2017-08-04","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2019-02-25","scope":"AMEND PERMIT # 647082 FOR CHANGE IN STEP FOUNDATION FOR EAST AND WEST FOUNDATION WALLS. **NEW FOUNDATION ONLY**"},{"number":"840791","date":"2018-02-21","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-07-13","scope":"FOR THE ERECTION OF A FIVE (5) STORY STRUCTURE WITH A ROOF DECK ACCESSED BY THE FIFTH FLOOR LEVEL. STRUCTURE FOR USE AS A FIVE FAMILY DWELLING, ALL DWELLING UNITS ARE REQUIRED TO BE TYPE B DWELLING UNITS. ELEVATOR , STAIRWAYS AND STANDPIPE TO BE WITHIN A TWO HOUR RATED ENCLOSURE. BUILDING TO BE FULLY SPRINKERED IN ACCORDANCE WITH NFPA 13 WITH STANDPIPES THROUGHOUT . ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT STRUCTURAL ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR MECHANCIAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION WORK. A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED WITHIN 13 FEET OF THE BUILDING FAÇADE IN ACCORDANCE WITH SECTION 3306 OF THE 2009 IBC. SEPARATE BUILDING AND/OR STREETS DEPARTMENT PERMIT REQUIRED PRIOR TO THE START OF ANY WORK."},{"number":"843829","date":"2018-04-19","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2021-03-08","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13 THROUGHOUT THE ENTIRE BUILDING INCLUDING NEW 2\" MAIN FIRE SERVICE LINE, 4\" WILKINS 350A BACKFLOW PREVENTION ASSEMBLY AND ONE (1) MANUAL WET STANDPIPE RISER (SERVING BOTH SCISSOR STAIRS) COMPLYING WITH NFPA 14 AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"889311","date":"2018-07-13","work":"Zoning admin review","type":"ZP_ADMIN","description":"ZONING ADMIN REVIEW","status":"COMPLETED","completedDate":"2018-07-13","scope":"ADMINISTRATIVE REVIEW ( ORIGINAL APP# 587404 , CAL# 24641) TO REDUCE FROM FIVE DWELLING UNITS TO FOUR DWELLING UNITS THROUGHOUT AND TO REPLACE BALCONIES ON FRONT SOUTH SIDE FOR SECOND AND THIRD FLOORS UNITS WITH INTERIOR LIVING SPACE ON THE SAME LOT WITH ALL OTHER USES AS PREVIOUSLY APPROVED STRUCTURE.SIZE AND LOCATION AS SHOWN IN THE APPLICATION"},{"number":"881068","date":"2018-07-13","work":"Amend for conversion","type":"Administrative","description":"Administrative Permit","status":"Issued","completedDate":null,"scope":"FOR THE AMENDMENT OF AP#840791 TO REDUCE FROM FIVE (5) DWELLING UNITS INTO FOUR (4) DWELLING UNITS AND TO REPLACE BALCONY AT 2ND AND 3RD FLOOR ON FRONT SOUTH SIDE WITH INTERIOR LIVING SPACE. ALL WORK TO BE DONE PER APPROVED PLANS. ORIGINAL PERMIT APPROVED FOR THE ERECTION OF A FIVE (5) STORY STRUCTURE WITH A ROOF DECK ACCESSED BY THE FIFTH FLOOR LEVEL. STRUCTURE FOR USE AS A FIVE FAMILY DWELLING, ALL DWELLING UNITS ARE REQUIRED TO BE TYPE B DWELLING UNITS. ELEVATOR , STAIRWAYS AND STANDPIPE TO BE WITHIN A TWO HOUR RATED ENCLOSURE. BUILDING TO BE FULLY SPRINKERED IN ACCORDANCE WITH NFPA 13 WITH STANDPIPES THROUGHOUT . ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT STRUCTURAL ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR MECHANCIAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION WORK. A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED WITHIN 13 FEET OF THE BUILDING FAÇADE IN ACCORDANCE WITH SECTION 3306 OF THE 2009 IBC. SEPARATE BUILDING AND/OR STREETS DEPARTMENT PERMIT REQUIRED PRIOR TO THE START OF ANY WORK."