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SIZE AND LOCATION AS SHOWN ON APPLICATION. FOR USE AS VACANT COMMERCIAL SPACE (USE REGISTRATION PERMIT ON THE 1ST FLOOR) AND MULTI-FAMILY HOUSEHOLD LIVING (THREE (3) DWELLING UNITS) ABOVE. N","status":"CLOSED","outcome":"Granted with conditions","date":"2014-10-21","number":"23018","relatedPermit":"529775"},{"type":"Building standards appeal","grounds":"ON 11/11/2015, THE DEPARTMENT OF LICENSES AND INSPECTIONS ISSUED A NOTICE OF REFUSAL FOR APPLICATIONS #638995.","status":"CLOSED","outcome":"APPROVED","date":"2016-02-16","number":"26816","relatedPermit":"638995"},{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT For a business and professional office on first floor front and for a seven (7) family (multi-family) household living in first floor rear and above.","status":"Completed","outcome":"Denied","date":"2023-09-26","number":"ZP-2022-012015","relatedPermit":"ZP-2022-012015"},{"type":"ZBA Permit Denial - Variance","grounds":"Permit for uses, Business & professional and Multi-Family (Seven (7) Dwelling units) Household Living, in an existing attached structure. \nMust contain a use other than residential and other than parking along 100% of the ground floor front","status":"Prepare Meeting","outcome":"Continued","date":"2026-05-05","number":"ZP-2025-004692","relatedPermit":"ZP-2025-004692"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":9300,"taxable":9300,"land":9300,"improvement":0,"taxableLand":9300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":9300,"taxable":9300,"land":9300,"improvement":0,"taxableLand":9300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":9300,"taxable":9300,"land":9300,"improvement":0,"taxableLand":9300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":9300,"taxable":9300,"land":9300,"improvement":0,"taxableLand":9300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":9300,"taxable":9300,"land":9300,"improvement":0,"taxableLand":9300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":9300,"taxable":9300,"land":9300,"improvement":0,"taxableLand":9300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":9300,"taxable":9300,"land":9300,"improvement":0,"taxableLand":9300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":9300,"taxable":9300,"land":9300,"improvement":0,"taxableLand":9300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":9300,"taxable":9300,"land":9300,"improvement":0,"taxableLand":9300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":253300,"taxable":253300,"land":253300,"improvement":0,"taxableLand":253300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":253300,"taxable":253300,"land":253300,"improvement":0,"taxableLand":253300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":253300,"taxable":253300,"land":253300,"improvement":0,"taxableLand":253300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0}],"taxNow":3546,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"529775","date":"2016-03-29","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2016-03-29","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE. SIZE AND LOCATION AS SHOWN ON APPLICATION. FOR USE AS VACANT COMMERCIAL SPACE (USE REGISTRATION PERMIT ON THE 1ST FLOOR) AND MULTI-FAMILY HOUSEHOLD LIVING (THREE (3) DWELLING UNITS) ABOVE. NO SIGNS ON APPLICATION."},{"number":"638995","date":"2016-03-29","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2016-12-16","scope":"FOR THE ERECTION OF A FOUR-STORY ATTACHED STRUCTURE WITH VACANT COMMERCIAL SPACE ON FIRST FLOOR AND THREE (3) DWELLING UNITS ABOVE. BUILDING SHALL BE FULLY SPRINKLERED THROUGHOUT IN ACCORDANCE WITH NFPA 13 STANDARDS (SEE PROVISO). SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING, AND FIRE SUPPRESSION SYSTEMS. PERMIT TO COMPLY WITH BBS VARIANCE AND PROVISOS (CASE NO. 26816)."