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PERMIT","status":"COMPLETED","completedDate":"2012-05-09","scope":"CREATING A (1) STORY ADDITION WITH ROOF DECK WITH STAIRS TO GROUNDTO EXISTING MULTI FAMILY ROWHOUSE WITH A 2 STORY DETACHED BLDG FRONTING THE REAR ST. THE PROPOSED SPACE WILL BE A PIZZA RESTAURANT ON THE FIRST FLOOR WITH ACC. PROJECTING SIGN 3'9\"X5' - 14' ELEVATION, 7'9\" PROJECTION, ILLUMINATED, NON-FLASHING, NON INTERMITTENT, WITH OWNERS PRIMARY RESIDENCE ON THE 2ND AND 3RD FLOORS ABOVE, AND ONE 2ND FLOOR RENTAL APT - FRONT BUILDING AND REAR BUILDING GARAGE FOR PARKING OF ONE VEHICLE FOR RESTAURANT (8.5'X18'MIN) FIRST FLOOR AND ONE FAMILY DWELLING 2ND FLR."},{"number":"392121","date":"2012-05-09","work":"Addition","type":"BP_ADDITON","description":"ADDITION PERMIT","status":"COMPLETED","completedDate":"2012-09-11","scope":"RENOVATION & ADDITION FOR A PIZZA RESTAURANT. RENOVATION TO SEPARATE 2 STORY RESIDENTIAL USE FROM THE FIRST FLOOR RESTAURANT USE. ALTERATIONS TO PROVIDE NEW EXTERIOR EGRESS STAIR & DECK AS PER SUBMITTED PLAN. THE EXISTING COURTYARD TO BE UTILIZED FOR SEASONAL OUTDOOR DINING AND AS A SECONDARY MEANS OF EGRESS FOR THE RESTAURANT. ELECTRICAL, PLUMBING, MECHANICAL, SIGN, AND FIRE SUPPRESSION WORK REQUIRES ADDITIONAL PERMITS. CALL THE INSPECTOR PRIOR TO STARTING WORK."},{"number":"407758","date":"2012-05-29","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2012-12-03","scope":"INTERIOR ALTERATIONS (PLUMBING) - WASTE, WATER SUPPLY PIPING AND SET FIXTURES - (2)WATER CLOSETS, (2)LAVATORIES, (2)LAVATORIES, (1)HAND SINK, (1)PREP SINK AND (1)3-COMPARTMENT SINK"},{"number":"408206","date":"2012-05-31","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2012-10-09","scope":"INSTALL 90,000 BTU, GAS FIRED 92% AFVE AND DUCTWORK 1600 GFM_4 TONS- 48,000 BTU."},{"number":"411398","date":"2012-06-20","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2012-09-11","scope":"MASONRY FRONT WALL - REMOVE EXISTING 2 STORY FRONT MASONRY WALL. REPLACE WITH NEW 8 INCH MASONRY WALL, ON EXISTING FOUNDATION. WINDOWS AND DOOR SAME LOCATION. NEW DOOR OPENING FOR 36 INCH DOOR. FLASH ROOF TO NEW FRONT. HORIZANTAL REINFORCEMENT EVERY 24 INCHES. INSTALL RETURNS INTO PARTY WALLS FOR STRUCTURAL CONNECTION. FLASH AND SEAL ROOF. INSTALL 2 X 4 FRAME WALL, R-19 INSULATION AND SHEETROCK ON INTERIOR FRONT WALL FOR FINISH. NO OTHER WORK ALLOWED UNDER THIS PERMIT."},{"number":"406117","date":"2012-06-28","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-01-07","scope":"INSTALL VISTA 32FB, 2 KEYPADS AND DEVICES AS PER NEC 2008 AND NFPA-72(MIXED USE)(EAST DIST)"},{"number":"407581","date":"2012-06-28","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2012-10-09","scope":"INSTALLATION OF COMMERCIAL COOKING EXHAUST AND MAKE-UP AIR SYSTEM"},{"number":"412908","date":"2012-08-01","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2015-05-01","scope":"WIRING 1ST FL & BSMT/INSTALL CIRCUITS/ALL WIRING TO BE MC CABLE TYPE/ALL KITCHEN DEVICES TO BE 20A RATED GFCI PROTECTED/INSTALL MAIN SVC(NO WIRING ON 3RD FL INCLUDED/FIRE ALARM DONE BY OTHERS)AS PER 2008 NEC"},{"number":"872260","date":"2018-05-24","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-04-11","scope":"LEVEL II INTERIOR ALTERATIONS (NO CHANGE OF OCCUPANCY) FOR ALTERATIONS TO EXISTING SECOND AND THIRD FLOOR DWELLING UNIT ABOVE AN EXISTING COMMERCIAL SPACE (NO WORK TO COMMERCIAL SPACE) AS PER APPROVED PLANS. EXISTING BUILDING NOT REQUIRED TO BE SPRINKLERED. **SEPARATE PERMITS REQUIRED FOR ANY MEP WORK**"},{"number":"909692","date":"2018-09-28","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-01-07","scope":"ALTERATIONS TO EXISTING