},{"number":"916576","date":"2018-10-05","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-03-08","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. FOR THE INSTALLATION OF THREE (3) HEAT PUMPS 95% EFF. 60000 BTU'S AND THREE (3) CONDENSERS THREE (3) TONS EACH *CONDENSERS TO BE SET IN REAR YARD*"},{"number":"919565","date":"2018-10-31","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-03-08","scope":"INSTALL (2) HVAC SYSTEMS 3 TON EACH , INSTALL (2) GAS FURNACES 60,000 BTU 95% EFF ALL WITH DUCTWORK, INDOOR UNITS ARE LOCATED ON 4TH AND 5TH FLOORS, OUTDOOR UNITS ARE ON THE ROOF"},{"number":"924399","date":"2018-11-02","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-02-28","scope":"INSTALL NEW, 6\" MAIN DRAIN CURB TRAP/ FAI, REAR 4\" YARD DRAIN 1 1/2\" DOMESTIC WATER SERVICE, NEED AFTER HOURS INSPECTION COORDINATE WITH DIST OFFICE PA 1 CALL 2018.3032296"},{"number":"894944","date":"2018-11-07","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALL NEW 600AMP SERVICE, 5 GANG METERS, PANELS AND GROUNDING, INSTALL WIRE AND DEVICE RECEPTACLES, SWITCHES, LIGHTS, SMOKES/CO DETECTORS, EMERGENCY LIGHTS AS PER 2008 NEC (CC DISTRICT) INSTALL FIRE ALARM SYSTE AS PER NFPA72"},{"number":"935867","date":"2019-02-15","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-03-08","scope":"AMENDMENT OF AP#840791 TO REDUCE FROM FIVE (5) DWELLING UNITS INTO FOUR (4) DWELLING UNITS AND TO REPLACE BALCONY AT 2ND AND 3RD FLOOR ON FRONT SOUTH SIDE WITH INTERIOR LIVING SPACE. ALL WORK TO BE DONE PER APPROVED PLANS. ORIGINAL PERMIT APPROVED FOR THE ERECTION OF A FIVE (5) STORY STRUCTURE WITH A ROOF DECK ; 5 KITCHEN SINK, 10 WATER CLOSET, 11LAV, 9BATH TUB, 4 HUB DRAIN, 2 SUMP PUMP, 5 GARBAGE DISPOSAL, 3 ROOFING DRAIN. THE INSTALLATION WILL COMPLY WITH PHILADELPHIA PLUMBING CODE 2004."},{"number":"ZP-2023-005423","date":"2023-06-01","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Limited Lodging"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2017,"k":"permit","w":"Administrative"},{"y":2017,"k":"appeal","w":"Appeal filed"},{"y":2018,"k":"permit","w":"New Construction"},{"y":2018,"k":"permit","w":"New Construction"},{"y":2018,"k":"permit","w":"Zoning admin review"},{"y":2018,"k":"permit","w":"Amend for conversion"},{"y":2018,"k":"permit","w":"New Construction"},{"y":2018,"k":"permit","w":"New Construction"},{"y":2018,"k":"permit","w":"Plumbing"},{"y":2018,"k":"permit","w":"Electrical"},{"y":2019,"k":"permit","w":"New Construction or Additions"},{"y":2023,"k":"permit","w":"Change of Use"}],"rented":true,"licenses":[{"number":"371291","type":"Rental","status":"Inactive","businessName":"JOHN MAKRIDAKIS (JOSEPH N REILLY RE)","legalName":"JOHN MAKRIDAKIS","address":"1533 CHERRY ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2006-06-02","latestIssueDate":"2006-06-02","expirationDate":"2007-02-28","inactiveDate":"2006-06-02"},{"number":"580791","type":"Rental","status":"Inactive","businessName":"ANTOINE TRAN","legalName":"ANTOINE TRAN","address":"1533 CHERRY ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2012-12-28","latestIssueDate":"2013-01-04","expirationDate":"2014-02-28","inactiveDate":"2014-03-20"},{"number":"615848","type":"Rental","status":"Active","businessName":"TRAN BROTHERS REALTY LLC","legalName":"TRAN BROTHERS REALTY LLC","address":"1533 CHERRY ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":4,"issuedDate":"2014-01-23","latestIssueDate":"2026-02-28","expirationDate":"2027-02-28","inactiveDate":null},{"number":"684330","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"TRAN BROTHERS REALTY LLC","legalName":"TRAN BROTHERS REALTY LLC","address":"1533 CHERRY ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2015-11-18","latestIssueDate":"2021-03-15","expirationDate":"2022-02-01","inactiveDate":"2022-04-02"},{"number":"926373","type":"Limited Lodging Operator","status":"Inactive","businessName":"Tran Brothers Realty","legalName":"Tran Brothers Realty","address":"1533 CHERRY