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EACH HVAC UNIT TO BE SELF-CONTAINED WITHIN EACH DWELLING UNIT. NO PENETRATIONS OF RATED ASSEMBLIES. (Remove existing water source heat pump and replace due to excessive leaking)."},{"number":"CP-2024-006224","date":"2024-12-31","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-02-26","scope":"FOR LEVEL II ALTERATION TO THE EXISTING OFFICE SPACE ON THE 6TH FLOOR AS PER APPROVED PLANS. BUILDING IS FULLY SPRINKLERED. SEPARETE PERMITS REQUIRED FOR MEP & FP WORK. ASBESTOS REMEDIATION REQUIRED PRIOR TO START OF OTHER WORK."},{"number":"PP-2024-016909","date":"2025-01-03","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-02-26","scope":"New fixtures with piping to include 4 water closets, 4 lavatories, 1 kitchen sink, and 1 Other (dishwasher). All work per 2018 PPC."},{"number":"EP-2024-011945","date":"2025-01-04","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-02-26","scope":"Supply and install power and lighting circuits and fixtures for new bathrooms and minor office renovations. All work to comply with 2017 NEC."},{"number":"FP-2025-000087","date":"2025-01-14","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-02-26","scope":"EZ PERMIT SPRINKLER RELOCATION (NFPA 13)- For the Relocation of Sprinkler Heads as per attached standards. Deviations from these standards require submission of construction and site plans. RELOCATE (5) SPRINKLER HEADS ON THE 6TH FLOOR AS PER CODE"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2020,"k":"permit","w":"Amend for conversion"},{"y":2020,"k":"permit","w":"Amend for conversion"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"Addition and/or Alterations"},{"y":2021,"k":"permit","w":"Addition and/or Alterations"},{"y":2023,"k":"viol","w":"L&I violation"},{"y":2023,"k":"insp","w":"Inspection failed ×4"},{"y":2024,"k":"insp","w":"Inspection failed"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"}],"rented":false,"licenses":[{"number":"446481","type":"Monthly Small Games of Chance","status":"Inactive","businessName":"AMERICAN CANCER SOCIETY","legalName":"AMERICAN CANCER SOCIETY","address":"1624-28 LOCUST ST","revenueCode":"3844","rentalCategory":null,"units":null,"issuedDate":"2008-05-23","latestIssueDate":"2008-05-23","expirationDate":"2008-10-31","inactiveDate":"2008-09-22"},{"number":"522778","type":"Dumpster License - Private Property","status":"Active","businessName":"AMERICAN CANCER SOCIETY","legalName":"AMERICAN CANCER SOCIETY","address":"1624-28 LOCUST ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2011-01-06","latestIssueDate":"2013-08-03","expirationDate":null,"inactiveDate":null},{"number":"885614","type":"Residential Property Wholesaler","status":"Inactive","businessName":"DELIBERATE PROPERTY SOLUTIONS LLC","legalName":"DELIBERATE PROPERTY SOLUTIONS LLC","address":"1624-28 LOCUST ST","revenueCode":"3221","rentalCategory":null,"units":null,"issuedDate":"2022-01-19","latestIssueDate":"2022-01-19","expirationDate":"2023-01-18","inactiveDate":"2023-03-19"}],"licenseActivity":[{"number":"885614","type":"Residential Property Wholesaler","businessName":"DELIBERATE PROPERTY SOLUTIONS LLC","legalName":"DELIBERATE PROPERTY SOLUTIONS LLC","issuedDate":"2022-01-19","latestIssueDate":"2022-01-19","closureDate":"2023-03-19","expirationDate":"2023-01-18","inactiveDate":"2023-03-19","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"522778","type":"Dumpster License - Private Property","businessName":"AMERICAN CANCER SOCIETY","legalName":"AMERICAN CANCER SOCIETY","issuedDate":"2011-01-06","latestIssueDate":"2013-08-03","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"446481","type":"Monthly Small Games of Chance","businessName":"AMERICAN CANCER SOCIETY","legalName":"AMERICAN CANCER SOCIETY","issuedDate":"2008-05-23","latestIssueDate":"2008-05-23","closureDate":"2008-09-22","expirationDate":"2008-10-31","inactiveDate":"2008-09-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","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 open L&I violation","$287,714 appeared in the City's June 2022 delinquency snapshot","failed L&I inspection activity in 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":["4 permit events 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 #969738: 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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"4 permits not marked completed: 177869 (EXPIRED), 493606 (EXPIRED), 1016825 (Expired), 1051485 (Expired). At least one row also carries a completion date, so the City fields conflict.","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":"1 open L&I violation","finding":"8 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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through May 28, 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":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$287,713.56 was recorded in the City’s 2022-06 delinquency snapshot for 2020–2021.","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":"10 failed, 5 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Mar 1, 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":"Monthly Small Games of Chance #446481: Inactive since Sep 22, 2008; Residential Property Wholesaler #885614: Inactive since Mar 19, 2023","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 commercial. 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/"}]}