{"asOf":"2026-07-25T20:42:16.658Z","block":"900-999 FRANKFORD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/900-999-frankford-ave","address":"965 FRANKFORD AVE","parcelNumber":"881001213","source":"https://property.phila.gov/?p=881001213","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"SI","buildingCodeNew":"804","buildingClass":"VACANT LAND INDUST < ACRE","buildingClassNew":"APARTMENTS - LOW RISE","useLabel":"Apartments","owner":"965 FRANKFORD LLC","coOwner":null,"marketValue":7931900,"landAssessment":793100,"improvementAssessment":7138800,"livableArea":31200,"yearBuilt":2021,"lastSale":{"price":1,"date":"2018-11-09T05:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2022-045380","date":"2022-06-27","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2022-07-20","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2022-045378","date":"2022-06-27","code":"9-3902 (2)","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"COMPLIED","resolutionDate":"2022-08-05","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2022-045399","date":"2022-06-27","code":"F-912.4.2","title":"FDC CLEAR SPACE\n","status":"COMPLIED","resolutionDate":"2022-11-17","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-045398","date":"2022-06-27","code":"F-912.2.2","title":"FDC EXISTING BUILDING SIGN\n","status":"COMPLIED","resolutionDate":"2022-11-17","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-045381","date":"2022-06-27","code":"F-907.8.5","title":"INSPECTION, TESTING AND MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2022-07-20","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2025-019589","date":"2025-04-04","code":"9-3902 (2)","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"COMPLIED","resolutionDate":"2025-05-16","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2025-019590","date":"2025-04-04","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2025-06-01","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2025-019591","date":"2025-04-04","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2025-05-16","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2025-019592","date":"2025-04-04","code":"F-912.4.1","title":"FDC LOCKING CAPS\n","status":"COMPLIED","resolutionDate":"2025-05-16","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"CF-2022-062939","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2022-06-28","completedDate":"2022-12-23","violations":[{"number":"VI-2022-045380","date":"2022-06-27","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2022-07-20","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2022-045378","date":"2022-06-27","code":"9-3902 (2)","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"COMPLIED","resolutionDate":"2022-08-05","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2022-045399","date":"2022-06-27","code":"F-912.4.2","title":"FDC CLEAR SPACE\n","status":"COMPLIED","resolutionDate":"2022-11-17","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-045398","date":"2022-06-27","code":"F-912.2.2","title":"FDC EXISTING BUILDING SIGN\n","status":"COMPLIED","resolutionDate":"2022-11-17","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-045381","date":"2022-06-27","code":"F-907.8.5","title":"INSPECTION, TESTING AND MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2022-07-20","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]},{"number":"CF-2025-023728","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2025-03-31","completedDate":"2025-06-01","violations":[{"number":"VI-2025-019589","date":"2025-04-04","code":"9-3902 (2)","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"COMPLIED","resolutionDate":"2025-05-16","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2025-019590","date":"2025-04-04","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2025-06-01","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2025-019591","date":"2025-04-04","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2025-05-16","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2025-019592","date":"2025-04-04","code":"F-912.4.1","title":"FDC LOCKING