},{"number":"681980","date":"2016-05-05","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-12-09","scope":"NEW CONSTRUCTION: INERIOR PLUMBING FOR A 4 STORY BUILDING WITH 3 DWELLING UNITS AND 1 COMMERCIAL SPACE ON THE FIRST FLOOR. THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"684872","date":"2016-05-11","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2016-12-16","scope":"INSTALL 1-FIRE PANEL, 4-HORN, STROBES, 1- STROBE, 9-HORN IN APARTMENT, 2- PULL STATION, 1- SMOKE, TIE IN PANEL TO SPRINKLER AS PER NFPA72 (NORTH DISTRICT)"},{"number":"707806","date":"2016-07-25","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2016-12-16","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM WITH 2\" FIRE SERVICE AND 2\" WILKINS 350XL BACKFLOW PREVENTION ASSEMBLY IN ACCORDANCE WITH NFPA 13 THROUGHOUT THE ENTIRE BUILDING. ALL WORK SHALL COMPLY WITH THE APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"710302","date":"2016-07-26","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-12-09","scope":"INSTALLING 1.5 WATER SERVICE,CURB TRAP,FAI,LATERAL AND MAIN DRAIN (MIXED USE)SELF CERTIFICATION'S ARE NO LONGER PERMITTED\",\"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FT IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"704028","date":"2016-08-02","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2016-12-16","scope":"ELECTRICAL CONSTRUCTION FOR A NEW (4)STORY MIXED-USE STRUCTURE (VACANT COMMERCIAL & 3-FAMILY) - 400 AMP MAIN SYSTEM NEW WIRING BY 2008 NEC INCLUDE OUTLETS SWITCHES LIGHTS SMOKE DETECTORS PER THE APPROVED PLANS - NOTE: FIRE ALARM AND TELECOM/DATA \"BY OTHERS\" (SEPARATE PERMITS REQUIRED)"},{"number":"ZP-2025-004692","date":null,"work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Denied","completedDate":null,"scope":"Office - Business and Professional; Residential - Household Living - Multi-Family"},{"number":"ZP-2022-012015","date":null,"work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Refused","completedDate":"2023-10-11","scope":null}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2016,"k":"appeal","w":"Appeal approved"},{"y":2016,"k":"permit","w":"Zoning/use"},{"y":2016,"k":"permit","w":"New construction"},{"y":2016,"k":"permit","w":"Plumbing"},{"y":2016,"k":"permit","w":"Electrical"},{"y":2016,"k":"permit","w":"Suppression"},{"y":2016,"k":"permit","w":"Plumbing"},{"y":2016,"k":"permit","w":"Electrical"},{"y":2023,"k":"appeal","w":"Appeal denied"},{"y":2024,"k":"viol","w":"7 L&I violations"},{"y":2024,"k":"insp","w":"L&I: 4 failed, 2 passed"},{"y":2026,"k":"appeal","w":"Appeal continued"}],"rented":true,"licenses":[{"number":"578252","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"VLADIMIR CHIOKADZE","legalName":"VLADIMIR CHIOKADZE","address":"1932 CECIL B MOORE AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2012-11-23","latestIssueDate":"2015-04-01","expirationDate":"2016-02-29","inactiveDate":"2016-04-29"},{"number":"751963","type":"Rental","status":"Active","businessName":"88 GROUP LLC","legalName":"88 GROUP LLC","address":"1932 CECIL B MOORE AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":4,"issuedDate":"2017-09-18","latestIssueDate":"2025-09-23","expirationDate":"2026-09-17","inactiveDate":null}],"licenseActivity":[{"number":"751963","type":"Rental","businessName":"88 GROUP LLC","legalName":"88 GROUP LLC","issuedDate":"2017-09-18","latestIssueDate":"2025-09-23","closureDate":null,"expirationDate":"2026-09-17","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"578252","type":"Vacant Residential Property / Lot","businessName":"VLADIMIR CHIOKADZE","legalName":"VLADIMIR CHIOKADZE","issuedDate":"2012-11-23","latestIssueDate":"2015-04-01","closureDate":"2016-04-29","expirationDate":"2016-02-29","inactiveDate":"2016-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","units":4,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 2624% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $9,300 to $253,300","no permit shown in 2024-2026"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #23018: CLOSED · Granted with conditions; related permit 529775. Use permit #529775: 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-2025-004692 (Denied), ZP-2022-012015 (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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Sprinkler Certification: Certified through Oct 24, 2025; Fire Alarm Certification: Certified through Nov 20, 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 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Aug 8, 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #578252: Inactive since Apr 29, 2016","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":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 22 historical violations across 9 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/"}],"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/"}]}