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SEPARATE PERMITS REQUIRED FOR INTERIOR ALTERATIONS, CERTIFICATE OF OCCUPANCY, MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION."},{"number":"490466","date":"2013-08-21","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2014-08-27","scope":"APPLY STUCCO 3 STORIES SIDE(MIXED USE)"},{"number":"530282","date":"2014-04-24","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2014-04-24","scope":"USE TO SIT DOWN RESTAURANT AT CELLAR THROUGH 1ST FLOOR IN SAME BLDG WITH EXISTING 2 DWELLING UNIT AT 2ND THROUGH 3RD FLOOR AS PREVIOUSLY APPROVED."},{"number":"535488","date":"2014-07-18","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2017-08-30","scope":"FOR THE INTERIOR ALTERATIONS OF THE 1ST FLOOR TO CREATE SIT DOWN PARTIAL CHANGE IN USE AND OCCUPANCY CLASSIFICATION. LEVEL II ALTERATIONS TO INCLUDE FIT OUT TO CREATE A RESTAURANT ON THE 1ST FLOOR, NEW STOREFRONT SYSTEM, AND UPGRADES TO FINISHES. SEPARATE PERMIT REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING, AND FIRE SUPPRESSION WORK. CERTIFICATE OF OCCUPANCY FOR 1ST FLOOR ONLY."},{"number":"551553","date":"2014-09-05","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALL 400AMP SERVICE AND TOTAL REWIRE PER 2008 NEC & NFPA 72 (MIXED USE)"},{"number":"1011138","date":"2019-09-17","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"MAKE SAFE PERMIT - FOR TO PARGE FRACTURED AREA ON FRONT WALL TO PARTIALLY COMPLY CASE #536182. AN ADDITIONAL MAKE SAFE PERMIT REQUIRED WITH IN 60 DAYS PER ENGINEER'S REPORT . ABUTTING SIDEWALK MUST BE CLOSED WITH FENCING A MINIMUM OF 6' IN HEIGHT. SEPARATE STREETS DEPARTMENT PERMIT REQUIRED FOR SIDEWALK CLOSURE. A SEPARATE PERMIT IS REQUIRED FOR ANY ADDITIONAL ALTERATIONS THAT ARE NOT SPECIFICALLY ADDRESSED ON CASE #536182."},{"number":"1025236","date":"2019-11-21","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2020-07-22","scope":"MAKE SAFE PERMIT- FOR TO REMOVE FRONT FACADE AND REPLACE IT WITH NEW 2X6X12 WOOD FRAMING AND 3/4 PLYWOOD WITH 4 INCH BLOCK AND VENEER BRICK TIES--FOUR NEW WINDOWS THE SAME SIZE AS THE ROUGH OPENING--ATTCH 10 ANGLE IRONS TO SUPPORT THE FRONT WALL TO THE SIDE WALLS AS PER ENGINEER'S PLAN to resolve case #536182. Abutting sidewalk must be closed with fencing a minimum of 6’ in height. Separate Streets Department permit required for sidewalk closure. A Separate permit is required for any additional alterations that are not specifically addressed on case #536182."},{"number":"1056065","date":"2020-05-13","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-06-30","scope":"No change in use and occupancy classification. Level III interior alterations to include fit out of the interior exit stairway, 2nd floor level, and 3rd floor level for use as a two family dwelling as per approved plans. *Plans propose two (2) fire separation system between the residential and commercial space* Separate permit required for MEP and fire suppression work."},{"number":"PP-2020-003163","date":"2020-06-08","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-06-30","scope":"For Interior Plumbing of a two family dwelling to include [2]WATER CLOSETS, [2]LAVATORIES, [2]SHOWERS/TUBS, [2]WATER HEATERS, [2]KITCHEN SINKS, and [2]LAUNDRY SINKS as per 2018 Philadelphia Plumbing Code. *Commercial space is not included in scope of work*"},{"number":"FP-2020-000920","date":"2020-08-06","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2022-06-24","scope":"FOR THE INSTALLATION OF A NEW 2'' FROM STREET TO BUILDING. SUPPLY AND INSTALL ALL REQUIRED SPRINKLERS, PER NFPA 13/13R, PIPING, HANGERS AND FITTINGS, PER NFPA 13/13R. SUPPLY AND INSTALL NEW 4\" CITY APPROVED BACKFLOW PREVENTER, NEW FIRE DEPARTMENT CONNECTION, REQUIRED BELLS, TAMPERS AND FLOW SWITCHES. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. FIRE SUPPRESSION SYSTEM TO BE INSTALLED IN ACCORDANCE WITH NFPA 13 STANDARD."},{"number":"EP-2020-003685","date":"2020-09-22","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-08-19","scope":"Wire 1st floor commercial space to NEC 2017, installing receptacles, and lights only.. Wire residential 2nd and 3rd floor dwellings to NEC 2017 : Switches, receptacles, lights, 110vsmoke/ CO ALARMS. Fire alarm as per plans :to include low-frequency sound in all sleeping areas(bedrooms and living rms).'16 NFPA-72. 