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Special Exception","grounds":"SPECIAL EXCEPTION for the proposed use, Eating and Drinking Establishment - Prepared Food Shop, within an existing structure.","status":"Prepare Meeting","outcome":null,"date":"2026-10-07","number":"ZP-2026-000362","relatedPermit":"ZP-2026-000362"}],"taxYears":[{"year":2012,"total":625.38,"principal":0,"interest":444.54,"penalty":125.45},{"year":2013,"total":1938.47,"principal":1170.26,"interest":505.35,"penalty":133.15},{"year":2014,"total":2642.43,"principal":1902.1,"interest":370.91,"penalty":133.15},{"year":2015,"total":2460.97,"principal":1902.1,"interest":199.72,"penalty":133.15},{"year":2016,"total":2158.54,"principal":1902.1,"interest":28.54,"penalty":19.02}],"taxNet":9825.79,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":180200,"taxable":150200,"land":11520,"improvement":168680,"taxableLand":11520,"taxableImprovement":138680,"exemptLand":0,"exemptImprovement":30000},{"y":2017,"v":180200,"taxable":150200,"land":11520,"improvement":168680,"taxableLand":11520,"taxableImprovement":138680,"exemptLand":0,"exemptImprovement":30000},{"y":2018,"v":149800,"taxable":119800,"land":29960,"improvement":119840,"taxableLand":29960,"taxableImprovement":89840,"exemptLand":0,"exemptImprovement":30000},{"y":2019,"v":129700,"taxable":89700,"land":25940,"improvement":103760,"taxableLand":25940,"taxableImprovement":63760,"exemptLand":0,"exemptImprovement":40000},{"y":2020,"v":130900,"taxable":85900,"land":26180,"improvement":104720,"taxableLand":26180,"taxableImprovement":59720,"exemptLand":0,"exemptImprovement":45000},{"y":2021,"v":130900,"taxable":85900,"land":26180,"improvement":104720,"taxableLand":26180,"taxableImprovement":59720,"exemptLand":0,"exemptImprovement":45000},{"y":2022,"v":130900,"taxable":85900,"land":26180,"improvement":104720,"taxableLand":26180,"taxableImprovement":59720,"exemptLand":0,"exemptImprovement":45000},{"y":2023,"v":130900,"taxable":50900,"land":26180,"improvement":104720,"taxableLand":26180,"taxableImprovement":24720,"exemptLand":0,"exemptImprovement":80000},{"y":2024,"v":130900,"taxable":50900,"land":26180,"improvement":104720,"taxableLand":26180,"taxableImprovement":24720,"exemptLand":0,"exemptImprovement":80000},{"y":2025,"v":143900,"taxable":124713,"land":28780,"improvement":115120,"taxableLand":28780,"taxableImprovement":95933,"exemptLand":0,"exemptImprovement":19187},{"y":2026,"v":589400,"taxable":130822,"land":117800,"improvement":471600,"taxableLand":117800,"taxableImprovement":13022,"exemptLand":0,"exemptImprovement":458578},{"y":2027,"v":400600,"taxable":88969,"land":80120,"improvement":320480,"taxableLand":80120,"taxableImprovement":8849,"exemptLand":0,"exemptImprovement":311631}],"taxNow":1831,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"909476","date":"2018-09-11","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2020-02-01","scope":"EZ PERMIT STADARD ALTERATIONS-MINOR DEMO OF NONLOAD BEARING PARTITION WALLS, CONSTRUCT NEW PARTITION WALLS, INSTALL GYPBOARD AND OTHER FINISHES. FOR ALTERATIONS TO AN EXISTING ONE FAMILY DWELLING AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS."},{"number":"912143","date":"2018-09-20","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-07-31","scope":"ROUGH IN & INSTALL NEW WATER CLOSET, LAVY SINK & SHOWER - THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE"},{"number":"929843","date":"2018-11-26","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"WIRE AND INSTALL THE FOLLOWING: (3)GFCI (1)CEILING MOUNTED LIGHT (1)FAN LIGHT, (1)VANITY LIGHT (1)RBF (1) STOVE OUTLET (2) SMOKE DETECTORS, (6) LIGHT SWITCHES, (1) LIGHT FIXTURE AS PER 2008 NEC."},{"number":"ZP-2022-001937","date":"2022-04-28","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2025-02-24","scope":"FOR THE ERECTION OF ADDITIONS( IN THE REAR OF THE STRUCTURE , BALCONY AND STEP ADDITIONS) TO AN EXISTING STRUCTURE. SIZES AND LOCATION AS SHOWN IN PLAN"},{"number":"CP-2022-004353","date":"2022-10-05","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-02-24","scope":"FOR ALTERATIONS TO AN EXISTING STRUCTURE TO INCLUDE NEW INTERIOR PARTITIONS, RATED SHAFT ENCLOSURE INSTALLATIONS, RATED FLOOR/CEILING ASSEMBLIES, AND WALL/FLOOR/CEILING FINISHING. (IEBC 2018, WORK-AREA METHOD, LVL II ALTERATIONS), ADDITION IN THE REAR OF THE STRUCTURE, BALCONY, AND STEP ADDITIONS, AND THE RENOVATION OF THE FACADE TO INCLUDE NEW WINDOWS AND FIT OUT OF THE 2ND AND 3RD FLOOR TO CREATE TWO (2) DWELLING UNITS, AS PART OF A MIXED-USE BUILDING (SEPARATE USE REGISTRATION REQUIRED PRIOR TO OCCUPANCY FOR THE FIRST FLOOR.) RESIDENTIAL UNITS TO BE SPRINKLERED PER NFPA 13R**SEPARATE PERMITS TO BE REQUIRED FOR ANY PLUMBING, MECHANICAL, ELECTRICAL, AND FIRE SUPPRESSION SYSTEM INSTALLATIONS. **"},{"number":"PP-2023-002311","date":"2023-03-16","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-02-21","scope":"REPAIR/REPLACE MD, CT, FAI & Water Service Size: 3/4 in. Sewer Lateral Size: 5 in."