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SIZE AND LOCATION AS SHOWN IN THE APPLICATION /PLAN."},{"number":"ZP-2021-016188","date":"2021-09-29","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR ERECTION OF DETTACHED STRUCTURE WITH UNDERGROUND PARKING GARAGE AND GREEN ROOF WITH ROOF ACCESS STRUCTURES (THE APPLICANT MUST EXECUTE AND RECORD A DEED RESTRICTION PRIOR TO ISSUE CERTIFICATE OF OCCUPANCY IN FAVOR OF THE CITY, APPROVED AS TO FORM BY THE LAW DEPARTMENT, WHICH REQUIRES THE GREEN ROOF TO BE CONSTRUCTED AND MAINTAINED, AT A MINIMUM, IN ACCORDANCE WITH THE MANUFACTURER?S GUIDELINES, WHERE APPLICABLE, AND WITH WATER DEPARTMENT STANDARDS, FOR THE LIFE OF THE BUILDING; AND WHICH ALLOWS THE CITY TO INSPECT THE GREEN ROOF FOR, OR DEMAND PROOF OF, CONTINUED COMPLIANCE WITH THOSE REQUIREMENTS). SIZE AND LOCATION AS SHOWN IN THE APPLICATION / PLAN."},{"number":"CP-2021-007288","date":"2021-12-28","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2024-07-19","scope":"FOR ERECTION OF DETTACHED STRUCTURE WITH UNDERGROUND PARKING GARAGE AND GREEN ROOF WITH ROOF ACCESS STRUCTURES. FOR VACANT COMMERCIAL SPACES ON FIRST FLOOR (USES AS PERMITTED IN ICMX, USE REGISTRATION AND FIT-OUT PERMITS ARE REQUIRED PRIOR TO OCCUPANCY) AND FOR MULTI-FAMILY HOUSEHOLD LIVING ONE HUNDRED SIXTY-SIX (166) DWELLING UNITS, AND ACCESSORY OFF STREET INTERIOR PARKING FIFTY (50) SPACES INCLUDING TWO (2) ACCESSIBLE SPACES (INCLUDING VAN ACCESSIBLE SPACE), SEVEN (7) ELECTRIC PARKING SPACES AND FIFTY (50) CLASS 1A BICYCLE PARKING SPACES ON AN ACCESSIBLE ROUTE AND ONE (1) OFF STREET LOADING SPACE. BUILDING TO BE FULLY SPRINKLERED. SEPARATE PERMITS REQUIRED FOR MEP & FP WORK. SEPARATE APPROVAL REQUIRED FROM PA L&I FOR ELEVATOR INSTALLATION."},{"number":"GM-2022-001236","date":"2022-02-18","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Cancelled","completedDate":"2022-02-22","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. 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BUILDING TO UTILIZE HORIZONTAL SEPARATIONS TO CREATE TWO (2) SEPARATE BUILDINGS WITH TWO (2) DIFFERENT CONSTRUCTION TYPES (BASEMENT, 1ST & 2ND FLOORS - TYPE IA AND 3RD THROUGH 7TH FLOORS - TYPE IIIA). FIRE RETARDANT TREATED STUDS AND SHEATHING REQUIRED FOR TYPE III CONSTRUCTION. BUILDING TO BE FULLY SPRINKLERED PER NFPA 13 AND INCLUDE STANDPIPES PER NFPA 14. FIRE WATCH REQUIRED PER CODE BULLETIN F-2001. SEE SP-2024-000802 FOR ASSOCIATED EXCAVATION WORK. *2018 IBC* **SEPARATE PERMITS REQUIRED FOR MEP & FIRE SUPPRESSION WORK**"},{"number":"EP-2024-011799","date":"2024-12-12","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-03-22","scope":"200amp 120/240v Temp service mounted on Temp pole with service outlets for jobsite tools"},{"number":"EP-2025-002134","date":"2025-03-12","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-04-25","scope":"INSTALL TEMPORARY SERVICE FOR ON JOB SITE DEWATERING PUMPS ACCORDING TO THE 2017 PPC."},{"number":"FP-2025-000816","date":"2025-05-14","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF AUTOMATIC WET AND DRY SPRINKLER SYSTEMS THROUGHOUT A SEVEN (7) STORY MIXED-USE BUILDING IN ACCORDANCE WITH NFPA 13 TO INCLUDE A SIX (6) INCH FIRE SERVICE LINE AND A SIX (6) INCH BACKFLOW PREVENTER. CLASS 1 MANUAL WET STANDPIPES TO BE INSTALLED IN INTERIOR EXIT STAIRWAY ENCLOSURES IN ACCORDANCE WITH NFPA 14. SYSTEM TO BE SERVED BY A FIRE PUMP INSTALLED IN ACCORDANCE WITH NFPA 20. ALL WORK TO BE DONE PER APPROVED PLANS BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA. SEE CP-2024-003333 FOR ASSOCIATED BUILDING PERMIT."},{"number":"EP-2025-007134","date":"2025-08-07","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2026-07-10","scope":"INSTALL FIRE ALARM SYSTEM. ALL WORK TO BE DONE ACCORDING TO THE 2017 NEC, 2916 NFPA 72 AND PER PLANS."},{"number":"MP-2025-004023","date":"2025-09-09","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH THE MANUFACTURER’S SPECIFICATIONS. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK.