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SEE A/P NO 704837 FOR THE ERECTION OF THE CONVENIENCE STORE AND A/P NO 720598 FOR THE ERECTION OF THE CANOPIES ON THE SAME PROPERTY. ALL WORK PER APPROVED PLANS. SPECIAL INSPECTIONS TO BE COMPLETED BY APPROVED INSPECTORS. SEPARATE PERMIT REQUIRED FOR PLUMBING, MECHANICAL, ELECTRICAL, SIGNS. SEE A/P NO 704837 FOR APPROVED PLANS, SUPPLEMENTAL DOCUMENTS AND SPECIAL INSPECTIONS."},{"number":"704837","date":"2016-09-14","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2017-04-18","scope":"FOR THE ERECTION OF A DETACHED STRUCTURE FOR USE AS A RETAIL CONVENIENCE STORE AND EATING AND DRINKING ESTABLISHMENT WITH SEATING. STRUCTURE IS NOT SPRINKLERED. SEE A/P NO 720597 FOR THE ERECTION OF THE CAR WASH AND A/P NO 720598 FOR THE ERECTION OF THE CANOPIES ON THE SAME PROPERTY. ALL WORK PER APPROVED PLANS. SPECIAL INSPECTIONS TO BE COMPLETED BY APPROVED INSPECTORS. SEPARATE PERMIT REQUIRED FOR PLUMBING, MECHANICAL, ELECTRICAL, SIGNS, AND TRUSS DRAWINGS."},{"number":"720598","date":"2016-09-14","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2017-04-12","scope":"FOR THE ERECTION OF TWO (2) DETACHED STRUCTURES FOR USE AS CANOPIES OVER VEHICLE FUELING PUMPS. STRUCTURE IS NOT SPRINKLERED. SEE A/P NO 704837 FOR THE ERECTION OF THE CONVENIENCE STORE AND A/P NO 720597 FOR THE ERECTION OF THE CAR WASH ON THE SAME PROPERTY. ALL WORK PER APPROVED PLANS. SPECIAL INSPECTIONS TO BE COMPLETED BY APPROVED INSPECTORS. SEPARATE PERMIT REQUIRED FOR PLUMBING, MECHANICAL, ELECTRICAL, SIGNS. SEE A/P NO 704837 FOR APPROVED PLANS, SUPPLEMENTAL DOCUMENTS AND SPECIAL INSPECTIONS."},{"number":"724585","date":"2016-10-05","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2017-04-12","scope":"FOR THE INSTALLATION OF A HVAC SYSTEM TO INCLUDE REGISTER/DIFFUSERS, SUPPLY/EXHAUST DUCTWORK, ROOF TOP UNITS, TYPE (1) COMMERCIAL KITCHEN HOOD (UL LISTED 710), EXHAUST FANS, AND MAKE UP AIR FAN AS PER APPROVED PLANS. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR ANY ELECTRICAL AND PLUMBING WORK."},{"number":"724582","date":"2016-10-05","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2017-04-12","scope":"FOR THE INSTALLATION OF ONE (1) TYPE 1 COMMERCIAL KITCHEN HOOD(UL-710, EXHAUST/SUPPLY DUCT WORK, EXHAUST FAN, AND MAKE UP AIR FAN AS PER APPROVED PLANS. SEE AP 724585 FOR APPROVED PLANS."},{"number":"724835","date":"2016-10-11","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2017-04-12","scope":"INSTALLATION OF TWO (2) 30,000 GALLON AND ONE (1) 26,000 GALLON DW FIBER GLASS TANKS AND LINES TO 8 GAS PLUS DIESEL WAYNE OVATION DISPENSERS AND 3 DIESEL PLUS DEF WAYNE VISTA DISPENSERS AS PER APPROVED PLANS. ALL WORK TO BE IN ACCORDANCE WITH PA D.E.P. REGULATIONS, ALL APPLICABLE CODES, NFPA 30 AND NFPA 31."},{"number":"726468","date":"2016-11-08","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-04-20","scope":"INSTALLATION OF POWER, LIGHTING, NEW ELECTRICAL SERVICE. INSTALLATION OF PHONE, CAT 5 CABLING, LOW VOLTAGE, FOR ALL SYSTEMS SECURITY AND DATA FOR POS SYSTEM ."},{"number":"724885","date":"2016-11-16","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-04-12","scope":"INSTALL 8-GAS PLUS DIESEL WAYNE OVATION DISPENSERS,3-DIESEL PLUS DEF WAYNE VISTA DISPENSERS,19-SUMP SENSORS,5-ATG PROBES,5-STP'S,3-BRINE SENSORS,1-INCON MONITORING SYSTEM CONDUIT AND WIRE FROM TANKS TO DISPENSERS AS PER 2008 NEC (EAST DISTRICT)"},{"number":"724922","date":"2017-01-13","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-04-12","scope":"NEW CONSTRUCTION: INTERIOR PLUMBING; RETAIL CONVENIENCE STORE AND EATING AND DRINKING ESTABLISHMENT WITH SEATING - THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"719945","date":"2017-04-12","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2017-04-18","scope":"FOR THE ERECTION OF ONE DOUBLE FACED PYLON SIGN (100 FT IN HEIGHT FROM GRADE) ACCESSORY TO PREVIOUSLY APPROVED RESTAURANT. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT STRUCTURAL ENGINEER PRIOR TO THE START OF ANY WORK. ***AMENDED PERMIT REQUIRED FOR SPECIAL INSPECTIONS*** SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK AND SEPARATE PERMIT REQUIRED FROM STREETS DEPARTMENT FOR STREET CLOSURE/ PEDESTRIAN PROTECTION."},{"number":"899645","date":"2018-10-04","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-10-29","scope":"MINOR RENOVATION TO INCLUDE NEW SELF CHECKOUTS BEER COOLER, RELOCATE EXISTING LIGHTS & RECEPTACLES AS PER 2008 NEC (EAST DISTRICT)"},{"number":"900637","date":"2018-10-12","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-10-26","scope":"ALTERATION INCLUDES MINOR STORE RE-MODEL UPDATING REFRIGERATION AND POINT OF SALE EQUIPMENT TO SELF-CHECK-OUT KIOSKS INCLUDING DEMO OF FLOOR DRAIN FOR REFRIGERATION AREA OF COOLER SPACE TO CREATE A BEVERAGE CAVE. AS PER PLAN. ** SEPARATE PERMIT REQUIRED FOR M.E.P. **"},{"number":"900624","date":"2018-10-12","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2018-10-26","scope":"HVAC INSTALLATION INCLUDES