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BUILDING DEEMED VACANT BY PRIOR PERMIT AP241433 WILL REQUIRE FUTURE CO AND FIT OUT PERMIT."},{"number":"275734","date":"2010-05-20","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2010-11-29","scope":"INSTALL A KITCHEN HOOD FIRE SUPPRESSION SYSTEM, KITCEHN HOOD AND ACCESSORY DUCTWORK ONLY. BUILDING DEEMED VACANT BY PRIOR PERMIT AP241433 WILL REQUIRE FUTURE CO AND FIT OUT PERMIT."},{"number":"470268","date":"2013-11-05","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2015-11-05","scope":"LEVEL II INTERIOR ALTERATIONS (NO CHANGE IN OCCUPANCY CLASSIFICATIONS) TO ELIMINATE THE FIRST FLOOR PORTION OF THE EXISITNG BI-LEVEL DWELLING UNIT AND EXPAND THE EXISTING RETAIL GROCERY STORE INCLUDING RELOCATED COMMERCIAL KITCHEN AREA, NEW ACCESSIBLE UNISEX TOILET ROOM, ACCESSIBLE SERVICE COUNTERS, OPEN EXTERIOR STAIR (NON-COMBUSTIBLE) AND WALL INFILL PER PLANS. SEPARATE PERMITS REQUIRED FOR ANY PLUMBING AND ELECTRICAL WORK AS WELL AS KITCHEN EXHAUST HOOD RELOCATION."},{"number":"515260","date":"2014-01-14","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-05-07","scope":"6 FIXTURES WITH PIPING"},{"number":"518264","date":"2014-03-11","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2014-10-14","scope":"REPLACE EXISTING TYPE 1 HOOD, INSTALL NEW EXHAUST AND MAKE UP AIR FANS, DUCT WORK. SEE ANSUL SYSTEM UNDER AP518260"},{"number":"518260","date":"2014-03-11","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2014-10-14","scope":"INSTALLATION OF WET CHEMICAL EXTINGUISHING SYSTEM IN ACCORDANCE WITH NFPA 17A IN COMMERCIAL KITCHEN HOOD. SEE MEHCANICAL PERMIT # 518264 FOR HOOD INSTALLATION. SEPARATE PERMIT REQUIRED FOR ANY ELECTRICAL AND PLUMBING WORK."},{"number":"528822","date":"2014-04-04","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-11-16","scope":"INSTALL 100AMP SUB PANEL AND RUN 8-20AMP CIRCUITS AS PER NEC 2008 (EAST DISTRICT)"},{"number":"587089","date":"2015-03-04","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2015-07-03","scope":"REPLACE EXISTING 400AMP SERVICE AS PER 2008 NEC (EAST DISTRICT)"},{"number":"1009074","date":"2019-09-10","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-09-12","scope":"REPLACE HOUSE TRAP AND FAI-PA1#20192530003-\"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2014,"k":"permit","w":"Suppression"},{"y":2014,"k":"permit","w":"Electrical"},{"y":2015,"k":"permit","w":"Electrical"},{"y":2015,"k":"viol","w":"3 L&I violations"},{"y":2016,"k":"viol","w":"7 L&I violations"},{"y":2017,"k":"insp","w":"L&I: 1 failed, 2 passed"},{"y":2019,"k":"viol","w":"2 L&I violations"},{"y":2019,"k":"insp","w":"Inspection failed"},{"y":2019,"k":"permit","w":"Plumbing"},{"y":2020,"k":"viol","w":"L&I violation"},{"y":2020,"k":"insp","w":"L&I: 3 failed, 1 passed"},{"y":2021,"k":"insp","w":"Inspection passed"}],"rented":false,"licenses":[{"number":"495904","type":"Food Preparing and Serving","status":"Active","businessName":"BACALAO FOOD MARKET INC","legalName":"BACALAO FOOD MARKET INC","address":"4287-89 FRANKFORD AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2010-03-17","latestIssueDate":"2026-03-24","expirationDate":"2027-04-30","inactiveDate":null}],"licenseActivity":[{"number":"495904","type":"Food Preparing and Serving","businessName":"BACALAO FOOD MARKET INC","legalName":"BACALAO FOOD MARKET INC","issuedDate":"2010-03-17","latestIssueDate":"2026-03-24","closureDate":null,"expirationDate":"2027-04-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-29","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 40% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $166,300 to $233,500","no permit shown in 2026-2028"],"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 #10694: CLOSED · Granted; related permit 247680. Use permit #236624: 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":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$4,681.67 was recorded in the City’s 2022-06 delinquency snapshot for 2019.","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":"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":"14 failed, 7 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jan 11, 2021.","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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"3 fire/suppression-related permits matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"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/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 23 historical violations across 10 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/"}]}