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Equipment: 2 washer boxes 5 water closets 5 lavatories 3 kitchen sink 2 showers 3 hub drains 4 floor drains 1 hose bibb 3 garbage disposal 3 refrigerators 1 sump pump 1 ejector pump 3 new hot water heaters installed 2 backflow preventers"}],"storyTag":"Improved","storyDelta":1.67,"timeline":[{"y":2018,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2022,"k":"viol","w":"3 L&I violations incl UNSAFE STRUCTURE"},{"y":2022,"k":"insp","w":"Inspection failed"},{"y":2022,"k":"sale","p":200000},{"y":2023,"k":"viol","w":"9 L&I violations incl INTERIOR UNSAFE GENERAL"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"insp","w":"L&I: 4 failed, 3 passed"},{"y":2024,"k":"permit","w":"Change of Use"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"permit","w":"Alterations"},{"y":2026,"k":"permit","w":"Alterations"}],"rented":false,"licenses":[{"number":"297127","type":"Handbill Distribution","status":"Closed","businessName":"MAHMOUD ALI (T/A BROTHERS HOAGIE SHOP)","legalName":"MAHMOUD ALI","address":"4222-24 LANCASTER AVE","revenueCode":"3418","rentalCategory":null,"units":null,"issuedDate":"2001-10-23","latestIssueDate":"2001-10-23","expirationDate":"2002-08-31","inactiveDate":null},{"number":"205110","type":"Food Preparing and Serving","status":"Closed","businessName":"MAHMOUD ALI (T/A BROTHERS HOAGIE SHOP)","legalName":"MAHMOUD ALI","address":"4222-24 LANCASTER AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2002-04-23","latestIssueDate":"2002-04-23","expirationDate":"2003-04-30","inactiveDate":null},{"number":"298902","type":"Dumpster License - Public ROW","status":"Closed","businessName":"MAHMOUD ALI (T/A BROTHERS HOAGIE SHOP)","legalName":"MAHMOUD ALI","address":"4222-24 LANCASTER AVE","revenueCode":"3417","rentalCategory":null,"units":null,"issuedDate":"2002-04-23","latestIssueDate":"2002-04-23","expirationDate":"2003-03-31","inactiveDate":null},{"number":"206922","type":"Food Preparing and Serving","status":"Inactive","businessName":"DIANA PIZZA, INC (T/A BRAVO PLUS PIZZA)","legalName":"DIANA PIZZA, INC","address":"4222-24 LANCASTER AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2003-10-08","latestIssueDate":"2003-10-08","expirationDate":"2004-04-30","inactiveDate":null},{"number":"298039","type":"Handbill Distribution","status":"Inactive","businessName":"DIANA PIZZA, INC (T/A BRAVO PLUS PIZZA)","legalName":"DIANA PIZZA, INC","address":"4222-24 LANCASTER AVE","revenueCode":"3418","rentalCategory":null,"units":null,"issuedDate":"2003-10-08","latestIssueDate":"2003-10-08","expirationDate":"2004-08-31","inactiveDate":"2011-08-13"},{"number":"298160","type":"Handbill Distribution","status":"Inactive","businessName":"RAMI FOOD INC","legalName":"RAMI FOOD INC","address":"4222-24 LANCASTER AVE","revenueCode":"3418","rentalCategory":null,"units":null,"issuedDate":"2004-09-23","latestIssueDate":"2004-09-23","expirationDate":"2005-08-31","inactiveDate":"2011-08-13"},{"number":"359009","type":"Food Preparing and Serving","status":"Inactive","businessName":"DIANA PIZZA, INC (T/A BRAVO PLUS PIZZA)","legalName":"DIANA PIZZA, INC","address":"4222-24 LANCASTER AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2006-03-08","latestIssueDate":"2006-03-08","expirationDate":"2007-04-30","inactiveDate":"2011-03-28"},{"number":"435414","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"AMER A SALAH","legalName":"AMER A SALAH","address":"4222-24 LANCASTER AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2008-02-12","latestIssueDate":"2008-02-12","expirationDate":"2009-02-28","inactiveDate":"2012-12-22"},{"number":"478574","type":"Food Preparing and Serving","status":"Inactive","businessName":"ABUGHOSH III (WING OVER PHILLY)","legalName":"ABUGHOSH