400 Amp Services to the 2107 NEC. Fire Alarm System: 1 control panel, 7 smoke detectors, 3 pull stations, 9 visual/ combo devices, 4 audible devices. 2017 NEC and 2016 NFPA-72."},{"number":"PP-2020-014886","date":"2020-12-08","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2020-12-09","scope":"Install 1\" copper water service"},{"number":"MP-2022-003547","date":"2022-06-29","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-06-30","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES - For the installation of New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans. EACH HVAC UNIT TO BE SELF-CONTAINED WITHIN EACH DWELLING UNIT. NO PENETRATIONS OF RATED ASSEMBLIES. (install all new ductwork with with new hvac mechanicals for both apartments we will install 2 1/2 ton Goodman electric air handler with a back up heat kit. we will install a 2 1/2 ton 14 seer outdoor heat pump condensers on the ground in the back yard. both units are exactly the same. each have 7 diffusers total in each unit)."},{"number":"ZP-2023-010027","date":"2023-11-15","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Child Care - Child Care Center"}],"storyTag":"New construction","storyDelta":8.88,"timeline":[{"y":2020,"k":"permit","w":"Addition and/or Alterations"},{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2020,"k":"permit","w":"Alterations"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"viol","w":"L&I violation"},{"y":2022,"k":"insp","w":"L&I: 4 failed, 1 passed"},{"y":2023,"k":"viol","w":"7 L&I violations"},{"y":2023,"k":"insp","w":"L&I: 6 failed, 1 passed"},{"y":2023,"k":"permit","w":"Change of Use"},{"y":2024,"k":"insp","w":"Inspection passed"},{"y":2026,"k":"viol","w":"8 L&I violations"},{"y":2026,"k":"insp","w":"Inspection failed ×3"}],"rented":true,"licenses":[{"number":"599686","type":"Rental","status":"Active","businessName":"HECTOR FRANCO (H. FRANCO CONTRACTING)","legalName":"HECTOR FRANCO","address":"2006 N FRONT ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2013-07-16","latestIssueDate":"2026-04-30","expirationDate":"2027-02-28","inactiveDate":null}],"licenseActivity":[{"number":"599686","type":"Rental","businessName":"HECTOR FRANCO (H. FRANCO CONTRACTING)","legalName":"HECTOR FRANCO","issuedDate":"2013-07-16","latestIssueDate":"2026-04-30","closureDate":null,"expirationDate":"2027-02-28","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-24","units":2,"signals":[{"kind":"record-pressure","level":"strong","title":"Records to verify together","summary":"Several independent, separately dated records stack up here and deserve prompt verification.","evidence":["8 open L&I violations","a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2022, 2023, 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 51% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $161,200 to $243,200","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 #19687: CLOSED · Granted; related permit 444010. Use permit #444010: COMPLETED. The history also contains “OCCUPIED W/O FINAL APPROVAL.”","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: 444551 (EXPIRED), 1011138 (EXPIRED), 1025236 (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":"8 open L&I violations","finding":"27 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 20, 2027; Sprinkler Certification: Certified through Mar 22, 2024; Emergency and Standby Power Systems Certification: Certified through May 20, 2027","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-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":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (41 JOSHUA DR, RICHBORO PA, 18954).","why":"A tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.","action":"Verify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1875 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"23 failed, 6 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jul 16, 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":"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":"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/"}],"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/"}]}