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Deviations from these standards require submission of construction and site plans."},{"number":"878870","date":"2018-09-10","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"COMMERCIAL FIT OUT FOR PIZZA PARLOR,ON AN EXISTING 600AMP SERVICE INSTALL 1-100AMP 3 PHASE SUBPANEL,14-2X4 LIGHTS(LED),10-RECEPTS,10-KITCHEN DEDICATED RECEPTS,2-EMERGENCY LIGHTS AND 1-BATHROOM EXHAUST FAN AS PER 2008 NEC (WEST DISTRICT) NO FIRE"},{"number":"908273","date":"2018-09-12","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2020-07-22","scope":"ALTERATIONS:INTERIOR FIT-OUT OF EXISTING VACANT COMMERCIAL SPACE, TO BE USED AS SIT-DOWN RESTAURANT; 5 FLOOR DRAINS, GREASE TRAP, HAND SINK, PREP SINK THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"PP-2022-003129","date":"2022-03-01","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2023-04-24","scope":"Replace water service sidewalk curb to basement"},{"number":"ZP-2025-000350","date":"2025-01-21","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF TWO (2) STATICALLY ILLUMINATED ACCESSORY WALL SIGNS. SIZE AND LOCATION AS SHOWN IN PLANS."},{"number":"GP-2025-002182","date":"2025-03-26","work":"Sign","type":"General","description":"General Permit","status":"Expired","completedDate":"2025-12-18","scope":"FOR THE CONSTRUCTION OF TWO (2) STATICALLY ILLUMINATED ACCESSORY WALL SIGNS. AS PER APPROVED PLANS. SEPARATE ELECTRICAL PERMIT REQUIRED."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2017,"k":"permit","w":"Administrative"},{"y":2018,"k":"permit","w":"Use"},{"y":2018,"k":"permit","w":"Addition and/or Alteration"},{"y":2018,"k":"permit","w":"New Construction"},{"y":2018,"k":"permit","w":"Administrative"},{"y":2018,"k":"permit","w":"New Construction"},{"y":2018,"k":"permit","w":"New Construction"},{"y":2018,"k":"permit","w":"Alterations"},{"y":2021,"k":"sale","p":1225000},{"y":2022,"k":"permit","w":"Alterations"},{"y":2025,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2025,"k":"permit","w":"Sign"}],"rented":true,"licenses":[{"number":"757734","type":"Rental","status":"Inactive","businessName":"434 SOUTH 52ND STREET LLC","legalName":"434 SOUTH 52ND STREET LLC","address":"434-36 S 52ND ST","revenueCode":"3202","rentalCategory":null,"units":5,"issuedDate":"2017-11-20","latestIssueDate":"2020-11-30","expirationDate":"2021-11-19","inactiveDate":"2022-01-18"},{"number":"845431","type":"Food Preparing and Serving","status":"Inactive","businessName":"PARK PIZZA","legalName":"PARK PIZZA ","address":"434-36 S 52ND ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2020-07-07","latestIssueDate":"2021-06-27","expirationDate":"2022-07-06","inactiveDate":"2022-09-04"},{"number":"871158","type":"Rental","status":"Active","businessName":"A&J Investment Properties LLC","legalName":"A&J Investment Properties LLC","address":"434-36 S 52ND ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":5,"issuedDate":"2021-06-18","latestIssueDate":"2026-06-04","expirationDate":"2027-06-17","inactiveDate":null},{"number":"894340","type":"Food Preparing and Serving","status":"Inactive","businessName":"Mondol Family LLC (Park Pizza)","legalName":"Mondol Family LLC","address":"434-36 S 52ND ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2022-05-09","latestIssueDate":"2023-06-08","expirationDate":"2024-05-08","inactiveDate":"2024-07-07"},{"number":"0988451","type":"Food Preparing and Serving","status":"Active","businessName":"BIRRIA CITY TAQUIERIA INC","legalName":"BIRRIA CITY TAQUIERIA INC","address":"434-36 S 52ND ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2025-09-10","latestIssueDate":"2025-09-10","expirationDate":"2026-09-09","inactiveDate":null}],"licenseActivity":[{"number":"0988451","type":"Food Preparing and Serving","businessName":"BIRRIA CITY TAQUIERIA INC","legalName":"BIRRIA CITY TAQUIERIA INC","issuedDate":"2025-09-10","latestIssueDate":"2025-09-10","closureDate":null,"expirationDate":"2026-09-09","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"894340","type":"Food Preparing and Serving","businessName":"Mondol Family LLC (Park Pizza)","legalName":"Mondol Family LLC","issuedDate":"2022-05-09","latestIssueDate":"2023-06-08","closureDate":"2024-07-07","expirationDate":"2024-05-08","inactiveDate":"2024-07-07","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"871158","type":"Rental","businessName":"A&J Investment Properties LLC","legalName":"A&J Investment Properties LLC","issuedDate":"2021-06-18","latestIssueDate":"2026-06-04","closureDate":null,"expirationDate":"2027-06-17","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"845431","type":"Food Preparing and Serving","businessName":"PARK PIZZA","legalName":"PARK PIZZA ","issuedDate":"2020-07-07","latestIssueDate":"2021-06-27","closureDate":"2022-09-04","expirationDate":"2022-07-06","inactiveDate":"2022-09-04","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"757734","type":"Rental","businessName":"434 SOUTH 52ND STREET LLC","legalName":"434 SOUTH 52ND STREET LLC","issuedDate":"2017-11-20","latestIssueDate":"2020-11-30","closureDate":"2022-01-18","expirationDate":"2021-11-19","inactiveDate":"2022-01-18","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","units":5,"signals":[{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 3 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2021","permit activity in 2022, 2025"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #615429: 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":"3 permits not marked completed: 878870 (Issued), PP-2022-003129 (Expired), GP-2025-002182 (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 Dec 6, 2025; Special Hazards Certification: Certified through Nov 27, 2025; Fire Alarm Certification: Certified through Oct 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":"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 (08 DAPHNE RD, EGG HARBOR NJ, 08234).","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":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1925 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":"6 failed, 5 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Mar 21, 2016.","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 #845431: Inactive since Sep 4, 2022; Food Preparing and Serving #894340: Inactive since Jul 7, 2024","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 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 10 historical violations across 4 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/"}]}