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(IEBC 2018, CHANGE IN OCCUPANCY CLASSIFICATION, EQUAL OR LESSER HAZARD CATEGORY) **SEPARATE PERMITS TO BE REQUIRED FOR PLUMBING, ELECTRICAL, AND MECHANICAL WORK.**"},{"number":"PP-2021-006588","date":"2021-05-26","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-07-22","scope":"Installation of all interior supply and Drain/Waste/Vent pipe to listed fixtured per plans and the 2018 Philadelphia Plumbing Code."},{"number":"EP-2021-005430","date":"2021-05-28","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-06-17","scope":"WIRING TO INCLUDE 3 20 AMP BRANCH CIRCUITS FOR GFCI, RECEPTACLE OUTLETS, SWITCHES AND LIGHTING CONNECTING TO EXISTING 200 AMP PANEL AND SERVICES. ALL NECESSARY BONDING AND GROUNDING AS PER 2017 NEC."},{"number":"AP-2022-004646","date":"2022-07-19","work":"Certificate of Occupancy (CO) (may inclu…","type":"Administrative","description":"Administrative Permit","status":"Completed","completedDate":"2022-09-01","scope":"CERTIFICATE OF OCCUPANCY FOR RETAIL SALES OF FOOD, BEVERAGES, AND GROCERIES AS PER THE APPROVED PLANS. NO WORK THIS PERMIT."},{"number":"ZP-2023-004542","date":"2023-07-11","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Retail Sales - Food, Beverages, and Groceries; Retail Sales - Consumer Goods"},{"number":"ZP-2023-002953","date":"2023-07-20","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2023-10-23","scope":"FOR THE ERECTION OF ONE CABINET WALL SIGN AND ONE PROJECTING SIGN. BOTH SIGNS ARE NON-ILLUMINATED, SIZE AND LOCATION AS SHOWN ON THE PLANS."},{"number":"GP-2023-007900","date":"2023-10-17","work":"Sign","type":"General","description":"General Permit","status":"Completed","completedDate":"2023-10-23","scope":"FOR THE ERECTION OF ONE CABINET WALL SIGN AND ONE PROJECTING SIGN. BOTH SIGNS ARE NON-ILLUMINATED AS PER APPROVED PLANS."},{"number":"GM-2026-002214","date":"2026-03-24","work":"Security Gates","type":"General Permit Minor","description":"General Permit Minor","status":"Issued","completedDate":null,"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."},{"number":"GM-2026-003991","date":"2026-05-15","work":"Security Gates","type":"General Permit Minor","description":"General Permit Minor","status":"Issued","completedDate":null,"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":"Improved","storyDelta":0.24,"timeline":[{"y":2023,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2023,"k":"insp","w":"L&I: 4 failed, 1 passed"},{"y":2023,"k":"permit","w":"Sign"},{"y":2024,"k":"sale","p":630000},{"y":2024,"k":"viol","w":"4 L&I violations"},{"y":2024,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2025,"k":"viol","w":"6 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 4 failed, 2 passed"},{"y":2026,"k":"permit","w":"Security Gates"},{"y":2026,"k":"permit","w":"Security Gates"},{"y":2026,"k":"viol","w":"2 L&I violations"},{"y":2026,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":false,"licenses":[{"number":"276178","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"QUANG PHAM","legalName":"QUANG PHAM","address":"932 SOUTH ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2004-05-03","latestIssueDate":"2004-05-03","expirationDate":"2005-02-28","inactiveDate":"2011-04-04"},{"number":"529444","type":"Rental","status":"Inactive","businessName":"CHO HYUN AE CHO KANG WON","legalName":"CHO HYUN AE CHO KANG WON","address":"932 SOUTH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2011-04-04","latestIssueDate":"2023-02-07","expirationDate":"2024-02-29","inactiveDate":"2024-04-29"},{"number":"591259","type":"Food Preparing and Serving","status":"Inactive","businessName":"KRISTIN LUBSEN (SIP N GLO)","legalName":"KRISTIN LUBSEN","address":"932 SOUTH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2013-04-25","latestIssueDate":"2015-09-17","expirationDate":"2016-04-30","inactiveDate":"2016-06-29"},{"number":"885162","type":"Food Establishment, Retail Permanent Location","status":"Active","businessName":"DAMMAG CONVENIENCE STORE INC  (FADED SMOKE SHOP)","legalName":"DAMMAG CONVENIENCE STORE INC ","address":"932 SOUTH ST","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2022-01-11","latestIssueDate":"2026-01-06","expirationDate":"2027-01-10","inactiveDate":null},{"number":"0960527","type":"Rental","status":"Inactive","businessName":"BASSAM HAMZAH","legalName":"BASSAM HAMZAH","address":"932 SOUTH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2024-09-05","latestIssueDate":"2024-09-05","expirationDate":"2025-09-04","inactiveDate":"2025-11-03"}],"licenseActivity":[{"number":"0960527","type":"Rental","businessName":"BASSAM HAMZAH","legalName":"BASSAM HAMZAH","issuedDate":"2024-09-05","latestIssueDate":"2024-09-05","closureDate":"2025-11-03","expirationDate":"2025-09-04","inactiveDate":"2025-11-03","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"885162","type":"Food Establishment, Retail Permanent Location","businessName":"DAMMAG CONVENIENCE STORE INC  (FADED SMOKE SHOP)","legalName":"DAMMAG CONVENIENCE STORE INC ","issuedDate":"2022-01-11","latestIssueDate":"2026-01-06","closureDate":null,"expirationDate":"2027-01-10","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"591259","type":"Food Preparing and Serving","businessName":"KRISTIN LUBSEN (SIP N GLO)","legalName":"KRISTIN LUBSEN","issuedDate":"2013-04-25","latestIssueDate":"2015-09-17","closureDate":"2016-06-29","expirationDate":"2016-04-30","inactiveDate":"2016-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"529444","type":"Rental","businessName":"CHO HYUN AE CHO KANG WON","legalName":"CHO HYUN AE CHO KANG WON","issuedDate":"2011-04-04","latestIssueDate":"2023-02-07","closureDate":"2024-04-29","expirationDate":"2024-02-29","inactiveDate":"2024-04-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"276178","type":"Vacant Residential Property / Lot","businessName":"QUANG PHAM","legalName":"QUANG PHAM","issuedDate":"2004-05-03","latestIssueDate":"2004-05-03","closureDate":"2011-04-04","expirationDate":"2005-02-28","inactiveDate":"2011-04-04","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"post-purchase-work","level":"watch","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 2 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2024","permit activity in 2026"],"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 #409221: COMPLETED. The history also contains “NEW USE OCCUPIED PRIOR TO CO.”","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":"3 permits not marked completed: ZP-2020-005648 (Cancelled), GM-2026-002214 (Issued), GM-2026-003991 (Issued).","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":"Fire Alarm Certification: Certified through Jan 8, 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":"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":"21 failed, 7 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Mar 27, 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":"Vacant Residential Property / Lot #276178: Inactive since Apr 4, 2011; Food Preparing and Serving #591259: Inactive since Jun 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":"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 24 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/"}]}