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CALL THE BUILDING INSPECTOR AT LEAST 24 HOURS PRIOR TO THE START OF WORK."},{"number":"809053","date":"2017-10-05","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2017-11-07","scope":"FURNISH AND INSTALL CONCRETE PIERS AND STRUCTURAL STEEL FRAMING TO INSTALL NEW COOLING TOWER OUTSIDE MECHANICAL ROOM. SEPARATE PERMIT REQUIRED FOR MEP WORK. NO COOLING TOWER ON THIS PERMIT."},{"number":"989434","date":"2019-08-02","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2020-08-27","scope":"INTERIOR LEVEL 2 ALTERATIONS TO EXISTING NURSING HOME TO ACCOMMODATE FIVE (5) DOUBLE BEDDED ROOM AND RELOCATE DINING ROOM AS PER PLANS. SEPARATE PERMITS REQUIRED FOR ALL MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION WORK."},{"number":"991308","date":"2019-08-02","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2020-07-29","scope":"FOR ALTERATION TO EXISTING HVAC SYSTEM INCLUDING INSTALLATION OF (13) NEW REGISTERS AND/OR DIFFUSERS, WITH MECHANICAL APPLIANCES AND ASSOCIATED DUCT WORK AS PER PLANS."},{"number":"1004476","date":"2019-10-04","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-07-13","scope":"EXISTING NOTIFIER PANEL. INSTALL NEW DEVICES PER PLANS FOR NEW FIT OUT 6 SMOKES 3 STROBES.'17 NEC."},{"number":"1005496","date":"2019-10-04","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-07-23","scope":"11 GFI RECEPTACLES, 91 RECEPTACLES, 5 P-TAC 30 AMP OUTLETS, 46 CUSTOMER SUPPLIED LTS, 20 SINGLE POLE SWITCHES, 6 EMERGENCY LTS AS PER 2017 NEC (WEST DIST)"},{"number":"1014796","date":"2019-11-18","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2020-07-29","scope":"RUNNING NEW WATER AND DRAIN LINES 6 TOILETS, 6 SHOWERS, 6 LAV SINKS, 1 KITCHEN, 2 HAND SINKS, 6 LAUNDRY BOXES AS PER PLAN."},{"number":"1043452","date":"2020-01-22","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Expired","completedDate":"2023-04-18","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."},{"number":"1046067","date":"2020-01-31","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-10-12","scope":"INSTALL NURSE CALL SYSTEM FOR 18 UNITS,14-CATV LINES,14-PHONE LINES AND 3-NON-PLENUM CAT6 DATA LINES WITH A RUN OF ABOUT 75FT AS PER 2017 NEC (WEST DISTRICT)"}],"storyTag":"Torn down & rebuilt","storyDelta":2.4,"timeline":[{"y":2019,"k":"permit","w":"Addition and/or Alteration"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"Alterations"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2023,"k":"viol","w":"17 L&I violations"},{"y":2023,"k":"insp","w":"L&I: 3 failed, 1 passed"},{"y":2026,"k":"viol","w":"7 L&I violations"},{"y":2026,"k":"insp","w":"L&I: 5 failed, 2 passed"}],"rented":true,"licenses":[{"number":"321969","type":"Rental","status":"Inactive","businessName":"CHRIST OF CHURCH HOSPITAL (ARTHUR J STONE AGT)","legalName":"CHRIST OF CHURCH HOSPITAL","address":"2100 N 49TH ST","revenueCode":"3202","rentalCategory":null,"units":87,"issuedDate":"2006-04-25","latestIssueDate":"2011-03-05","expirationDate":"2012-02-29","inactiveDate":"2012-04-18"},{"number":"356465","type":"Hazardous Materials","status":"Inactive","businessName":"CHRIST CHURCH HOSPITAL","legalName":"CHRIST CHURCH HOSPITAL","address":"2100 N 49TH ST","revenueCode":"3335","rentalCategory":null,"units":null,"issuedDate":"2007-02-23","latestIssueDate":"2007-11-27","expirationDate":"2008-11-30","inactiveDate":null},{"number":"561207","type":"Rental","status":"Active","businessName":"KEARSLEY  EQUITIES, LP (KEARSLEY HOMES)","legalName":"KEARSLEY  EQUITIES, LP","address":"2100 N 49TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":87,"issuedDate":"2012-04-18","latestIssueDate":"2026-01-15","expirationDate":"2027-02-28","inactiveDate":null},{"number":"589231","type":"Food Preparing and Serving (30+ SEATS)","status":"Active","businessName":"KEARSLEY OPERATOR LP (KEARSLEY REHAB & NURSING CTR)","legalName":"KEARSLEY OPERATOR LP","address":"2100 N 49TH ST","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2013-04-09","latestIssueDate":"2026-05-22","expirationDate":"2027-04-30","inactiveDate":null}],"licenseActivity":[{"number":"589231","type":"Food Preparing and Serving (30+ SEATS)","businessName":"KEARSLEY OPERATOR LP (KEARSLEY REHAB & NURSING CTR)","legalName":"KEARSLEY OPERATOR LP","issuedDate":"2013-04-09","latestIssueDate":"2026-05-22","closureDate":null,"expirationDate":"2027-04-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"561207","type":"Rental","businessName":"KEARSLEY  EQUITIES, LP (KEARSLEY HOMES)","legalName":"KEARSLEY  EQUITIES, LP","issuedDate":"2012-04-18","latestIssueDate":"2026-01-15","closureDate":null,"expirationDate":"2027-02-28","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"356465","type":"Hazardous Materials","businessName":"CHRIST CHURCH HOSPITAL","legalName":"CHRIST CHURCH HOSPITAL","issuedDate":"2007-02-23","latestIssueDate":"2007-11-27","closureDate":"2008-11-30","expirationDate":"2008-11-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"321969","type":"Rental","businessName":"CHRIST OF CHURCH HOSPITAL (ARTHUR J STONE AGT)","legalName":"CHRIST OF CHURCH HOSPITAL","issuedDate":"2006-04-25","latestIssueDate":"2011-03-05","closureDate":"2012-04-18","expirationDate":"2012-02-29","inactiveDate":"2012-04-18","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-10","units":87,"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":["2 open L&I violations","failed L&I inspection activity in 2023, 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 #377099: 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":"1 permit not marked completed: 1043452 (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":"violations","level":"attention","title":"2 open L&I violations","finding":"65 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"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 (PO BOX 1030, BRICK NJ, 08723).","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 1900 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":"50 failed, 28 passed, and 9 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jul 7, 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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"5 fire/suppression-related permits matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Hazardous Materials #356465: 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":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as commercial. 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/"}],"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/"}]}