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ANY DEVIATION WILL REQUIRE AN AMENDED BUILDING PERMIT."},{"number":"ZP-2023-006312","date":"2023-06-26","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Vehicle Equipment and Supplies Sales and Rentals"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2019,"k":"permit","w":"Alterations"},{"y":2019,"k":"permit","w":"Zoning/use"},{"y":2019,"k":"permit","w":"Demolition"},{"y":2019,"k":"demo"},{"y":2019,"k":"insp","w":"Inspection passed"},{"y":2022,"k":"viol","w":"9 L&I violations"},{"y":2022,"k":"insp","w":"Inspection failed ×2"},{"y":2023,"k":"permit","w":"Change of Use"},{"y":2023,"k":"viol","w":"9 L&I violations"},{"y":2023,"k":"insp","w":"L&I: 1 failed, 2 passed"},{"y":2026,"k":"viol","w":"3 L&I violations"},{"y":2026,"k":"insp","w":"L&I: 4 failed, 1 passed"}],"rented":false,"licenses":[{"number":"783388","type":"Motor Vehicle Repair / Fuel Dispensing","status":"Inactive","businessName":"Trinidad Fix Flat LLC","legalName":"Trinidad Fix Flat LLC","address":"2778 FRANKFORD AVE","revenueCode":"3311","rentalCategory":null,"units":null,"issuedDate":"2018-07-18","latestIssueDate":"2018-07-18","expirationDate":"2019-07-17","inactiveDate":"2019-09-15"},{"number":"886447","type":"Motor Vehicle Repair / Fuel Dispensing","status":"Active","businessName":"Bella Tires Shop Inc","legalName":"Bella Tires Shop Inc","address":"2778 FRANKFORD AVE","revenueCode":"3311","rentalCategory":null,"units":null,"issuedDate":"2022-01-27","latestIssueDate":"2025-12-16","expirationDate":"2027-01-26","inactiveDate":null}],"licenseActivity":[{"number":"886447","type":"Motor Vehicle Repair / Fuel Dispensing","businessName":"Bella Tires Shop Inc","legalName":"Bella Tires Shop Inc","issuedDate":"2022-01-27","latestIssueDate":"2025-12-16","closureDate":null,"expirationDate":"2027-01-26","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"783388","type":"Motor Vehicle Repair / Fuel Dispensing","businessName":"Trinidad Fix Flat LLC","legalName":"Trinidad Fix Flat LLC","issuedDate":"2018-07-18","latestIssueDate":"2018-07-18","closureDate":"2019-09-15","expirationDate":"2019-07-17","inactiveDate":"2019-09-15","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","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 2022, 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #968490: COMPLETED. 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: 966665 (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":"violations","level":"attention","title":"3 open L&I violations","finding":"31 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"11 failed, 7 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was FAILED on May 1, 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":"Motor Vehicle Repair / Fuel Dispensing #783388: Inactive since Sep 15, 2019","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":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration and appears related-party/family-held.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"}],"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/"}]}