III","address":"4222-24 LANCASTER AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2009-07-09","latestIssueDate":"2010-08-23","expirationDate":"2011-04-30","inactiveDate":"2011-03-28"},{"number":"528735","type":"Dumpster License - Private Property","status":"Inactive","businessName":"WINGS OVER PHILLY 2 (EHAB ABUGHOSH)","legalName":"WINGS OVER PHILLY 2","address":"4222-24 LANCASTER AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2011-03-28","latestIssueDate":"2011-03-28","expirationDate":"2011-07-31","inactiveDate":"2011-11-10"},{"number":"528736","type":"Handbill Distribution","status":"Inactive","businessName":"WINGS OVER PHILLY 2 (EHAB ABUGHOSH)","legalName":"WINGS OVER PHILLY 2","address":"4222-24 LANCASTER AVE","revenueCode":"3418","rentalCategory":null,"units":null,"issuedDate":"2011-03-28","latestIssueDate":"2011-03-28","expirationDate":"2011-08-31","inactiveDate":null},{"number":"548524","type":"Dumpster License - Private Property","status":"Inactive","businessName":"REEM INC","legalName":"REEM INC","address":"4222-24 LANCASTER AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2011-11-10","latestIssueDate":"2011-11-10","expirationDate":"2012-07-31","inactiveDate":"2013-09-20"},{"number":"566167","type":"Food Preparing and Serving","status":"Inactive","businessName":"REEM INC","legalName":"REEM INC","address":"4222-24 LANCASTER AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2012-06-05","latestIssueDate":"2012-06-05","expirationDate":"2013-04-30","inactiveDate":null},{"number":"605606","type":"Dumpster License - Private Property","status":"Active","businessName":"UDDIN INC","legalName":"UDDIN INC","address":"4222-24 LANCASTER AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2013-09-20","latestIssueDate":"2013-09-20","expirationDate":null,"inactiveDate":null},{"number":"605608","type":"Handbill Distribution","status":"Inactive","businessName":"UDDIN INC","legalName":"UDDIN INC","address":"4222-24 LANCASTER AVE","revenueCode":"3418","rentalCategory":null,"units":null,"issuedDate":"2013-09-20","latestIssueDate":"2014-08-14","expirationDate":"2015-08-31","inactiveDate":"2015-10-30"}],"licenseActivity":[{"number":"605606","type":"Dumpster License - Private Property","businessName":"UDDIN INC","legalName":"UDDIN INC","issuedDate":"2013-09-20","latestIssueDate":"2013-09-20","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"605608","type":"Handbill Distribution","businessName":"UDDIN INC","legalName":"UDDIN INC","issuedDate":"2013-09-20","latestIssueDate":"2014-08-14","closureDate":"2015-10-30","expirationDate":"2015-08-31","inactiveDate":"2015-10-30","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"566167","type":"Food Preparing and Serving","businessName":"REEM INC","legalName":"REEM INC","issuedDate":"2012-06-05","latestIssueDate":"2012-06-05","closureDate":"2013-04-30","expirationDate":"2013-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"548524","type":"Dumpster License - Private Property","businessName":"REEM INC","legalName":"REEM INC","issuedDate":"2011-11-10","latestIssueDate":"2011-11-10","closureDate":"2013-09-20","expirationDate":"2012-07-31","inactiveDate":"2013-09-20","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"528735","type":"Dumpster License - Private Property","businessName":"WINGS OVER PHILLY 2 (EHAB ABUGHOSH)","legalName":"WINGS OVER PHILLY 2","issuedDate":"2011-03-28","latestIssueDate":"2011-03-28","closureDate":"2011-11-10","expirationDate":"2011-07-31","inactiveDate":"2011-11-10","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"528736","type":"Handbill Distribution","businessName":"WINGS OVER PHILLY 2 (EHAB ABUGHOSH)","legalName":"WINGS OVER PHILLY 