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PERMIT","status":"COMPLETED","completedDate":"2012-10-04","scope":"IN ADDITION TO RETAIL SALES, BUSINESS WILL OFFER BASEBALL HITTING LESSONS. A 3 STALL BATTING CAGE WILL BE INSTALLED."},{"number":"439003","date":"2012-11-20","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2015-05-08","scope":"200AMP 2 GANG METER SOCKET 200 AMP PANEL 15 LIGHTS ON EXISITING BRANCH CIRCUIT, 8 GEN USE RECEPT., 4 EMER ,1 EXIT ,60AMP SUBFED PANEL 5 CONTROL AND CIRCUIT PER 2008 NEC (COMMERCIAL)"},{"number":"464045","date":"2013-04-09","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2013-04-23","scope":"INSTALLED (2) AIR TEMP. 120,000 BTU GAS FURNACES WITH AIR CONDITIONING AND ALL NEW DUCT SYSTEM."},{"number":"695827","date":"2016-05-27","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2016-05-27","scope":"FOR AN ARTIST STUDIOS AND ARTISAN INDUSTRIAL AT SECOND FLOOR IN THE SAME BUILDING EXISTING RETAIL SALE OF SPORTING GOODS EQUIPMENT AND FOR BATTING CAGES IN SPACE 527-29; EXISTING CLEANER (DROP-OFF) IN SPACE 531, AN EXISTING CHECK CASHING AGENCY IN SPACE 533."},{"number":"776925","date":"2017-04-20","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-05-01","scope":"PLUMBING ALTERATIONS IN AN EXISTING COMMERCIAL USE. REPLACE 4\" STACK, SUPPLY AND DRAIN TO (4) WC, (4) LAVS AND (1) DRINKING FOUNTAIN."},{"number":"851327","date":"2018-09-21","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2018-09-21","scope":"PER ZBA PROVISO - TEMPORARY VARIANCE TO EXPIRE ON 01/01/2020. FOR BUSINESS AND PROFESSIONAL OFFICE AND COMPUTER LAB WITH TWELVE (12) COMPUTERS, VIRTUAL REALITY PERIPHERALS AND CONTROLLERS FOR PRIVATE RENTALS FOR MAXIMUM FIFTY (50) PEOPLE (NO ACTIVITIES AS DEFINED IN 14-603 (13) OF PHILADELPHIA ZONING CODE) ON ENTIRE 2ND FLOOR IN THE SAME BUILDING WITH ALL OTHER USES AS PREVIOUSLY APPROVED IN AN EXISTING STRUCTURE. NO SIGN ON THIS PERMIT. ** SEPARATE BUILDING APPLICATION WITH PLANS IS REQUIRED FOR CERTIFICATE OF OCCUPANCY**"},{"number":"965728","date":"2019-04-11","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2019-04-11","scope":"NO CHANGE IN USE - RETAIL SALES OF CONSUMER GOODS, INCLUDING WEAR.ING APPAREL AND JEWELRY, NO FOOD SALES OF ANY KIND. KEY PLAN RECEIVED. THIS PERMIT IS TO PARTIALLY COMPLY CASE #667523 FOR SPACE 531"},{"number":"972346","date":"2019-05-01","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2019-05-01","scope":"CHANGE USE FROM VACANT PROPERTY TO PROPOSED ARTIST STUDIOS/ARTISIAN INDUSTRIAL ON 2ND FLOOR IN THE SAME BUILDING WITH ALL OTHER USES AS PREVIOUSLY APPROVED IN AN EXISTING STRUCTURE.* NO SIGN ON THIS PERMIT*"},{"number":"ZP-2021-006037","date":"2022-01-26","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE REMOVAL OF AN EXISTING SINGLE-STORY PORTION OF THE EXISTING BUILDING IN THE REAR, THE ERECTION OF A FOUR (4) STORY ADDITION AT REAR, WITH TWO (2) ROOF DECKS (FOR RESIDENTIAL USE ONLY) AND A SOLAR COLLECTOR, AND THE ERECTION OF A SOLAR COLLECTOR ON THE EXISTING FRONT TWO (2) STORY STRUCTURE, WITH TWENTY (20) CLASS 1A BICYCLE PARKING SPACES. SIZE AND LOCATION AS SHOWN IN THE APPLICATION / PLAN. AMENDED AS OF 3.9.2023: FOR ROOF DECK, ROOF DECK ACCESS STRUCTURES, AND ROOF STRUCTURES DIMENSION CHANGES (ALL COMPLIANT)."},{"number":"GM-2022-008704","date":"2022-10-26","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2024-06-13","scope":"For the interior demolition on non-bearing partition wall and ceilings as per attached standard. Deviations from these standards require submission of construction and site plans. STRUCTURAL ALTERATION OR REPAIR IS EXPRESSLY PROHIBITED UNDER THIS PERMIT. PROHIBITED STRUCTURAL WORK INCLUDES ANY MODIFICATION TO EXTERIOR WALLS, PARTY WALLS, FLOOR/ROOF FRAMING OR FOUNDATIONS; UNDERPINNING AND EXCAVATIONS (I.E. DIGGING IN BASEMENT). NO WORK PERMITTED IN THE BASEMENT. Separate Streets Department permit required for sidewalk and street closures. No work to exterior windows and/or doors as part of this permit. No exterior work permitted as part of this permit as per PHC. remove approximately 1700 sq ft of interior non-load bearing walls from second floor"},{"number":"CP-2022-007020","date":"2023-06-20","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR AN ADDITION AT THE REAR OF THE EXISTING ATTACHED STRUCTURE AND LEVEL III ALTERATIONS THROUGHOUT. ALTERATIONS TO INCLUDE THE REMOVAL OF PARTION WALLS, THE REMOVAL OF A ONE (1) STORY PORTION AT THE REAR, THE ERECTION OF PARTION WALLS AND FIRE-RESISTANCE RATED ASSEMBLIES, ACCESSIBILITY IMPROVEMENTS, AND PROVIDE FINISHES/FURNISHINGS. 