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W THOMPSON ST, PHILADELPHIA PA, 19121","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR A FOUR (4) FAMILY DWELLING WITHIN AN EXISTING ATTACHED STRUCTURE.","status":"CLOSED","outcome":"Granted with 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PERMIT","status":"COMPLETED","completedDate":"2013-11-14","scope":"USE CHANGE FROM VACANT TO, CELLAR TO BE (2) APTS, FIRST FL. TO BE (2) APTS, 2ND FL (1) APT AND THIRD FLOOR (1) APT."},{"number":"511155","date":"2014-03-07","work":"Zoning admin review","type":"ZP_ADMIN","description":"ZONING ADMIN REVIEW","status":"COMPLETED","completedDate":"2014-03-07","scope":"TO AMEND PERMIT # 446096, FOR THE COMPLETE DEMOLITION OF AN EXISTING STRUCTURE AND FOR THE ERECTION OF AN ATTACHED STRUCTURE FOR USE AS A FOUR (4) FAMILY DWELLING."},{"number":"520994","date":"2014-03-07","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2014-03-07","scope":"FOR THE COMPLETE DEMOLITION OF AN EXISTING STRUCTURE AND FOR THE ERECTION OF AN ATTACHED STRUCTURE FOR USE AS A FOUR (4) FAMILY DWELLING. FOR THE COMPLETE DEMOLITION OF AN EXISTING STRUCTURE AND FOR THE ERECTION OF AN ATTACHED STRUCTURE FOR USE AS A FOUR (4) FAMILY DWELLING."},{"number":"537360","date":"2014-06-17","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2014-08-08","scope":"COMPLETE DEMOLITION OF AN EXISTING THREE (3) STORY STRUCTURE. ASBESTOS ABATEMENT REQUIRED PRIOR TO COMMENCEMENT OF WORK. ACTIVE PHILADELPHIA STREETS DEPARTMENT SIDEWALK CLOSURE PERMIT REQUIRED THROUGHOUT DEMOLITION . CONTRACTOR RESPONSIBLE FOR FULL COMPLIANCE WITH CODE BULLETIN NO. B-1302 DEMOLITION STANDARDS AND ACTIVITY CONTROLS."},{"number":"536038","date":"2014-08-19","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2015-04-09","scope":"FOR THE ERECTION OF A THREE (3) STORY ATTACHED FOUR (4) FAMILY DWELLING AS PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED. **SEPARATE PERMITS REQUIRED FOR MEP & FIRE SUPPRESSION**"},{"number":"561830","date":"2014-10-02","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2015-04-08","scope":"FOR THE INSTALLATION OF AN AUTOMATIC SPRINKLER SYSTEM W. TWO (2) INCH FIRE SERVICE LINE & BACKFLOW PREVENTION (BFP) ASSEMBLY TO SERVE A THREE (3) STORY ABOVE GRADE PLANE, W. BASEMENT, MULTI-FAMILY BUILDING. AUTOMATIC SPRINKLER SYSTEM INSTALLATION IN ACCORDANCE WITH NFPA 13R."},{"number":"565957","date":"2014-10-03","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-04-08","scope":"NEW CONSTRUCTION 26 FIXTURES WITH PIPING AS PER PLANS"},{"number":"566660","date":"2014-10-07","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-04-06","scope":"5 LATERAL,CT,FAI AND WATER SERVICE PA20142722562 (SFD)"},{"number":"576898","date":"2014-12-01","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2015-04-06","scope":"HVAC-4 UNITS AND ALL REQUIRED DUCT WORK, ALL DUCT WORK WILL BE IN EACH UNIT"},{"number":"567445","date":"2015-02-09","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2016-04-14","scope":"COMPLETE NEW WIRING THROUGHOUT,LOW VOLTAGE WIRING,RG6 & CAT5E LESS THAN 300' HARDWIRED SMOKES W/12V BATTERY BACK UP,300AMP SERVICE (5)100AMP SUB PANEL & FA SYSTEM PER 2008 NEC & NFPA 72(MULTI FAMILY)"}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2014,"k":"viol","w":"6 L&I violations"},{"y":2014,"k":"insp","w":"Inspection failed"},{"y":2014,"k":"demo"},{"y":2014,"k":"permit","w":"New construction"},{"y":2014,"k":"permit","w":"Suppression"},{"y":2014,"k":"permit","w":"Plumbing"},{"y":2014,"k":"permit","w":"Plumbing"},{"y":2014,"k":"permit","w":"Mechanical"},{"y":2015,"k":"permit","w":"Electrical"},{"y":2021,"k":"sale","p":815000},{"y":2024,"k":"viol","w":"5 L&I violations"},{"y":2024,"k":"insp","w":"L&I: 2 failed, 1 passed"}],"rented":false,"licenses":[{"number":"671586","type":"Rental","status":"Inactive","businessName":"FM REP LLC","legalName":"FM REP LLC","address":"2400 W THOMPSON ST","revenueCode":"3202","rentalCategory":null,"units":4,"issuedDate":"2015-07-17","latestIssueDate":"2021-07-19","expirationDate":"2022-07-31","inactiveDate":"2022-09-29"},{"number":"855185","type":"Vendor - Motor Vehicle Sales","status":"Closed","businessName":"Ray's Reusables LLC","legalName":"Ray's Reusables LLC","address":"2400 W THOMPSON ST","revenueCode":"3279","rentalCategory":null,"units":null,"issuedDate":"2020-11-09","latestIssueDate":"2022-12-14","expirationDate":"2023-11-08","inactiveDate":null},{"number":"889412","type":"Rental","status":"Revoked","businessName":"Saajan Patel","legalName":"Saajan Patel","address":"2400 W THOMPSON ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":4,"issuedDate":"2022-03-10","latestIssueDate":"2025-04-09","expirationDate":"2026-03-09","inactiveDate":null}],"licenseActivity":[{"number":"889412","type":"Rental","businessName":"Saajan Patel","legalName":"Saajan Patel","issuedDate":"2022-03-10","latestIssueDate":"2025-04-09","closureDate":"2026-03-09","expirationDate":"2026-03-09","inactiveDate":null,"status":"Revoked","statusLabel":"Revoked","active":false},{"number":"855185","type":"Vendor - Motor Vehicle Sales","businessName":"Ray's Reusables LLC","legalName":"Ray's Reusables LLC","issuedDate":"2020-11-09","latestIssueDate":"2022-12-14","closureDate":"2023-11-08","expirationDate":"2023-11-08","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false},{"number":"671586","type":"Rental","businessName":"FM REP LLC","legalName":"FM REP LLC","issuedDate":"2015-07-17","latestIssueDate":"2021-07-19","closureDate":"2022-09-29","expirationDate":"2022-07-31","inactiveDate":"2022-09-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-29","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #19815: CLOSED · Granted with conditions; related permit 446096. Use permit #446096: 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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 16 historical violations across 5 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":"rental-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as multi-family; 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":"7 failed, 1 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jun 13, 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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"2 fire/suppression-related permits matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vendor - Motor Vehicle Sales #855185: Closed","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 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"}]}