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All excavations and plumbing trenches in excess of 5 feet in depth must have approved shoring in place at the time of inspection."},{"number":"CP-2020-000899","date":"2020-06-25","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-07-23","scope":"LEVEL II ALTERATIONS WITH PARTIAL CHANGE OF OCCUPANCY TO CREATE TWENTY-SIX (26) NEW DWELLING UNITS (THIRTY-FIVE TOTAL UNITS IN BUILDING) ON THE SECOND AND THIRD FLOORS AND AN ADDITIONAL SHELL COMMERCIAL SPACE (SEPARATE USE REGISTRATION AND CO PERMITS REQUIRED PRIOR TO OCCUPANCY) ON THE FIRST FLOOR OF AN EXISTING BUILDING TO INCLUDE NEW RESIDENTIAL LOBBY ON FIRST FLOOR AS PER APPROVED PLANS. BUILDING REQUIRED TO BE FULLY SPRINKLERED. *2018 IEBC* **SEPARATE PERMITS REQUIRED FOR MEP & FIRE SUPPRESSION WORK** AMENDMENT APPROVED 8/3/23 AMEND ALTERATIONS PERMIT CP-2020-000899 TO RELOCATE TYPE A DWELLING UNIT TO GROUND FLOOR AS PER APPROVED PLANS. AMENDMENT APPROVED 8/17/23 AMEND ALTERATIONS PERMIT CP-2020-000899 TO REDUCE SCOPE OF WORK TO INCLUDE REDUCING NUMBER OF PROPOSED DWELLING UNITS TO THIRTY-ONE (31) AS PER APPROVED PLANS. AMENDMNET APPROVED 3/12/24 AMEND ALTERATIONS PERMIT CP-2020-000899 FOR CHANGES TO GROUND FLOOR ACCESSORY SPACES AND TO INCLUDE DETAILS FOR TYPE A UNIT A-102 AS PER APPROVED PLANS."},{"number":"DP-2020-000523","date":"2020-09-18","work":"Minor Demolition","type":"Demolition","description":"Demolition Permit","status":"Expired","completedDate":"2022-04-11","scope":"FOR THE COMPLETE DEMOLITION OF AN EXISTING ATTACHED TWO (2) STORY MASONRY STRUCTURE.STRUCTURE TO BE DEMOLISHED BY HAND ONLY. PEDESTRIAN PROTECTION TO BE IN PLACE PRIOR TO START OF WORK AND TO BE MAINTAINED DURING ALL DEMOLITION ACTIVITIES. SEPARATE STREETS DEPARTMENT APPROVAL REQUIRED FOR SIDEWALK CLOSURE"},{"number":"FP-2020-002561","date":"2020-12-18","work":"Rough-In","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2021-08-24","scope":"Rough-In Permit for FP-2020-002434 Work is for the property address 1833 N Howard St. Associating permit with commercial building permit CP-2020-000899. Installing new CPVC piping throughout 2nd and 3rd floors. providing new 6 Inch fire service."},{"number":"ZP-2020-009563","date":"2020-12-28","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Public, Civic, and Institutional - Religious Assembly"},{"number":"MP-2021-001668","date":"2021-03-26","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-07-23","scope":"FOR THE INSTALLATION OF A MECHANICAL SYSTEMS TO INCLUDE REGISTERS/DIFFUSER, SUPPLY/EXHAUST DUCTWORK, APPLIANCES, AND ALL OTHER WORK AS PER APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR ELECTRICAL AND PLUMBING WORK. ENVIRONMENTAL AIR EXHAUST OUTLETS TO BE 3 FT FROM PROPERTY LINES AND OPERABLE OPENINGS. ALL DUCT WORK WILL BE SELF CONTAINED IN EACH LIVING SPACE AS PER MECHANICAL PLANS."},{"number":"ZP-2021-005366","date":"2021-05-21","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Personal Services; Eating and Drinking Establishments - Sit-Down Restaurant; Artist Studios and Artisan Industrial.; Office - Business and Professional; Retail Sales - Food, Beverages, and Groceries"},{"number":"FP-2021-001329","date":"2021-06-10","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2024-07-08","scope":"FOR THE INSTALLATION OF A 4-INCH FIRE SERVICE LINE, 4-INCH BACKFLOW PREVENTER AND WET FIRE SPRINKLER SYSTEM IN ACCORDANCE WITH APPROVED PLANS, HYDRAULIC CALCULATION AND NFPA 13."},{"number":"CP-2020-006522","date":"2021-06-23","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-12-03","scope":"LEVEL II ALTERATIONS (TO INCLUDE STRUCTURAL WORK) TO CREATE THREE (3) SHELL COMMERCIAL SPACES (SEPARATE USE REGISTRATION & FIT-OUT PERMITS REQUIRED PRIOR TO OCCUPANCY) ON THE FIRST FLOOR OF AN EXISTING BUILDING AS PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED. *2018 IEBC REVIEW* **SEPARATE PERMITS REQUIRED FOR ANY MEP OR FIRE SUPPRESSION WORK** AMENDMENT APPROVED 8/19/21 AMEND ALTERATIONS PERMIT CP-2020-006522 TO SUBDIVIDE THREE (3) GROUND FLOOR SHELL COMMERCIAL SPACES INTO SIX (6) SHELL COMMERCIAL SPACES AS PER APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR FIT-OUT OF SPACES PRIOR TO OCCUPANCY. AMENDMENT APPROVED 3/25/24 AMEND ALTERATIONS PERMIT C-2020-006522 FOR CHANGES TO LAYOUT AND ACCESS TO GROUND FLOOR SHELL COMMERCIAL SPACES AS PER APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR FIT-OUT OF SPACES PRIOR TO OCCUPANCY."