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NO SIGN WITH THIS PERMIT."},{"number":"954929","date":"2019-03-15","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2019-09-17","scope":"FOR THE INSTALLATION OF ONE (1) 4'-0\" COMMERCIAL KITCHEN EXHAUST HOOD WITH A ROOF TOP EXHAUST FAN AND A MAKE UP AIR FAN WITH SUPPLY/EXHAUST DUCT WORK FOR KITCHEN. ALL WORK SHALL BE DONE PER APPROVED PLANS AND MANUFACTURER'S SPECIFICATIONS. SEPARATE PERMIT REQUIRED FOR ALL OTHER WORK."},{"number":"962808","date":"2019-04-01","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2019-07-26","scope":"FOR THE INSTALLATION OF NEW WET CHEMICAL KITCHEN FIRE SUPPRESSION SYSTEM FOR (1) 9FT HOOD AS PER ATTACHED STANDARD. DEVIATIONS FROM THESE STANDARDS REQUIRE SUBMISSION OF CONSTRUCTION AND SITE PLANS."}],"storyTag":"Improved","storyDelta":-0.47,"timeline":[{"y":2016,"k":"sale","p":165000},{"y":2018,"k":"permit","w":"Use"},{"y":2019,"k":"permit","w":"Mechanical"},{"y":2019,"k":"permit","w":"Suppression"},{"y":2024,"k":"viol","w":"11 L&I violations"},{"y":2024,"k":"insp","w":"Inspection failed"},{"y":2024,"k":"sale","p":87500},{"y":2025,"k":"appeal","w":"Appeal complete"},{"y":2025,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":false,"licenses":[{"number":"203389","type":"Food Preparing and Serving","status":"Inactive","businessName":"PEDRO ESPINAL (ESPINAL GROCERY)","legalName":"PEDRO ESPINAL","address":"1959 N 23RD ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2003-05-01","latestIssueDate":"2003-05-01","expirationDate":"2004-04-30","inactiveDate":null},{"number":"207567","type":"Food Preparing and Serving","status":"Inactive","businessName":"JOSE RODRIGUEZ (ESPINAL GROCERY)","legalName":"JOSE RODRIGUEZ","address":"1959 N 23RD ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2004-04-05","latestIssueDate":"2012-04-14","expirationDate":"2013-04-30","inactiveDate":"2013-01-28"},{"number":"473656","type":"Dumpster License - Private Property","status":"Inactive","businessName":"JOSE J RODRIGUEZ (R R TRADING SERVICE)","legalName":"JOSE J RODRIGUEZ","address":"1959 N 23RD ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2009-05-14","latestIssueDate":"2012-07-03","expirationDate":"2013-07-31","inactiveDate":"2013-06-14"},{"number":"583068","type":"Food Preparing and Serving","status":"Active","businessName":"ESQUINA MINI MARKET INC","legalName":"ESQUINA MINI MARKET INC","address":"1959 N 23RD ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2013-01-28","latestIssueDate":"2026-05-12","expirationDate":"2027-04-30","inactiveDate":null},{"number":"596586","type":"Dumpster License - Private Property","status":"Active","businessName":"ESQUINA MINI MARKET INC","legalName":"ESQUINA MINI MARKET INC","address":"1959 N 23RD ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2013-06-14","latestIssueDate":"2013-08-09","expirationDate":null,"inactiveDate":null}],"licenseActivity":[{"number":"596586","type":"Dumpster License - Private Property","businessName":"ESQUINA MINI MARKET INC","legalName":"ESQUINA MINI MARKET INC","issuedDate":"2013-06-14","latestIssueDate":"2013-08-09","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"583068","type":"Food Preparing and Serving","businessName":"ESQUINA MINI MARKET INC","legalName":"ESQUINA MINI MARKET INC","issuedDate":"2013-01-28","latestIssueDate":"2026-05-12","closureDate":null,"expirationDate":"2027-04-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"473656","type":"Dumpster License - Private Property","businessName":"JOSE J RODRIGUEZ (R R TRADING SERVICE)","legalName":"JOSE J RODRIGUEZ","issuedDate":"2009-05-14","latestIssueDate":"2012-07-03","closureDate":"2013-06-14","expirationDate":"2013-07-31","inactiveDate":"2013-06-14","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"207567","type":"Food Preparing and Serving","businessName":"JOSE RODRIGUEZ (ESPINAL GROCERY)","legalName":"JOSE RODRIGUEZ","issuedDate":"2004-04-05","latestIssueDate":"2012-04-14","closureDate":"2013-01-28","expirationDate":"2013-04-30","inactiveDate":"2013-01-28","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"203389","type":"Food Preparing and Serving","businessName":"PEDRO ESPINAL (ESPINAL GROCERY)","legalName":"PEDRO ESPINAL","issuedDate":"2003-05-01","latestIssueDate":"2003-05-01","closureDate":"2004-04-30","expirationDate":"2004-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-08-03","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 194% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $63,000 to $185,200","no permit shown in 2024-2026"],"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":"Use permit #921415: 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":"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":"2 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Feb 27, 2025.","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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"1 fire/suppression-related permit matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Preparing and Serving #203389: Inactive; Food Preparing and Serving #207567: Inactive since Jan 28, 2013; Dumpster License - Private Property #473656: Inactive since Jun 14, 2013","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/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 11 historical violations across 2 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/"}]}