ST","revenueCode":"3240","rentalCategory":null,"units":null,"issuedDate":"2023-06-15","latestIssueDate":"2024-05-29","expirationDate":"2025-06-14","inactiveDate":"2025-08-12"}],"licenseActivity":[{"number":"926373","type":"Limited Lodging Operator","businessName":"Tran Brothers Realty","legalName":"Tran Brothers Realty","issuedDate":"2023-06-15","latestIssueDate":"2024-05-29","closureDate":"2025-08-12","expirationDate":"2025-06-14","inactiveDate":"2025-08-12","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"684330","type":"Vacant Residential Property / Lot","businessName":"TRAN BROTHERS REALTY LLC","legalName":"TRAN BROTHERS REALTY LLC","issuedDate":"2015-11-18","latestIssueDate":"2021-03-15","closureDate":"2022-04-02","expirationDate":"2022-02-01","inactiveDate":"2022-04-02","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"615848","type":"Rental","businessName":"TRAN BROTHERS REALTY LLC","legalName":"TRAN BROTHERS REALTY LLC","issuedDate":"2014-01-23","latestIssueDate":"2026-02-28","closureDate":null,"expirationDate":"2027-02-28","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"580791","type":"Rental","businessName":"ANTOINE TRAN","legalName":"ANTOINE TRAN","issuedDate":"2012-12-28","latestIssueDate":"2013-01-04","closureDate":"2014-03-20","expirationDate":"2014-02-28","inactiveDate":"2014-03-20","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"371291","type":"Rental","businessName":"JOHN MAKRIDAKIS (JOSEPH N REILLY RE)","legalName":"JOHN MAKRIDAKIS","issuedDate":"2006-06-02","latestIssueDate":"2006-06-02","closureDate":"2006-06-02","expirationDate":"2007-02-28","inactiveDate":"2006-06-02","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-10","units":4,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #20152: CLOSED · Granted with conditions; related permit 452605. Use permit #452605: 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: 624578 (EXPIRED), 881068 (Issued). At least one row also carries a completion date, so the City fields conflict.","why":"Issued work is not the same as approved final work. L&I uses final inspections and required certifications to close construction permits; expired, withdrawn, and completed are different City statuses.","action":"Open the permit file and confirm final inspections, holds, and any resulting occupancy certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 6 historical violations across 4 cases.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","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 11, 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":"rental-license","level":"verify","title":"A rental license does not transfer with the deed","finding":"1 active Rental License record matched.","why":"If dwelling space is rented, the buyer must obtain a new annual Rental License; the seller’s license is not transferable. New applications require proof of ownership and legal occupancy, tax compliance, no open L&I violations, and lead compliance where applicable.","action":"Plan the buyer’s replacement license before settlement.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"6 failed, 3 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Aug 31, 2017.","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":"Vacant Residential Property / Lot #684330: Inactive since Apr 2, 2022; Limited Lodging Operator #926373: Inactive since Aug 12, 2025","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":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as multi-family. 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.","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"}]}