{"asOf":"2026-07-26T06:51:52.775Z","block":"500-599 HOFFNAGLE ST","blockUrl":"https://philadelphia.blockreport.homes/block/500-599-hoffnagle-st","address":"537 HOFFNAGLE ST","parcelNumber":"871261850","source":"https://property.phila.gov/?p=871261850","ownerType":"owner-occupied","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"L50","buildingCodeNew":"818","buildingClass":"S/D OFF/STR 3 STY MASONRY","buildingClassNew":"TWIN MIXED-COM/RES-BLT AS RES","useLabel":"Mixed-use","owner":"TAHIRAJ HAFUZ","coOwner":"TAHIRAJ MERITA","marketValue":364500,"landAssessment":72900,"improvementAssessment":291600,"livableArea":2700,"yearBuilt":1960,"lastSale":{"price":270000,"date":"2017-09-11T04:00:00Z"},"openViolations":0,"violations":[{"number":"2089594","date":"2010-12-14","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4065580","date":"2016-07-25","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4561756","date":"2017-09-25","code":"A-901.13/3","title":"PENALTY- NO PLUMB PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4561745","date":"2017-09-25","code":"A-104.1/2","title":"WORKMANLIKE- FIRE CODE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4561746","date":"2017-09-25","code":"A-203.1/1","title":"UNAPPROVED MAT'L ETC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4561747","date":"2017-09-25","code":"A-301.1/3","title":"PERMB- ALTER REP'R EXT PORTION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4561748","date":"2017-09-25","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4561749","date":"2017-09-25","code":"A-301.1/51","title":"PERME- INST/REPL/REPAIR WIRE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4561750","date":"2017-09-25","code":"A-301.1/54","title":"PERMP- INST NEW PLUMBING","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4561751","date":"2017-09-25","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4561752","date":"2017-09-25","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4561753","date":"2017-09-25","code":"A-504.1/3","title":"SWO- CONSTR W/O BLDG PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4561754","date":"2017-09-25","code":"A-901.13/1","title":"PENALTY- NO BLDG PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4561755","date":"2017-09-25","code":"A-901.13/2","title":"PENALTY- NO ELEC PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2022-058022","date":"2022-08-04","code":"PM15-308.2.2","title":"RUBBISH REFRIGERATORS","status":"COMPLIED","resolutionDate":"2023-08-23","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"262066","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2010-12-20","completedDate":"2011-06-24","violations":[{"number":"2089594","date":"2010-12-14","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"546183","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2016-07-25","completedDate":"2016-10-03","violations":[{"number":"4065580","date":"2016-07-25","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"605790","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DE","status":"CLOSED","createdDate":"2017-09-25","completedDate":"2019-06-03","violations":[{"number":"4561756","date":"2017-09-25","code":"A-901.13/3","title":"PENALTY- NO PLUMB PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4561745","date":"2017-09-25","code":"A-104.1/2","title":"WORKMANLIKE- FIRE CODE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4561746","date":"2017-09-25","code":"A-203.1/1","title":"UNAPPROVED MAT'L ETC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4561747","date":"2017-09-25","code":"A-301.1/3","title":"PERMB- ALTER REP'R EXT PORTION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4561748","date":"2017-09-25","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4561749","date":"2017-09-25","code":"A-301.1/51","title":"PERME- INST/REPL/REPAIR WIRE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4561750","date":"2017-09-25","code":"A-301.1/54","title":"PERMP- INST NEW PLUMBING","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4561751","date":"2017-09-25","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4561752","date":"2017-09-25","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4561753","date":"2017-09-25","code":"A-504.1/3","title":"SWO- CONSTR W/O BLDG PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4561754","date":"2017-09-25","code":"A-901.13/1","title":"PENALTY- NO BLDG PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4561755","date":"2017-09-25","code":"A-901.13/2","title":"PENALTY- NO ELEC PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2022-079093","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2022-08-05","completedDate":"2023-08-23","violations":[{"number":"VI-2022-058022","date":"2022-08-04","code":"PM15-308.2.2","title":"RUBBISH REFRIGERATORS","status":"COMPLIED","resolutionDate":"2023-08-23","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2010,"n":1,"worst":null},{"y":2016,"n":1,"worst":null},{"y":2017,"n":12,"worst":null},{"y":2022,"n":1,"worst":null}],"investigations":[{"caseNumber":"61853","date":"2006-05-03","type":"BC INSP","status":"FAILED"},{"caseNumber":"61853","date":"2006-08-10","type":"BC INSP","status":"FAILED"},{"caseNumber":"61853","date":"2006-08-11","type":"BC INSP","status":"CLOSED"},{"caseNumber":"61853","date":"2006-11-17","type":"ADMIN INSP","status":"CLOSED"},{"caseNumber":"262066","date":"2010-12-14","type":"BC INSP","status":"FAILED"},{"caseNumber":"262066","date":"2011-02-03","type":"BC INSP","status":"FAILED"},{"caseNumber":"262066","date":"2011-02-04","type":"BC INSP","status":"CLOSED"},{"caseNumber":"262066","date":"2011-05-26","type":"CEASE INSP","status":"PASSED"},{"caseNumber":"262066","date":"2011-06-24","type":"CEASE INSP","status":"PASSED"},{"caseNumber":"546183","date":"2016-07-25","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"546183","date":"2016-08-29","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"546183","date":"2016-10-03","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"605790","date":"2017-09-25","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"605790","date":"2017-10-18","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"605790","date":"2017-11-03","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"605790","date":"2018-01-17","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"605790","date":"2019-06-03","type":"PRECOURT","status":"PASSED"},{"caseNumber":"CF-2022-079093","date":"2022-08-05","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-079093","date":"2023-08-23","type":null,"status":"PASSED"}],"inspYears":[{"y":2006,"fails":2,"passes":0},{"y":2010,"fails":1,"passes":0},{"y":2011,"fails":1,"passes":2},{"y":2016,"fails":2,"passes":1},{"y":2017,"fails":3,"passes":0},{"y":2019,"fails":0,"passes":1},{"y":2022,"fails":1,"passes":0},{"y":2023,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.079609155668145,"lng":-75.07736765532592,"geom":{"type":"Polygon","coordinates":[[[-75.077228445,40.079684885],[-75.077438468,40.079462248],[-75.077511539,40.079502183],[-75.077327536,40.079697151],[-75.077399897,40.079737555],[-75.077372702,40.079765713],[-75.077228445,40.079684885]]]},"liDistrict":"EAST","certifications":[{"number":"BC-2020-000227","type":"Sprinkler Certification","inspectionDate":"2020-05-11","result":"Certified","expirationDate":"2021-05-11","buildingId":"1247079"},{"number":"BC-2020-000231","type":"Sprinkler Certification","inspectionDate":"2020-07-25","result":"Certified","expirationDate":"2021-07-25","buildingId":"1247079"},{"number":"BC-2020-000254","type":"Sprinkler Certification","inspectionDate":"2020-07-25","result":"Certified","expirationDate":"2021-07-25","buildingId":"1247079"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19111","beds":null,"baths":null,"stories":null,"lotArea":2834,"zoning":"RSA3","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":true,"mail":"537 HOFFNAGLE ST, PHILADELPHIA PA, 19111","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR PREPARATION AND SERVING OF COLD FOOD FOR TAKE-OUT AS PART OF AN EXISTING RETAIL GROCERY STORE ON THE FIRST FLOOR IN THE SAME BUILDING WITH AN EXISTING TWO (2) FAMILY DWELLING ABOVE.","status":"CLOSED","outcome":"Granted","date":"2011-06-01","number":"14805","relatedPermit":"328498"},{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF A ONE-STORY ADDITION ON TOP OF A ONE-STORY PORTION OF AN\nEXISTING TWO-STORY STRUCTURE USED AS A THREE (3) FAMILY DWELLING FROM A PREVIOUSLY\nAPPROVED TWO (2) FAMILY DWELLING. SIZE AND LOCATION AS SHOWN IN THE APPLI","status":"OPEN","outcome":"Granted","date":"2018-04-25","number":"32714","relatedPermit":"824509"},{"type":"Building standards appeal","grounds":"ON 08/03/2018, THE DEPARTMENT OF LICENSES AND INSPECTIONS ISSUED A NOTICE OF REFUSAL FOR APPLICATION #880760.","status":"CLOSED","outcome":"APPROVED","date":"2018-09-17","number":"34781","relatedPermit":"880760"},{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF A ONE-STORY ADDITION ON TOP OF A ONE-STORY PORTION OF AN EXISTING TWO (2) STORY\nSTRUCTURE; FOR USE AS MULTI-FAMILY (FOUR (4) UNITS) HOUSEHOLD LIVING WITH ALL OTHER USES AS PREVIOUSLY\nAPPROVED USES; SIZE AND