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This enables the Fire Department to attach a wye fitting to a hose connection which permits the attaching of two 1-1/2-inch hose lines, via the wye fitting, to the hose connection."},{"number":"GP-2022-000395","date":"2022-06-03","work":"Tower Crane","type":"General","description":"General Permit","status":"Completed","completedDate":"2023-12-22","scope":"For the erection, continuous operation, and dismantlement of 2 tower cranes as part of construction of high rise mixed use structureas per approved plans."},{"number":"ZP-2022-010468","date":"2023-01-20","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2023-09-13","scope":"FOR THE ERECTION OF TWO (2) STATICALLY ILLUMINATED FLAT WALL SIGNS, TWO (2) NON-ILLUMINATED FLAT WALL SIGN, AND ONE (1) STATICALLY ILLUMINATED BUILDING IDENTIFICATION SIGN. SIZE AND LOCATION AS SHOWN IN THE PLAN."},{"number":"MP-2021-007685","date":"2023-04-05","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-01-26","scope":"FOR THE INSTALLATION OF HVAC MECHANICAL SYSTEMS TO INCLUDE SPLIT SYSTEM AIR HANDLING AND CONDENSING UNITS, VTAC INSTALLATION, ENERGY RECOVERY UNITS, STAIR PRESSURIZATION FANS, SMOKE/FIRE DAMPER INSTALLATIONS, PIPING INSULATION, CONDENSATE PIPING, EXHAUST FANS, GRILLES, DIFFUSERS, REGISTERS, AND ASSOCIATED DUCTWORK. APPLIANCES, EQUIPMENTS AND DUCTWORK TO BE LOCATED ABOVE THE DESIGN FLOOD ELEVATION. **SYSTEM COMMISSIONING TO BE PROVIDED FOR THE PROPOSED SYSTEM INSTALLATION IN ACCORDANCE WITH IECC 2018, SECTION C408.2.** 9/13/2023: FOR AMENDMENT OF PROPOSED HVAC SYSTEM TO UTILIZE STAIR PRESSURIZATION RISERS AND OUTSIDE AIR SUPPLY EQUIPMENT CONNECTED TO INTERIOR EXIT STAIRWAY ENCLOSURES FOR POST-EVENT SMOKE EXHAUST REMOVAL PER BBS DECISION MI-2023-003822."},{"number":"GP-2023-002745","date":"2023-05-19","work":"Sign","type":"General","description":"General Permit","status":"Completed","completedDate":"2023-09-13","scope":"FOR THE INSTALLATION OF THREE (3) ACCESSORY, STATICALLY ILLUMINATED WALL SIGNS PER APPROVED PLANS."},{"number":"EP-2023-005211","date":"2023-06-07","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-01-10","scope":"Connect (3) LED signs to an existing circuit as per 2017 nec"},{"number":"GM-2025-005518","date":"2025-06-12","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Issued","completedDate":null,"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. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2023,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"Sign"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"appeal","w":"Appeal approved"},{"y":2024,"k":"viol","w":"16 L&I violations"},{"y":2024,"k":"insp","w":"Inspection failed ×5"},{"y":2025,"k":"permit","w":"Interior Non-Load-Bearing Wall Demo."},{"y":2025,"k":"viol","w":"4 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 4 failed, 1 passed"},{"y":2026,"k":"viol","w":"9 L&I violations"},{"y":2026,"k":"insp","w":"L&I: 4 failed, 4 passed"}],"rented":true,"licenses":[{"number":"208240","type":"Food Preparing and Serving (30+ SEATS)","status":"Inactive","businessName":"HORIZON HOUSE INC","legalName":"HORIZON HOUSE INC","address":"119 S 31ST ST","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2004-04-20","latestIssueDate":"2017-04-26","expirationDate":"2018-04-30","inactiveDate":"2018-06-29"},{"number":"530975","type":"Dumpster License - Private Property","status":"Active","businessName":"HORIZON HOUSE INC","legalName":"HORIZON HOUSE INC","address":"119 S 31ST ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2011-04-20","latestIssueDate":"2013-08-03","expirationDate":null,"inactiveDate":null},{"number":"950043","type":"Rental","status":"Active","businessName":"LCD-HHC Philadelphia LLC","legalName":"LCD-HHC Philadelphia LLC","address":"119 S 31ST ST","revenueCode":"3202","rentalCategory":"Dormitories|Residential Dwellings","units":280,"issuedDate":"2024-04-26","latestIssueDate":"2026-04-10","expirationDate":"2027-04-25","inactiveDate":null},{"number":"0971540","type":"High Rise","status":"Active","businessName":"LCD-HHC Philadelphia LLC","legalName":"LCD-HHC Philadelphia LLC","address":"119 S 31ST ST","revenueCode":"3629","rentalCategory":null,"units":null,"issuedDate":"2025-02-13","latestIssueDate":"2026-03-06","expirationDate":"2027-02-12","inactiveDate":null}],"licenseActivity":[{"number":"0971540","type":"High Rise","businessName":"LCD-HHC Philadelphia LLC","legalName":"LCD-HHC Philadelphia LLC","issuedDate":"2025-02-13","latestIssueDate":"2026-03-06","closureDate":null,"expirationDate":"2027-02-12","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"950043","type":"Rental","businessName":"LCD-HHC Philadelphia LLC","legalName":"LCD-HHC Philadelphia LLC","issuedDate":"2024-04-26","latestIssueDate":"2026-04-10","closureDate":null,"expirationDate":"2027-04-25","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"530975","type":"Dumpster License - Private Property","businessName":"HORIZON HOUSE INC","legalName":"HORIZON HOUSE INC","issuedDate":"2011-04-20","latestIssueDate":"2013-08-03","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"208240","type":"Food Preparing and Serving (30+ SEATS)","businessName":"HORIZON HOUSE INC","legalName":"HORIZON HOUSE INC","issuedDate":"2004-04-20","latestIssueDate":"2017-04-26","closureDate":"2018-06-29","expirationDate":"2018-04-30","inactiveDate":"2018-06-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-28","units":280,"signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["8 open L&I violations","failed L&I inspection activity in 2024, 2025"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"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":["5 permit events since 2023","1 zoning/board appeal 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 #PA-2021-000532: Completed · Approved.","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: PP-2021-011370 (Expired), GM-2025-005518 (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":"violations","level":"attention","title":"8 open L&I violations","finding":"29 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Dec 4, 2026; Sprinkler Certification: Certified through Jul 9, 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":"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 (PO BOX 130339, CARLSBAD CA, 92013).","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":"13 failed, 5 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jul 27, 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Preparing and Serving (30+ SEATS) #208240: Inactive since Jun 29, 2018","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":"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/"}],"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/"}]}