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FOR USE AS A VACANT COMMERCIAL SPACE @ 1ST FLOOR (USE REGISTRATION REQUIRED PRIOR TO OCCUPANCY) & HOUSEHOLD LIVING FOR TWO (2) FAMILIES AT 1ST & 2ND FLOORS."},{"number":"695417","date":"2017-01-11","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR THE PARTIAL DEMOLITION OF A REAR PORTION OF A STRUCTURE, AND FOR THE ERECTION OF A TWO-STORY REAR ADDITION, PILOT HOUSE, AND ROOF DECK TO BE USED AS A VACANT COMMERCIAL SPACE ON THE FIRST FLOOR (USE REGISTRATION REQUIRED PRIOR TO OCCUPANCY) AND TWO (2) DWELLING UNITS ABOVE. BUILDING SHALL BE FULLY SPRINKLERED. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING, AND FIRE SUPPRESSION SYSTEMS."},{"number":"785964","date":"2017-05-23","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-06-02","scope":"REPLACE CURB TRAP AND HOUSE DRAIN TO FRONT BASEMENT WALL-PA1#20171424059-\"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":"787476","date":"2017-05-31","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2017-10-24","scope":"INSTALL 3 LENNOX 95% GAS HEATER AND 3 LENNOX A/C UNIT,1ST FL FRONT LENNOX 45,000 BTU HEATER AND LENNOX 2 TON A/C UNIT,1ST FL BACK LENNOX 45,000 BTU HEATER AND LENNOX 1 1/2 TON A/C UNIT, 2ND FL LENNOX 70,000 BTU HEATER AND LENNOX 2 TON A/C UNIT WITH ALL DUCT WORK THRU OUT"},{"number":"783234","date":"2017-06-13","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALL 400AMP SERVICE, 4 METERS, 4 SUB PANELS, ALL PROPER GROUNDING AND BONDING, COMPLETE REWIRE WITH RECEPTS,SWITCHES,LIGHTS,FIXTURES,SMOKE AND CO DERECTORS AS PER 2008 NEC (SOUTH DISTRICT)"},{"number":"790605","date":"2017-07-13","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF A FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 13 ON THE FIRST FLOOR COMMERCIAL SPACE AND NFPA 13R ON THE SECOND FLOOR RESIDENTIAL AREA, AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"ZP-2021-013395","date":"2021-10-19","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Retail Sales - Consumer Goods"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2017,"k":"permit","w":"Mechanical"},{"y":2017,"k":"permit","w":"Electrical"},{"y":2017,"k":"permit","w":"New Construction"},{"y":2021,"k":"viol","w":"5 L&I violations"},{"y":2021,"k":"permit","w":"Change of Use"},{"y":2022,"k":"viol","w":"3 L&I violations"},{"y":2022,"k":"insp","w":"Inspection failed"},{"y":2023,"k":"insp","w":"Inspection passed"},{"y":2025,"k":"viol","w":"7 L&I violations"},{"y":2025,"k":"insp","w":"Inspection failed ×6"},{"y":2026,"k":"viol","w":"L&I violation"},{"y":2026,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":true,"licenses":[{"number":"694278","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"JOSEPH CIRO & DOMINIC CIRO PARTNERSHIP","legalName":"JOSEPH CIRO & DOMINIC CIRO PARTNERSHIP","address":"1640 JACKSON ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2016-03-09","latestIssueDate":"2016-03-09","expirationDate":"2017-02-01","inactiveDate":"2017-04-02"},{"number":"792749","type":"Rental","status":"Active","businessName":"Joseph Ciro and Dominic Ciro Partnership","legalName":"Joseph Ciro and Dominic Ciro Partnership","address":"1640 JACKSON ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2018-10-25","latestIssueDate":"2026-03-12","expirationDate":"2026-10-24","inactiveDate":null}],"licenseActivity":[{"number":"792749","type":"Rental","businessName":"Joseph Ciro and Dominic Ciro Partnership","legalName":"Joseph Ciro and Dominic Ciro Partnership","issuedDate":"2018-10-25","latestIssueDate":"2026-03-12","closureDate":null,"expirationDate":"2026-10-24","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"694278","type":"Vacant Residential Property / Lot","businessName":"JOSEPH CIRO & DOMINIC CIRO PARTNERSHIP","legalName":"JOSEPH CIRO & DOMINIC CIRO PARTNERSHIP","issuedDate":"2016-03-09","latestIssueDate":"2016-03-09","closureDate":"2017-04-02","expirationDate":"2017-02-01","inactiveDate":"2017-04-02","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-30","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":["a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2021, 2022, 2025"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 51% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $268,200 to $405,300","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 #26371: CLOSED · Granted; related permit 643097. Use permit #643097: 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":"2 permits not marked completed: 695417 (Issued), 790605 (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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through May 12, 2027; Sprinkler Certification: Certified through Apr 10, 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":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1920 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"13 failed, 4 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Mar 11, 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":"Vacant Residential Property / Lot #694278: Inactive since Apr 2, 2017","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.","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/"},{"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 16 historical violations across 6 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/"}]}