},{"number":"EP-2023-002185","date":"2023-04-28","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-12-04","scope":"Wire two apartments and commercial space,AND 400A Service, as per plans as per 2017 nec.**SEPARATE FIRE ALARM PERMIT REQ'D** PER: F- 1103.7.11"},{"number":"PP-2023-003656","date":"2023-06-27","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-02-24","scope":"Rough in and finish for the following: 1st Floor (1) Sink (1) Toilet 2nd Floor (1) Tub (1) Sink (1) Toilet (1) Kitchen Sink (1) Water Heater 3rd Floor (1) Tub (1) Sink (1) Toilet (1) Kitchen Sink (1) Water Heater"},{"number":"EP-2023-005361","date":"2023-06-29","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-12-10","scope":"Install Fire Alarm as shown on attached plans as per 2016 NFPA 72."},{"number":"FP-2024-000255","date":"2024-02-14","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-02-24","scope":"FOR THE INSTALLATION OF AN NFPA 13R SYSTEM FOR A TWO-FAMILY DWELLING SERVICED BY 1 1/2-INCH FIRE SERVICE LINE WITH 1 1/2-INCH AMES LF2000BM2 BACKFLOW PREVENTER AND AUTOMATIC FIRE SUPPRESSION SYSTEM. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/HYDRAULIC CALCULATIONS."},{"number":"MP-2024-002585","date":"2024-06-26","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-02-24","scope":"FOR THE INSTALLAION OF OF AIR HANDLER UNITS AND CONDENSER UNITS AS PER PLANS."},{"number":"ZP-2026-000362","date":null,"work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Denied","completedDate":null,"scope":null}],"storyTag":"New construction","storyDelta":1.27,"timeline":[{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"viol","w":"2 L&I violations"},{"y":2023,"k":"insp","w":"Inspection failed ×4"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"insp","w":"Inspection passed ×2"},{"y":2025,"k":"viol","w":"5 L&I violations"},{"y":2025,"k":"insp","w":"Inspection failed"},{"y":2026,"k":"insp","w":"Inspection failed"},{"y":2026,"k":"appeal","w":"Appeal filed"}],"rented":false,"licenses":[{"number":"223257","type":"Rental","status":"Inactive","businessName":"GLORIA MERCURIO","legalName":"GLORIA MERCURIO","address":"544 E GIRARD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"1994-05-24","latestIssueDate":"1994-05-24","expirationDate":"1995-02-28","inactiveDate":"2012-12-22"},{"number":"0981898","type":"Food Preparing and Serving","status":"Active","businessName":"Impresso Coffee (Impresso Express)","legalName":"Impresso Coffee","address":"544 E GIRARD AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2025-06-18","latestIssueDate":"2026-05-07","expirationDate":"2027-06-17","inactiveDate":null}],"licenseActivity":[{"number":"0981898","type":"Food Preparing and Serving","businessName":"Impresso Coffee (Impresso Express)","legalName":"Impresso Coffee","issuedDate":"2025-06-18","latestIssueDate":"2026-05-07","closureDate":null,"expirationDate":"2027-06-17","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"223257","type":"Rental","businessName":"GLORIA MERCURIO","legalName":"GLORIA MERCURIO","issuedDate":"1994-05-24","latestIssueDate":"1994-05-24","closureDate":"2012-12-22","expirationDate":"1995-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-21","signals":[{"kind":"record-pressure","level":"strong","title":"Records to verify together","summary":"Several independent, separately dated records stack up here and deserve prompt verification.","evidence":["5 open L&I violations","a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2023, 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":["5 permit events since 2023","1 zoning/board appeal since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 310% in 2026, but no matching permit appears in the property timeline.","evidence":["assessment moved from $143,900 to $589,400","no permit shown in 2025-2027"],"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 #ZP-2026-000362: Prepare Meeting; related permit ZP-2026-000362. The history also contains “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: ZP-2026-000362 (Denied).","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":"5 open L&I violations","finding":"13 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":"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, 4 passed, and 7 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Apr 8, 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":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"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":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Jan 14, 2027; Sprinkler Certification: Certified through Jan 6, 2027","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":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"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/"}]}