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SIZE AND LOCATION AS SHOWN ON PLANS/APPLICATION."},{"number":"699619","date":"2016-07-11","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2016-07-11","scope":"FOR THE ERECTION OF A SEMI-DETACHED STRUCTURE WITH ROOF DECK AND FOUR (4) SEPARATE ROOF DECK ACCESS STRUCTURES AND A ROOF STRUCTURE HOUSE ELEVATOR EQUIPMENT. SIZE AND LOCATION AS SHOWN ON PLANS AND APPLICATION. FOR USE A VACANT RETAIL SALES ON THE FIRST FLOOR (USE REGISTRATION PERMIT REQUIRED PRIOR TO OCCUPANCY) AND MULTI-FAMILY HOUSEHOLD LIVING (EIGHT (8) DWELLINGS). SEE A/P NO 689648 AND 699618 FOR LOT ADJUSTMENT."},{"number":"709198","date":"2016-08-02","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2017-06-14","scope":"FOR THE ERECTION OF A THREE (3) STORY ATTACHED STRUCTURE WITH VACANT COMMERCIAL SPACE ON THE FIRST FLOOR AND EIGHT (8) DWELLING UNITS ABOVE AS PER PLANS. SEPARATE CERTIFICATE OF OCCUPANCY REQUIRED FOR THE FIRST FLOOR. 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SYSTEM IS EQUIPPED WITH A BACKFLOW PREVENTION ASSEMBLY AND IS SERVICED VIA A 2\" FIRE SERVICE MAIN LINE."},{"number":"781031","date":"2017-05-04","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2017-05-09","scope":"TEMPORARY CERTIFICATE OF OCCUPANCY FOR UNITS A1,D1,A2,B2 AND C2 ONLY."},{"number":"934482","date":"2019-01-02","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2019-01-02","scope":"FOR A FINANCIAL SERVICES AT FIRST FLOOR IN THE SAME BUILDING WITH EXISTING MULTI-FAMILY (EIGHT(8) DWELLING UNITS) FROM SECOND THROUGH THIRD FLOORS. NO SIGN ON THIS APPLICATION."},{"number":"939942","date":"2019-01-16","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-05-03","scope":"FOR INTERIOR ALTERATION ON THE GROUND FLOOR TO CREATE TWO TENANT SPACES A AND B. FOR TENANT FIT-OUT WITHIN SPACE A TO CREATE A BUSINESS OFFICE. SPACE B TO REMAIN AS VACANT COMMECIAL SPACE (SEPARATE PERMITS REQUIRED FOR USE/OCCUPANCY). SEPARATE PERMIT REQUIRED FOR MEP AND FIRE SUPP WORK."},{"number":"954345","date":"2019-03-12","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-04-23","scope":"TENANT FITOUT OF AN EXISTING SPACE. NO MAIN SERVICE WORK INCLUDED. INSTALL ALL WIRING AS PER PLANS FOR OFFICE FITOUT FIRE ALARM EXISTING PER 2008 NEC"},{"number":"950263","date":"2019-03-25","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-05-03","scope":"INSTALL 1 HWH; RELOCATE 1 WATER CLOSET; 1 LAV; 1 KITCHEN SINK AND FLOOR DRAIN. COPPER WATER TUBING TO ALL FIXTURES. THE INSTALLATION WILL COMPLY WITH THE 2004 PHILA PLUMBING CODE."},{"number":"964616","date":"2019-04-05","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2019-05-10","scope":"EZ PERMIT SPRINKLER RELOCATION (NFPA 13)-RELOCATE TEN(10) SPRINKLER HEADS IN COMMERCIAL FOR THE RELOCATION OF SPRINKLER HEADS AS PER ATTACHED STANDARDS. DEVIATIONS FROM THESE STANDARDS REQUIRE SUBMISSION OF CONSTRUCTION AND SITE PLANS."},{"number":"986567","date":"2019-07-19","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2019-07-19","scope":"FOR THE INSTALLATION ACCESSORY SIGNS FOR FINANCIAL SERVICES AT FIRST FLOOR: SIGN A - TRANSPARENT GLASS DOOR SIGNS (TWO VINYL SET OF 6.62\"X22\" AND 14\"X22\"); SIGN B1 - ILLUMINATED WALL SIGN (14\"X186.1\"); SIGN B2 - ILLUMINATED WALL SIGN (34\"X60\"). SIZE AND LOCATION AS PER APPROVED PLANS."},{"number":"986569","date":"2019-07-19","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2019-08-23","scope":"FOR THE INSTALLATION ACCESSORY SIGNS FOR FINANCIAL SERVICES AT FIRST FLOOR: SIGN A - TRANSPARENT GLASS DOOR SIGNS (TWO VINYL SET OF 6.62\"X22\" AND 14\"X22\"); SIGN B1 - ILLUMINATED WALL SIGN (14\"X186.1\"); SIGN B2 - ILLUMINATED WALL SIGN (34\"X60\"). SIZE AND LOCATION AS PER APPROVED PLANS."},{"number":"ZP-2021-008190","date":"2021-10-20","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2022-05-12","scope":"FOR THE REMOVAL AND REPLACEMENT OF ONE (1) EXISTING STATICALLY ILLUMINATED FLAT-WALL SIGN AND WINDOW SIGN ON TWO TRANSPARENT GLASS DOOR. FOR THE DOCUMENTATION OF THE RE-FACING OF ONE (1) CABINET SIGN. SIZE AND LOCATION AS SHOWN IN APPLICATION. FOR USE AS SIGNS ACCESSORY TO AN EXISTING FINANCIAL SERVICES 12/20/2021: AMEND THE ORIGINAL ZONING PERMIT WITH EXACTLY THE SAME SIZE BUT EXTRA WORDING AS PER APPROVED PLAN."},{"number":"GP-2021-007333","date":"2022-02-08","work":"Sign","type":"General","description":"General Permit","status":"Completed","completedDate":"2022-05-12","scope":"FOR THE ERECTION OF SIGNS PER APPROVED PLANS."},{"number":"ZP-2024-006124","date":"2024-06-11","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Child Care - Child Care Center"},{"number":"CP-2024-004631","date":"2024-10-01","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-03-03","scope":"LEVEL II ALTERATIONS WITH PARTIAL CHANGE OF OCCUPANCY TO CREATE A CHILD CARE CENTER ON THE GROUND FLOOR OF AN EXISTING BUILDING AS PER APPROVED PLANS. EXISTING BUILDING FULLY SPRINKLERED. *2018 IEBC REVIEW* **SEPARATE PERMITS REQUIRED FOR MEP & FIRE SUPPRESSION WORK**"},{"number":"PP-2024-013198","date":"2024-10-10","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-03-03","scope":"Plumbing Permit (Interior) for combo CP-2024-004631"},{"number":"EP-2024-009305","date":"2024-10-10","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-01-31","scope":"REWIRE DAY CARE CENTER FIT OUT THROUGHOUT. INSTALL LIGHTING, SWITCHES AND RECEPTACLES OUTLETS. INSTALL 120 VOLTS INTERCONNECTED SMOKE ALARMS ACCORDING TO THE 2017 NEC. INSTALL FIRE ALARM SYSTEM ACCORDING TO THE 2016 NFPA 72. ALL WORK TO BE DONE PER PLANS."