CAPS\n","status":"COMPLIED","resolutionDate":"2025-05-16","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2022,"n":5,"worst":null},{"y":2025,"n":4,"worst":null}],"investigations":[{"caseNumber":"CF-2022-062939","date":"2022-06-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-062939","date":"2022-08-05","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-062939","date":"2022-09-09","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-062939","date":"2022-10-21","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-062939","date":"2022-12-01","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-023728","date":"2025-03-31","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-023728","date":"2025-04-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-023728","date":"2025-05-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-023728","date":"2025-06-01","type":null,"status":"PASSED"}],"inspYears":[{"y":2022,"fails":4,"passes":1},{"y":2025,"fails":3,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.9659094968754,"lng":-75.13412936267157,"geom":{"type":"Polygon","coordinates":[[[-75.13430779,39.966060403],[-75.134188135,39.966106544],[-75.134105331,39.965979413],[-75.133874556,39.965980168],[-75.133842987,39.965931698],[-75.133950085,39.965887878],[-75.13394947,39.96577626],[-75.134306216,39.965775834],[-75.13430779,39.966060403]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2024-022797","type":"Sprinkler Certification","inspectionDate":"2024-02-06","result":"Certified","expirationDate":"2025-02-06","buildingId":"1550458"},{"number":"BC-2024-016646","type":"Sprinkler Certification","inspectionDate":"2024-02-06","result":"Certified","expirationDate":"2025-02-06","buildingId":"1550458"},{"number":"BC-2025-011735","type":"Sprinkler Certification","inspectionDate":"2025-02-04","result":"Certified","expirationDate":"2026-02-04","buildingId":"1550458"},{"number":"BC-2025-012939","type":"Fire Alarm Certification","inspectionDate":"2025-05-14","result":"Certified","expirationDate":"2026-05-14","buildingId":"1550458"},{"number":"BC-2026-005836","type":"Sprinkler Certification","inspectionDate":"2026-02-10","result":"Certified","expirationDate":"2027-02-10","buildingId":"1550458"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19125","beds":null,"baths":null,"stories":4,"lotArea":9892,"zoning":"CMX2.5","grade":"1","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"702 N 3RD ST, PHILADELPHIA PA, 19123","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"Proposed sit down restaurant in Space A with all other uses as previously approved in an existing structure.","status":"Completed","outcome":"Granted","date":"2020-10-23","number":"ZP-2020-000193","relatedPermit":"ZP-2020-000193"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2026,"v":738100,"taxable":73810,"land":73810,"improvement":664290,"taxableLand":73810,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":664290},{"y":2027,"v":7931900,"taxable":793100,"land":793100,"improvement":7138800,"taxableLand":793100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":7138800}],"taxNow":1033,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"934803","date":"2019-01-25","work":"Foundation","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Completed","completedDate":"2019-10-29","scope":"NEW CONSTRUCTION OF FOUNDATIONS ONLY FOR A NEW MIXED USE BUILDING AS PER APPROVED PLANS. WORK TO INCLUDE UNDERPINNING TO BE MONITORED BY A PA LICENSED PE AT ALL TIMES. *SEPARATE PERMITS REQUIRED FOR CONSTRUCTION OF REMAINDER OF BUILDING*"},{"number":"945197","date":"2019-02-14","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2021-02-10","scope":"NEW CONSTRUCTION OF A FIVE STORY STRUCTURE WITH WALK-OUT FIFTH FLOOR TERRACE FOR USE AS MULTI-FAMILY DWELLING (33 TOTAL UNITS) WITH A SHELL NON-RESIDENTIAL SPACE (USE REGISTRATION AND C.O. PERMITS REQUIRED PRIOR TO OCCUPANCY) AND RESIDENTIAL AMENITIES ON THE FIRST FLOOR AS PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED PER NFPA 13 AND INCLUDE STANDPIPES PER NFPA 14. FIRST FLOOR TO BE OF TYPE IA CONSTRUCTION AND TYPE VA CONSTRUCTION ABOVE PER HORIZONTAL BUILDING SEPARATION ALLOWANCE, SECTION 509.2 OF 2009 IBC. *SEE PERMIT NO. 934803 FOR FOUNDATION WORK* **SEPARATE PERMITS REQUIRED FOR MEP & FIRE SUPPRESSION WORK*"},{"number":"960364","date":"2019-07-17","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-02-10","scope":"NEW CONSTRUCTION OF A MIXED-USE; FIVE STORY STRUCTURE WITH WALK-OUT FIFTH FLOOR TERRACE FOR USE AS MULTI-FAMILY DWELLING (33 TOTAL UNITS-THE INSTALLATION WILL COMPLY WITH THE PHILADEPHIA PLUBMING CODE 2004 2 RAIN LEADERS, 1-3\" BACKFLOW, 35 BATHROOMS, 33 ELECTRIC WATER HEATERS, 53- WATER CLOSETS, 17 SHOWERS, 33 FLOOR DRAINS, 53 LAVATORIES, 1 JANITORS SINK, 1 SUMP PUMP, 35 KITCHEN SINKS, 2 COMMUNITY SINKS, 33 WAHER MACHINE BOXES. THE INSTALLATION WILL COMPLY WITH THE 2004 PHILA PLUMBING CODE."