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INSTALL NEW FIRE PUMP AND BACKFLOW PREVENTER."},{"number":"139570","date":"2008-03-20","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2008-06-21","scope":"PERMIT #73338 WAS CLOSED OUT PRIOR TO FINAL INSPECTION. INSTALLATION OF 200 AMP SERVICE FROM 13TH FLOOR PANEL TO SHELTER ON ROOF (CC DIST)"},{"number":"252544","date":"2009-12-16","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2009-12-16","scope":"REMOVE 3 GSM ANTENNAS, ERECT 3 UMTS ANTENNAS, ERECT 3 EQUIP CABINETS"},{"number":"254451","date":"2010-02-17","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2010-10-21","scope":"REMOVE AND ERECT 3 ANTENNAS"},{"number":"330586","date":"2011-03-18","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2013-04-27","scope":"NEW TELEPHONE CONDUIT FROM VERIZON DEMARC TO AT & T SHELTER, AS PER 2008 NEC (CC DIST)"},{"number":"334611","date":"2011-05-11","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2011-05-11","scope":"WE PROPOSE TO CONSTRUCT A SMALL AWNING THAT WILL ENHANCE THE APPERARANCE OF THE BLDG AS THEY LEAVE AND ENTER. THE AWNING WILL BE YEAR ROUND AND WILL NOT INFRINGE ON PUBLIC SIDEWALK."},{"number":"341913","date":"2011-07-13","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2011-12-21","scope":"INSTALL NEW ENTRANCE CANOPY AS PER PLANS."},{"number":"448837","date":"2013-02-06","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2013-02-06","scope":"MAINTENANCE AND UPGRADE AT EXISTING WIRELESS SITEF: REMOVE 3 CDMA ANTENNAS, INSTALL 3 PANEL ANTENNAS, 3 LTE ANTENNAS, 4 RRH UNITS, 2 POWER DISTRIBLUTUION BOXES,1 FIBER POWER BOX, 1 GPS ANTENNA AND 1 EQUIPMENT RACK INEXISTING SHELTER"},{"number":"558029","date":"2014-08-26","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"CELL TOWER SITE - ELECTRICAL ALTERATIONS - ADD APPROXIMATELY 1,000'-0\" OF 4\" EMT CONDUIT FOR A FIBER CABLE UPGRADE - WORK WILL BE IN COMPLIANCE WITH THE 2008 NEC"},{"number":"773430","date":"2017-04-20","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2017-07-06","scope":"FOR SELECTIVE INTERIOR DEMOLITION AND LEVEL II ALTERATIONS TO UPGRADE EXISTING TOILET FACILITIES TO MEET ALL ACCESSIBILITY REQUIREMENTS AS SHOWN IN APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, AND PLUMBING SYSTEMS."},{"number":"776742","date":"2017-04-20","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-07-06","scope":"REPLACEMENT OF 11 LAVY SINKS, 11 WATER CLOSETS, 11 BATHTUBS TO CREATE ADA ACESSABEL BATHROOMS - THE INSTALLATION WILL COMPY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"760235","date":"2017-07-18","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":"2017-08-08","scope":"FOR THE DEMOLITION AND INSTALLATION OF COUNTERS, PARTITIONS, DOORS AND WINDOWS IN THE 1ST FLOOR RECEPTION OFFICE. SEPARATE PERMIT REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING. NO STRUCTURAL WORK, NO CHANGES TO THE EXTERIOR OF THE STRUCTURE."},{"number":"994351","date":"2019-07-17","work":"Exterior Window and Door Replacement","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2022-10-20","scope":"REPLACE (104) WINDOWS IN EXISTING OPENINGS. (MULTI-FAMILY)"},{"number":"CP-2021-003895","date":"2021-08-17","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-02-24","scope":"FOR THE ERECTION OF A CANOPY AT THE ROOF .AMENDED AS OF 8/17/2021 FOR A CHANGE IN PERMIT LANGUAGE. CANOPY IS LOCATED ABOVE A DOOR AT THE GROUND FLOOR."},{"number":"PP-2025-013312","date":"2025-10-15","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-10-28","scope":"• Demo existing 500-gallon tank and required piping. • Furnish and install two (2) new 200-gallon hot water storage tanks."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2017,"k":"permit","w":"Major alteration"},{"y":2017,"k":"permit","w":"Plumbing"},{"y":2017,"k":"permit","w":"Major alteration"},{"y":2018,"k":"viol","w":"L&I violation"},{"y":2018,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2019,"k":"permit","w":"Exterior Window and Door Replacement"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"viol","w":"4 L&I violations"},{"y":2025,"k":"insp","w":"Inspection failed ×3"},{"y":2025,"k":"permit","w":"Alterations"},{"y":2026,"k":"viol","w":"L&I violation"},{"y":2026,"k":"insp","w":"Inspection failed ×3"}],"rented":false,"licenses":[{"number":"280068","type":"Dumpster License - Private Property","status":"Active","businessName":"LEVITT MICHAEL J ET AL","legalName":"LEVITT MICHAEL J ET AL","address":"1818-20 SPRING GARDEN ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2000-08-31","latestIssueDate":"2013-09-24","expirationDate":null,"inactiveDate":null},{"number":"323973","type":"Rental","status":"Inactive","businessName":"MICHAEL J LEVITT (LUTHERAN EDLERLY HSG ASSOC)","legalName":"MICHAEL J LEVITT","address":"1818-20 SPRING GARDEN ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":208,"issuedDate":"2005-06-25","latestIssueDate":"2025-02-03","expirationDate":"2026-02-28","inactiveDate":"2026-04-29"}],"licenseActivity":[{"number":"323973","type":"Rental","businessName":"MICHAEL J LEVITT (LUTHERAN EDLERLY HSG ASSOC)","legalName":"MICHAEL J LEVITT","issuedDate":"2005-06-25","latestIssueDate":"2025-02-03","closureDate":"2026-04-29","expirationDate":"2026-02-28","inactiveDate":"2026-04-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"280068","type":"Dumpster License - Private Property","businessName":"LEVITT MICHAEL J ET AL","legalName":"LEVITT MICHAEL J ET AL","issuedDate":"2000-08-31","latestIssueDate":"2013-09-24","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-27","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":["5 open L&I violations","failed L&I inspection activity in 2025, 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."}],"legalChecks":[{"id":"building-certifications","level":"urgent","title":"A life-safety certification is deficient","finding":"Facade Report: Safe through May 11, 2026; Emergency and Standby Power Systems Certification: Certified through Jun 2, 2024; Sprinkler Certification: Deficient; Fire Alarm Certification: Certified through Apr 10, 2027; Special Hazards Certification: Certified through May 31, 2025","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":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #1435: CLOSED · Granted with conditions. Use permit #58211: 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":"2 permits not marked completed: 760235 (EXPIRED), 994351 (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":"5 open L&I violations","finding":"12 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-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as multi-family; 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":"12 failed, 4 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was FAILED on Jul 6, 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":"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 multi-family. 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/"}]}