LOCATI","status":"OPEN","outcome":"Granted","date":"2020-01-08","number":"39090","relatedPermit":"1016472"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":310500,"taxable":310500,"land":28300,"improvement":282200,"taxableLand":28300,"taxableImprovement":282200,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":310500,"taxable":310500,"land":28300,"improvement":282200,"taxableLand":28300,"taxableImprovement":282200,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":262800,"taxable":232800,"land":52560,"improvement":210240,"taxableLand":52560,"taxableImprovement":180240,"exemptLand":0,"exemptImprovement":30000},{"y":2019,"v":278100,"taxable":238100,"land":55620,"improvement":222480,"taxableLand":55620,"taxableImprovement":182480,"exemptLand":0,"exemptImprovement":40000},{"y":2020,"v":280800,"taxable":235800,"land":56160,"improvement":224640,"taxableLand":56160,"taxableImprovement":179640,"exemptLand":0,"exemptImprovement":45000},{"y":2021,"v":280800,"taxable":235800,"land":56160,"improvement":224640,"taxableLand":56160,"taxableImprovement":179640,"exemptLand":0,"exemptImprovement":45000},{"y":2022,"v":280800,"taxable":235800,"land":56160,"improvement":224640,"taxableLand":56160,"taxableImprovement":179640,"exemptLand":0,"exemptImprovement":45000},{"y":2023,"v":419500,"taxable":339500,"land":83900,"improvement":335600,"taxableLand":83900,"taxableImprovement":255600,"exemptLand":0,"exemptImprovement":80000},{"y":2024,"v":419500,"taxable":339500,"land":83900,"improvement":335600,"taxableLand":83900,"taxableImprovement":255600,"exemptLand":0,"exemptImprovement":80000},{"y":2025,"v":403900,"taxable":303900,"land":80780,"improvement":323120,"taxableLand":80780,"taxableImprovement":223120,"exemptLand":0,"exemptImprovement":100000},{"y":2026,"v":403900,"taxable":303900,"land":80780,"improvement":323120,"taxableLand":80780,"taxableImprovement":223120,"exemptLand":0,"exemptImprovement":100000},{"y":2027,"v":364500,"taxable":264500,"land":72900,"improvement":291600,"taxableLand":72900,"taxableImprovement":191600,"exemptLand":0,"exemptImprovement":100000}],"taxNow":4254,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"328498","date":"2011-06-09","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2011-06-09","scope":"ADDING PREP OF COLD FOOD FOR TAKE OUT"},{"number":"824509","date":"2018-05-29","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2018-05-29","scope":"ENCLOSED ROOFTOP DECK. CONVERT EXISTING 2ND FLOOR 2 BED APARTMENT INTO 2 SPACES 1 BED UNIT."},{"number":"883891","date":"2018-06-19","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-06-10","scope":"NEW KITCHEN SINK, 2\" VENT- 2ND FLOOR. INSTALL NEW TOILET, TUB AND SINK, 4\" VENT- 2ND FLOOR"},{"number":"880760","date":"2018-11-27","work":"Addition","type":"BP_ADDITON","description":"ADDITION PERMIT","status":"COMPLETED","completedDate":"2019-06-24","scope":"FOR THE LEGALIZATION OF THE ENCLOSURE OF SECOND FLOOR DECK SPACE AND COVERTING USE FROM A TWO FAMILY DWELLING INTO A THREE FAMILY DWELLING THROUGHOUT THE STRUCTURE WITH AN EXISTING MERCANTILE OCCUPANCY ON THE FIRST FLOOR LEVEL. ALTERATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS, PROVIDE FINISHES, AND FURNISHINGS THROUGHOUT. ALL WORK TO BE DONE PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."},{"number":"939976","date":"2019-01-08","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-01-17","scope":"INSTALL 2\" WATER DISTRIBUTION"},{"number":"937404","date":"2019-02-13","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-06-24","scope":"INSTALL 4 GANG 200A SERVICE SEPARATION OF ELECTRIC FROM 1 APT TO 2 APT WIRE 1 BED APT ADDITION AS PER PLANS GIVEN 3 COPIES PER 2008 NEC"},{"number":"937920","date":"2019-03-07","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2019-06-24","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13 THROUGHOUT AN EXISTING MIXED USE BUILDING TO INCLUDE 2\" MAIN FIRE SERVICE LINE AND 3\" DCES 200 SS BACKFLOW PREVENTION ASSEMBLY AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"886827","date":"2019-06-13","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-06-24","scope":"1 FIRE ALARM CONTROL PANEL 2 ANNUNCIATOR KEYPADS 3 WALL MOUNTED HORN STROBES 6 MINI HORNS 1 STROBE 3 MANUAL PULL STATIONS 5 COMMON AREA SMOKE DETECTORS PER 'O7 NFPA-72"},{"number":"1016472","date":"2020-01-21","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2020-01-21","scope":"FOR THE ERECTION OF A ONE-STORY ADDITION ON TOP OF A ONE-STORY PORTION OF AN EXISTING TWO (2) STORY STRUCTURE; FOR USE AS MULTI-FAMILY (FOUR (4) UNITS) HOUSEHOLD LIVING WITH ALL OTHER USES AS PREVIOUSLY APPROVED; SIZE AND LOCATION AS SHOWN IN THE APPLICATION/PLAN."