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SIZE AND LOCATION AS PER PLANS. 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SIZE AND LOCATION AS PER PLANS."},{"number":"CP-2021-007116","date":"2021-12-21","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-09-25","scope":"NEW CONSTRUCTION OF A FOUR (4) STORY, SIX (6) FAMILY DWELLING AND VACANT COMMERCIAL WITH ROOF DECK (FOR UNIT 6 ONLY) AND ROOF DECK ACCESS STRUCTURES AS PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED PER NFPA 13. SEPARATE PERMITS REQUIRED FOR MEP & FIRE SUPPRESSION WORK. *2018 IBC REVIEW* AMENDMENT 7/20/22 FOR LAYOUT MODIFICATION, FIXTURES, AND NEW STAIR OPENINGS."},{"number":"MP-2022-003439","date":"2022-11-08","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-09-20","scope":"FOR THE INSTALLATION OF HVAC APPLIANCES, GRILLES/REGISTERS/DIFFUSERS, AND ASSOCIATED DUCTWORK THROUGHOUT A FOUR (4) STORY MIXED-USE BUILDING. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IMC. APPLANCES TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURER SPECIFICATIONS. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. IF SITE CONDITIONS VARY, CONTACT DESIGN ENGINEER PRIOR TO START OF WORK. SEE CP-2021-007116 FOR ASSOCIATED BUILDING PERMIT."},{"number":"FP-2022-002452","date":"2022-11-28","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2023-09-20","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13 THROUGHOUT AN EXISTING STRUCTURE. INSTALLATION TO INCLUDE 2\" MAIN FIRE SERVICE LINE AND 2.5\" DC AMES 2000SS BACKFLOW PREVENTION ASSEMBLY AS PER APPROVED PLANS. **STANDPIPE SYSTEM IN ACCORDANCE WITH NFPA14 TO BE INSTALLATED**ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA.**AMENDED AS OF 9/15/2023 FOR A CHANGE IN BACKFLOW PREVENTION SYSTEM TO PROVIDE A 2-1/2\" DC COLT C200 BACKFLOW PREVENTION SYSTEM.**"},{"number":"PP-2023-000180","date":"2023-01-10","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-09-07","scope":"Install 6\" curb trap, 4\" vent, 6\" house drain and 2\" domestic water service"},{"number":"EP-2022-011836","date":"2023-03-15","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-09-05","scope":"Wiring throughout . 800A incoming service. 150A panels in each apartment and 225A for commercial panel. 110v interconnected smoke alarms. Complete Fire Alarm Installation. ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC,2016 NFPA-72,2018 PHILA FIRE CODE."},{"number":"PP-2023-000564","date":"2023-03-20","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-09-20","scope":"INSTALL 15 LAVATORIES, 12 WATER CLOSETS, 10 SHOWER/TUBS, 7 HOT WATER HEATERS, 2 WASHING MACHINE BOXES, 6 KITCHEN SINKS, 11 FLOOR DRAINS, 2 EJECTOR SUMPS, 2 SUMP PUMPS, 2 SAND INTERCEPTORS, 1 BACKFLOW PREVENTER, 3 HOSE BIBBS, 1 AREA DRAIN, AND 4 ROOF DRAINS ACCORDING TO THE 2018 PPC."},{"number":"ZP-2023-011186","date":"2024-03-13","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Medical, Dental, and Health Practitioner - Sole Medical, Dental, and Health Practitioner"},{"number":"ZP-2025-001317","date":"2025-02-13","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Eating and Drinking Establishments - Sit-Down Restaurant"},{"number":"CP-2025-004303","date":"2025-09-22","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2026-04-21","scope":"FOR FIT-OUT AT FIRST FLOOR AND BASEMENT TO INCLUDE NEW PARTITIONS, FIXTURES, FURSNISHINGS FINISHES AS PER APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR MEP AND FIRE SUPPRESSION WORK. *2018 IEBC*"},{"number":"EP-2025-008783","date":"2025-09-23","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2026-03-11","scope":"Wire 1st floor & basement per plan & code including; 200 AMP Sub Panel Power & Lighting * Fire Alarm & Emergency Exit lighting is Existing*"},{"number":"MP-2025-004650","date":"2025-10-06","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2026-04-01","scope":"FOR THE INSTALLATION OF ONE (1) 16'-0\" HOOD FOR A RESTAURANT WITH EXHAUST FAN AND A MAKE UP AIR FAN WITH ASSOCIATED DUCTWORK. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN PROFESSIONAL PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. ** SEPARATE FIRE SUPPRESSION PERMIT REQUIRED FOR FIRE EXTINGUISHING SYSTEM**"},{"number":"FP-2025-002065","date":"2025-10-07","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2026-04-20","scope":"EZ KITCHEN FIRE SUPPRESSION- For the installation of New Wet Chemical Kitchen Fire Suppression System as per attached standard. Deviations from these standards require submission of construction and site plans. Install a wet chemical kitchen fire suppression system for a 16'-0\" hood"},{"number":"PP-2025-012279","date":"2025-10-27","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2026-04-20","scope":"Plumbing Permit (Interior) for combo CP-2025-004303"},{"number":"MP-2025-004889","date":"2025-10-27","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2026-04-20","scope":"FOR THE INSTALLATION OF A NEW HVAC SYSTEMS, ASSOCIATED DUCT WORK, AND REGISTERS/DIFFUSERS AS PER APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR ELECTRICAL, PLUMBING, FIRE SUPPRESSION."