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SIZE AND LOCATION AS SHOWN ON PLANS AND APPLICATION. A/P NO 463818 WAS ISSUE FOR THE FOLLOWING: FOR THE COMPLETE DEMOLITION OF THE EXISTING STRUCTURE (CELLARS TO REMAIN) AND THE ERECTION OF AN ATTACHED STRUCTURE WITH A ROOF DECK AND TWO (2) PILOT HOUSES. SIZE AND LOCATION AS SHOWN ON PLANS. FOR USE AS A VACANT COMMERCIAL SPACE ON THE 1ST FLOOR (USE REGISTRATION PERMIT REQUIRED PRIOR TO OCCUPANCY) AND MULTI-FAMILY HOUSEHOLD LIVING (SIXTEEN (16) DWELLING UNITS) ON THE 2ND-5TH FLOORS WITH SIX (6) ACCESSORY BICYCLE PARKING SPACES LOCATED ON AN ACCESSIBLE ROUTE. NO SIGNS ON THIS APPLICATION."},{"number":"690087","date":"2016-05-24","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2016-09-02","scope":"AMEND PERMIT NO. 516934 TO INCREASE SIZE OF ELEVATOR PILOT HOUSE TO INCLUDE VESTIBULE AS PER APPROVED PLANS."},{"number":"711105","date":"2016-07-29","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2016-08-22","scope":"TCO FOR 2ND THROUGH 4TH FLOORS WITH VACANT COMMERCIAL SPACE ON 1ST FLOOR AND NO OCCUPANCY OF ROOF UNTIL DECK IS BUILT."},{"number":"717187","date":"2016-08-24","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2016-08-24","scope":"FOR A BUSINESS AND PROFESSIONAL OFFICE ON THE THE FIRST FLOOR REAR (SPACE #2) WITH OTHER USES IN THE SAME BUILDING AS PREVIOUSLY APPROVED, NO SIGN ON THIS PERMIT,"},{"number":"718244","date":"2016-09-07","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2016-09-10","scope":"FOR LEVEL 2 ALTERATIONS FOR FIT OUT FOR INTERIOR SPACE AND CO AS PER PLANS. SEPARATE PERMITS REQUIRED FOR ALL MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION WORK."},{"number":"715677","date":"2017-03-03","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2017-03-03","scope":"FOR ANIMAL SERVICE, BOARDING AND OTHER SERVICE, RETAIL SALE OF PET FOOD AND PET SUPPLIES IN SPACE # 1 WITH EXISTING BUSINESS/PROFESSIONAL OFFICE ON 1ST FLOOR AND SIXTEEN (16) FAMILY DWELLING (MULTI-FAMILY DWELLING) ABOVE IN AN EXISTING STRUCTURE. FOR THE ERECTION OF 6' HIGH FENCE ON THE REAR COMPLETELY WITHIN THE PROPERTY LINE. NO SIGN ON THIS PERMIT."},{"number":"761294","date":"2017-04-25","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2020-03-12","scope":"INTERIOR ALTERATIONS INCLUDING NEW PARTITIONS AND FINISHES TO CREATE AN ANIMAL SHELTER / BOARDING / CARE FACILITY WITH OFFICE, PLAY AREA AND ACCESSIIBLE UNISEX BATHROOM IN A PORTION OF THE FIRST FLOOR OF AN EXISTING BUILDING. CERTIFICATE OF OCCUPANCY INCLUDED. SEPARATE PERMITS REQUIRED FOR ANY MECHANICAL, ELECTRICAL OR PLUMBING WORK AND RELOCATION OF SPRINKLER HEADS."},{"number":"801951","date":"2017-07-21","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Expired","completedDate":"2022-10-07","scope":"Lower (4) sprinkler heads to meet new room layout."},{"number":"803156","date":"2017-07-27","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2017-07-27","scope":"TEMPORARY CERTIFICATE OF OCCUPANCY FOR AN ANIMAL SHELTER / BOARDING / CARE FACILITY WITH OFFICE, PLAY AREA IN A PORTION OF THE FIRST FLOOR OF AN EXISTING BUILDING IN SPACE #1. T.C.O FOR 90 DAYS"},{"number":"802312","date":"2017-08-16","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-09-14","scope":"INSTALL NEW LIGHTS,4-CEILING FANS AND RUN NEW WIRING FOR NEW LIGHTS ON EXISTING CIRCUITS AS PER 2008 NEC (CC DISTRICT)"},{"number":"823257","date":"2018-05-30","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"EXPIRED","completedDate":"2018-05-30","scope":"FOR THE INSTALLATION IF NEW DUCTWORK, REGISTERS/GRILLES/DIFFUSERS, AND WARM-AIR APPLIANCES AS PER ATTACHED STANDARDS. DEVIATIONS FROM THESE STANDARDS REQUIRE SUBMISSION OF CONSTRUCTION AND SITE PLANS."}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2017,"k":"permit","w":"New Construction"},{"y":2017,"k":"permit","w":"Administrative"},{"y":2017,"k":"permit","w":"Electrical"},{"y":2018,"k":"permit","w":"Mechanical"},{"y":2022,"k":"viol","w":"16 L&I violations"},{"y":2022,"k":"insp","w":"Inspection failed ×3"},{"y":2024,"k":"viol","w":"18 L&I violations"},{"y":2024,"k":"insp","w":"L&I: 7 failed, 3 passed"},{"y":2025,"k":"viol","w":"3 L&I violations"},{"y":2025,"k":"insp","w":"Inspection failed ×3"},{"y":2026,"k":"viol","w":"L&I violation"},{"y":2026,"k":"insp","w":"L&I: 1 failed, 4 passed"}],"rented":true,"licenses":[{"number":"204672","type":"Food Preparing and Serving","status":"Inactive","businessName":"GDL SERVICES INC","legalName":"GDL SERVICES INC","address":"2617 W GIRARD AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"1999-05-03","latestIssueDate":"1999-05-03","expirationDate":"2000-04-30","inactiveDate":null},{"number":"696078","type":"Rental","status":"Active","businessName":"MM FCDC PARTNERS LP","legalName":"MM FCDC PARTNERS LP","address":"2617 W GIRARD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":16,"issuedDate":"2016-03-24","latestIssueDate":"2026-04-20","expirationDate":"2027-02-24","inactiveDate":null}],"licenseActivity":[{"number":"696078","type":"Rental","businessName":"MM FCDC PARTNERS LP","legalName":"MM FCDC PARTNERS LP","issuedDate":"2016-03-24","latestIssueDate":"2026-04-20","closureDate":null,"expirationDate":"2027-02-24","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"204672","type":"Food Preparing and Serving","businessName":"GDL SERVICES INC","legalName":"GDL SERVICES INC","issuedDate":"1999-05-03","latestIssueDate":"1999-05-03","closureDate":"2000-04-30","expirationDate":"2000-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-28","units":16,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 36% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $2,035,400 to $2,761,200","no permit shown in 2026-2028"],"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 #16249: CLOSED · Granted; related permit 349439. Use permit #332448: 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: 254684 (EXPIRED), 801951 (Expired), 823257 (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":"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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"21 failed, 16 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jun 2, 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 #204672: 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 54 historical violations across 15 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":"Fire Alarm Certification: Certified through Sep 22, 2026; Emergency and Standby Power Systems Certification: Certified through May 18, 2027; Sprinkler Certification: Certified through Jan 8, 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/"}]}