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FOR THE ISSUANCE OF A CERTIFICATE OF OCCUPANCY TO DOCUMENT A CHANGE IN USE WITHOUT A CHANGE IN OCCUPANCY CLASSIFICATION TO A GROUP B PREPARED FOOD SHOP IN A 1ST FLOOR COMMERCIAL TENANT SPACE AS PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IEBC."}],"storyTag":"Renovated & sold on","storyDelta":1.43,"timeline":[{"y":2008,"k":"permit","w":"Sign"},{"y":2011,"k":"insp","w":"Inspection passed"},{"y":2015,"k":"viol","w":"3 L&I violations"},{"y":2015,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2016,"k":"viol","w":"2 L&I violations"},{"y":2018,"k":"sale","p":170000},{"y":2022,"k":"permit","w":"Change of Use"},{"y":2023,"k":"permit","w":"Certificate of Occupancy (CO) (may inclu…"},{"y":2024,"k":"viol","w":"2 L&I violations"},{"y":2024,"k":"insp","w":"Inspection failed"},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2025,"k":"insp","w":"L&I: 3 failed, 2 passed"}],"rented":true,"licenses":[{"number":"213635","type":"Rental","status":"Inactive","businessName":"FRANK/CATHERINE ALTMIRE","legalName":"FRANK/CATHERINE ALTMIRE","address":"6040 TORRESDALE AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2004-06-24","latestIssueDate":"2006-05-16","expirationDate":"2007-02-28","inactiveDate":"2012-12-22"},{"number":"338427","type":"Handbill Distribution","status":"Inactive","businessName":"CAROLYN HUBERT-BLACK (PROFESSIONAL MASSAGE THERAPY)","legalName":"CAROLYN HUBERT-BLACK","address":"6040 TORRESDALE AVE","revenueCode":"3418","rentalCategory":null,"units":null,"issuedDate":"2005-09-23","latestIssueDate":"2005-09-23","expirationDate":"2006-08-31","inactiveDate":"2011-08-13"},{"number":"405437","type":"Rental","status":"Inactive","businessName":"HAO FEI DONG","legalName":"HAO FEI DONG","address":"6040 TORRESDALE AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2007-04-03","latestIssueDate":"2018-01-31","expirationDate":"2019-02-28","inactiveDate":"2019-04-29"},{"number":"815855","type":"Rental","status":"Active","businessName":"XINGYAN GONG","legalName":"XINGYAN GONG","address":"6040 TORRESDALE AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2019-06-19","latestIssueDate":"2026-05-04","expirationDate":"2027-06-18","inactiveDate":null},{"number":"0968269","type":"Food Preparing and Serving","status":"Inactive","businessName":"alan tasty icecream llc","legalName":"alan tasty icecream llc","address":"6040 TORRESDALE AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2024-12-24","latestIssueDate":"2024-12-24","expirationDate":"2025-12-23","inactiveDate":"2026-02-21"}],"licenseActivity":[{"number":"0968269","type":"Food Preparing and Serving","businessName":"alan tasty icecream llc","legalName":"alan tasty icecream llc","issuedDate":"2024-12-24","latestIssueDate":"2024-12-24","closureDate":"2026-02-21","expirationDate":"2025-12-23","inactiveDate":"2026-02-21","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"815855","type":"Rental","businessName":"XINGYAN GONG","legalName":"XINGYAN GONG","issuedDate":"2019-06-19","latestIssueDate":"2026-05-04","closureDate":null,"expirationDate":"2027-06-18","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"405437","type":"Rental","businessName":"HAO FEI DONG","legalName":"HAO FEI DONG","issuedDate":"2007-04-03","latestIssueDate":"2018-01-31","closureDate":"2019-04-29","expirationDate":"2019-02-28","inactiveDate":"2019-04-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"338427","type":"Handbill Distribution","businessName":"CAROLYN HUBERT-BLACK (PROFESSIONAL MASSAGE THERAPY)","legalName":"CAROLYN HUBERT-BLACK","issuedDate":"2005-09-23","latestIssueDate":"2005-09-23","closureDate":"2011-08-13","expirationDate":"2006-08-31","inactiveDate":"2011-08-13","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"213635","type":"Rental","businessName":"FRANK/CATHERINE ALTMIRE","legalName":"FRANK/CATHERINE ALTMIRE","issuedDate":"2004-06-24","latestIssueDate":"2006-05-16","closureDate":"2012-12-22","expirationDate":"2007-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-27","units":3,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #157153: 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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: 122964 (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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Apr 9, 2025","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 (11 LEE LYNN LA, HUNTINGDON VALLEY PA, 19006).","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 1920 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":"26 failed, 15 passed, and 12 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Sep 26, 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":"Handbill Distribution #338427: Inactive since Aug 13, 2011; Food Preparing and Serving #0968269: Inactive since Feb 21, 2026","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 30 historical violations across 11 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/"}]}