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AS PER APPROVED PLANS. *******************SEPARATE PERMITS REQUIRED FOR PLUMBING OR MECHANICAL WORK. *******************************************"},{"number":"ZP-2025-002234","date":null,"work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Refused","completedDate":"2025-09-29","scope":null}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2016,"k":"viol","w":"4 L&I violations"},{"y":2016,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2017,"k":"permit","w":"Suppression"},{"y":2025,"k":"permit","w":"Change of Use"},{"y":2025,"k":"viol","w":"12 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 5 failed, 1 passed"},{"y":2025,"k":"appeal","w":"Appeal withdrawn"},{"y":2025,"k":"appeal","w":"Appeal complete"},{"y":2025,"k":"permit","w":"Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"insp","w":"Inspection passed"}],"rented":false,"licenses":[{"number":"203944","type":"Food Preparing and Serving","status":"Inactive","businessName":"RI QIANG WU (SOUTH GARDEN)","legalName":"RI QIANG WU","address":"220 SOUTH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2003-05-01","latestIssueDate":"2003-05-01","expirationDate":"2004-04-30","inactiveDate":null},{"number":"298177","type":"Handbill Distribution","status":"Inactive","businessName":"RI QIANG WU (SOUTH GARDEN)","legalName":"RI QIANG WU","address":"220 SOUTH ST","revenueCode":"3418","rentalCategory":null,"units":null,"issuedDate":"2003-08-21","latestIssueDate":"2003-08-21","expirationDate":"2004-08-31","inactiveDate":"2011-08-13"},{"number":"207665","type":"Food Preparing and Serving","status":"Inactive","businessName":"CHANG FAFUNG WU BI JUAN (SOUTH GARDEN)","legalName":"CHANG FAFUNG WU BI JUAN","address":"220 SOUTH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2004-12-23","latestIssueDate":"2019-06-21","expirationDate":"2020-04-30","inactiveDate":"2020-06-29"},{"number":"313702","type":"Handbill Distribution","status":"Inactive","businessName":"BI JUAN WU (SOUTH GARDEN)","legalName":"BI JUAN WU","address":"220 SOUTH ST","revenueCode":"3418","rentalCategory":null,"units":null,"issuedDate":"2005-04-14","latestIssueDate":"2017-08-23","expirationDate":"2018-08-31","inactiveDate":"2018-10-30"},{"number":"412134","type":"Rental","status":"Inactive","businessName":"MICHAEL SAMSCHICK","legalName":"MICHAEL SAMSCHICK","address":"220 SOUTH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2007-06-04","latestIssueDate":"2025-02-05","expirationDate":"2026-02-28","inactiveDate":"2026-04-29"},{"number":"566683","type":"Dumpster License - 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Private Property","businessName":"CHANG FAFUNG WU BI JUAN (SOUTH GARDEN)","legalName":"CHANG FAFUNG WU BI JUAN","issuedDate":"2012-06-12","latestIssueDate":"2013-07-27","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"412134","type":"Rental","businessName":"MICHAEL SAMSCHICK","legalName":"MICHAEL SAMSCHICK","issuedDate":"2007-06-04","latestIssueDate":"2025-02-05","closureDate":"2026-04-29","expirationDate":"2026-02-28","inactiveDate":"2026-04-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"313702","type":"Handbill Distribution","businessName":"BI JUAN WU (SOUTH GARDEN)","legalName":"BI JUAN WU","issuedDate":"2005-04-14","latestIssueDate":"2017-08-23","closureDate":"2018-10-30","expirationDate":"2018-08-31","inactiveDate":"2018-10-30","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"207665","type":"Food Preparing and Serving","businessName":"CHANG FAFUNG WU BI JUAN (SOUTH GARDEN)","legalName":"CHANG FAFUNG WU BI JUAN","issuedDate":"2004-12-23","latestIssueDate":"2019-06-21","closureDate":"2020-06-29","expirationDate":"2020-04-30","inactiveDate":"2020-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"298177","type":"Handbill Distribution","businessName":"RI QIANG WU (SOUTH GARDEN)","legalName":"RI QIANG WU","issuedDate":"2003-08-21","latestIssueDate":"2003-08-21","closureDate":"2011-08-13","expirationDate":"2004-08-31","inactiveDate":"2011-08-13","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"203944","type":"Food Preparing and Serving","businessName":"RI QIANG WU (SOUTH GARDEN)","legalName":"RI QIANG WU","issuedDate":"2003-05-01","latestIssueDate":"2003-05-01","closureDate":"2004-04-30","expirationDate":"2004-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"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":["4 permit events since 2023","2 zoning/board appeals 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":"Appeal #ZP-2025-002234: Dismissed / Withdrawn · Withdrawn; related permit ZP-2025-002234. 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":"1 permit not marked completed: ZP-2025-002234 (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":"mixed-use","level":"verify","title":"Residential and business space run on separate compliance tracks","finding":"OPA classifies this parcel as mixed-use.","why":"The zoning/use and occupancy file must cover the actual residential and commercial spaces. Dwelling units can require Rental Licenses and lead compliance; the operator can separately need an Activity License and sector license; installed fire systems can require annual certification.","action":"Match every dwelling and business use to the zoning permit, CO, current operator licenses, and life-safety filings.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"rental-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as mixed-use; no active Rental License row matched.","why":"A multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.","action":"Confirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.","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":"11 failed, 9 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on May 13, 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Preparing and Serving #203944: Inactive; Handbill Distribution #298177: Inactive since Aug 13, 2011; Food Preparing and Serving #207665: Inactive since Jun 29, 2020; Handbill Distribution #313702: Inactive since Oct 30, 2018","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 mixed-use. 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 25 historical violations across 7 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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Oct 30, 2026; Sprinkler Certification: Certified through Aug 20, 2026; Emergency and Standby Power Systems Certification: Certified through Oct 9, 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":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"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/"}]}