},{"number":"EP-2025-011257","date":"2026-03-24","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2026-03-30","scope":"Install a 400-AMP, 3-Phase Service as per plans attached and 2017 NEC."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2023,"k":"permit","w":"New Construction or Additions"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"New Construction or Additions"},{"y":2024,"k":"permit","w":"Change of Use"},{"y":2025,"k":"permit","w":"Change of Use"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"permit","w":"Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"}],"rented":true,"licenses":[{"number":"213082","type":"Rental","status":"Inactive","businessName":"RAFAEL RODRIQUEZ","legalName":"RAFAEL RODRIQUEZ","address":"1826 FRANKFORD AVE","revenueCode":"3202","rentalCategory":null,"units":5,"issuedDate":"2004-07-29","latestIssueDate":"2004-07-29","expirationDate":"2005-02-28","inactiveDate":"2006-01-31"},{"number":"354211","type":"Rental","status":"Inactive","businessName":"JEFFREY MARSHALL","legalName":"JEFFREY MARSHALL","address":"1826 FRANKFORD AVE","revenueCode":"3202","rentalCategory":null,"units":5,"issuedDate":"2006-01-31","latestIssueDate":"2017-03-12","expirationDate":"2018-02-28","inactiveDate":"2018-04-29"},{"number":"0977378","type":"Rental","status":"Active","businessName":"Park Investment Holdings, LLC","legalName":"Park Investment Holdings, LLC","address":"1826 FRANKFORD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":6,"issuedDate":"2025-04-28","latestIssueDate":"2026-04-03","expirationDate":"2027-04-27","inactiveDate":null},{"number":"1004008","type":"Food Preparing and Serving","status":"Active","businessName":"LIGURIA PIZZERIA LLC","legalName":"LIGURIA PIZZERIA LLC","address":"1826 FRANKFORD AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2026-04-07","latestIssueDate":"2026-04-07","expirationDate":"2027-04-06","inactiveDate":null}],"licenseActivity":[{"number":"1004008","type":"Food Preparing and Serving","businessName":"LIGURIA PIZZERIA LLC","legalName":"LIGURIA PIZZERIA LLC","issuedDate":"2026-04-07","latestIssueDate":"2026-04-07","closureDate":null,"expirationDate":"2027-04-06","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"0977378","type":"Rental","businessName":"Park Investment Holdings, LLC","legalName":"Park Investment Holdings, LLC","issuedDate":"2025-04-28","latestIssueDate":"2026-04-03","closureDate":null,"expirationDate":"2027-04-27","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"354211","type":"Rental","businessName":"JEFFREY MARSHALL","legalName":"JEFFREY MARSHALL","issuedDate":"2006-01-31","latestIssueDate":"2017-03-12","closureDate":"2018-04-29","expirationDate":"2018-02-28","inactiveDate":"2018-04-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"213082","type":"Rental","businessName":"RAFAEL RODRIQUEZ","legalName":"RAFAEL RODRIQUEZ","issuedDate":"2004-07-29","latestIssueDate":"2004-07-29","closureDate":"2006-01-31","expirationDate":"2005-02-28","inactiveDate":"2006-01-31","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","units":6,"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":["12 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #ZP-2021-004502: Completed · Granted with conditions; related permit ZP-2021-004502.","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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 18 historical violations across 5 cases.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"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":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (109 LAURIER PLACE, BRYN MAWR PA, 19010).","why":"A tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.","action":"Verify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.","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":"4 failed, 4 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Mar 16, 2022.","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":"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":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Jan 9, 2027; Sprinkler Certification: Certified through Nov 21, 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":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"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/"}]}