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SIZE AND LOCATION AS SHOWN IN THE APPLICATION."},{"number":"641659","date":"2016-08-24","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-07-31","scope":"NEW CONSTRUCTION OF A FOUR STORY STRUCTURE FOR USE AS MULTI-FAMILY DWELLING (40 TOTAL UNITS) WITH AN ACCESSORY ENCLOSED PARKING GARAGE IN THE CELLAR AS PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED AND INCLUDE STANDPIPES. *SEE A/P # 639942 FOR FOUNDATION WORK* **SEPARATE PERMITS REQUIRED FOR MEP & FIRE SUPPRESSION WORK**"},{"number":"631957","date":"2016-09-15","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2016-09-15","scope":"FOR THE LOT ADJUSTMETS TO CREATE THREE(3) LOTS (PREMISES \"A\", PREMISES \"B\" AND PREMISES \"C\") FROM TWO (2) OPA ACCOUNTS (1522-24 GIRARD AVE AND 1528 -48 W GIRARD AVE) SIZE AND LOCATION AS SHOWN IN THE APPLICATION."},{"number":"724429","date":"2016-09-29","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2016-09-29","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE ( 41FT HIGH); BALCONY AT 2ND, 3RD AND 4TH FLOORS FOR THE CREATION OF TWELVE (12) OFF-STREET PARKING GARAGE BELOW GRADE ACCESSED BY A FRONT STREET INCLUDING WITH ONE(1) ACCESSIBLE SPACE ; FOR THE CREATION OF TWENTY(20) BICYCLE SPACES FOR A MULTI-FAMILY HOUSEHOLD LIVING ( 40 DWELLING UNITS)SIZE AND LOCATION AS SHOWN IN THE APPLICATION."},{"number":"738010","date":"2016-11-18","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-03-15","scope":"INSTALL TWO 6\" CAST IRON LATERAL AND CURB TRAPS PA20163231259 (MULTI FAMILY)SELF CERTIFICATION'S ARE NO LONGER PERMITTED\",\"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FT IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"756807","date":"2017-03-09","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2023-07-31","scope":"FOR THE INSTALLATION OF A NEW FIRE SUPPRESSION SYSTEM DESIGNED PER NFPA 13 STANDARD THROUGHOUT 4 STORY BUILDING INCLUDING BACKFLOW PREVENTER- 4\" UNDERGROUND FIRE SERVICE AS PER PLANS."},{"number":"764668","date":"2017-03-22","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-03-16","scope":"INSTALLATION OF HVAC SYSTEM FOR NEW MULTI-FAMILY DWELLING TO INCLUDE DUCTLESS MINI SPLIT SYSTEMS FOR COMMON HALLWAYS AND ALL DRYER AND EXHAUST VENTING FOR BUILDING AS PER APPROVED PLANS."},{"number":"762704","date":"2017-04-25","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-10-09","scope":"NEW CONSTRUCTION INTERIOR PLUMBING OF A 4-STORY STRUCTURE WITH (40) DWELLING UNITS (APT BLDG), AND A ENCLOSED PARKING GARAGE AT BASEMENT LEVEL.THE INSTALLATION SHALL COMPLY WITH THE PHILADELPHIA PLUMBING CODE, 2004."},{"number":"761488","date":"2017-05-09","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALL 1600AMP,3 PHASE MAIN SERVICE, INSTALL 40 GANG METER MODULE.INSTALL CT CABINET FOR HOUSE.INSTALL ALL WIRING THROUGHOUT PER 2008 NEC (APT BLDG)INSTALL FIRE ALARM SYSTEM THROUGHOUT PER NFPA 72"},{"number":"782845","date":"2017-05-19","work":"Amend for conversion","type":"Administrative","description":"Administrative Permit","status":"Completed","completedDate":"2023-07-31","scope":"AMEND NEW CONSTRUCTION PERMIT #641659 TO CONVERT MASONRY ELEVATOR SHAFT TO WOOD CONSTRUCTION AS PER APPROVED PLANS. SEPARATE FIRE SUPPRESSION PERMIT REQUIRED TO ADD SPRINKLER COVERAGE IN ELEVATOR SHAFT PER SECTION 8.15.5 OF THE NFPA 13 STANDARD."},{"number":"821271","date":"2017-10-04","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2017-11-07","scope":"90 DAY TCO FOR ENTIRE BUILDING, BASEMENT THROUGH 4TH FLOOR, 40 DWELLING UNITS."},{"number":"918201","date":"2018-10-12","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2018-10-12","scope":"90 DAY TCO FOR ENTIRE BUILDING, BASEMENT THROUGH 4TH FLOOR, 40 DWELLING UNITS.SE3COND TCO,ORIGINAL HAS EXPIRED(821271)"},{"number":"971260","date":"2019-04-29","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"CLOSED","completedDate":null,"scope":"90 DAY TCO FOR ENTIRE BUILDING, BASEMENT THROUGH 4TH FLOOR, 40 DWELLING UNITS.SE3COND TCO,ORIGINAL(821271), AND SECOND TCO (918201) NOW EXPIRED."