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PRIOR TO THE ISSUANCE OF CERTIFICATE OF OCCUPANCY (CO), PROOF OF RECORDATION OF EASEMENTS, AGREEMENTS, & RESTRICTIVE COVENANTS SHALL BE SUBMITTED TO DEPARTMENT; SIZE & LOCATION AS SHOWN ON APPROVED PLANS."},{"number":"524422","date":"2014-04-09","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2014-04-09","scope":"FOR THE CREATION OF A UNITY OF USE TO CREATE ONE (1) LOT FOR ZONING PURPOSES (TO BE KNOWN AS 02453 N 54TH ST) WITH RESPECTIVE COVENANTS, AGREEMENTS, & EASEMENTS TO BE RECORDED BY DEED TO BIND CURRENT & FUTURE OWNERS OF THE CONTIGUOUS TWO (2) PARCELS AT 02453 N 54TH ST & 02455 N 54TH ST TO PRESERVE THIS UNITY OF USE & THE LEGALITY OF THE ENTIRE PROJECT THAT STEMS FROM SINGLE ZONING LOT TREATMENT. PRIOR TO THE ISSUANCE OF CERTIFICATE OF OCCUPANCY (CO), PROOF OF RECORDATION OF EASEMENTS, AGREEMENTS, & RESTRICTIVE COVENANTS SHALL BE SUBMITTED TO DEPARTMENT; SIZE & LOCATION AS SHOWN ON APPROVED PLANS."},{"number":"549265","date":"2014-07-15","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2014-07-15","scope":"1 YEAR TCO AS PER BBS 6/13/14"},{"number":"828099","date":"2017-12-08","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2017-12-08","scope":"FOR THE LOT ADJUSTMENT TO CREATE ONE(1) LOT ( PREMISES C) FROM TWO(2) OPA ACCOUNTS ( PREMISES A AND PREMISES B)(2453 N 54TH STREET AND 2455 N 54TH ST). SIZE AND LOCATION AS SHOWN IN THE APPLICATION."},{"number":"836465","date":"2017-12-08","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2017-12-08","scope":"FOR THE LOT ADJUSTMENT TO CREATE ONE(1) LOT ( PREMISES C) FROM TWO(2) OPA ACCOUNTS ( PREMISES A AND PREMISES B)(2453 N 54TH STREET AND 2455 N 54TH ST). SIZE AND LOCATION AS SHOWN IN THE APPLICATION."},{"number":"875485","date":"2018-05-10","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2018-05-10","scope":"FOR AN EXISTING SIT-DOWN RESTAURANT AT FIRST FLOOR IN THE SAME BUILDING WITH SINGLE FAMILY HOUSEHOLD LIVING AT SECOND FLOOR.NO SIGN ON THIS APPLICATION"},{"number":"881667","date":"2019-02-22","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2019-05-16","scope":"FOR THE ISSUANCE OF A CERTIFICATE OF OCCUPANCY FOR A RESTAURANT ON THE FIRST FLOOR OF 2453-55 N. 54TH STREET, AS PER APPROVED PLANS. NO WORK UNDER THIS PERMIT."},{"number":"ZP-2020-005511","date":null,"work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Denied","completedDate":null,"scope":null}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2014,"k":"permit","w":"Zoning"},{"y":2014,"k":"permit","w":"Zoning"},{"y":2014,"k":"appeal","w":"Appeal approved"},{"y":2014,"k":"viol","w":"2 L&I violations"},{"y":2014,"k":"permit","w":"Administrative"},{"y":2014,"k":"insp","w":"Inspection failed ×4"},{"y":2015,"k":"insp","w":"L&I: 2 failed, 2 passed"},{"y":2017,"k":"permit","w":"Zoning"},{"y":2017,"k":"permit","w":"Zoning"},{"y":2018,"k":"permit","w":"Use"},{"y":2019,"k":"permit","w":"Administrative"},{"y":2021,"k":"appeal","w":"Appeal filed"}],"rented":false,"licenses":[{"number":"604796","type":"Food Preparing and Serving","status":"Inactive","businessName":"TANTA INC (OOPS! IT IS FROZEN YOGURT)","legalName":"TANTA INC","address":"2455 N 54TH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2013-09-10","latestIssueDate":"2014-04-12","expirationDate":"2015-04-30","inactiveDate":"2015-06-29"},{"number":"824026","type":"Rental","status":"Inactive","businessName":"PETERO LLC","legalName":"PETERO LLC","address":"2453-55 N 54TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2019-09-17","latestIssueDate":"2019-09-17","expirationDate":"2020-09-16","inactiveDate":"2020-11-15"}],"licenseActivity":[{"number":"824026","type":"Rental","businessName":"PETERO LLC","legalName":"PETERO LLC","issuedDate":"2019-09-17","latestIssueDate":"2019-09-17","closureDate":"2020-11-15","expirationDate":"2020-09-16","inactiveDate":"2020-11-15","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"604796","type":"Food Preparing and Serving","businessName":"TANTA INC (OOPS! IT IS FROZEN YOGURT)","legalName":"TANTA INC","issuedDate":"2013-09-10","latestIssueDate":"2014-04-12","closureDate":"2015-06-29","expirationDate":"2015-04-30","inactiveDate":"2015-06-29","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":"Appeal #6094: CLOSED · Denied; related permit 162698. Use permit #458471: COMPLETED. The history also contains “PERM Z- 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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"3 permits not marked completed: 462239 (EXPIRED), 462241 (EXPIRED), ZP-2020-005511 (Denied).","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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Special Hazards Certification: Certified through Jan 22, 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":"13 failed, 7 passed, and 8 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Sep 3, 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Preparing and Serving #604796: Inactive since Jun 29, 2015","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":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"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 28 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/"}]}