UPDATE REFRIGERATION AND MECHANICALS FINISHES. ** SEE A/P 900637 FOR PLAN **"},{"number":"912818","date":"2018-10-16","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-10-26","scope":"UPGRADE FLOOR DRAIN FOR REFIRIGERATION AREA & MOVING MOP SINK - THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"1031925","date":"2019-12-12","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2020-02-19","scope":"REPLACE/RELOCATE SECTION F 4\" SANITARY SEWER LINE FROM WITHIN BLDG UP TO CONNECTION TO EXISTING SEWER LINE IN DRIVEWAY AREA"},{"number":"1033060","date":"2020-06-04","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Expired","completedDate":"2025-08-28","scope":null},{"number":"CP-2020-000766","date":"2020-09-09","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2021-03-25","scope":"For the installation of Tesla Electric Vehicle Charging Stations consisting of the following: Electrical Scope: (1) utility transformer, (1) 1500A MLO electrical distribution panel, (2) Tesla Supercharger Cabinets, (8) EV Charge Posts, and associated electrical work. Building Scope: Electrical equipment to be mounted to proposed concrete pad, (8) Charge Posts to be mounted on concrete foundations, associated site work. All work to be done per approved plans. If site conditions vary, contact design professional prior to start of work. Separate permits required for all other work."}],"storyTag":"Torn down & rebuilt","storyDelta":0,"timeline":[{"y":2017,"k":"sale","p":7256637},{"y":2017,"k":"sale","p":7256637},{"y":2017,"k":"sale","p":7256637},{"y":2018,"k":"permit","w":"Electrical"},{"y":2018,"k":"permit","w":"Major alteration"},{"y":2018,"k":"permit","w":"Mechanical"},{"y":2018,"k":"permit","w":"Plumbing"},{"y":2019,"k":"permit","w":"Plumbing"},{"y":2020,"k":"permit","w":"Change of Use"},{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"viol","w":"2 L&I violations"},{"y":2021,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":false,"licenses":[{"number":"742575","type":"Dumpster License - Private Property","status":"Active","businessName":"Two Farms Inc (Royal Farms #242)","legalName":"Two Farms Inc","address":"2501-37 CHURCH ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2017-06-16","latestIssueDate":"2017-06-16","expirationDate":null,"inactiveDate":null},{"number":"742576","type":"Food Establishment, Retail Permanent Location","status":"Expired","businessName":"Two Farms Inc (Royal Farms #242)","legalName":"Two Farms Inc","address":"2501-37 CHURCH ST","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2017-06-16","latestIssueDate":"2025-06-17","expirationDate":"2026-06-15","inactiveDate":null},{"number":"742577","type":"Food Preparing and Serving","status":"Expired","businessName":"Two Farms Inc (Royal Farms #242)","legalName":"Two Farms Inc","address":"2501-37 CHURCH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2017-06-16","latestIssueDate":"2025-06-17","expirationDate":"2026-06-15","inactiveDate":null}],"licenseActivity":[{"number":"742575","type":"Dumpster License - Private Property","businessName":"Two Farms Inc (Royal Farms #242)","legalName":"Two Farms Inc","issuedDate":"2017-06-16","latestIssueDate":"2017-06-16","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"742576","type":"Food Establishment, Retail Permanent Location","businessName":"Two Farms Inc (Royal Farms #242)","legalName":"Two Farms Inc","issuedDate":"2017-06-16","latestIssueDate":"2025-06-17","closureDate":"2026-06-15","expirationDate":"2026-06-15","inactiveDate":null,"status":"Expired","statusLabel":"Expired","active":false},{"number":"742577","type":"Food Preparing and Serving","businessName":"Two Farms Inc (Royal Farms #242)","legalName":"Two Farms Inc","issuedDate":"2017-06-16","latestIssueDate":"2025-06-17","closureDate":"2026-06-15","expirationDate":"2026-06-15","inactiveDate":null,"status":"Expired","statusLabel":"Expired","active":false}],"businessLicenseSourceDate":"2026-07-28","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 26% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $7,000,000 to $8,800,000","no permit shown in 2024-2026"],"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":"Use permit #618104: 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: 1033060 (Expired), CP-2020-000766 (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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"6 failed, 1 passed, and 14 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jun 24, 2021.","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":"3 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":"Food Establishment, Retail Permanent Location #742576: Expired; Food Preparing and Serving #742577: Expired","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":"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/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 36 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/"}],"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/"}]}