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PERMIT","status":"COMPLETED","completedDate":"2010-04-06","scope":"USE 1ST FL AS A HAIR SALON AND 2ND FL. APT."},{"number":"515627","date":"2014-01-16","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2014-01-16","scope":"USE OF FIRST FLOOR TO GROCERY STORE . THE SECOND FLOOR TO REMAIN AS EXISTING SINGLE FAMILY APARTMENT"},{"number":"522536","date":"2014-05-01","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2014-05-06","scope":"INTERIOR ALTERATIONS TO GROCERY STORE. NO CHANGE IN OCCUPANCY CLASSIFICATION, PRE CODE EXISTING DWELLING ABOVE CO ONLY FOR UPDATING PURPOSES."},{"number":"CP-2021-000359","date":"2021-01-27","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2021-03-12","scope":"MAKE SAFE PERMIT TO COMPLY WITH CASE CF-2020-046142: FOR REPAIR/REPLACEMENT OF FIRE DAMAGED ROOF RAFTERS, EXTERIOR SOUTH WALL, AND SECOND FLOOR BALCONY GUARD RAILS AS PER STRUCTURAL PLAN. NO INTERIOR ARCHITECTURAL WORK FOR INTERIOR FITOUT ON THIS PERMIT. PERMIT TO ONLY ADDRESS VIOLATION."},{"number":"CP-2021-001703","date":"2021-04-16","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-12-15","scope":"FOR LEVEL I INTERIOR ALTERATIONS (NO CHANGE IN OCCUPANCY) TO INCLUDED REPLACEMENT OF EXISTING PARTITION WALLS AND FIXTURES PER APPROVED PLAN. SEPARATE PERMIT REQUIRED FOR MECHANICAL, ELECTRICAL AND PLUMBING."},{"number":"PP-2021-006126","date":"2021-06-16","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-12-07","scope":"REPLACE EXISTING AND IN THE SAME LOCATION: 2 TOILETS, 1 TUB, 2 LAVATORY SINKS, 1 KITCHEN SINK, 1 WASHING MACHINE, 2WATER HEATER"},{"number":"EP-2021-003057","date":"2021-08-18","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-11-23","scope":"EXISTING SERVICE, REWIRE 2 STORY BUILDING, LIGHT FIXTURES, OUTLETS, LIGHT SWITCHES, REPAIR 200 AMP SERVICE AS PER 2017 NEC. INSTALL NEW FIRE ALARM AS PER 2016 NFPA 72."},{"number":"MP-2021-001976","date":"2021-08-18","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-12-07","scope":"FOR A MECHANICAL INSTALLATION TO ACCOMMODATE AN EXISTING BUILDING. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN PROFESSIONAL PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"GM-2021-011023","date":"2021-10-04","work":"Wall Covering Replacement","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2022-06-06","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."},{"number":"PP-2022-007948","date":"2022-05-20","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-05-26","scope":"REPLACE HOUSE TRAP FRESH AIR INLET TO BASEMENT"},{"number":"AP-2022-003927","date":"2022-08-08","work":"Certificate of Occupancy (CO) (may inclu…","type":"Administrative","description":"Administrative Permit","status":"Completed","completedDate":"2022-12-15","scope":"CERTIFICATE OF OCCUPANCY FOR RETAIL SALES - RETAIL SALES OF FOOD, BEVERAGE, AND GROCERY USE ON THE FIRST FLOOR LEVEL WITH ALL OTHER USES AS PREVIOUSLY APPROVED. NO WORK THIS PERMIT."}],"storyTag":"Renovated & sold on","storyDelta":2.33,"timeline":[{"y":2021,"k":"permit","w":"Addition and/or Alterations"},{"y":2021,"k":"permit","w":"Wall Covering Replacement"},{"y":2022,"k":"permit","w":"Alterations"},{"y":2022,"k":"viol","w":"5 L&I violations"},{"y":2022,"k":"insp","w":"Inspection failed ×3"},{"y":2022,"k":"permit","w":"Certificate of Occupancy (CO) (may inclu…"},{"y":2023,"k":"viol","w":"3 L&I violations"},{"y":2023,"k":"insp","w":"L&I: 3 failed, 1 passed"},{"y":2025,"k":"viol","w":"3 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 1 failed, 2 passed"},{"y":2026,"k":"viol","w":"4 L&I violations"},{"y":2026,"k":"insp","w":"L&I: 2 failed, 1 passed"}],"rented":false,"licenses":[{"number":"629622","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"HAI VAN HUYNH (L AND H GROCERY)","legalName":"HAI VAN HUYNH","address":"744 RITNER ST","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2014-05-20","latestIssueDate":"2017-05-25","expirationDate":"2018-04-30","inactiveDate":"2018-06-29"},{"number":"787230","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"RITNER GROCERY LLC","legalName":"RITNER GROCERY LLC ","address":"744 RITNER ST","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2018-08-27","latestIssueDate":"2019-09-07","expirationDate":"2020-08-26","inactiveDate":"2020-10-25"},{"number":"888361","type":"Food Establishment, Retail Permanent Location","status":"Active","businessName":"Papi Convenience Store Inc","legalName":"Papi Convenience Store Inc","address":"744 RITNER ST","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2022-02-24","latestIssueDate":"2026-03-16","expirationDate":"2027-02-23","inactiveDate":null}],"licenseActivity":[{"number":"888361","type":"Food Establishment, Retail Permanent Location","businessName":"Papi Convenience Store Inc","legalName":"Papi Convenience Store Inc","issuedDate":"2022-02-24","latestIssueDate":"2026-03-16","closureDate":null,"expirationDate":"2027-02-23","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"787230","type":"Food Establishment, Retail Permanent Location","businessName":"RITNER GROCERY LLC","legalName":"RITNER GROCERY LLC ","issuedDate":"2018-08-27","latestIssueDate":"2019-09-07","closureDate":"2020-10-25","expirationDate":"2020-08-26","inactiveDate":"2020-10-25","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"629622","type":"Food Establishment, Retail Permanent Location","businessName":"HAI VAN HUYNH (L AND H GROCERY)","legalName":"HAI VAN HUYNH","issuedDate":"2014-05-20","latestIssueDate":"2017-05-25","closureDate":"2018-06-29","expirationDate":"2018-04-30","inactiveDate":"2018-06-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 26% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $225,600 to $283,900","no permit shown in 2026-2028"],"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 #270880: 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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 18 historical violations across 5 cases.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Mar 19, 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-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":"16 failed, 5 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on May 18, 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 Establishment, Retail Permanent Location #629622: Inactive since Jun 29, 2018; Food Establishment, Retail Permanent Location #787230: Inactive since Oct 25, 2020","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/"}],"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/"}]}