SECOND AND THIRD FLOOR DWELLING UNIT ABOVE AN EXISTING COMMERCIAL SPACE (NO WORK TO COMMERCIAL SPACE);2 WATER CLOSETS & DRAINS, 2 LAVY SINKS & DRAINS, 1 TUB, 1 SHOWER, 1 WASHING MACHINE & KITCHEN SINK - THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004 - THE INSTALLATION DOES NOT INCLUDE GARBAGE DISPOSAL OR DISHWASHER"},{"number":"914079","date":"2018-11-01","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-12-24","scope":"REWIRE OF APT ON 2ND AND 3RD FLOOR TO INCLUDE ALL NEW OUTLETS,SWITCHES,LIGHTING AND SMOKE DETECTORS EXISTING 100AMP SERVICE PER 2008 NEC (MIXED USE)"},{"number":"ZP-2021-001982","date":"2021-05-06","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2023-07-25","scope":"FOR THE ERECTION OF AN ADDITION ABOVE AN EXISTING ATTACHED STRUCTURE WITH ROOF DECK AND ROOF DECK ACCESS STRUCTURE (TO ENCLOSE STAIRS AND LANDING ONLY). SIZE AND LOCATION AS SHOWN ON PLANS."},{"number":"GM-2021-005078","date":"2021-05-28","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2022-09-02","scope":"Removal of furnishings and non load bearing partitions"},{"number":"RP-2021-002583","date":"2021-06-04","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2023-07-25","scope":"FOR ERECTION OF AN ADDITION ABOVE AN EXISTING ATTACHED STRUCTURE WITH ROOF DECK ACCESSED BY A ROOF DECK ACCESS STRUCTURE AS PER APPROVED PLAN; FOR USE AS SINGLE-FAMILY HOUSEHOLD LIVING. *SEPARATE PERMITS REQUIRED FOR MECHANICAL, PLUMBING, AND ELECTRICAL WORK* **UNDERPINNING IS NOT PART OF THIS PERMIT**"},{"number":"PP-2021-011880","date":"2021-07-08","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-03-16","scope":"Install 2 full baths laundry sink, kitchen sink, water heater"},{"number":"EP-2022-000005","date":"2022-01-04","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-05-15","scope":"Wire for kitchen remodeling ,counter top receptacles and appliance circuits. Wire for 2nd floor hallway, bedroom and laundry room. Wire for 3rd floor master bedroom and master bathroom. Install 2 outdoor GFCI receptacles. Install hardwired smoke detectors as per 2014 nec"},{"number":"MP-2022-000656","date":"2022-01-31","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-06-22","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES- For the installation if New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans."},{"number":"MP-2025-004357","date":"2025-09-18","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2026-01-21","scope":"FOR THE INSTALLATION OF ONE (1) TYPE 1 COMMERCIAL KITCHEN EXHAUST HOOD WITH ASSOCIATED EXHAUST FAN, MAKEUP AIR SYSTEM, AND DUCTWORK. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IMC AND MANUFACTURER SPECIFICATIONS. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"FP-2025-002031","date":"2025-10-01","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2026-01-07","scope":"EZ KITCHEN FIRE SUPPRESSION- For the installation of New Wet Chemical Kitchen Fire Suppression System as per attached standard. Deviations from these standards require submission of construction and site plans. Kitchen suppression system"},{"number":"ZP-2025-010302","date":"2025-11-13","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2026-06-08","scope":"FOR THE ERECTION OF ONE (1) STATICALLY ILLUMINATED WALL SIGN. SIZE AND LOCATION AS SHOWN IN PLAN."},{"number":"GP-2025-010113","date":"2025-11-17","work":"Sign","type":"General","description":"General Permit","status":"Completed","completedDate":"2026-06-08","scope":"FOR THE INSTALLATION OF ONE (1) STATICALLY ILLUMINATED WALL SIGN. SIZE AND LOCATION AS SHOWN IN THE APPLICATION / PLANS. SEPARATE ELECTRICAL PERMITS ARE REQUIRED."