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SEPARATE BUILDING AND/OR STREETS DEPARTMENT PERMIT REQUIRED PRIOR TO THE START OF ANY WORK.***2018 IBC*** Amended as of 11.8.2021: For the inclusion of a horizontal refuge area (For waiving the emergency power for elevator requirement), and the squaring off of the ground floor commercial space at the corner."},{"number":"PP-2021-007297","date":"2021-06-22","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-08-31","scope":"supply and install water and drainage to fixtures as per plans"},{"number":"ZP-2021-000670","date":"2021-07-14","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Eating and Drinking Establishments - Sit-Down Restaurant"},{"number":"EP-2021-011117","date":"2021-10-12","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-08-31","scope":"supply and install 100a service with grounding 4 20a circuits with outdoor GFCI protection as per 2017 NEC"},{"number":"MP-2021-006417","date":"2021-11-02","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-08-31","scope":"FOR THE INSTALLATION OF A NEW HVAC SYSTEMS, ASSOCIATED DUCT WORK, ROOFTOP UNITS, DUCTLESS SYSTEMS, AND REGISTERS/DIFFUSERS AS PER APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR ELECTRICAL, PLUMBING, FIRE SUPPRESSION"},{"number":"EP-2021-014109","date":"2021-12-15","work":"Rough-In","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2022-07-15","scope":"Rough-In Permit for EP-2021-013700 Supply and install all wiring throughout indoor and outdoor Supply and install fire alarm as per NFPA 72 Supply and install all metering, disconnects and grounding All work to be provided as per plans Vanilla box commercial space for future tenant As per 2017 nec"},{"number":"CP-2021-008014","date":"2022-02-16","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-02-01","scope":"FOR LEVEL II ALTERATION TO CREATE A SIT-DOWN RESTAURANT AS PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED. SEPARATE PERMITS REQUIRED FOR MEP & FP WORK."},{"number":"FP-2021-003809","date":"2022-03-23","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2022-08-31","scope":"FOR THE INSTALLATION OF A FOUR (4) INCH FIRE SERVICE LINE WITH A FOUR (4) INCH BACKFLOW PREVENTER, AUTOMATIC FIRE SUPPRESSION SYSTEM AS PER NFPA 13, AND MANUAL WET STANDPIPE PER NFPA 14. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/HYDRAULIC CALCULATIONS."},{"number":"EP-2021-013700","date":"2022-05-08","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-08-31","scope":"Supply and install all wiring throughout indoor and outdoor. Supply and install 1200 amp service, (2) 225 amp commercial panels, (1) 400 amp house panel, and (16) 150 amp residential panels, as well as all meters and grounding. Provide all wiring for the fire pump. All work to be provided as per plans and 2017 NEC. Vanilla box commercial space for future tenant. Supply and install fire alarm as per 2016 NFPA 72."},{"number":"MP-2022-001668","date":"2022-05-19","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-02-01","scope":"FOR THE INSTALLATION OF A KITCHEN EXHAUST HOOD, DUCTWORK AND FANS IN ACCORDANCE WITH APPROVED PLANS."},{"number":"MP-2022-000373","date":"2022-06-07","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-02-01","scope":"Mechanical / Fuel Gas Permit for combo CP-2021-008014"},{"number":"EP-2022-000572","date":"2022-06-09","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-01-23","scope":"Electrical Permit for combo CP-2021-008014"},{"number":"PP-2022-000837","date":"2022-08-22","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-02-01","scope":"Plumbing Permit (Interior) for combo CP-2021-008014"},{"number":"FP-2023-000232","date":"2023-01-30","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2023-02-01","scope":"KITCHEN FIRE SUPPRESSION- For the installation of New Wet Chemical Kitchen Fire Suppression System as per attached standard. Deviations from these standards require submission of construction and site plans. To install a fire suppression system for a kitchen hood. MP-2022-001668 (Hood Permit) 6 Flow Points"},{"number":"ZP-2023-009153","date":"2023-09-05","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Office - Business and Professional"},{"number":"CP-2023-005181","date":"2023-09-27","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2024-10-25","scope":"For level II alteration to create an office at the existing shell commercial space in the basement. Building is fully sprinklered. 