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Deviations from this standard will result in permit revocation and require submission of construction plans."},{"number":"978454","date":"2019-08-15","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2019-08-15","scope":"PROPOSED USE CHANGE OF EXISTING SOLE PRACTITIONER MEDICAL OFFICE TO INCLUDE BASEMENT ACCESSORY FOOD SERVICE KITCHEN TO THE MAIN USE IN RESPOSE TO VIOLATION #679937."},{"number":"978453","date":"2019-08-15","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2026-01-30","scope":"TO COMPLY VIOLATIONS #679937 AND #684824 WITH ALTERATIONS TO PROVIDE INTERIOR PARTITION WALLS, EXTERIOR ACCESSIBLE RAMP INSTALLATION, RATED SHAFTWALL ENCLOSURES, NEW RESTROOM INSTALLATIONS, AND FLOOR/CEILING/WALL FINISHING. (IEBC 2018, CHANGE IN OCCUPANCY CLASSIFICATION, EQUAL/LESSER HAZARD) **SEPARATE PERMIT REQ'D FOR ELECTRICAL, PLUMBING, AND MECHANICAL ALTERATIONS AS APPLICABLE.** [NO COMMERCIAL COOKING ON THE PREMISES.]"},{"number":"1012877","date":"2019-09-23","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-06-30","scope":"TEMP SERVICE FOR TRAILER USED FOR RESTROOMS AS PER 2017 NEC"},{"number":"1018686","date":"2019-11-22","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"MAKE NECESSARY REPAIRS TO GROUNDING, NEW 320AMP SINGLE PHASE SERVICE.EMERGENCY LIGHTING,1-200AMP PANEL,1-100AMP PANEL,60 LIGHTS AND 60 RECEPTALCES PER 2017 NEC (OFFICE SPACE) **SEPARATE PERMIT REQ'D FOR ANY FIRE ALARM WORK** Wp GFI at HVAC LOCATION 230.2(D), PLACARDS PER 230.2(D) '17 NEC."},{"number":"1018695","date":"2019-12-12","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Expired","completedDate":"2022-08-16","scope":"FOR THE INSTALLATION OF AN HVAC MECHANICAL SYSTEM TO INCLUDE CONDENSING UNITS, HEAT PUMPS, DIFFUSERS/REGISTERS/GRILLES, AND ASSOCIATED DUCTWORK. APPLIANCE TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. 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":"1018682","date":"2020-03-03","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2022-05-11","scope":"2 LAVS,2 WC,10 SINKS AND 1 HOT WATER HEATER IN ACCORDANCE TO THE 2004 PHILADELPHIA PLUMBING CODE"},{"number":"ZP-2024-001256","date":"2024-02-09","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Personal Services"},{"number":"PP-2024-013880","date":"2024-10-04","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-10-08","scope":"Emergency replacement of defective water distribution piping from curb box to water meter."},{"number":"ZP-2024-002280","date":null,"work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Refused","completedDate":"2025-01-22","scope":null}],"storyTag":"New construction","storyDelta":0.19,"timeline":[{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"Alterations"},{"y":2022,"k":"viol","w":"20 L&I violations"},{"y":2022,"k":"insp","w":"L&I: 3 failed, 1 passed"},{"y":2024,"k":"permit","w":"Change of Use"},{"y":2024,"k":"insp","w":"Inspection passed"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2025,"k":"appeal","w":"Appeal denied"},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2025,"k":"insp","w":"Inspection failed"},{"y":2026,"k":"insp","w":"Inspection passed"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-25","signals":[{"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":"building-certifications","level":"urgent","title":"A life-safety certification is deficient","finding":"Fire Alarm Certification: Deficient; Emergency and Standby Power Systems Certification: Certified through Jun 10, 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":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #ZP-2024-002280: Completed · Denied; related permit ZP-2024-002280. Use permit #575482: COMPLETED. The history also contains “PERM Z- 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":"6 permits not marked completed: 935206 (Expired), 978453 (Expired), 1018686 (Issued), 1018695 (Expired), 1018682 (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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"11 failed, 6 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jan 21, 2026.","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":"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/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 37 historical violations across 8 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/"}]}