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ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR CERTIFICATE OF OCCUPANCY AND ALL OTHER ALTERATIONS."},{"number":"CP-2026-004279","date":"2026-07-17","work":"Commercial Make Safe Permit","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"MAKE SAFE PERMIT- For (Repair roof cornice as per Engineer's report) to resolve case #CF-2026-088336. Abutting sidewalk must be closed with fencing a minimum of 6’ in height. Separate Streets Department permit required for sidewalk closure. A separate permit is required for any additional alterations that are not specifically addressed on case #CF-2026-088336. “In accordance with Code Bulletin PM-1801, a PA professional engineer is required to monitor repairs made under this permit. The engineer must submit a sealed statement to the Department confirming that the structure is in sound condition at completion.”"}],"storyTag":"Improved","storyDelta":0.17,"timeline":[{"y":2004,"k":"sale","p":80000},{"y":2007,"k":"sale","p":88000},{"y":2008,"k":"viol","w":"2 L&I violations"},{"y":2009,"k":"viol","w":"L&I violation"},{"y":2010,"k":"insp","w":"Inspection passed ×2"},{"y":2016,"k":"viol","w":"3 L&I violations incl UNSAFE STRUCTURE"},{"y":2016,"k":"insp","w":"Inspection failed"},{"y":2016,"k":"permit","w":"Major alteration"},{"y":2017,"k":"insp","w":"Inspection passed"},{"y":2026,"k":"viol","w":"3 L&I violations incl UNSAFE STRUCTURE"},{"y":2026,"k":"permit","w":"Commercial Make Safe Permit"},{"y":2026,"k":"insp","w":"Inspection failed"}],"rented":true,"licenses":[{"number":"203244","type":"Food Preparing and Serving","status":"Inactive","businessName":"BA HA","legalName":"BA HA","address":"1267 S 23RD ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"1999-05-30","latestIssueDate":"1999-05-30","expirationDate":"2000-04-30","inactiveDate":null},{"number":"204392","type":"Food Preparing and Serving","status":"Inactive","businessName":"STEVEN P DIU (T/A L&L MINI MARKET)","legalName":"STEVEN P DIU","address":"1267 S 23RD ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2003-05-08","latestIssueDate":"2003-05-08","expirationDate":"2004-04-30","inactiveDate":null},{"number":"207234","type":"Food Preparing and Serving","status":"Inactive","businessName":"TRAN A LU (T/A L & K GROCERY STORE)","legalName":"TRAN A LU","address":"1267 S 23RD ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2004-09-10","latestIssueDate":"2004-09-10","expirationDate":"2005-04-30","inactiveDate":null},{"number":"310349","type":"Food Preparing and Serving","status":"Inactive","businessName":"FRANCISCO ESTEVEZ","legalName":"FRANCISCO ESTEVEZ","address":"1267 S 23RD ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2005-03-19","latestIssueDate":"2008-05-16","expirationDate":"2009-04-30","inactiveDate":"2012-12-22"},{"number":"492423","type":"Food Preparing and Serving","status":"Inactive","businessName":"BAEZ GROCERY LLC","legalName":"BAEZ GROCERY LLC","address":"1267 S 23RD ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2010-01-25","latestIssueDate":"2010-01-25","expirationDate":"2011-04-30","inactiveDate":"2012-12-22"},{"number":"525575","type":"Dumpster License - 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Public ROW","businessName":"JIMENEZ MINI MARKET LLC","legalName":"JIMENEZ MINI MARKET LLC","issuedDate":"2011-06-06","latestIssueDate":"2011-06-06","closureDate":"2012-03-31","expirationDate":"2012-03-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"525575","type":"Dumpster License - Private Property","businessName":"JIMENEZ MINI MARKET LLC","legalName":"JIMENEZ MINI MARKET LLC","issuedDate":"2011-02-16","latestIssueDate":"2011-02-16","closureDate":"2011-06-01","expirationDate":"2011-07-31","inactiveDate":"2011-06-01","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"492423","type":"Food Preparing and Serving","businessName":"BAEZ GROCERY LLC","legalName":"BAEZ GROCERY LLC","issuedDate":"2010-01-25","latestIssueDate":"2010-01-25","closureDate":"2012-12-22","expirationDate":"2011-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"310349","type":"Food Preparing and Serving","businessName":"FRANCISCO ESTEVEZ","legalName":"FRANCISCO ESTEVEZ","issuedDate":"2005-03-19","latestIssueDate":"2008-05-16","closureDate":"2012-12-22","expirationDate":"2009-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"207234","type":"Food Preparing and Serving","businessName":"TRAN A LU (T/A L & K GROCERY STORE)","legalName":"TRAN A LU","issuedDate":"2004-09-10","latestIssueDate":"2004-09-10","closureDate":"2005-04-30","expirationDate":"2005-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"204392","type":"Food Preparing and Serving","businessName":"STEVEN P DIU (T/A L&L MINI MARKET)","legalName":"STEVEN P DIU","issuedDate":"2003-05-08","latestIssueDate":"2003-05-08","closureDate":"2004-04-30","expirationDate":"2004-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"203244","type":"Food Preparing and Serving","businessName":"BA HA","legalName":"BA HA","issuedDate":"1999-05-30","latestIssueDate":"1999-05-30","closureDate":"2000-04-30","expirationDate":"2000-04-30","inactiveDate":null,"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 2026"],"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 40% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $151,800 to $212,400","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":"violations","level":"urgent","title":"3 open L&I violations","finding":"9 violation rows are retained in the City ledger. 1 unresolved unsafe/imminently-dangerous row belong to an open case.","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":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"The record identifies more than one dwelling/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: CP-2026-004279 (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":"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 1925 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":"8 failed, 6 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jul 16, 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 #203244: Inactive; Food Preparing and Serving #204392: Inactive; Food Preparing and Serving #207234: Inactive; Food Preparing and Serving #310349: Inactive since Dec 22, 2012","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/"}],"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/"}]}