**AMENDED AS OF 11/14/2025 AS PER APPROVED PLANS**AMENDED AS OF 4/7/2026 TO STAMP PLANS**"},{"number":"PP-2025-009688","date":"2025-09-10","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Amendment Review","completedDate":null,"scope":"NEW CONSTRUCTION OF 7 STORY MIXED USE BUILDING WITH GREEN ROOF STRUCTURE. EXTERIOR INSTALLATION OF CURB TRAP, FAI, MAIN DRAIN,4\" WATER DISTRIBUTION PIPE AND WATTS LF909 BACKFLOW PREVENTION ASSEMBLY. INTERIOR INSTALLATION OF DRAINAGE, WASTE, VENT, AND WATER SUPPLY FOR LISTED FIXTURES. VENTING TO BE DESIGNED AND INSTALLED IN ACCORDANCE WITH THE CHAPTER 7 BASE CODE. ALL WORK SHALL BE PERFORMED IN STRICT COMPLIANCE WITH 2018 PPC AND APPROVED PLANS."},{"number":"EP-2025-007276","date":"2025-10-08","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"Installation of 15KV rated substation with 2000KVA transformer down to 208/120V 3Ph, 4W. 2000A Distribution Section #1 to feed (2) 400A feeds for Commercial Space, (1) 1200A feed for House panels. 5000A Distribution Section #2 to feed (134) 125A Apartment unit Panels, (34) 150A Apartment unit panels. Fire Pump service to include 15KV rated service switchgear, 45KVA transformer to 208/120V 3Ph 4w, NEMA 1 fire pump controller. Branch circuit wiring, devices and finish apparatus for power and LED lighting within each apartment unit and common areas to include emergency egress lighting. Area of refuge system wiring and components.- ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS -2017 NEC,2016 NFPA-72."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2024,"k":"insp","w":"Inspection failed ×2"},{"y":2024,"k":"permit","w":"Excavation"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"New Construction or Additions"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2026,"k":"viol","w":"10 L&I violations"}],"rented":false,"licenses":[{"number":"285311","type":"Hazardous Materials","status":"Inactive","businessName":"J T RILEY INC","legalName":"J T RILEY INC","address":"310 W GIRARD AVE","revenueCode":"3335","rentalCategory":null,"units":null,"issuedDate":"2001-01-04","latestIssueDate":"2001-01-04","expirationDate":"2002-01-04","inactiveDate":null},{"number":"778636","type":"Vacant Commercial Property","status":"Inactive","businessName":"Boreas LLC","legalName":"Boreas LLC ","address":"310 W GIRARD AVE","revenueCode":"3634","rentalCategory":null,"units":null,"issuedDate":"2018-05-31","latestIssueDate":"2018-05-31","expirationDate":"2019-05-30","inactiveDate":"2019-07-29"}],"licenseActivity":[{"number":"778636","type":"Vacant Commercial Property","businessName":"Boreas LLC","legalName":"Boreas LLC ","issuedDate":"2018-05-31","latestIssueDate":"2018-05-31","closureDate":"2019-07-29","expirationDate":"2019-05-30","inactiveDate":"2019-07-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"285311","type":"Hazardous Materials","businessName":"J T RILEY INC","legalName":"J T RILEY INC","issuedDate":"2001-01-04","latestIssueDate":"2001-01-04","closureDate":"2002-01-04","expirationDate":"2002-01-04","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"transition-activity","level":"watch","title":"Recent transition activity","summary":"The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.","evidence":["9 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 200% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $4,950,000 to $14,860,000","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":"The record identifies more than one dwelling/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":"8 permits not marked completed: CP-2021-007288 (Expired), GM-2022-001236 (Cancelled), SP-2024-000802 (Issued), CP-2024-003333 (Issued), FP-2025-000816 (Issued). At least one row also carries a completion date, so the City fields conflict.","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":"rental-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as apartments; 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":"6 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was unlabeled on Jun 26, 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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"5 fire/suppression-related permits 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Hazardous Materials #285311: Inactive; Vacant Commercial Property #778636: Inactive since Jul 29, 2019","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":"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 apartments. 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 21 historical violations across 15 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/"}]}