2","issuedDate":"2011-03-28","latestIssueDate":"2011-03-28","closureDate":"2011-08-31","expirationDate":"2011-08-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"478574","type":"Food Preparing and Serving","businessName":"ABUGHOSH III (WING OVER PHILLY)","legalName":"ABUGHOSH III","issuedDate":"2009-07-09","latestIssueDate":"2010-08-23","closureDate":"2011-03-28","expirationDate":"2011-04-30","inactiveDate":"2011-03-28","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"435414","type":"Vacant Residential Property / Lot","businessName":"AMER A SALAH","legalName":"AMER A SALAH","issuedDate":"2008-02-12","latestIssueDate":"2008-02-12","closureDate":"2012-12-22","expirationDate":"2009-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"298160","type":"Handbill Distribution","businessName":"RAMI FOOD INC","legalName":"RAMI FOOD INC","issuedDate":"2004-09-23","latestIssueDate":"2004-09-23","closureDate":"2011-08-13","expirationDate":"2005-08-31","inactiveDate":"2011-08-13","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"359009","type":"Food Preparing and Serving","businessName":"DIANA PIZZA, INC (T/A BRAVO PLUS PIZZA)","legalName":"DIANA PIZZA, INC","issuedDate":"2003-10-08","latestIssueDate":"2006-03-08","closureDate":"2011-03-28","expirationDate":"2007-04-30","inactiveDate":"2011-03-28","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"298039","type":"Handbill Distribution","businessName":"DIANA PIZZA, INC (T/A BRAVO PLUS PIZZA)","legalName":"DIANA PIZZA, INC","issuedDate":"2003-10-08","latestIssueDate":"2003-10-08","closureDate":"2011-08-13","expirationDate":"2004-08-31","inactiveDate":"2011-08-13","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"298902","type":"Dumpster License - Public ROW","businessName":"MAHMOUD ALI (T/A BROTHERS HOAGIE SHOP)","legalName":"MAHMOUD ALI","issuedDate":"2002-04-23","latestIssueDate":"2002-04-23","closureDate":"2003-03-31","expirationDate":"2003-03-31","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false},{"number":"205110","type":"Food Preparing and Serving","businessName":"MAHMOUD ALI (T/A BROTHERS HOAGIE SHOP)","legalName":"MAHMOUD ALI","issuedDate":"2002-04-23","latestIssueDate":"2002-04-23","closureDate":"2003-04-30","expirationDate":"2003-04-30","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false},{"number":"297127","type":"Handbill Distribution","businessName":"MAHMOUD ALI (T/A BROTHERS HOAGIE SHOP)","legalName":"MAHMOUD ALI","issuedDate":"2001-10-23","latestIssueDate":"2001-10-23","closureDate":"2002-08-31","expirationDate":"2002-08-31","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false}],"businessLicenseSourceDate":"2026-07-21","signals":[{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 6 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2022","permit activity in 2023, 2024, 2025, 2026"],"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":"4 permits not marked completed: CP-2024-002785 (Issued), MP-2025-004443 (Issued), PP-2025-014851 (Issued), PP-2025-011001 (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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 27 historical violations across 14 cases.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"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":"27 failed, 11 passed, and 9 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Dec 14, 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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"1 fire/suppression-related permit 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":"Handbill Distribution #297127: Closed; Food Preparing and Serving #205110: Closed; Dumpster License - Public ROW #298902: Closed; Food Preparing and Serving #206922: Inactive","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/"}],"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/"}]}