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CONTACT INSPECTOR AT DISTRICT OFFICE FOR WALL INSPECTION PRIOR TO STARTING WORK."},{"number":"441944","date":"2012-12-06","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2012-12-06","scope":"RETAIL SALE OF FURNITURE/MATTRESS ON FIRST FLOOR, FOR THREE DWELLING UNITS."},{"number":"959559","date":"2019-03-21","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2019-03-21","scope":"TO LEGALIZE A BEAUTY SALON ON THE FIRST FLOOR (NO SIGNS ON THIS PERMIT)"}],"storyTag":"Improved","storyDelta":-0.67,"timeline":[{"y":2010,"k":"permit","w":"Major alteration"},{"y":2010,"k":"viol","w":"5 L&I violations"},{"y":2011,"k":"viol","w":"L&I violation"},{"y":2011,"k":"insp","w":"L&I: 4 failed, 1 passed"},{"y":2012,"k":"sale","p":58000},{"y":2012,"k":"insp","w":"L&I: 3 failed, 1 passed"},{"y":2012,"k":"permit","w":"Alteration"},{"y":2012,"k":"permit","w":"Use"},{"y":2013,"k":"viol","w":"5 L&I violations"},{"y":2013,"k":"insp","w":"Inspection passed"},{"y":2015,"k":"insp","w":"Inspection passed"},{"y":2019,"k":"permit","w":"Use"}],"rented":false,"licenses":[{"number":"250242","type":"Rental","status":"Inactive","businessName":"REINALDO PELLUZO","legalName":"REINALDO PELLUZO","address":"6025 TORRESDALE AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2004-09-13","latestIssueDate":"2005-04-27","expirationDate":"2006-02-28","inactiveDate":"2008-06-13"},{"number":"404626","type":"Rental","status":"Inactive","businessName":"QIANG ZU     XIA SHA ZHANG (C/O DANNY CHEN - AGENT)","legalName":"QIANG ZU     XIA SHA ZHANG","address":"6025 TORRESDALE AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2007-03-27","latestIssueDate":"2007-03-27","expirationDate":"2008-02-29","inactiveDate":"2008-06-13"},{"number":"448758","type":"Rental","status":"Inactive","businessName":"QIAOLING YU","legalName":"QIAOLING YU","address":"6025 TORRESDALE AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2008-06-13","latestIssueDate":"2008-06-13","expirationDate":"2009-02-28","inactiveDate":"2012-12-22"},{"number":"594674","type":"Rental","status":"Inactive","businessName":"CHRISTIAN GARNICA","legalName":"CHRISTIAN GARNICA","address":"6025 TORRESDALE AVE","revenueCode":"3202","rentalCategory":null,"units":3,"issuedDate":"2013-05-28","latestIssueDate":"2015-03-11","expirationDate":"2016-02-29","inactiveDate":"2016-04-29"}],"licenseActivity":[{"number":"594674","type":"Rental","businessName":"CHRISTIAN GARNICA","legalName":"CHRISTIAN GARNICA","issuedDate":"2013-05-28","latestIssueDate":"2015-03-11","closureDate":"2016-04-29","expirationDate":"2016-02-29","inactiveDate":"2016-04-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"448758","type":"Rental","businessName":"QIAOLING YU","legalName":"QIAOLING YU","issuedDate":"2008-06-13","latestIssueDate":"2008-06-13","closureDate":"2012-12-22","expirationDate":"2009-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"404626","type":"Rental","businessName":"QIANG ZU     XIA SHA ZHANG (C/O DANNY CHEN - AGENT)","legalName":"QIANG ZU     XIA SHA ZHANG","issuedDate":"2007-03-27","latestIssueDate":"2007-03-27","closureDate":"2008-06-13","expirationDate":"2008-02-29","inactiveDate":"2008-06-13","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"250242","type":"Rental","businessName":"REINALDO PELLUZO","legalName":"REINALDO PELLUZO","issuedDate":"2004-09-13","latestIssueDate":"2005-04-27","closureDate":"2008-06-13","expirationDate":"2006-02-28","inactiveDate":"2008-06-13","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-27","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #258729: 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":"2 permits not marked completed: 197308 (EXPIRED), 251563 (EXPIRED).","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":"18 failed, 9 passed, and 6 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Mar 25, 2015.","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":"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 19 historical violations across 10 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/"}]}