},{"number":"EP-2021-002614","date":"2021-07-14","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-05-23","scope":"New apartments are being framed out as per print. New service and apartment panels as per print. All wiring in apartments and common areas. A new service will be installed for the residential units and the commercial units. Both will be NEW 1200amp services separately switched as per print and 2017 NEC. All fire alarm will be new. Wired and installed as per print and 2016 NFPA 72."},{"number":"PP-2021-014143","date":"2021-08-05","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2024-09-21","scope":"Install 3\" Domestic Service, 8\" Sanitary"},{"number":"CP-2021-007504","date":"2022-06-09","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2023-04-27","scope":"FOR THE DEMOLITION OF AN EXISTING FIRE ESCAPE AND INSTALL A NEW ONE AS PER APPROVED PLAN AND PHC APPROVAL"},{"number":"ZP-2023-002377","date":"2023-03-07","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Retail Sales - Food, Beverages, and Groceries"},{"number":"CP-2022-001897","date":"2023-03-15","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-06-29","scope":"INTERIOR ALTERATION TO SPACE #3 OF AN EXISTING STRUCTURE ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN PROFESSIONAL PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"ZP-2023-002949","date":"2023-03-24","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Multi-Family"},{"number":"ZP-2023-004492","date":"2023-05-03","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Eating and Drinking Establishments - Sit-Down Restaurant"},{"number":"EP-2023-003845","date":"2023-06-06","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-12-11","scope":"wire install 15 switches .40 lights .20 outlets .3 refrigerator circuits .4 cooler outlets .2 chiller outlets .3 exhaust fans outlets .use existing panels as per 2017 nec. will need fishing wire"},{"number":"CP-2023-001386","date":"2023-07-08","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-11-04","scope":"FOR CHANGE OF OCCUPANCY AND LEVEL II ALTERATIONS TO INCLUDE NEW PARTITIONS, FIXTURES, FURNISHINGS, FINISHES AS PER APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR MEP AND FIRE SUPPRESSION WORK."},{"number":"MP-2023-003576","date":"2023-08-28","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-06-27","scope":"FOR THE INSTALLATION OF A MECHANICAL SYSTEMS TO INCLUDE REGISTERS/DIFFUSER, SUPPLY/EXHAUST DUCTWORK, APPLIANCES, AND ALL OTHER WORK AS PER APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR ELECTRICAL AND PLUMBING WORK. ENVIRONMENTAL AIR EXHAUST OUTLETS TO BE 3 FT FROM PROPERTY LINES AND OPERABLE OPENINGS. ALL DUCT WORK WILL BE SELF CONTAINED IN EACH LIVING SPACE AS PER MECHANICAL PLANS."},{"number":"PP-2023-009774","date":"2023-09-07","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-06-27","scope":"INSTALL 26 WASHING MACHINE BOXES, 26 KITCHEN SINKS, 26 DISHWASHERS, 26 HOT WATER HEATERS, 2 FLOOR DRAINS, 1 BACKFLOW PREVENTER, 26 INDIRECT WASTE RECEPTORS, 2 WATER HYRANTS, 42 SHOWER/TUBS, 55 LAVATORIES, 6 ROOF DRAINS AND 43 WATER CLOSETS ACCORDING TO THE 2018 PPC AND PER PLANS."},{"number":"MP-2023-003598","date":"2023-09-20","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-12-03","scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS, AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK. NO FUEL GAS PIPING ON THIS PERMIT."},{"number":"EP-2023-010594","date":"2024-01-07","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-11-22","scope":"Install lighting, receptacles, signage, and power to kitchen equipment as per 2017 NEC. AMENDMENT: Install lighting, receptacles, and exit/emergency lights in vanilla space as per 2017 NEC."},{"number":"MP-2024-000412","date":"2024-02-22","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-06-29","scope":"FOR THE INSTALLATION OF A NEW MECHANICAL APPLIANCES, REGISTERS AND DIFFUSERS WITH ASSOCIATED DUCTWORK AND ACCESSORIES AS PER PLANS."