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WITH CELLARS, AS PER PLANS."},{"number":"429111","date":"2012-10-25","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2013-07-23","scope":"INSTALLATION OF NFPA 13R/13 SPRINKLER SYSTEM"},{"number":"444473","date":"2012-12-20","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2013-07-23","scope":"DUCTWORK THROUGH OUT SINGLE FAMILY HOME"},{"number":"447185","date":"2013-01-09","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2013-07-23","scope":"INSTALLATION OF DUCTWORK FOR VACANT SPACES ON SECOND AND THIRD FLOORS."},{"number":"441181","date":"2013-01-10","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2013-04-20","scope":"INSTALL ELECTRICAL SERVICE METER SOCKETS WITH SUB PANELS IN 2 APTS INSTALL RECEPTACLE BRANCH CIRCUITS LIGHTING BRANCH CIRCUITS & KITCHEN AND BATH CIRCUITS THROUGHOUT INSTALL FIRE ALARM PER 2008 NEC & NFPA 72(MIXED USE)"},{"number":"458407","date":"2013-04-26","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2013-04-26","scope":"ADDITION AND USE CHANGE FROM ALL COMMERCIAL TO VACANT COMMERCIAL 1ST FLOOR (A USE PERMIT IS REQUIRED PRIOR TO OCCUPANCY) AND ONE DWELLING UNIT ON THE 2ND FLR AND ONE DWELLING UNIT ON THE 3RD WITH A PILOT HOUSE AND ROOF DECK AS SHOWN IN THE APPLICATION."},{"number":"468503","date":"2013-06-24","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2013-07-23","scope":"INTERIOR FIT-OUT CONSTRUCTION OF TWO DWELLING UNITS ON SECOND AND THIRD FLOOR OF A SHELL BUILDING (IBC REVIEW) AS PER APPROVED PLANS. CERTIFICATE OF OCCUPANCY FOR TWO FAMILY DWELLING ONLY. SEPARATE USE REGISTRATION AND C.O. PERMITS REQUIRED PRIOR TO OCCUPANCY OF 1ST FLOOR. **NEW FIRE SUPPRESSION PERMIT REQUIRED FOR NEW FLOOR CONFIGURATIONS**"},{"number":"507560","date":"2014-03-18","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2014-03-18","scope":"CHANGE USE FROM VACANT TO MINI MART"},{"number":"575903","date":"2014-11-21","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2014-11-21","scope":"USE AS PERSONAL SERVICES ON FIRST FLOOR AND BASEMENT (ALL OTHER USES AS PREVIOUSLY APPROVED)"},{"number":"ZP-2022-002467","date":"2022-03-11","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Personal Services"},{"number":"ZP-2025-012047","date":"2026-01-09","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Personal Services"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2014,"k":"permit","w":"Use"},{"y":2015,"k":"viol","w":"4 L&I violations"},{"y":2022,"k":"permit","w":"Change of Use"},{"y":2022,"k":"viol","w":"4 L&I violations"},{"y":2023,"k":"viol","w":"3 L&I violations"},{"y":2023,"k":"insp","w":"Inspection failed ×3"},{"y":2024,"k":"insp","w":"Inspection failed"},{"y":2025,"k":"appeal","w":"Appeal complete"},{"y":2025,"k":"viol","w":"2 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 7 failed, 1 passed"},{"y":2026,"k":"permit","w":"Change of Use"},{"y":2026,"k":"insp","w":"L&I: 4 failed, 1 passed"}],"rented":true,"licenses":[{"number":"621930","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"CHRSITOPHER MCDOWELL (A SHORT STOP)","legalName":"CHRSITOPHER MCDOWELL","address":"1611 FRANKFORD AVE","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2014-03-18","latestIssueDate":"2014-03-18","expirationDate":"2015-04-30","inactiveDate":"2015-06-29"},{"number":"637219","type":"Rental","status":"Active","businessName":"1611-13 FRANKFORD AVE LLC (1611-13 FRANKFORD AVE)","legalName":"1611-13 FRANKFORD AVE LLC","address":"1611 FRANKFORD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2014-08-02","latestIssueDate":"2026-04-24","expirationDate":"2027-02-28","inactiveDate":null}],"licenseActivity":[{"number":"637219","type":"Rental","businessName":"1611-13 FRANKFORD AVE LLC (1611-13 FRANKFORD AVE)","legalName":"1611-13 FRANKFORD AVE LLC","issuedDate":"2014-08-02","latestIssueDate":"2026-04-24","closureDate":null,"expirationDate":"2027-02-28","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"621930","type":"Food Establishment, Retail Permanent Location","businessName":"CHRSITOPHER MCDOWELL (A SHORT STOP)","legalName":"CHRSITOPHER MCDOWELL","issuedDate":"2014-03-18","latestIssueDate":"2014-03-18","closureDate":"2015-06-29","expirationDate":"2015-04-30","inactiveDate":"2015-06-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","units":2,"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":["3 open L&I violations","failed L&I inspection activity in 2021, 2022, 2023, 2024, 2025, 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"transition-activity","level":"watch","title":"Recent transition activity","summary":"The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.","evidence":["1 permit event since 2023","1 zoning/board appeal since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #415797: COMPLETED. The history also contains “NEW USE OCCUPIED PRIOR TO CO.”","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":"violations","level":"attention","title":"3 open L&I violations","finding":"24 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Sprinkler Certification: Certified through Apr 10, 2027; Fire Alarm Certification: Certified through Mar 5, 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 (7900 OLD YORK RD, ELKINS PARK PA, 19027).","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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"34 failed, 5 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on May 28, 2026.","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 #621930: Inactive since Jun 29, 2015","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/"}]}