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alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2013-03-15","scope":"REPAIR AND RESTORE EXTERIOR FACADE AT PARKING GARAGE."},{"number":"588198","date":"2015-02-12","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2015-02-12","scope":"FOR AN ADDITION ON AN EXISTING ATTACHED STRUCTURE TO INCLUDE FRONT AND REAR ROOF DECK INSTALLATION. SIZE AND LOCATION AS PER APPROVED PLANS. FOR THE USE OF SIX (6) DWELLING UNITS."},{"number":"609427","date":"2015-05-20","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2015-05-20","scope":"FOR THE PARTIAL DEMOLITION OF AN EXISTING ATTACHED STRUCTURE TO DECREASE THE HEIGHT OF THE STRUCTURE AT THE LATIMER STREET FRONTAGE AND FOR AN ADDITION TO THE EXISTING ATTACHED STRUCTURE WITH TWO (2) ROOF DECKS ABOVE THE 3RD FLOOR LEVEL (NO PILOT HOUSE PROPOSED). SIZE AND LOCATION AS SHOWN ON PLANS/APPLICATION. FOR USE AS MULTI-FAMILY HOUSEHOLD LIVING (SIX (6) DWELLINGS)."},{"number":"605624","date":"2015-06-18","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2016-11-21","scope":"FOR THE PARTIAL DEMOLITION OF THE EXISTING STRUCTURE TO REMOVE EXISTING ROOF AND FLOOR. FOR THE ADDITION OF 2ND-4TH FLOORS WITH ROOF DECKS ON THE 4TH FLOOR AND FOR THE CREATION OF A BASEMENT. STRUCTURE FOR USED AS MULTI-FAMILY HOUSEHOLD LIVING (SIX (6) FAMILIES). STRUCTURE TO BE FULLY SPRINKLERED IN ACCORDANCE WITH NFPA 13. NO UNDERPINNING APPROVED ON THIS APPLICATION. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION WORK. ALL WORK PER PHC APPROVED PLANS. PHC TO REVIEW SHOP DRAWINGS FOR DOORS AND WINDOWS FOR FINAL APPROVAL."},{"number":"627948","date":"2015-08-26","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-05-28","scope":"FIRE PANEL, 2 HEAT DETECTORS, 3 SMOKE DETECTORS, 4 PULL STATIONS, 4 HORN STROBES, 23 HORNS AS PER NFPA 72 CC DISTRICT"},{"number":"631505","date":"2015-09-09","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-10-24","scope":"PLUMBING ALTERATION FOR A 6 FAMILY BUILDING WORK TO CONSIST OF DRAIN - WASTE - VENTING AND WATER SUPPLY PIPING TO 13 - NEW WATER CLOSETS, 13 LAVATORY SINKS, 13 SHOWERS, 6 WASHER MACHINES, 6 KITCHEN SINKS, 3 FLOOR DRAINS AND 4 ROOF DRAINS ALL WORK TO COMPLY WITH THE 2004 PPC"},{"number":"630791","date":"2015-09-21","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2016-10-28","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM WITH 2\" FIRE SERVICE AND 2\" WATTS LF007M1QT BACKFLOW PREVENTION ASSEMBLY IN ACCORDANCE WITH NFPA 13R THROUGHOUT THE ENTIRE BUILDING. ALL WORK SHALL COMPLY WITH THE APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"641764","date":"2015-09-30","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-02-22","scope":"NEW 5\" SEWER LINE MAIN IN STREET, NEW CURB TRAP, NEW FRESH AIR IN LET, NEW 1\" DOMESTIC WATER LINE PA20152672419 SELF CERTIFICATION NO LONGER ACCEPTED ALL TRENCHES IN EXCESS OF 5 FT MUST HAVE APPROVED SHORING AT THE TIME OF INSPECTION."},{"number":"628577","date":"2015-09-30","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2016-05-25","scope":"400AMP SINGLE PHASE SERVICE,7 METERS,7 SUB PANELS,225 RECEPTS,120 CEILING LIGHTS,85 SWITCHES,6 CENTRAL AIR UNITS,7 EMERGENCY EXITS IN COMMON AREA AND 12-120V SMOKE DETECTORS. 400AMPSWITCH AND METER FOR FIRE PUMP AS NOTED ON PLANS AS PER 2008 NEC (CC DISTRICT)"},{"number":"628121","date":"2015-10-23","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2015-10-23","scope":"FOR THE ADDITION OF A ROOF DECK ABOVE THE FIRST FLOOR REAR (LATIMER ST FRONTAGE) AND FOR THE INCREASE IN AREA TO THE ROOF DECKS ABOVE THE 3RD FLOOR FRONT AND REAR. ALL OTHER CHANGES IN HEIGHT AND AREA AS PREVIOUSLY APPROVED IN A/P NO 609429. SIZE AND LOCATION AS SHOWN ON PLANS/APPLICATION. FOR USE AS MULTI-FAMILY HOUSEHOLD LIVING (SIX (6) DWELLINGS)."},{"number":"620847","date":"2015-10-23","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2017-02-17","scope":"TO AMEND A/P NO 605624 TO INCREASE THE AREA OF THE PREVIOUSLY APPROVED ROOF DECKS AT THE 2ND AND 4TH FLOORS. THE BUILDING'S FIRE ALARM SYSTEM SHALL INCLUDE A STROBE AND HORN ON THE OUTSIDE OF THE BUILDING AT THE ROOF DECK PER BBS PROVISO, CASE NO 25827."