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STRUCTURE.","status":"OPEN","outcome":"Granted","date":"2018-01-17","number":"32283","relatedPermit":"801503"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":315400,"taxable":315400,"land":16089,"improvement":299311,"taxableLand":16089,"taxableImprovement":299311,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":315400,"taxable":315400,"land":16089,"improvement":299311,"taxableLand":16089,"taxableImprovement":299311,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":213200,"taxable":213200,"land":42640,"improvement":170560,"taxableLand":42640,"taxableImprovement":170560,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":219500,"taxable":219500,"land":43900,"improvement":175600,"taxableLand":43900,"taxableImprovement":175600,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":221600,"taxable":221600,"land":44320,"improvement":177280,"taxableLand":44320,"taxableImprovement":177280,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":221600,"taxable":221600,"land":44320,"improvement":177280,"taxableLand":44320,"taxableImprovement":177280,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":221600,"taxable":221600,"land":44320,"improvement":177280,"taxableLand":44320,"taxableImprovement":177280,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":325000,"taxable":325000,"land":65000,"improvement":260000,"taxableLand":65000,"taxableImprovement":260000,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":325000,"taxable":325000,"land":65000,"improvement":260000,"taxableLand":65000,"taxableImprovement":260000,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":373500,"taxable":373500,"land":74700,"improvement":298800,"taxableLand":74700,"taxableImprovement":298800,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":373500,"taxable":373500,"land":74700,"improvement":298800,"taxableLand":74700,"taxableImprovement":298800,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":409500,"taxable":409500,"land":81900,"improvement":327600,"taxableLand":81900,"taxableImprovement":327600,"exemptLand":0,"exemptImprovement":0}],"taxNow":5228,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"801503","date":"2018-02-01","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2018-02-01","scope":"FOR TAKE OUT RESTAURANT ON 1ST FLOOR AND TWO (2) FAMILY DWELLING ABOVE IN AN EXISTING STRUCTURE. NO SIGN ON THIS PERMIT."},{"number":"801494","date":"2018-04-09","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-10-30","scope":"FOR LEVEL II ALTERATIONS TO AN EXISTING TENANT SPACE ON THE FIRST FLOOR LEVEL FOR USE AS A TAKEOUT RESTAURANT. WORK TO INCLUDE THE ERECTION OF PARTITIONS WALLS, PROVIDE FINISHES AND FURNISHINGS THROUGHOUT. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN PROFESSIONAL PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."},{"number":"866815","date":"2018-04-12","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-07-26","scope":"REPLACED 2 WALL EM LIGHTS AND EXITS.REPLACE 6 WALL OUTLETS,INSTALL WALL SWITCHES AND FAN AND INSTALL COUNTER TOP OUTLET PER 2008 NEC (COMMERCIAL)"},{"number":"878974","date":"2018-05-22","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-08-03","scope":"INSTALL 1-HAND SINK ON 1ST FLOOR OF PIZZA SHOP ONLY.DOES NOT INCLUDE FOOD PREP AND DOES NOT NEED HEALTH DEPARTMENT APPROVAL.THE INSTALLATION WILL COMPLY WITH THE PHILADEPHIA PLUBMING CODE 2004"},{"number":"876571","date":"2018-06-29","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2018-10-30","scope":"FOR THE AMENDMENT OF PREVIOUSLY APPROVED PERMIT#801494 TO ADDRESS BREACH IN FIRE RATED ASSEMBLY. ALL WORK TO BE DONE PER APPROVED PLANS. ORIGINAL PERMIT APPROVED FOR LEVEL II ALTERATIONS TO AN EXISTING TENANT SPACE ON THE FIRST FLOOR LEVEL FOR USE AS A TAKEOUT RESTAURANT. WORK TO INCLUDE THE ERECTION OF PARTITIONS WALLS, PROVIDE FINISHES AND FURNISHINGS THROUGHOUT. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN PROFESSIONAL PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."},{"number":"908066","date":"2018-09-06","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-10-30","scope":"MAIN DRAIN,2 TOILETS,MOP RECEPTACLE AND FLOOR DRAIN LINE (RESTAURANT) THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"917341","date":"2018-10-10","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-10-30","scope":"INSTALL NEW GREASE TRAP 2\" 15 GAL PER MINUTE 30 POUND COMPACT GREASE INTERCEPTOR AS PER PHILADELPHIA 2004 PLUMBING CODE."},{"number":"965314","date":"2019-12-13","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Issued","completedDate":null,"scope":"INTERIOR ALTERATIONS TO EXISTING DWELLING UNITS ON THE SECOND AND THIRD FLOORS. ALL WORK TO BE DONE IN ACCORDANCE WITH APPROVED PLANS. FOR ISSUANCE OF CERTIFICATE OF OCCUPANCY FOR RESIDENTIAL OCCUPANCY ONLY. SEPARATE PERMITS REQUIRED FOR ANY M.E.P. WORK."}],"storyTag":"Renovated & sold on","storyDelta":0.38,"timeline":[{"y":2017,"k":"insp","w":"L&I: 4 failed, 2 passed"},{"y":2018,"k":"appeal","w":"Appeal granted"},{"y":2018,"k":"permit","w":"Use"},{"y":2018,"k":"permit","w":"Major alteration"},{"y":2018,"k":"permit","w":"Electrical"},{"y":2018,"k":"permit","w":"Plumbing"},{"y":2018,"k":"permit","w":"Administrative"},{"y":2018,"k":"insp","w":"L&I: 1 failed, 2 passed"},{"y":2018,"k":"permit","w":"Plumbing"},{"y":2018,"k":"permit","w":"Plumbing"},{"y":2019,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"sale","p":1175000}],"rented":false,"licenses":[{"number":"801571","type":"Food Preparing and Serving","status":"Active","businessName":"DIABLO'S PIZZA LLC","legalName":"DIABLO'S PIZZA LLC","address":"34 W GIRARD AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2019-02-05","latestIssueDate":"2026-03-19","expirationDate":"2027-02-04","inactiveDate":null}],"licenseActivity":[{"number":"801571","type":"Food Preparing and Serving","businessName":"DIABLO'S PIZZA LLC","legalName":"DIABLO'S PIZZA LLC","issuedDate":"2019-02-05","latestIssueDate":"2026-03-19","closureDate":null,"expirationDate":"2027-02-04","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 47% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $221,600 to $325,000","no permit shown in 2022-2024"],"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":"Appeal #32283: OPEN · Granted; related permit 801503. Use permit #801503: COMPLETED. The history also contains “CO- NEW USE OCCUPIED PRE-CO.”","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: 965314 (Issued).","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":"16 failed, 9 passed, and 6 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Nov 1, 2018.","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":"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 25 historical violations across 7 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/"}]}