},{"number":"MP-2024-004398","date":"2024-10-11","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-03-03","scope":"Mechanical / Fuel Gas Permit for combo CP-2024-004631"},{"number":"GP-2024-008371","date":"2024-11-15","work":"Sign","type":"General","description":"General Permit","status":"Completed","completedDate":"2025-09-05","scope":"Installation of (3) signs fastened to the framing as per plan."},{"number":"ZP-2024-009311","date":"2024-11-15","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2025-09-05","scope":"For the erection of three (3) new non-illuminated accessory flat wall signs, per EZ zoning sign standard. Size and location as noted in application and shown in attached documents"},{"number":"FP-2025-000201","date":"2025-01-29","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-03-03","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 25 EXISTING SPRINKLER HEADS"}],"storyTag":"New construction","storyDelta":-0.07,"timeline":[{"y":2019,"k":"permit","w":"Sign"},{"y":2021,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2022,"k":"permit","w":"Sign"},{"y":2024,"k":"permit","w":"Change of Use"},{"y":2024,"k":"sale","p":2750000},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"permit","w":"Sign"},{"y":2024,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"}],"rented":true,"licenses":[{"number":"686103","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"ASCENDER INVESTMENTS INC","legalName":"ASCENDER INVESTMENTS INC","address":"627-29 E GIRARD AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2015-12-10","latestIssueDate":"2015-12-10","expirationDate":"2016-12-31","inactiveDate":"2017-03-01"},{"number":"812437","type":"Rental","status":"Inactive","businessName":"627-629 E Girard LLC","legalName":"627-629 E Girard LLC","address":"627-29 E GIRARD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":8,"issuedDate":"2019-05-14","latestIssueDate":"2024-04-03","expirationDate":"2025-05-13","inactiveDate":"2025-07-12"},{"number":"0960501","type":"Rental","status":"Active","businessName":"East Girard Associates 627, LLC","legalName":"East Girard Associates 627, LLC","address":"627-29 E GIRARD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":8,"issuedDate":"2024-09-05","latestIssueDate":"2025-08-29","expirationDate":"2026-09-04","inactiveDate":null},{"number":"0974878","type":"Food Preparing and Serving (30+ SEATS)","status":"Active","businessName":"Lori Pallas (The Fishtown School Too)","legalName":"Lori Pallas","address":"627-29 E GIRARD AVE","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2025-03-28","latestIssueDate":"2026-04-15","expirationDate":"2027-03-27","inactiveDate":null}],"licenseActivity":[{"number":"0974878","type":"Food Preparing and Serving (30+ SEATS)","businessName":"Lori Pallas (The Fishtown School Too)","legalName":"Lori Pallas","issuedDate":"2025-03-28","latestIssueDate":"2026-04-15","closureDate":null,"expirationDate":"2027-03-27","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"0960501","type":"Rental","businessName":"East Girard Associates 627, LLC","legalName":"East Girard Associates 627, LLC","issuedDate":"2024-09-05","latestIssueDate":"2025-08-29","closureDate":null,"expirationDate":"2026-09-04","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"812437","type":"Rental","businessName":"627-629 E Girard LLC","legalName":"627-629 E Girard LLC","issuedDate":"2019-05-14","latestIssueDate":"2024-04-03","closureDate":"2025-07-12","expirationDate":"2025-05-13","inactiveDate":"2025-07-12","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"686103","type":"Vacant Residential Property / Lot","businessName":"ASCENDER INVESTMENTS INC","legalName":"ASCENDER INVESTMENTS INC","issuedDate":"2015-12-10","latestIssueDate":"2015-12-10","closureDate":"2017-03-01","expirationDate":"2016-12-31","inactiveDate":"2017-03-01","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","units":8,"signals":[{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 8 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2024","permit activity in 2024, 2025"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #525442: 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 May 10, 2024","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 (18 JERSEY BELLE DR, CINNAMINSON NJ, 08077).","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":"6 failed, 2 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jun 14, 2017.","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 #686103: Inactive since Mar 1, 2017","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 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 13 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/"}],"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/"}]}