},{"number":"664952","date":"2016-01-27","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"EXPIRED","completedDate":null,"scope":"INSTALL (6) HEAT PUMP SYSTEMS WITH DUCTWORK. (MULTI-FAMILY)"},{"number":"685320","date":"2016-04-19","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2016-10-24","scope":"INSTALL (6) HVAC SYSTEMS WITH DUCTWORK. (MULTI-FAMILY)"},{"number":"703983","date":"2016-06-30","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2016-06-30","scope":"TEMPORARY CERTIFICATE OF OCCUPANCY IN ASSOCIATION WITH A/P# 605624"},{"number":"703816","date":"2016-09-22","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2016-10-24","scope":"TO AMEND A/P NO 605624 TO DOCUMENT REVISIONS TO THE ROOF FRAMING PLAN AT THE RITTENHOUSE SQ SIDE OF THE STRUCTURE."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2015,"k":"permit","w":"Electrical"},{"y":2015,"k":"permit","w":"Zoning/use"},{"y":2015,"k":"permit","w":"Administrative"},{"y":2016,"k":"permit","w":"Mechanical"},{"y":2016,"k":"permit","w":"Mechanical"},{"y":2016,"k":"permit","w":"Administrative"},{"y":2016,"k":"viol","w":"5 L&I violations"},{"y":2016,"k":"insp","w":"L&I: 1 failed, 3 passed"},{"y":2016,"k":"permit","w":"Administrative"},{"y":2017,"k":"viol","w":"2 L&I violations"},{"y":2017,"k":"insp","w":"L&I: 3 failed, 2 passed"},{"y":2019,"k":"insp","w":"Inspection passed"}],"rented":true,"licenses":[{"number":"286050","type":"Public Garage / Parking Lot","status":"Inactive","businessName":"CENTRAL PARKING SYSTEMS OF PA INC","legalName":"CENTRAL PARKING SYSTEMS OF PA INC","address":"2023-25 RITTENHOUSE SQ","revenueCode":"3371","rentalCategory":null,"units":null,"issuedDate":"2005-01-03","latestIssueDate":"2013-12-27","expirationDate":"2014-12-31","inactiveDate":"2015-03-01"},{"number":"758549","type":"Rental","status":"Active","businessName":"Wizard Way LLC","legalName":"Wizard Way LLC","address":"2023-25 RITTENHOUSE SQ","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":6,"issuedDate":"2017-11-30","latestIssueDate":"2026-02-06","expirationDate":"2026-11-29","inactiveDate":null}],"licenseActivity":[{"number":"758549","type":"Rental","businessName":"Wizard Way LLC","legalName":"Wizard Way LLC","issuedDate":"2017-11-30","latestIssueDate":"2026-02-06","closureDate":null,"expirationDate":"2026-11-29","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"286050","type":"Public Garage / Parking Lot","businessName":"CENTRAL PARKING SYSTEMS OF PA INC","legalName":"CENTRAL PARKING SYSTEMS OF PA INC","issuedDate":"2005-01-03","latestIssueDate":"2013-12-27","closureDate":"2015-03-01","expirationDate":"2014-12-31","inactiveDate":"2015-03-01","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","units":6,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 202% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $550,800 to $1,660,800","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 #24347: CLOSED · Withdrawn; related permit 579178. Use permit #588198: COMPLETED.","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: 664952 (EXPIRED).","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 May 31, 2025; Fire Alarm Certification: Certified through Nov 26, 2025; Emergency and Standby Power Systems Certification: Certified through Nov 26, 2025","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":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1800 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"8 failed, 8 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Mar 28, 2019.","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":"Public Garage / Parking Lot #286050: Inactive since Mar 1, 2015","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":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as multi-family. 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 12 historical violations across 8 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/"}]}