},{"number":"PP-2024-001420","date":"2024-03-08","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-06-29","scope":"INSTALL 3 WATER CLOSETS, 3 LAVATORIES, 7 FLOOR DRAINS, 3 TRENCH DRAINS, 3 FLOOR SINKS, 5 HOSE BIBBS, 1 COMPARTMENT SINK AND 2 HAND SINKS ACCORDING TO THE 2018 PPC AND PER PLANS."},{"number":"EP-2024-002308","date":"2024-03-28","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-09-26","scope":"INSTALL (2) 400 AMP 120/208V 3 PHASE PANELS & FEEDERS. INSTALL LIGHTS NORMAL & EMERGENCY, SWITCHES, SENSORS, LIGHT CONTROLS & RECEPTCLES. PROVIDE POWER FOR THE MECHANICAL, HVAC, & KITCHEN EQUIPMENT. ALL WORK IN ACCORDANCE WITH THE 2017 NEC. ** NO FIRE ALARM WORK ON THIS PERMIT."},{"number":"MP-2024-001488","date":"2024-04-01","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-10-22","scope":"FOR ALTERATION TO THE EXISTING HVAC SYSTEM FOR INSTALLATION OF NEW REGISTERS AND DIFFUSERS WITH ASSOCIATED DUCKWORK AS PER PLANS."},{"number":"CP-2024-001753","date":"2024-04-16","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-12-03","scope":"FOR LEVEL 2 ALTERATIONS TO AN EXISTING TENANT SPACE FOR FIT-OUT OF A NEW SIT-DOWN RESTARANT WITH ACCESSORY DISTILLERY AND STORAGE AREA AS PER PLANS."},{"number":"PP-2024-001833","date":"2024-04-16","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-10-22","scope":"INSTALL 2 WATER HYRANTS, 1 HOT WATER HEATER, 1 LAVATORY, 1 WATER CLOSET, 3 HAND SINKS, 1 KITCHEN SINK, 1 THREE COMPARTMENT SINK, 1 ICE MAKER, 1 COFFEE BREWER, 1 MOP SINK AND 1 DISHWASHER ACCORDING TO THE 2018 PPC AND PER PLANS."},{"number":"FP-2024-000981","date":"2024-05-10","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2024-12-03","scope":"EZ PERMIT SPRINKLER RELOCATION (NFPA 13)- For the Relocation of Sprinkler Heads as per attached standards. Deviations from these standards require submission of construction and site plans. RELOCATION OF 16 SPRINKLER HEADS DUE TO MOVING PARTITIONS"},{"number":"FP-2024-000987","date":"2024-05-13","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2024-12-03","scope":"EZ PERMIT SPRINKLER RELOCATION (NFPA 13)- For the Relocation of Sprinkler Heads as per attached standards. Deviations from these standards require submission of construction and site plans. RELOCATION OF 79 SPRINKLER HEADS DUE TO MOVING PARTITIONS"},{"number":"EP-2024-004803","date":"2024-07-15","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-11-22","scope":"Install all electrical wiring to include all lighting ,receptacles, equipment hook-ups, and panels. ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC."},{"number":"MP-2024-001557","date":"2024-07-17","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-11-04","scope":"FOR THE INSTALLATION OF ONE (1) 12'-0\" HOOD FOR A RESTAURANT WITH EXHAUST FAN AND MAKE UP AIR FAN WITH ASSOCIATED DUCTWORK; INSTALLATION OF REGISTERS, DIFFUSERS, AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN PROFESSIONAL PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"MP-2024-002074","date":"2024-07-22","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-12-03","scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS, AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH THE MANUFACTURER’S SPECIFICATIONS. FOR USE AS PREVIOUSLY APPROVED. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"MP-2024-002078","date":"2024-07-22","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-12-03","scope":"FOR THE INSTALLATION OF APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH THE MANUFACTURER’S SPECIFICATIONS. FOR USE AS PREVIOUSLY APPROVED. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"PP-2024-005348","date":"2024-08-09","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-12-03","scope":"Install 3 lavatories; 5 water closets;3 floor drains"},{"number":"PP-2024-007367","date":"2024-08-09","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-12-03","scope":"Install 1 water heater; 1 mop receptor(other); 3 water closets; 3 lavatories;1 hose bib; 1- 3 compartment sink (other); lab sink(other); 2- hand sinks(other) 1 dishwasher (other)"},{"number":"EP-2024-004880","date":"2024-10-08","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-12-02","scope":"Install Fire alarm as per approved plans and 2016 NFPA 72."