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PERMIT","status":"COMPLETED","completedDate":"2013-07-24","scope":"CLEAN OUT ENTIRE BUILDING, REMOVE ALL KITCHENS AND BATH FIXTURES AND APPLIANCES, PULL UP OLD RUGS AND WEAK FLOOR AREAS, REMOVE OLD WOOD FROM WINDOW BOX AREAS, EXPOSE CEILINGS JOISTS ON FIRST AND SECOND LEVEL TO INSTALL FIRE PROOF SHEET =ROCK, EXPOSE EXTEIOR WALL FRAMING AND INSULATE"},{"number":"464066","date":"2013-04-10","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2013-04-11","scope":"INSTALL NEW MODIFIED RUBBER TO ENTIRE SURFACE AND PARTY WALLS.INSTALL NEW FLASING WHERE MISSING AND DOWNSPOUTS."},{"number":"462915","date":"2013-04-18","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2013-04-18","scope":"FOR VACANT COMMERCIAL SPACE LOCATED AT THE FIRST FLOOR FRONT (USE REGISTRATION PERMIT REQUIRED PRIOR TO OCCUPANCY) IN THE SAME BUILDING WITH EXISTING SIX (6) DWELLING UNITS."},{"number":"457098","date":"2013-04-23","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2013-10-09","scope":"INTERIOR/ EXTERIOR ALTERATIONS (LEVEL III) TO INCLUDE THE FOLLOWING WORK: ADA ACCESSIBLE RAMP WITH FOUNDATION WORK, FIRE RESISTANCE RATED EXIT ENCLOSURE, FIRE RATED DOORS, SHEETROCK THROUGHOUT, RE-INSULATE BUILDING ENVELOPE, WINDOWS, AND UPGRADES TO FINISHES. EXISTING WINDOW OPENINGS TO REMAIN. USE REGISTRATION PERMIT AND CERTIFICATE OCCUPANCY REQUIRED PRIOR TO OCCUPANCY OF 1ST FLOOR COMMERCIAL SPACE.**ENTIRE BUILDING TO BE FULLY SPRINKLERED** SEPARATE PERMIT REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING, AND FIRE SUPPRESSION WORK."},{"number":"470347","date":"2013-05-09","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2013-07-24","scope":"CURB TRAP - MAIN HOUSE DRAIN - 2\" SPRINLKLER SERVICE - 1\" WATER SERVICE"},{"number":"470260","date":"2013-06-11","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2013-12-24","scope":"INSTALL 600AMPS SERVICE, INSTALL FIRE ALARM, WIRE APARTMENTS AS PER 2008 NEC & NPFA 72 (MIXED USE)"},{"number":"469701","date":"2013-06-25","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2013-10-09","scope":"INSTALLATION OF FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 13 & 13R THROUGHOUT THE THREE STORY BUILDING AND A NEW BACKFLOW SYSTEM AS PER PLAN."},{"number":"478694","date":"2013-06-25","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2013-10-09","scope":"7 TOILETS,6 TUBS,7 LAV,6 KS (6FD)"},{"number":"ZP-2022-013958","date":"2023-02-07","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Cancelled","completedDate":"2023-03-31","scope":"Retail Sales - Building Supplies and Equipment"},{"number":"ZP-2023-003477","date":"2023-03-30","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Vehicle Equipment and Supplies Sales and Rentals"},{"number":"ZP-2023-008666","date":null,"work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Refused","completedDate":"2024-10-02","scope":null}],"storyTag":"Improved","storyDelta":0.05,"timeline":[{"y":2013,"k":"permit","w":"Plumbing"},{"y":2017,"k":"viol","w":"4 L&I violations"},{"y":2021,"k":"viol","w":"L&I violation"},{"y":2022,"k":"viol","w":"7 L&I violations"},{"y":2022,"k":"insp","w":"L&I: 12 failed, 1 passed"},{"y":2023,"k":"permit","w":"Change of Use"},{"y":2023,"k":"permit","w":"Change of Use"},{"y":2023,"k":"viol","w":"4 L&I violations"},{"y":2023,"k":"insp","w":"L&I: 4 failed, 1 passed"},{"y":2024,"k":"insp","w":"Inspection failed ×3"},{"y":2024,"k":"appeal","w":"Appeal complete"},{"y":2025,"k":"insp","w":"Inspection passed"}],"rented":false,"licenses":[{"number":"259384","type":"Rental","status":"Inactive","businessName":"TOJMARK ENTERPRISES","legalName":"TOJMARK ENTERPRISES","address":"4864 LANCASTER AVE","revenueCode":"3202","rentalCategory":null,"units":6,"issuedDate":"2003-09-16","latestIssueDate":"2003-09-16","expirationDate":"2004-02-29","inactiveDate":"2006-01-11"},{"number":"351795","type":"Rental","status":"Inactive","businessName":"BRENDALYN COLLINS","legalName":"BRENDALYN COLLINS","address":"4864 LANCASTER AVE","revenueCode":"3202","rentalCategory":null,"units":6,"issuedDate":"2006-01-11","latestIssueDate":"2010-04-05","expirationDate":"2011-02-28","inactiveDate":"2010-08-11"},{"number":"605723","type":"Rental","status":"Inactive","businessName":"DREAMCHASERS LLC","legalName":"DREAMCHASERS LLC","address":"4864 LANCASTER AVE","revenueCode":"3202","rentalCategory":null,"units":6,"issuedDate":"2013-09-23","latestIssueDate":"2013-09-23","expirationDate":"2014-02-28","inactiveDate":null}],"licenseActivity":[{"number":"605723","type":"Rental","businessName":"DREAMCHASERS LLC","legalName":"DREAMCHASERS LLC","issuedDate":"2013-09-23","latestIssueDate":"2013-09-23","closureDate":"2014-02-28","expirationDate":"2014-02-28","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"351795","type":"Rental","businessName":"BRENDALYN COLLINS","legalName":"BRENDALYN COLLINS","issuedDate":"2006-01-11","latestIssueDate":"2010-04-05","closureDate":"2010-08-11","expirationDate":"2011-02-28","inactiveDate":"2010-08-11","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"259384","type":"Rental","businessName":"TOJMARK ENTERPRISES","legalName":"TOJMARK ENTERPRISES","issuedDate":"2003-09-16","latestIssueDate":"2003-09-16","closureDate":"2006-01-11","expirationDate":"2004-02-29","inactiveDate":"2006-01-11","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-27","signals":[{"kind":"record-pressure","level":"strong","title":"Records to verify together","summary":"Several independent, separately dated records stack up here and deserve prompt verification.","evidence":["6 open L&I violations","$23,276 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, 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":["2 permit events since 2023","1 zoning/board appeal 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":"Use permit #462915: COMPLETED. 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":"2 permits not marked completed: ZP-2022-013958 (Cancelled), ZP-2023-008666 (Refused).","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":"6 open L&I violations","finding":"67 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":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$23,275.69 was recorded in the City’s 2022-06 delinquency snapshot for 2017–2021.","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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"53 failed, 13 passed, and 14 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Mar 20, 2025.","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":"4 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":"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/"}]}