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Separate permits required for MEP work."},{"number":"FP-2024-002004","date":"2024-09-30","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-07-01","scope":"FOR THE INSTALLATION OF AN AUTOMATIC WET SPRINKLER SYSTEM THROUGHOUT A THREE (3) STORY MIXED-USE BUILDING TO INCLUDE A TWO (2) INCH FIRE SERVICE LINE AND A TWO-AND-A-HALF (2 1/2) INCH BACKFLOW PREVENTER LOCATED IN A METER PIT. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH NFPA 13 BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA. SEE CP-2024-002044 FOR ASSOCIATED BUILDING PERMIT."},{"number":"EP-2025-004263","date":"2025-06-06","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-06-23","scope":"Installation of complete fire alarm system ,for mixed-use property w/ low frequency sounders in all living rms and bedrooms . ALL WORK IS TO BE DONE ACCORDING APPROVED DRAWINGS-2017 NEC,2016 NFPA-72. **SEPARATE ELECTRICAL PERMIT REQ'D FOR ANY INTERIOR WIRING**"},{"number":"ZP-2025-011425","date":"2025-11-20","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Child Care - Group Child Care"},{"number":"AP-2026-003573","date":"2026-06-03","work":"Certificate of Occupancy (CO) (may inclu…","type":"Administrative","description":"Administrative Permit","status":"Completed","completedDate":"2026-06-11","scope":"FOR A CERTIFICATE OF OCCUPANCY FOR CHILDCARE CENTER (GROUP I-4) IN AN EXISTING COMMERCIAL TENANT SPACE. NO ALTERATIONS WORK UNDER THIS PERMIT. **SEE CP-2024-002044 FOR ALL WORK PREVIOUSLY COMPLETED**"}],"storyTag":"Renovated & sold on","storyDelta":1.86,"timeline":[{"y":2022,"k":"insp","w":"Inspection failed"},{"y":2022,"k":"permit","w":"Change of Use"},{"y":2023,"k":"viol","w":"5 L&I violations"},{"y":2023,"k":"permit","w":"Change of Use"},{"y":2023,"k":"insp","w":"L&I: 4 failed, 1 passed"},{"y":2024,"k":"sale","p":100000},{"y":2024,"k":"permit","w":"Change of Use"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Change of Use"},{"y":2026,"k":"permit","w":"Certificate of Occupancy (CO) (may inclu…"}],"rented":true,"licenses":[{"number":"746876","type":"Rental","status":"Inactive","businessName":"MOK REALTY","legalName":"MOK REALTY","address":"350 W QUEEN LN","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2017-07-27","latestIssueDate":"2017-07-27","expirationDate":"2018-07-26","inactiveDate":"2018-09-24"},{"number":"924613","type":"Rental","status":"Inactive","businessName":"MOK REALTY LLC","legalName":"MOK REALTY LLC","address":"350 W QUEEN LN","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2023-05-25","latestIssueDate":"2023-05-25","expirationDate":"2024-05-24","inactiveDate":"2024-07-23"},{"number":"0986273","type":"Rental","status":"Active","businessName":"S&E MANAGEMENT LLC","legalName":"S&E MANAGEMENT LLC","address":"350 W QUEEN LN","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2025-08-14","latestIssueDate":"2025-08-14","expirationDate":"2026-08-13","inactiveDate":null},{"number":"0997137","type":"Food Preparing and Serving","status":"Active","businessName":"UMMIS LEARNING CENTER 2","legalName":"UMMIS LEARNING CENTER 2","address":"350 W QUEEN LN","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2026-01-09","latestIssueDate":"2026-01-09","expirationDate":"2027-01-08","inactiveDate":null}],"licenseActivity":[{"number":"0997137","type":"Food Preparing and Serving","businessName":"UMMIS LEARNING CENTER 2","legalName":"UMMIS LEARNING CENTER 2","issuedDate":"2026-01-09","latestIssueDate":"2026-01-09","closureDate":null,"expirationDate":"2027-01-08","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"0986273","type":"Rental","businessName":"S&E MANAGEMENT LLC","legalName":"S&E MANAGEMENT LLC","issuedDate":"2025-08-14","latestIssueDate":"2025-08-14","closureDate":null,"expirationDate":"2026-08-13","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"924613","type":"Rental","businessName":"MOK REALTY LLC","legalName":"MOK REALTY LLC","issuedDate":"2023-05-25","latestIssueDate":"2023-05-25","closureDate":"2024-07-23","expirationDate":"2024-05-24","inactiveDate":"2024-07-23","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"746876","type":"Rental","businessName":"MOK REALTY","legalName":"MOK REALTY","issuedDate":"2017-07-27","latestIssueDate":"2017-07-27","closureDate":"2018-09-24","expirationDate":"2018-07-26","inactiveDate":"2018-09-24","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","units":2,"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":["$1,298 appeared in the City's June 2022 delinquency snapshot","a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2021, 2022, 2023"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 6 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2024","permit activity in 2024, 2025, 2026"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #39040: Closed · Withdrawn; related permit 1003053. The history also contains “NEW USE OCCUPIED PRIOR TO CO.”","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":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$1,298.09 was recorded in the City’s 2022-06 delinquency snapshot for 2019–2021.","why":"That is historical evidence, not today’s amount due. A current exemption, payment, credit, or assistance agreement can coexist with an older snapshot row.","action":"Check period balances and request a dated Property Payoff statement for settlement.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"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":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1900 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"17 failed, 5 passed, and 5 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Sep 28, 2023.","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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 27 historical violations across 10 cases.","why":"A closed case is materially better than an open one, but it does not by itself prove that every altered use, unit, or concealed condition matches today’s approvals.","action":"Use the closed cases to target the inspection and occupancy-file review.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Jun 30, 2027","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"}]}