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ORIGINAL: FOR INTERIOR RENOVATIONS THROUGHOUT THE BUILDING FOR USE AS A VACANT COMMERCIAL SPACE ON THE FIRST FLOOR WITH TWO FAMILY DWELLING FROM THE FIRST THROUGH SECOND FLOOR LEVEL. BASEMENT FOR USE AS UTILITIES. ALTERATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS, PROVIDE FINISHES/FURNISHING AND ACCESSIBILITY IMPROVEMENTS (PLATFORM LIFT). SEPARATE PERMIT REQUIRED FOR FITOUT AND CERTIFICATE OF OCCUPANCY FOR COMMERCIAL SPACE ON THE FIRST FLOOR LEVEL. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."},{"number":"1021155","date":"2019-11-22","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2019-11-22","scope":"FOR THE CHANGE IN USE OF A BUILDING FOR USE AS A VACANT COMMERCIAL SPACE ON THE GROUND FLOOR LEVEL WITH A TWO FAMILY HOUSEHOLD LIVING ABOVE.SIZE AND LOCATION AS SHOWN PER APPLICATION/PLAN."},{"number":"1047275-RI","date":"2020-02-05","work":"Rough-In","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-06-24","scope":"INSTALL 1 400AMP METER BOX (4 METES), NEW PANELS NEW GROUNDING SYSTEM PER 2017 NEC NEW LIGHTS, OUTLETS, SWITCHES AND SMOKE AND CO2 DETECTOR AND FIRE ALARM PER NFPA 72 (WEST DIST) INSTALL 1 400AMP METER BOX (4 METES), NEW PANELS NEW GROUNDING SYSTEM PER 2017 NEC NEW LIGHTS, OUTLETS, SWITCHES AND SMOKE AND CO2 DETECTOR AND FIRE ALARM PER NFPA 72 (WEST DIST)"},{"number":"1047290-RI","date":"2020-02-05","work":"Rough-In","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2020-03-17","scope":"RUN NEW WATER LINE. INSTALL NEW TUB NEW DRAIN LINES. INSTALL WATER HEATER AND WSSHER BOX PER 2004 PHILA PLUMBING CODE"},{"number":"1056484","date":"2020-05-07","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-06-01","scope":"FOR THE INSTALLATION OF A NEW HVAC SYSTEM INCLUDING TWO (2) HIGH EFFICIENT HVAC UNIT WITHREGISTERS AND DIFFUSERS AND ASSOCIATED DUCT WORK AS PER PLANS. -90% UNIT, 60,000 BTUS, 1.5 TON CONDENSERS."},{"number":"1047275","date":"2020-07-01","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-04-07","scope":"INSTALL NEW 400 AMP SERVICE, 4 GANG METER BANK, NEW PANELS AND FEEDERS, NEW GROUNDING REWIRE COMMERCIAL SPACE AND (2) APARTMENTS NEW LIGHTS, SWITCHES, RECEPTACLES AND SMOKE ALARMS AS PER THE 2017 NEC. (WEST DIST)."},{"number":"FP-2020-000963","date":"2020-07-13","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Expired","completedDate":"2023-04-27","scope":"FOR THE INSTALLATION OF A TWO (2) INCH FIRE SERVICE LINE, BACKFLOW PREVENTER FOR AUTOMATIC FIRE SUPPRESSION SYSTEM AS PER NFPA 13. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/HYDRAULIC CALCULATIONS."},{"number":"PP-2021-014534","date":"2021-08-16","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-11-23","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."}],"storyTag":"New construction","storyDelta":1.79,"timeline":[{"y":2019,"k":"sale","p":160000},{"y":2019,"k":"permit","w":"Addition and/or Alteration"},{"y":2019,"k":"permit","w":"Use"},{"y":2020,"k":"permit","w":"Rough-In"},{"y":2020,"k":"permit","w":"Rough-In"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"viol","w":"2 L&I violations"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"insp","w":"L&I: 1 failed, 2 passed"},{"y":2021,"k":"permit","w":"Alterations"},{"y":2021,"k":"sale","p":310000}],"rented":true,"licenses":[{"number":"883077","type":"Rental","status":"Active","businessName":"Reinaldo Rosas","legalName":"Reinaldo Rosas","address":"719 S 52ND ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2021-12-10","latestIssueDate":"2026-02-04","expirationDate":"2026-12-09","inactiveDate":null}],"licenseActivity":[{"number":"883077","type":"Rental","businessName":"Reinaldo Rosas","legalName":"Reinaldo Rosas","issuedDate":"2021-12-10","latestIssueDate":"2026-02-04","closureDate":null,"expirationDate":"2026-12-09","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-28","units":2,"signals":[{"kind":"post-purchase-work","level":"watch","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 1 permit event matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2021","permit activity in 2021"],"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":"Use permit #1021155: 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. 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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":"Fire Alarm Certification: Certified through Jul 22, 2025; Sprinkler Certification: Certified through Feb 5, 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":"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":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1925 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":"11 failed, 4 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Aug 26, 2020.","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/"}],"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"}]}