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LEVEL FOR USE AS TWO VAC. COMM. SPACES W/ SIX (6) APTS ON FLRS. 2-6."},{"number":"107549","date":"2007-12-13","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2009-07-02","scope":"INTERIOR ALTERATIONS FOR THE CREATION OF TWO SPACES FROM ONE ON THE FIRST FLOOR SPACE 'A' VACANT COMMERCIAL (USE REGISTRATION REQUIRED PRIOR TO OCCUPANCY) SPACE 'B' VACANT COMMERCIAL (USE REGISTRATION REQUIRED PRIOR TO OCCUPANCY) IN THE SAME BUILDING WITH AN EXISTING SIX FAMILY DWELLING ON FLOORS TWO(2) THROUGH FOUR(4) ALL IN AN EXISTING FOUR(4) STORY STRUCTURE.C.O REQUIRED PRIOR TO OCCUPANCY."},{"number":"123407","date":"2007-12-21","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2008-09-18","scope":"FIXTURE INSTALLATION"},{"number":"131366","date":"2008-02-08","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALL 350AMP SERVICE, 2 MAIN DISCONNECTS, 7 PANELS, FOR FUTURE APARTMENTS TO BE DONE AT LATER DATE, TOTAL CALCULATED LOAD FOR BUILDING IS 288AMPS AS PER 2005 NEC (CC DISTRICT)"},{"number":"193395","date":"2009-01-23","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2013-03-01","scope":"INTERIOR/EXTERIOR ALTERATIONS FOR EXISTING 6 FAMILY ON 2ND, 3RD, 4TH FLRS, TO INCLUDE NEW PARTITIONS, FIT OUTS, UPGRADES TO FINISHES. NO OCCUPANCY 1ST FLOOR VACANT W/CO AND USE REGISTRATION REQUIRED PRIOR TO OCCUPANCY OF 1ST FLOOR, AS PER SUBMITTED PLANS."},{"number":"200064","date":"2009-02-09","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2012-07-09","scope":"FIXTURE REPLACEMENT"},{"number":"203833","date":"2009-03-05","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2011-04-13","scope":"INSTALL 6 HEAT PUMP UNITS W/DUCTWORK (6 APARTMENTS)"},{"number":"204734","date":"2009-03-11","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2009-03-11","scope":"FOR RETAIL SALE OF CELL PHONES IN SPACE B AND VACANT COMMERCIAL SPACE IN SPACE A ON THE 1ST FL. ALL OTHER USES ARE TO REMAIN THE SAME. NO SIGN"},{"number":"204717","date":"2009-03-12","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2009-03-12","scope":"USE TO CRICKET MOBILE PHONE STORE"},{"number":"205828","date":"2009-03-18","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2009-03-31","scope":"2 NEW WATER CLOSETS, 2 NEW LAV'S"},{"number":"205455","date":"2009-04-02","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2009-08-18","scope":"REPAIR ELECTRICAL INSTALLATION FROM PREVIOUS UNLICENSED CONTRACTOR: INSTALLED COVERS ON JUNCTION BOXES, CONNECTORS ON CABLES AND CERTIFIED (3)EGRESS FIXTURES AFTER REPAIRING... IN ACCORDANCE WITH 2005 NEC"},{"number":"204901","date":"2009-06-12","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2009-07-07","scope":"INSTALLATION OF SIGN PER PLANS"},{"number":"225935","date":"2009-07-21","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2012-10-25","scope":"INSTALL NEW 2\" FIRE SERVICE CONNECTED TO THE CITY WATER MAIN ONLY, NEW BACKFLOW AND INSTALL WATER CURTAIN SPRINKLERS IN FRONT OF WINDOWS"},{"number":"205191","date":"2009-08-03","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2009-08-24","scope":"INTERIOR ALTERATIONS FOR NEW TENANT FIT-OUT USE AS RETAIL SALE OF CELL PHONES IN SPACE B-1ST FLR ONLY. CERTIFICATE OF OCCUPANCY FOR SPACE 'B' ONLY."},{"number":"397941","date":"2012-04-12","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2012-07-09","scope":"PIPING & INSTALLING 9 WC,9 LAVS,6 BATH TUBS,6 KS,6 WASHING MACHINES,8 WATER HEATERS (6FD)"},{"number":"409373","date":"2012-07-02","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2013-04-12","scope":"RUN WATER LINE & DRAIN LINES FOR 6 KITCHENS RUN WATER LINE & DRAINS LINES FOR 6 BATHROOMS INSTALL 6 WATER HEATERS -OTHER RESIDENTIAL"},{"number":"393730","date":"2012-09-19","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2013-04-20","scope":"INSTALL 800 AMP SERVICE - INTERIOR WIRING AND FIRE ALARM SYSTEM - ACCORDING TO 2008 NEC AND NPFA 72"},{"number":"579564","date":"2014-12-23","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2014-12-23","scope":"FOR THE REMOVAL AND RE-INSTALLATION OF TWO FLAT WALL SIGNS ACCESSORY TO A PREVIOUSLY APPROVED USE FOR RETAIL SALES OF CELLPHONES. NON-FLASHING OR NON-REVOLVING. WINDOW SIGNAGE TO BE REMOVED."