},{"number":"EP-2021-015156","date":"2021-12-31","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-07-15","scope":"TO RE-INSTATE ELECTRICAL PERMIT #761488: DESCRIPTION OF WORK AUTHORIZED BY PERMIT: FIRE ALARM: INSTALL FIRE ALARM SYSTEM THROUGHOUT PER NFPA 72 ELECTRICAL: INSTALL 1600AMP, 3 PHASE MAIN SERVICE, INSTALL 40 GANG METER MODULE, INSTALL CT CABINET FOR HOUSE, ALL WIRING THROUGOOUT PER2008 NEC (APT BLDG) Capacity greater than 400 amps Estimated cost: 228000.00"}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2018,"k":"permit","w":"Administrative"},{"y":2019,"k":"permit","w":"Administrative"},{"y":2019,"k":"viol","w":"11 L&I violations"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2023,"k":"viol","w":"3 L&I violations"},{"y":2023,"k":"insp","w":"L&I: 6 failed, 3 passed"},{"y":2024,"k":"insp","w":"Inspection passed"},{"y":2024,"k":"sale","p":7250000},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2025,"k":"insp","w":"L&I: 3 failed, 1 passed"},{"y":2026,"k":"viol","w":"L&I violation"},{"y":2026,"k":"insp","w":"L&I: 3 failed, 1 passed"}],"rented":true,"licenses":[{"number":"335855","type":"Food Preparing and Serving","status":"Inactive","businessName":"ST JOSEPH HOSPITAL SCH OF NURSING","legalName":"ST JOSEPH HOSPITAL SCH OF NURSING","address":"1522-26 W GIRARD AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2005-09-08","latestIssueDate":"2011-05-13","expirationDate":"2012-04-30","inactiveDate":"2012-12-22"},{"number":"937016","type":"Rental","status":"Inactive","businessName":"Gamma PA West Girard LLC","legalName":"Gamma PA West Girard LLC ","address":"1522-26 W GIRARD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":40,"issuedDate":"2023-11-01","latestIssueDate":"2024-11-18","expirationDate":"2025-10-31","inactiveDate":"2025-12-30"},{"number":"0968641","type":"Rental","status":"Active","businessName":"1522 Girard LLC","legalName":"1522 Girard LLC","address":"1522-26 W GIRARD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":40,"issuedDate":"2025-01-02","latestIssueDate":"2025-12-19","expirationDate":"2027-01-01","inactiveDate":null}],"licenseActivity":[{"number":"0968641","type":"Rental","businessName":"1522 Girard LLC","legalName":"1522 Girard LLC","issuedDate":"2025-01-02","latestIssueDate":"2025-12-19","closureDate":null,"expirationDate":"2027-01-01","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"937016","type":"Rental","businessName":"Gamma PA West Girard LLC","legalName":"Gamma PA West Girard LLC ","issuedDate":"2023-11-01","latestIssueDate":"2024-11-18","closureDate":"2025-12-30","expirationDate":"2025-10-31","inactiveDate":"2025-12-30","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"335855","type":"Food Preparing and Serving","businessName":"ST JOSEPH HOSPITAL SCH OF NURSING","legalName":"ST JOSEPH HOSPITAL SCH OF NURSING","issuedDate":"2005-09-08","latestIssueDate":"2011-05-13","closureDate":"2012-12-22","expirationDate":"2012-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","units":40,"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":["$295,181 appeared in the City's June 2022 delinquency snapshot","failed L&I inspection activity in 2021, 2023, 2025, 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #624583: COMPLETED. The history also contains “CO- NEW USE OCCUPIED PRE-CO.”","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: 971260 (CLOSED).","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":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$295,180.97 was recorded in the City’s 2022-06 delinquency snapshot for 2019–2021.","why":"That is historical evidence, not today’s amount due. A current exemption, payment, credit, or assistance agreement can coexist with an older snapshot row.","action":"Check period balances and request a dated Property Payoff statement for settlement.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"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 (411 BOULEVARD OF THE AMERICAS STE 111, LAKEWOOD NJ, 08701).","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":"16 failed, 7 passed, and 6 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jul 16, 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 #335855: Inactive since Dec 22, 2012","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 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 20 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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Sprinkler Certification: Certified through Nov 14, 2026; Fire Alarm Certification: Certified through May 14, 2027","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":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"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/"}]}