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SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2022,"k":"viol","w":"L&I violation"},{"y":2022,"k":"insp","w":"Inspection failed"},{"y":2022,"k":"permit","w":"Alterations"},{"y":2023,"k":"permit","w":"Addition and/or Alterations"},{"y":2023,"k":"viol","w":"4 L&I violations"},{"y":2023,"k":"insp","w":"L&I: 4 failed, 1 passed"},{"y":2023,"k":"permit","w":"Change of Use"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"insp","w":"L&I: 1 failed, 2 passed"},{"y":2026,"k":"viol","w":"2 L&I violations"},{"y":2026,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":false,"licenses":[{"number":"758198","type":"Vacant Residential Property / Lot","status":"Closed","businessName":"ABA REAL ESTATE II LP (ROCKLAND CAPITAL LLC)","legalName":"ABA REAL ESTATE II LP","address":"2600 W GIRARD AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2017-11-27","latestIssueDate":"2018-10-22","expirationDate":"2019-11-26","inactiveDate":null},{"number":"916169","type":"Food Preparing and Serving (30+ SEATS)","status":"Active","businessName":"Rybread Too, Inc (Rybrew)","legalName":"Rybread Too, Inc","address":"2600 W GIRARD AVE","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2023-02-08","latestIssueDate":"2026-02-12","expirationDate":"2027-02-07","inactiveDate":null},{"number":"927776","type":"Rental","status":"Expired","businessName":"2600 Girard LLC","legalName":"2600 Girard LLC","address":"2600 W GIRARD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":16,"issuedDate":"2023-07-05","latestIssueDate":"2025-09-10","expirationDate":"2026-07-04","inactiveDate":null},{"number":"951879","type":"Food Estab, Retail Non-Permanent Location (Event)","status":"Inactive","businessName":"Rybread Too, Inc (Rybrew)","legalName":"Rybread Too, Inc","address":"2600 W GIRARD AVE","revenueCode":"3112","rentalCategory":null,"units":null,"issuedDate":"2024-05-17","latestIssueDate":"2024-05-17","expirationDate":"2024-05-18","inactiveDate":null},{"number":"0979042","type":"Food Estab, Retail Non-Permanent Location (Event)","status":"Inactive","businessName":"Rybread Too, Inc (Rybrew)","legalName":"Rybread Too, Inc","address":"2600 W GIRARD AVE","revenueCode":"3112","rentalCategory":null,"units":null,"issuedDate":"2025-05-15","latestIssueDate":"2025-05-15","expirationDate":"2025-05-17","inactiveDate":null}],"licenseActivity":[{"number":"0979042","type":"Food Estab, Retail Non-Permanent Location (Event)","businessName":"Rybread Too, Inc (Rybrew)","legalName":"Rybread Too, Inc","issuedDate":"2024-05-17","latestIssueDate":"2025-05-15","closureDate":"2025-05-17","expirationDate":"2025-05-17","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"927776","type":"Rental","businessName":"2600 Girard LLC","legalName":"2600 Girard LLC","issuedDate":"2023-07-05","latestIssueDate":"2025-09-10","closureDate":"2026-07-04","expirationDate":"2026-07-04","inactiveDate":null,"status":"Expired","statusLabel":"Expired","active":false},{"number":"916169","type":"Food Preparing and Serving (30+ SEATS)","businessName":"Rybread Too, Inc (Rybrew)","legalName":"Rybread Too, Inc","issuedDate":"2023-02-08","latestIssueDate":"2026-02-12","closureDate":null,"expirationDate":"2027-02-07","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"758198","type":"Vacant Residential Property / Lot","businessName":"ABA REAL ESTATE II LP (ROCKLAND CAPITAL LLC)","legalName":"ABA REAL ESTATE II LP","issuedDate":"2017-11-27","latestIssueDate":"2018-10-22","closureDate":"2019-11-26","expirationDate":"2019-11-26","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false}],"businessLicenseSourceDate":"2026-07-28","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":["$10,275 appeared in the City's June 2022 delinquency snapshot","failed L&I inspection activity in 2022, 2023"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"transition-activity","level":"watch","title":"Recent transition activity","summary":"The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.","evidence":["4 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"The history also contains “NEW USE.”","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: EP-2021-014109 (Expired), CP-2023-005181 (Expired), MP-2023-005341 (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":"Special Hazards Certification: Certified through Feb 24, 2026; Fire Alarm Certification: Certified through Dec 23, 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":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$10,274.97 was recorded in the City’s 2022-06 delinquency snapshot for 2020–2021.","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-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as apartments; 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":"7 failed, 4 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Mar 23, 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":"Vacant Residential Property / Lot #758198: Closed; Food Estab, Retail Non-Permanent Location (Event) #951879: Inactive; Food Estab, Retail Non-Permanent Location (Event) #0979042: Inactive","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 7 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/"}]}