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SIZE AND LOCATION AS SHOWN IN APPLICATION/PLAN.FOR USE AS A VACANT COMMERCIAL SPACE AT THE GROUND FLOOR [NEW USE REGISTRATION REQUIRED PRIOR TO OCCUPANCY] AND TWO-FAMILY HOUSEHOLD LIVING ABOVE."},{"number":"1015287","date":"2020-03-03","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2024-10-04","scope":"FOR THE CONSTRUCTION OF A ONE STORY ADDITION ABOVE AN EXISTING TWO-STORY STRUCTURE AND FOR A LEVEL III INTERIOR ALTERATION TO INCLUDE A CHANGE OF OCCUPANCY TO CREATE VACANT COMMERCIAL SPACE AT THE GROUND FLOOR[NEW USE REGISTRATION REQUIRED PRIOR TO OCCUPANCY] AND TWO-FAMILY HOUSEHOLD LIVING ABOVE AS PER APPROVED PLANS.**STRUCTURE TO BE FULLY SPRINKLERED AS PER NFPA 13 **SEPARATE PERMITS REQUIRED FOR ANY MECHANICAL ELECTRICAL, PLUMBING AND FIRE SUPPRESSION WORK**IEBC 2018**"}],"storyTag":"Improved","storyDelta":-0.32,"timeline":[{"y":2017,"k":"viol","w":"5 L&I violations"},{"y":2019,"k":"sale","p":330000},{"y":2020,"k":"permit","w":"Zoning/use"},{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2020,"k":"viol","w":"4 L&I violations"},{"y":2021,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2022,"k":"sale","p":225000},{"y":2023,"k":"viol","w":"6 L&I violations"},{"y":2023,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2024,"k":"viol","w":"6 L&I violations"},{"y":2024,"k":"insp","w":"Inspection failed ×4"},{"y":2025,"k":"insp","w":"Inspection failed ×3"}],"rented":false,"licenses":[{"number":"276998","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"LEROY KEITT","legalName":"LEROY KEITT","address":"1427 POINT BREEZE AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2004-05-17","latestIssueDate":"2004-05-17","expirationDate":"2005-02-28","inactiveDate":"2012-12-22"},{"number":"858805","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"Giller Realty 2 LLC","legalName":"Giller Realty 2 LLC","address":"1427 POINT BREEZE AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2021-01-07","latestIssueDate":"2021-01-07","expirationDate":"2022-01-06","inactiveDate":"2022-03-07"}],"licenseActivity":[{"number":"858805","type":"Vacant Residential Property / Lot","businessName":"Giller Realty 2 LLC","legalName":"Giller Realty 2 LLC","issuedDate":"2021-01-07","latestIssueDate":"2021-01-07","closureDate":"2022-03-07","expirationDate":"2022-01-06","inactiveDate":"2022-03-07","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"276998","type":"Vacant Residential Property / Lot","businessName":"LEROY KEITT","legalName":"LEROY KEITT","issuedDate":"2004-05-17","latestIssueDate":"2004-05-17","closureDate":"2012-12-22","expirationDate":"2005-02-28","inactiveDate":"2012-12-22","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":["a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2021, 2023, 2024, 2025"],"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 #1015286: 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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: 1015287 (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":"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":"15 failed, 3 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jul 24, 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":"Vacant Residential Property / Lot #276998: Inactive since Dec 22, 2012; Vacant Residential Property / Lot #858805: Inactive since Mar 7, 2022","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 26 historical violations across 13 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/"}]}