},{"number":"997387","date":"2019-10-02","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-02-10","scope":"FOR INSTALLATION OF A NEW 2\" GAS LINE ON 1ST FLOOR, A NEW 1.5\" GAS LINE AND A NEW 1.5\" GAS LINE TO FEED GENERATOR ON ROOF AS PER PLANS."},{"number":"1004068","date":"2019-10-03","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-02-10","scope":"FOR THE INSTALLATION OF HVAC EQUIPMENT INCLUDING ROOF-TOP UNITS WITH ASSOCIATED DUCTWORK/REGISTERS/DIFFUSERS AND MINI-SPLIT SYSTEM HEAT-PUMPS/AIR-CONDITIONERS PER APPROVED PLANS."},{"number":"992651","date":"2019-10-15","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2021-02-10","scope":"FOR THE INSTALLATION OF A SIX (6) INCH FIRE SERVICE LINE WITH A FOUR (4) INCH BACKFLOW PREVENTER AND AUTOMATIC FIRE SUPPRESSION SYSTEM AS PER NFPA 13. FOR THE INSTALLATION OF WET STANDPIPES IN THE STAIRWAYS PER NFPA 14. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/HYDRAULIC CALCULATIONS."},{"number":"1016496","date":"2019-11-15","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-12-23","scope":"33 APTS PANELS,OUTLETS SWITCHES LIGHTING,100V SMOKE ALARMS ,2000A SERVICE,GENERATOR ATS SWITCH,EM.PANEL,SECONDARY SIDE FROM PECO PAD MOUNT,METER-PAK PER PRINTS AS PER 2008 NEC (EAST DIST) INSTALL COMPLETE ADDRESSABLE FIRE ALARM SYSTEM PER ENGINEER SEALED AND CITY APPROVED DRAWINGS."},{"number":"1041409","date":"2020-02-18","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"4 CARD READER SYSTMES WITH LOW VOLTAGE ELECTRIC LOCKS USING PLENUM RATED CABLE WITH FIRE RELEASE.'17 NEC."},{"number":"ZP-2020-000193","date":"2020-10-07","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2026-02-02","scope":"Eating and Drinking Establishments - Sit-Down Restaurant"},{"number":"ZP-2020-007874","date":"2020-10-29","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2026-02-02","scope":"Personal Services"},{"number":"CP-2020-005484","date":"2020-11-05","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2021-04-26","scope":"FOR INTERIOR ALTERATIONS TO COMMERCIAL SPACE \"B\" OF A STRUCTURE, INCLUDING NEW INTERIOR PARTITIONS AND INTERIOR FINISHES, TO CREATE A PERSONAL TRAINING EXCERCISE ROOM, PER APPROVED PLANS."},{"number":"CP-2020-005482","date":"2020-12-08","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2021-04-19","scope":"FOR LEVEL II ALTERATIONS TO A TENANT SPACE ON THE GROUND FLOOR LEVEL FOR USE AS A SIT DOWN RESTAURANT, ALTERATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS, PROVIDE FINISHES/FURNISHINGS AND ACCESSIBILITY IMPROVMENTS THROUGHOUT. ALL WORK TO BE DONE PER APPROVED PLANS. TENANT SPACE IS SPRINKLERED. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"FP-2021-000011","date":"2021-01-04","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2021-04-19","scope":"EZ PERMIT SPRINKLER RELOCATION (NFPA 13)- For the Relocation of Sprinkler Heads as per attached standards. Deviations from these standards require submission of construction and site plans. (CP-2020-005484) RELOCATE (25) HEADS TO ACCOMMODATE THE FIT-OUT FLOOR PLAN. \"Space B\""},{"number":"FP-2021-000150","date":"2021-01-20","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2021-07-19","scope":"RELOCATE APPROXIMATELY 22 SPRINKLER HEADS TO ACCOMMODATE NEW FLOOR PLAN FOR COMMERCIAL FIT-OUT. SEE CP-#5482"},{"number":"MP-2020-006613","date":"2021-01-27","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-04-13","scope":"FOR THE INSTALLATION OF TWO COMMERCIAL KITCHEN EXHAUST HOOD WITH A ROOF TOP EXHAUST FAN AND A MAKE UP AIR FAN WITH SUPPLY/EXHAUST DUCT WORK FOR KITCHEN. ALL WORK SHALL BE DONE PER APPROVED PLANS AND MANUFACTURER'S SPECIFICATIONS. SEPARATE PERMIT REQUIRED FOR ALL OTHER WORK."},{"number":"ZP-2020-001313","date":"2021-03-04","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Expired","completedDate":"2026-02-02","scope":"FOR THE INSTALLATION OF ONE(1) FLATWALL SIGN AS PER EZ STANDARDS AS PER SUBMITTED SIGNS."},{"number":"EP-2021-001091","date":"2021-04-07","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-04-19","scope":"WIRING THROUGHOUT LIGHTS, SWITCHES, RECEPTACLES, DATA JACKS, MECHANICAL AND HVAC EQUIPMENT. INSTALL ADDITIONAL DEVICES ON THE EXISTING FIRE ALARM SYSTEM. AS PER THE 2017 NEC & 2016 NFPA-72. NOTE: THE SERVICE AND PANELS ARE EXISTING."