},{"number":"1049710","date":"2020-02-19","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2020-08-03","scope":"FOR A ONE-STORY ADDITION ON TOP OF EXISTING GARAGE AND INTERIOR ALTERATIONS TO ADD ONE ADDITIONAL DWELLING UNIT, TOTALING TO FOUR (4) DWELLING UNITS ON LOT, AS PER APPROVED PLANS."},{"number":"1052477-RI","date":"2020-02-25","work":"Rough-In","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2020-03-31","scope":"CONNECT TO EXISTING SYSTEM TO RUN TO NEW SPACE, TIE INTO EXISTING MAIN SUPPLY AND INSTALL ALL REQUIRED SPRINKLERS, PER NFPA 13. SUPPLY AND INSTALL ALL REQUIRED PIPING, HANGERS AND FITTINGS, PER NFPA 13 EXISTING 3\" BACKFLOW PREVENTER EXISTING 2\" SERVICE & RISER AS DETAILED."},{"number":"1052501","date":"2020-02-25","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2020-03-02","scope":"REPLACE PARTIAL MAIN DRAIN-PA1#20200560319-\"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\""},{"number":"1052905","date":"2020-02-26","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2020-08-03","scope":"INSTALL 4 FIXTURES AS PER 2004 PPC"},{"number":"1052477","date":"2020-04-01","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Expired","completedDate":"2021-04-19","scope":"FOR THE INSTALLATION OF A FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 13, TIEING INTO EXISTING SYSTEM, AS PER APPROVED PLANS."},{"number":"1055224","date":"2020-05-15","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-07-24","scope":"Install 400 amp service. Wire throughout addition to dwelling unit; receptacles, switches, lights, interconnected smoke/CO alarms as per 2017 NEC."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2019,"k":"insp","w":"Inspection passed"},{"y":2020,"k":"appeal","w":"Appeal granted"},{"y":2020,"k":"permit","w":"Zoning/use"},{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2020,"k":"permit","w":"Rough-In"},{"y":2020,"k":"permit","w":"Plumbing"},{"y":2020,"k":"permit","w":"Alterations"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2022,"k":"viol","w":"L&I violation"},{"y":2022,"k":"insp","w":"Inspection failed"},{"y":2023,"k":"insp","w":"Inspection passed"}],"rented":false,"licenses":[{"number":"537089","type":"Food Preparing and Serving","status":"Active","businessName":"T-61 LLC (CHUBBYS FOX CHASE DELI)","legalName":"T-61 LLC","address":"537 HOFFNAGLE ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2011-06-23","latestIssueDate":"2026-03-25","expirationDate":"2027-04-30","inactiveDate":null},{"number":"729638","type":"Rental","status":"Closed","businessName":"Megan  Bradley","legalName":"Megan  Bradley ","address":"537 HOFFNAGLE ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2017-02-24","latestIssueDate":"2017-02-24","expirationDate":"2018-02-23","inactiveDate":null}],"licenseActivity":[{"number":"729638","type":"Rental","businessName":"Megan  Bradley","legalName":"Megan  Bradley ","issuedDate":"2017-02-24","latestIssueDate":"2017-02-24","closureDate":"2018-02-23","expirationDate":"2018-02-23","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false},{"number":"537089","type":"Food Preparing and Serving","businessName":"T-61 LLC (CHUBBYS FOX CHASE DELI)","legalName":"T-61 LLC","issuedDate":"2011-06-23","latestIssueDate":"2026-03-25","closureDate":null,"expirationDate":"2027-04-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 49% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $280,800 to $419,500","no permit shown in 2022-2024"],"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 #14805: CLOSED · Granted; related permit 328498. Use permit #328498: 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: 1052477 (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":"Sprinkler Certification: Certified through Jul 25, 2021","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-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":"10 failed, 5 passed, and 4 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Aug 23, 2023.","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":"homestead","level":"verify","title":"Homestead is tied to owner occupancy and the deed","finding":"OPA shows the Homestead Exemption.","why":"Philadelphia limits Homestead to an owner’s primary residence. The City says a deed change can require a new application or update.","action":"A buyer should apply in their own name and not assume the seller’s benefit continues.","url":"https://www.phila.gov/documents/homestead-exemption-application/"},{"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 15 historical violations across 4 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/"}]}