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OF L&I CASE# 257648 FOR CHANGE OF OCCUPANCY (NO CHANGE IN OCCUPANCY CLASSIFICATION) & INTERIOR ALTERATIONS THROUGHOUT AN EXISTING THREE (3) STORY BUILDING WITH RESTAURANT/TAPROOM ON 1ST FLOOR & ONE (1) DWELLING UNIT THROUGHOUT 2ND & 3RD FLOOR LEVELS; EXIT STAIRWAY TO BE ENCLOSED WITH FIRE-RESISTANCE RATED CONSTRUCTION AS APPROVED. ALL PERMITTED WORK TO BE PERFORMED BY A CITY OF PHILADELPHIA LICENSED CONTRACTOR PER THE PHILADELPHIA CODE TITLE 9."},{"number":"749659","date":"2017-01-12","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2017-01-12","scope":"USE 1ST FLOOR AND BASEMENT AREAS FOR SITDOWN RESTURANT. NO CHANGE IN HEIGHT OR SQUARE FOOTAGE."},{"number":"748018","date":"2017-02-13","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-10-05","scope":"A PARTIAL CHANGE OF OCCUPANCY CLASSIFICATION TO CREATE RESTAURANT & ASSOCIATED KITCHEN AND SUPPORT SPACES AT BASEMENT & 1ST FLOOR OF EXIST. MIXED-USE BUILDING W. LEVEL 2 ALTERATIONS INCLUDING CREATIONG OF STOREFRONT GLAZING ENTRY, ENCLOSURE OF EXIST. STAIRWAY W. FIRE RATED CONSTRUCTION & ASSOCIATED FINISH WORK; BUILDING IS NOT FULLY SPINKLERED. SEPARATE PERMIT REQ'D FOR ANY MECH., ELEC. & PLUMB. WORK."},{"number":"770997","date":"2017-03-30","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2017-09-08","scope":"INSTALL (1) HEAT PUMP WITH DUCTWORK. (MIXED USE)"},{"number":"763793","date":"2017-05-01","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-09-08","scope":"ALTERATIONS: INTERIOR PLUMBING; CHANGE OF OCCUPANCY; RESTAURANT; MIXED-USE BUILDING -THE INSTALLATION SHALL COMPLY WITH THE PHILADELPHIA PLUMBING CODE, 2004"},{"number":"767582","date":"2017-05-25","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2017-09-08","scope":"FOR THE INSTALLATION OF ONE (1) COMMERCIAL KITCHEN HOOD IN ACCORDANCE WITH MANUFACTURER'S INSTRUCTIONS AS PER APPROVED PLANS."},{"number":"767587","date":"2017-05-25","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2017-09-08","scope":"FOR THE INSTALLATION OF COMMERCIAL COOKING EXTINGUISHING SYSTEM FOR ONE KITCHEN HOOD AS PER MANUFACTURER'S INSTRUCTIONS."},{"number":"763476","date":"2017-09-11","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-03-09","scope":"INSTALL 400 AMP SERVICE WITH STORE PANEL, APT PANEL AND HOUSE PANEL.WIRE UP RESTAURANT WITH OUTLETS, SWITCHES AND LIGHTS AS PER 2008 NEC (SOUTH DISTRICT) INSTALL A NEW COMPLETE FIRE ALARM SYSTEM AS PER NFPA 72"},{"number":"928820","date":"2018-11-19","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2018-12-19","scope":"CHANGE NAMES ON EXITING CO"},{"number":"CP-2021-003071","date":"2021-06-22","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2021-07-13","scope":"FOR REMEDIATION TO A PARTY WALL BREACH AS PER APPROVED PLANS"},{"number":"ZP-2023-003098","date":"2023-03-31","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Visitor Accommodations"},{"number":"ZP-2026-002795","date":"2026-03-19","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Visitor Accommodations"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2017,"k":"permit","w":"Suppression"},{"y":2017,"k":"insp","w":"Inspection passed ×3"},{"y":2017,"k":"permit","w":"Electrical"},{"y":2018,"k":"insp","w":"Inspection passed"},{"y":2018,"k":"permit","w":"Administrative"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"viol","w":"2 L&I violations"},{"y":2021,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2023,"k":"permit","w":"Change of Use"},{"y":2024,"k":"viol","w":"6 L&I violations"},{"y":2024,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2026,"k":"permit","w":"Change of Use"}],"rented":false,"licenses":[{"number":"554155","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"VASILIADIS VASILIOS","legalName":"VASILIADIS VASILIOS","address":"1412 SOUTH ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2012-02-08","latestIssueDate":"2013-03-02","expirationDate":"2014-02-28","inactiveDate":null},{"number":"753251","type":"Food Preparing and Serving","status":"Inactive","businessName":"Ye-Ro Philly South LLC","legalName":"Ye-Ro Philly South LLC","address":"1412 SOUTH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2017-10-02","latestIssueDate":"2024-09-23","expirationDate":"2025-10-01","inactiveDate":"2025-11-30"},{"number":"812780","type":"Dumpster License - Private Property","status":"Active","businessName":"Pat's Pizza South Street LLC","legalName":"Pat's Pizza South Street LLC ","address":"1412 SOUTH ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2019-05-16","latestIssueDate":"2019-05-16","expirationDate":null,"inactiveDate":null}],"licenseActivity":[{"number":"812780","type":"Dumpster License - Private Property","businessName":"Pat's Pizza South Street LLC","legalName":"Pat's Pizza South Street LLC ","issuedDate":"2019-05-16","latestIssueDate":"2019-05-16","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"753251","type":"Food Preparing and Serving","businessName":"Ye-Ro Philly South LLC","legalName":"Ye-Ro Philly South LLC","issuedDate":"2017-10-02","latestIssueDate":"2024-09-23","closureDate":"2025-11-30","expirationDate":"2025-10-01","inactiveDate":"2025-11-30","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"554155","type":"Vacant Residential Property / Lot","businessName":"VASILIADIS VASILIOS","legalName":"VASILIADIS VASILIOS","issuedDate":"2012-02-08","latestIssueDate":"2013-03-02","closureDate":"2014-02-28","expirationDate":"2014-02-28","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2021"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #424220: COMPLETED. The history also contains “PERMB- FINAL PRE-CO INSP.”","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: 259650 (EXPIRED), 301343 (EXPIRED), 401242 (EXPIRED).","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":"17 failed, 9 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Oct 24, 2024.","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":"6 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #554155: Inactive; Food Preparing and Serving #753251: Inactive since Nov 30, 2025","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 9 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/"}]}