},{"number":"EP-2021-001092","date":"2021-04-19","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-04-26","scope":"Existing Service / Panel Complete MC Wire throughout Commercial Space B , Install Lights Outlets Switches As Per 2017 NEC .Install Fire Alarm Devices Smoke /Heat Detectors, horn strobes ,pull station throughout As PER APPROVED DRAWINGS-2017 NEC AND 2016 NFPA-72."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Addition and/or Alterations"},{"y":2021,"k":"permit","w":"Addition and/or Alterations"},{"y":2021,"k":"permit","w":"Addition and/or Alterations"},{"y":2021,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"viol","w":"5 L&I violations"},{"y":2022,"k":"insp","w":"L&I: 4 failed, 1 passed"},{"y":2025,"k":"viol","w":"4 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 3 failed, 1 passed"}],"rented":true,"licenses":[{"number":"286434","type":"Hazardous Materials","status":"Inactive","businessName":"YURI PETRINA","legalName":"YURI PETRINA","address":"965 FRANKFORD AVE","revenueCode":"3335","rentalCategory":null,"units":null,"issuedDate":"2004-07-30","latestIssueDate":"2004-07-30","expirationDate":"2005-07-30","inactiveDate":null},{"number":"604906","type":"Motor Vehicle Repair / Fuel Dispensing","status":"Inactive","businessName":"MANAYUNK AUTOWERKES LLC","legalName":"MANAYUNK AUTOWERKES LLC","address":"965 FRANKFORD AVE","revenueCode":"3311","rentalCategory":null,"units":null,"issuedDate":"2013-09-11","latestIssueDate":"2016-11-08","expirationDate":"2016-12-31","inactiveDate":"2017-03-01"},{"number":"860579","type":"Rental","status":"Active","businessName":"965 Frankford LLC (965 Frankford LLC)","legalName":"965 Frankford LLC","address":"965 FRANKFORD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":33,"issuedDate":"2021-02-03","latestIssueDate":"2026-01-21","expirationDate":"2027-02-02","inactiveDate":null},{"number":"867022","type":"Food Preparing and Serving (30+ SEATS)","status":"Closed","businessName":"KNPS Holdings Limited (Vince's Pizzeria Fishtown)","legalName":"KNPS Holdings Limited","address":"965 FRANKFORD AVE","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2021-04-27","latestIssueDate":"2025-04-22","expirationDate":"2026-04-26","inactiveDate":null}],"licenseActivity":[{"number":"867022","type":"Food Preparing and Serving (30+ SEATS)","businessName":"KNPS Holdings Limited (Vince's Pizzeria Fishtown)","legalName":"KNPS Holdings Limited","issuedDate":"2021-04-27","latestIssueDate":"2025-04-22","closureDate":"2026-04-26","expirationDate":"2026-04-26","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false},{"number":"860579","type":"Rental","businessName":"965 Frankford LLC (965 Frankford LLC)","legalName":"965 Frankford LLC","issuedDate":"2021-02-03","latestIssueDate":"2026-01-21","closureDate":null,"expirationDate":"2027-02-02","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"604906","type":"Motor Vehicle Repair / Fuel Dispensing","businessName":"MANAYUNK AUTOWERKES LLC","legalName":"MANAYUNK AUTOWERKES LLC","issuedDate":"2013-09-11","latestIssueDate":"2016-11-08","closureDate":"2017-03-01","expirationDate":"2016-12-31","inactiveDate":"2017-03-01","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"286434","type":"Hazardous Materials","businessName":"YURI PETRINA","legalName":"YURI PETRINA","issuedDate":"2004-07-30","latestIssueDate":"2004-07-30","closureDate":"2005-07-30","expirationDate":"2005-07-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","units":33,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 975% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $738,100 to $7,931,900","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":"Appeal #ZP-2020-000193: Completed · Granted; related permit ZP-2020-000193.","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: 1041409 (Issued), ZP-2020-001313 (Expired). 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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Sprinkler Certification: Certified through Feb 10, 2027; Fire Alarm Certification: Certified through May 14, 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"7 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jun 1, 2025.","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":"Hazardous Materials #286434: Inactive; Motor Vehicle Repair / Fuel Dispensing #604906: Inactive since Mar 1, 2017; Food Preparing and Serving (30+ SEATS) #867022: Closed","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 9 historical violations across 2 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/"}]}