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. ASBESTOS REMOVAL REQUIRED PRIOR TO THE START OF ANY WORK. PLEASE SEE MI-2022-006635 FOR THE APPROVED VARAINCES AND PROVISOS."},{"number":"EP-2024-009965","date":"2024-11-05","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"Install main service equipment (2) 800 Amp Disconnect switches and sub feeders including meter stacks for 38 apartments, 2 meters for commercial space, and 1 meter for the landlord panel. Total of 41 meters. Wiring throughout. Install light fixtures, outlets, switches, smoke alarms, grounding system, emergency lights, and exit signs as per 2017 NEC. Install fire alarm system as per 2016 NFPA 72."},{"number":"PP-2025-015823","date":"2026-03-02","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"ALTERATIONS TO EXISTING MIXED USE BUILDING. INTERIOR INSTALLATION OF DRAINAGE, WASTE, VENT, AND WATER SUPPLY FOR LISTED FIXTURES. VENTING TO BE DESIGNED AND INSTALLED IN ACCORDANCE WITH THE BASE VENTING CODE. ALL WORK TO BE INSTALLED IN STRICT COMPLIANCE WITH 2018 PPC AND APPROVED PLANS"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2018,"k":"permit","w":"Use"},{"y":2019,"k":"permit","w":"Use"},{"y":2019,"k":"permit","w":"Use"},{"y":2019,"k":"appeal","w":"Appeal granted"},{"y":2019,"k":"insp","w":"Inspection failed ×4"},{"y":2020,"k":"insp","w":"L&I: 2 failed, 2 passed"},{"y":2022,"k":"permit","w":"New construction, addition, GFA change"},{"y":2022,"k":"appeal","w":"Appeal granted with conditions"},{"y":2022,"k":"permit","w":"Interior Non-Load-Bearing Wall Demo."},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"New Construction or Additions"}],"rented":false,"licenses":[{"number":"200177","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"F DOLLAR WAREHOUSE PLUS","legalName":"F DOLLAR WAREHOUSE PLUS","address":"527-37 W GIRARD AVE","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2002-05-01","latestIssueDate":"2002-05-01","expirationDate":"2003-04-30","inactiveDate":null},{"number":"694060","type":"Precious Metal Dealer","status":"Inactive","businessName":"JOSEPH RANIERI (\" DO NOT USE \")","legalName":"JOSEPH RANIERI","address":"527-37 W GIRARD AVE","revenueCode":"3524","rentalCategory":null,"units":null,"issuedDate":"2016-03-08","latestIssueDate":"2017-03-23","expirationDate":"2017-12-01","inactiveDate":"2018-01-30"}],"licenseActivity":[{"number":"694060","type":"Precious Metal Dealer","businessName":"JOSEPH RANIERI (\" DO NOT USE \")","legalName":"JOSEPH RANIERI","issuedDate":"2016-03-08","latestIssueDate":"2017-03-23","closureDate":"2018-01-30","expirationDate":"2017-12-01","inactiveDate":"2018-01-30","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"200177","type":"Food Establishment, Retail Permanent Location","businessName":"F DOLLAR WAREHOUSE PLUS","legalName":"F DOLLAR WAREHOUSE PLUS","issuedDate":"2002-05-01","latestIssueDate":"2002-05-01","closureDate":"2003-04-30","expirationDate":"2003-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","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":["3 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":"Appeal #ZP-2021-006037: Completed · Granted with conditions; related permit ZP-2021-006037. Use permit #421056: COMPLETED. The history also contains “CO- NEW USE OCCUPIED PRE-CO.”","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":"3 permits not marked completed: CP-2022-007020 (Issued), EP-2024-009965 (Issued), PP-2025-015823 (Issued).","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":"21 failed, 8 passed, and 10 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Feb 19, 2020.","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":"2 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 #200177: Inactive; Precious Metal Dealer #694060: Inactive since Jan 30, 2018","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 13 historical violations across 7 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/"}]}