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PERMIT","status":"COMPLETED","completedDate":"2014-04-03","scope":"REPLACE CURB TRAP AND FRESH AIR INLET - PA1 CALL# 2014-0851368"},{"number":"ZP-2020-005294","date":"2020-08-21","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Retail Sales - Food, Beverages, and Groceries"},{"number":"AP-2020-010482","date":"2020-12-24","work":"Certificate of Occupancy (CO) (may inclu…","type":"Administrative","description":"Administrative Permit","status":"Issued","completedDate":null,"scope":"NO ALTERATIONS THIS PERMIT. FOR THE ISSUANCE OF A CERTIFICATE OF OCCUPANCY FOR A RETAIL CONVENIENCE STORE - RETAIL SALES OF FOOD, BEVERAGES, & GROCERIES (GROUP M USE & OCCUPANCY CLASSIFICATION) AT THE 1ST FLOOR OF THE EXISTING BUILDING. NO SIGNS THIS PERMIT."},{"number":"CP-2022-003893","date":"2022-09-27","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-02-02","scope":"FOR LEVEL II ALTERATIONS TO INCLUDE NEW PARTITIONS AND FINISHES AS PER APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR ANY MEP WORK. AMENDMENT 1/6/23 TO UPDATE COST OF WORK, PROVIDE NEW FINISHES AND FIXTURES, AND SHOW LAYOUT CHANGES."},{"number":"PP-2023-010054","date":"2023-07-20","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-02-02","scope":"Installation of the interior plumbing for 2 residential units: House drain, stack, installation of water supply piping to fixtures, installation of soil and waste piping from fixtures. 24 TOTAL FIXTURES"},{"number":"EP-2023-006632","date":"2023-10-17","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-02-01","scope":"Install 400-amp service with 4 meter sockets. Install (2)100MCB Panels ,they are to be in res.tenant units(See Drawings) Total Rewiring of the existing (2) second and third floor apartments . ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC. **SEPARATE FIRE ALARM PERMIT IS REQ'D**"},{"number":"PP-2024-008236","date":"2024-06-20","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-07-22","scope":"REPLACE CURB TRAP, FRESH AIR INLET AND HOUSE DRAIN"},{"number":"ZP-2024-004900","date":"2024-06-28","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Public, Civic, and Institutional - Libraries and Cultural Exhibits; Retail Sales - Consumer Goods; Residential - Household Living - Two-Family"}],"storyTag":"Improved","storyDelta":0.15,"timeline":[{"y":2021,"k":"insp","w":"Inspection passed"},{"y":2021,"k":"sale","p":121000},{"y":2022,"k":"viol","w":"L&I violation"},{"y":2022,"k":"insp","w":"Inspection failed"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2023,"k":"insp","w":"Inspection passed"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2024,"k":"permit","w":"Change of Use"},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2025,"k":"insp","w":"L&I: 2 failed, 1 passed"}],"rented":true,"licenses":[{"number":"271397","type":"Rental","status":"Inactive","businessName":"MARLENE ZADOR","legalName":"MARLENE ZADOR","address":"4737 FRANKFORD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2005-01-13","latestIssueDate":"2006-04-03","expirationDate":"2007-02-28","inactiveDate":"2012-12-22"},{"number":"527639","type":"Rental","status":"Inactive","businessName":"MARIE JEAN-BAPTISTE (AND JEAN-BAPTISTE JEAN E)","legalName":"MARIE JEAN-BAPTISTE","address":"4737 FRANKFORD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2011-03-22","latestIssueDate":"2014-04-08","expirationDate":"2015-02-28","inactiveDate":"2015-04-29"},{"number":"856018","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"Famous Convenience Store Inc","legalName":"Famous Convenience Store Inc","address":"4737 FRANKFORD AVE","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2020-11-20","latestIssueDate":"2020-11-20","expirationDate":"2021-11-19","inactiveDate":"2022-01-18"},{"number":"932916","type":"Rental","status":"Active","businessName":"Frankford Partners 2 LP","legalName":"Frankford Partners 2 LP","address":"4737 FRANKFORD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2023-09-11","latestIssueDate":"2025-09-11","expirationDate":"2026-09-10","inactiveDate":null}],"licenseActivity":[{"number":"932916","type":"Rental","businessName":"Frankford Partners 2 LP","legalName":"Frankford Partners 2 LP","issuedDate":"2023-09-11","latestIssueDate":"2025-09-11","closureDate":null,"expirationDate":"2026-09-10","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"856018","type":"Food Establishment, Retail Permanent Location","businessName":"Famous Convenience Store Inc","legalName":"Famous Convenience Store Inc","issuedDate":"2020-11-20","latestIssueDate":"2020-11-20","closureDate":"2022-01-18","expirationDate":"2021-11-19","inactiveDate":"2022-01-18","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"527639","type":"Rental","businessName":"MARIE JEAN-BAPTISTE (AND JEAN-BAPTISTE JEAN E)","legalName":"MARIE JEAN-BAPTISTE","issuedDate":"2011-03-22","latestIssueDate":"2014-04-08","closureDate":"2015-04-29","expirationDate":"2015-02-28","inactiveDate":"2015-04-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"271397","type":"Rental","businessName":"MARLENE ZADOR","legalName":"MARLENE ZADOR","issuedDate":"2005-01-13","latestIssueDate":"2006-04-03","closureDate":"2012-12-22","expirationDate":"2007-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","units":2,"signals":[{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 5 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2021","permit activity in 2022, 2023, 2024"],"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":"The record identifies more than one dwelling/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: AP-2020-010482 (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 May 12, 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-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 (PO BOX 919, GLENSIDE PA, 19038).","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 1930 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":"6 failed, 5 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Jul 24, 2025.","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 Establishment, Retail Permanent Location #856018: Inactive since Jan 18, 2022","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":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"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 20 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/"}]}