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PHILADELPHIA PA, 19148","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR A NON-INCIDENTAL DENTAL OFFICE (TREATMENT OF PATIENTS) ON 1ST FLOOR IN THE SAME BUILDING WITH ONE (1) APARTMENT ON 2ND FLOOR IN AN EXISTING STRUCTURE.","status":"CLOSED","outcome":"Granted with 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PERMIT","status":"COMPLETED","completedDate":"2009-02-19","scope":"CELLAR MECHANICAL ROOM. 1ST FLOOR INCIDENTAL DENTISTS OFFICE. 2ND FLOOR NO CHANGE. DENTIST WILL RESIDE IN APT. AND ACCESSORY ONE FLAT WALL SIGN."},{"number":"206950","date":"2009-07-21","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2009-07-21","scope":"ADD THE USE OF A 2ND DENTIST TO STAFF FOR A TOTAL OF 2 DENTIST. NO OTHER CHANGES. (NON-INCIDENTAL DENTAL OFFICE)."},{"number":"ZP-2022-010233","date":"2022-09-13","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Child Care - Group Child Care"},{"number":"AP-2022-008147","date":"2022-10-28","work":"Certificate of Occupancy (CO) (may inclu…","type":"Administrative","description":"Administrative Permit","status":"Completed","completedDate":"2022-12-30","scope":"NO ALTERATIONS THIS PERMIT. FOR THE ISSUANCE OF A CERTIFICATE OF OCCUPANCY FOR A PARTIAL CHANGE IN OCCUPANCY AT THE 1ST FLOOR TO A GROUP DAY CARE (GROUP E USE & OCCUPANCY CLASSIFICATION). CARE TO BE PROVIDED TO A MAXIMUM OF TWELVE (12) TOTAL CHILDREN TO COMPLY WITH SECTION 14-601(4)(c)(.2) OF THE PHILADELPHIA ZONING CODE FOR GROUP DAY CARE. CARE FOR MORE THAN TWELVE (12) TOTAL CHILDREN WILL REQUIRE A NEW ZONING USE REGISTRATION PERMIT FOR A CHILD CARE CENTER AS DEFINED BY SECTION 14-601(4)(c)(.3) OF THE PHILADELPHIA ZONING CODE. ANY DEVIATIONS FROM THE APPROVED CONDITIONS OF THIS PERMIT WILL REQUIRE A PERMIT AMENDMENT. SEPARATE PERMITS REQUIRED FOR ANY ALTERATIONS WORK."},{"number":"EP-2022-012734","date":"2022-12-21","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-12-28","scope":"install 4 exit lights only with battery back up as per 2017 nec"}],"storyTag":"Renovated & sold on","storyDelta":3,"timeline":[{"y":2009,"k":"permit","w":"Use"},{"y":2009,"k":"insp","w":"Inspection failed ×4"},{"y":2010,"k":"viol","w":"L&I violation"},{"y":2010,"k":"insp","w":"L&I: 4 failed, 1 passed"},{"y":2011,"k":"viol","w":"2 L&I violations"},{"y":2011,"k":"insp","w":"L&I: 1 failed, 2 passed"},{"y":2016,"k":"viol","w":"2 L&I violations"},{"y":2016,"k":"insp","w":"L&I: 2 failed, 3 passed"},{"y":2018,"k":"sale","p":340000},{"y":2022,"k":"permit","w":"Change of Use"},{"y":2022,"k":"permit","w":"Certificate of Occupancy (CO) (may inclu…"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"}],"rented":true,"licenses":[{"number":"450807","type":"Rental","status":"Inactive","businessName":"PORTER HALL LLC (FRANK JACOVINI)","legalName":"PORTER HALL LLC","address":"826 PORTER ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2008-07-08","latestIssueDate":"2016-05-27","expirationDate":"2017-02-28","inactiveDate":"2017-04-29"},{"number":"625615","type":"Dumpster License - Public ROW","status":"Inactive","businessName":"DENTEX DENTAL GROUP","legalName":"DENTEX DENTAL GROUP","address":"826 PORTER ST","revenueCode":"3417","rentalCategory":null,"units":null,"issuedDate":"2014-05-30","latestIssueDate":"2015-03-27","expirationDate":"2016-03-31","inactiveDate":"2016-05-30"},{"number":"914943","type":"Rental","status":"Active","businessName":"Hua Chen","legalName":"Hua Chen","address":"826 PORTER ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2023-01-22","latestIssueDate":"2026-02-03","expirationDate":"2027-01-21","inactiveDate":null},{"number":"928984","type":"Food Preparing and Serving","status":"Expired","businessName":"Master Minds in Motion","legalName":"Master Minds in Motion","address":"826 PORTER ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2023-07-19","latestIssueDate":"2025-07-17","expirationDate":"2026-07-18","inactiveDate":null}],"licenseActivity":[{"number":"928984","type":"Food Preparing and Serving","businessName":"Master Minds in Motion","legalName":"Master Minds in Motion","issuedDate":"2023-07-19","latestIssueDate":"2025-07-17","closureDate":"2026-07-18","expirationDate":"2026-07-18","inactiveDate":null,"status":"Expired","statusLabel":"Expired","active":false},{"number":"914943","type":"Rental","businessName":"Hua Chen","legalName":"Hua Chen","issuedDate":"2023-01-22","latestIssueDate":"2026-02-03","closureDate":null,"expirationDate":"2027-01-21","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"625615","type":"Dumpster License - Public ROW","businessName":"DENTEX DENTAL GROUP","legalName":"DENTEX DENTAL GROUP","issuedDate":"2014-05-30","latestIssueDate":"2015-03-27","closureDate":"2016-05-30","expirationDate":"2016-03-31","inactiveDate":"2016-05-30","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"450807","type":"Rental","businessName":"PORTER HALL LLC (FRANK JACOVINI)","legalName":"PORTER HALL LLC","issuedDate":"2008-07-08","latestIssueDate":"2016-05-27","closureDate":"2017-04-29","expirationDate":"2017-02-28","inactiveDate":"2017-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #201825: 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-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":"13 failed, 6 passed, and 5 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jun 7, 2016.","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":"Dumpster License - Public ROW #625615: Inactive since May 30, 2016; Food Preparing and Serving #928984: Expired","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 16 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/"}]}