},{"number":"579565","date":"2014-12-23","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2015-09-12","scope":"FOR THE REMOVAL AND RE-INSTALLATION OF TWO FLAT WALL SIGNS ACCESSORY TO A PREVIOUSLY APPROVED USE FOR RETAIL SALES OF CELLPHONES. NON-FLASHING OR NON-REVOLVING. WINDOW SIGNAGE TO BE REMOVED."},{"number":"612608","date":"2015-05-29","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-03-29","scope":"RECONNECT SIGN ONTO EXISTING WIRING.... IN ACCORDANCE WITH 2008 NEC"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2012,"k":"viol","w":"2 L&I violations"},{"y":2012,"k":"permit","w":"Plumbing"},{"y":2012,"k":"permit","w":"Electrical"},{"y":2014,"k":"viol","w":"2 L&I violations"},{"y":2014,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2014,"k":"permit","w":"Zoning/use"},{"y":2014,"k":"permit","w":"Sign"},{"y":2015,"k":"permit","w":"Electrical"},{"y":2017,"k":"viol","w":"2 L&I violations"},{"y":2017,"k":"insp","w":"Inspection failed"},{"y":2018,"k":"insp","w":"Inspection failed ×2"},{"y":2020,"k":"insp","w":"Inspection passed"}],"rented":false,"licenses":[{"number":"354292","type":"Rental","status":"Inactive","businessName":"WU LE GUANG","legalName":"WU LE GUANG","address":"1338-40 W GIRARD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2006-01-31","latestIssueDate":"2007-01-19","expirationDate":"2008-02-29","inactiveDate":"2012-12-22"},{"number":"428432","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"SUELY LAO","legalName":"SUELY LAO","address":"1338-40 W GIRARD AVE","revenueCode":"3219","rentalCategory":null,"units":1,"issuedDate":"2007-11-07","latestIssueDate":"2014-02-14","expirationDate":"2015-02-28","inactiveDate":"2014-02-25"},{"number":"619101","type":"Rental","status":"Inactive","businessName":"TAK HONG & SUELY LAO","legalName":"TAK HONG & SUELY LAO","address":"1338-40 W GIRARD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":6,"issuedDate":"2014-02-25","latestIssueDate":"2025-03-24","expirationDate":"2026-02-28","inactiveDate":"2026-04-29"}],"licenseActivity":[{"number":"619101","type":"Rental","businessName":"TAK HONG & SUELY LAO","legalName":"TAK HONG & SUELY LAO","issuedDate":"2014-02-25","latestIssueDate":"2025-03-24","closureDate":"2026-04-29","expirationDate":"2026-02-28","inactiveDate":"2026-04-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"428432","type":"Vacant Residential Property / Lot","businessName":"SUELY LAO","legalName":"SUELY LAO","issuedDate":"2007-11-07","latestIssueDate":"2014-02-14","closureDate":"2014-02-25","expirationDate":"2015-02-28","inactiveDate":"2014-02-25","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"354292","type":"Rental","businessName":"WU LE GUANG","legalName":"WU LE GUANG","issuedDate":"2006-01-31","latestIssueDate":"2007-01-19","closureDate":"2012-12-22","expirationDate":"2008-02-29","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-29","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 49% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $664,400 to $989,800","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":"Use permit #110106: 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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Mar 11, 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-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as multi-family; no active Rental License row matched.","why":"A multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.","action":"Confirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.","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":"12 failed, 7 passed, and 5 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Feb 19, 2020.","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":"Vacant Residential Property / Lot #428432: Inactive since Feb 25, 2014","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 and appears related-party/family-held.","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":"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 11 historical violations across 7 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/"}]}