},{"number":"EP-2026-002243","date":"2026-03-17","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2026-05-21","scope":"Connect (1) new sign to existing circuit. No new wiring involved. General Permit # GP-2025-010113."}],"storyTag":"New construction","storyDelta":4.78,"timeline":[{"y":2022,"k":"permit","w":"Addition and/or Alterations"},{"y":2023,"k":"viol","w":"3 L&I violations"},{"y":2023,"k":"insp","w":"Inspection failed ×2"},{"y":2024,"k":"insp","w":"Inspection passed"},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2025,"k":"insp","w":"Inspection failed"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2025,"k":"permit","w":"Sign"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"insp","w":"L&I: 2 failed, 1 passed"}],"rented":true,"licenses":[{"number":"572368","type":"Food Preparing and Serving","status":"Inactive","businessName":"PIZZA BRAIN RESTAURANT LLC","legalName":"PIZZA BRAIN RESTAURANT LLC","address":"2313 FRANKFORD AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2012-08-27","latestIssueDate":"2024-05-01","expirationDate":"2025-04-30","inactiveDate":"2025-06-29"},{"number":"793483","type":"Rental","status":"Inactive","businessName":"2311-13 Frankford Ave LLC","legalName":"2311-13 Frankford Ave LLC","address":"2313 FRANKFORD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2018-11-02","latestIssueDate":"2018-11-02","expirationDate":"2019-11-01","inactiveDate":"2019-12-31"},{"number":"844901","type":"Rental","status":"Active","businessName":"Frankford Collins Associates, LLC","legalName":"Frankford Collins Associates, LLC","address":"2313 FRANKFORD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2020-06-30","latestIssueDate":"2026-06-22","expirationDate":"2027-06-29","inactiveDate":null}],"licenseActivity":[{"number":"844901","type":"Rental","businessName":"Frankford Collins Associates, LLC","legalName":"Frankford Collins Associates, LLC","issuedDate":"2020-06-30","latestIssueDate":"2026-06-22","closureDate":null,"expirationDate":"2027-06-29","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"793483","type":"Rental","businessName":"2311-13 Frankford Ave LLC","legalName":"2311-13 Frankford Ave LLC","issuedDate":"2018-11-02","latestIssueDate":"2018-11-02","closureDate":"2019-12-31","expirationDate":"2019-11-01","inactiveDate":"2019-12-31","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"572368","type":"Food Preparing and Serving","businessName":"PIZZA BRAIN RESTAURANT LLC","legalName":"PIZZA BRAIN RESTAURANT LLC","issuedDate":"2012-08-27","latestIssueDate":"2024-05-01","closureDate":"2025-06-29","expirationDate":"2025-04-30","inactiveDate":"2025-06-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","units":2,"signals":[{"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"],"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 #338460: COMPLETED.","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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Dec 12, 2025","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 (257 MAMARONICK AVENUE, WHITE PLAINS NY, 10605).","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":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1875 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":"9 failed, 5 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Mar 25, 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 Preparing and Serving #572368: Inactive since Jun 29, 2025","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":"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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 8 historical violations across 5 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/"}]}