},{"number":"EP-2024-004881","date":"2024-10-08","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-12-02","scope":"Install fire alarm in six(6) spaces ..ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC,2016 NFPA-72,2018 PHILA FIRE CODE."},{"number":"FP-2024-002129","date":"2024-10-09","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2024-11-04","scope":"EZ 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 new wet chemical fire suppression system for a 12'-0\" kitchen hood system."},{"number":"ZP-2025-000478","date":"2025-01-24","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Personal Services"},{"number":"ZP-2026-001494","date":"2026-03-09","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Personal Services"},{"number":"CP-2026-000997","date":"2026-04-20","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"For Level II alterations to include the establishment of a new path of egress, reversal of the existing toilet room door swing, addition of handrails on existing stairs, and addition of exterior egress lighting. The tenant separation wall was documented under separate Building Permit CP-2026-000347. Certificate of Occupancy and ADA required restrooms to be addressed under separate permit. As per approved plans."}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2024,"k":"permit","w":"Alterations"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"permit","w":"Change of Use"},{"y":2025,"k":"viol","w":"2 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2026,"k":"permit","w":"Change of Use"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"viol","w":"L&I violation"},{"y":2026,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":true,"licenses":[{"number":"933701","type":"Rental","status":"Active","businessName":"1813 N. Howard LLC","legalName":"1813 N. Howard LLC","address":"1833 N HOWARD ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":31,"issuedDate":"2023-09-20","latestIssueDate":"2025-10-16","expirationDate":"2026-09-19","inactiveDate":null},{"number":"947108","type":"Food Preparing and Serving (30+ SEATS)","status":"Active","businessName":"Brodstein LLC (Sacred Vice Brewing Company )","legalName":"Brodstein LLC","address":"1833 N HOWARD ST","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2024-03-19","latestIssueDate":"2026-03-09","expirationDate":"2027-03-18","inactiveDate":null}],"licenseActivity":[{"number":"947108","type":"Food Preparing and Serving (30+ SEATS)","businessName":"Brodstein LLC (Sacred Vice Brewing Company )","legalName":"Brodstein LLC","issuedDate":"2024-03-19","latestIssueDate":"2026-03-09","closureDate":null,"expirationDate":"2027-03-18","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"933701","type":"Rental","businessName":"1813 N. Howard LLC","legalName":"1813 N. Howard LLC","issuedDate":"2023-09-20","latestIssueDate":"2025-10-16","closureDate":null,"expirationDate":"2026-09-19","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-25","units":31,"signals":[{"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":["8 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 record identifies more than one dwelling/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":"5 permits not marked completed: PP-2020-003195 (Expired), DP-2020-000523 (Expired), PP-2021-014143 (Expired), CP-2021-007504 (Expired), CP-2026-000997 (Issued). 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":"Fire Alarm Certification: Certified through Feb 27, 2026; Sprinkler Certification: Certified through Mar 10, 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 (1385 BROADWAY, 18TH FLOOR, NEW YORK NY, 10018).","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 1880 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":"5 failed, 5 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Feb 19, 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":"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 12 historical violations across 5 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/"}]}