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PERMIT","status":"COMPLETED","completedDate":null,"scope":"REPLACE 200 AMP SERVICE, REPLACE 5 EMERGENCY LIGHTS, REPLACE 5 SMOKE DETECTORS, REPLACE PULL STATION (EAST DIST)"},{"number":"151979","date":"2008-05-14","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2009-01-30","scope":"WATER CLOSET AND HAND SINK"},{"number":"162904","date":"2008-07-07","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2008-07-14","scope":"WATER CLOSET, LAVY, AND KITCHEN SINK"},{"number":"168725","date":"2008-08-01","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2008-08-01","scope":"USE OFFICE AS AN METAL HEALTH FACILITY ALL OTHER USES ARE TO REMAIN THE SAME"},{"number":"166340","date":"2008-08-12","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2008-08-14","scope":"CERTIFICATE OF OCCUPANCY FOR THE FIRST FLOOR OFFICE. AFFIDAVIT OF RESTRICTED USE FOR UPPER FLOORS. SEPARATE C.O. REQUIRED FOR UPPER FLOORS."},{"number":"222688","date":"2009-06-22","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2009-06-22","scope":"MENTAL HEALTH PROGRAM FACILITY WITH OFFICE SPACE"},{"number":"294118","date":"2010-08-02","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2010-08-02","scope":"CHANGE ZONING FROM VACANT 2ND FL TO MENTAL HEALTH OFFICE ON 2ND FL"},{"number":"294317","date":"2010-08-06","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2010-09-01","scope":"C/O FOR 2ND FL ONLY."},{"number":"298461","date":"2010-08-27","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"REPLACEMENT OF OUTSIDE LIGHT AS PER 2008 NEC (NORTH DIST)"},{"number":"307343","date":"2010-10-20","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2010-10-21","scope":"CURB TRAP AND MAIN DRAIN"},{"number":"320552","date":"2011-02-11","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2012-10-23","scope":"CONSTRUCTION OF AN EXTERIOR STAIRWAY FROM 3 FLOOR. USE REGISTRATION/ZONING AND PERMIT FOR CERTIFICATE OF OCCUPANCY FOR 3RD FLOOR PRIOR TO OCCUPANCY."},{"number":"398462","date":"2012-04-10","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2012-04-10","scope":"FOR A BREACH IN WALL AT THE FIRST FLOOR LEVEL BETWEEN 118 & 120 W WYOMING AVE. 118 W WYOMING FOR USE AS MENTAL HEALTH COUNSELING OFFICE WITH ADMINISTRATIVE OFFICE AND ACCESSORY STORAGE AND 120 W WYOMING FOR USE AS A MENTAL HEALTH COUNCILING FACILITY WITH ACCESSORY OFFICES IN AN EXISTING STRUCTURE AS PREVIOUSLY APPROVED."},{"number":"437234","date":"2012-11-09","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2012-12-05","scope":"REPLACE EXISTING EXIT/EMERGENCY LIGHTING UNIT WITH A NEW EXIT/EMERGENCY LIGHTING UNIT WITH A REMOTE DOUBLE HEAD UNIT OUTSIDE THE EXIT/ENTRY DOOR AS PER 2008 NEC (MENTAL HEALTH FACILITY)"},{"number":"441525","date":"2013-01-09","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2013-01-11","scope":"CERTIFICATE OF OCCUPANCY FOR THE EXTENSION OF A MENTAL HEALTH COUNSELING CENTER WITH ACCESSORY OFFICES FROM THE FIRST AND SECOND FLOOR TO THE THIRD FLOOR OF AN EXISTING BUILDING. NO WORK/ALTERATIONS TO THE EXISTING BUILDING. COMPLIANCE WITH FIRE AND PROPERTY MAINTENANCE CODES REQUIRED PRIOR TO OCCUPANCY."},{"number":"ZP-2025-001370","date":"2025-02-21","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Vacant; Residential - Household Living - Two-Family"}],"storyTag":"Renovated & sold on","storyDelta":5.56,"timeline":[{"y":2012,"k":"viol","w":"4 L&I violations"},{"y":2012,"k":"permit","w":"Electrical"},{"y":2013,"k":"permit","w":"Administrative"},{"y":2013,"k":"insp","w":"Inspection passed"},{"y":2013,"k":"sale","p":350000},{"y":2016,"k":"viol","w":"6 L&I violations"},{"y":2016,"k":"insp","w":"Inspection failed ×2"},{"y":2018,"k":"viol","w":"L&I violation"},{"y":2018,"k":"insp","w":"Inspection failed ×3"},{"y":2019,"k":"sale","p":210000},{"y":2024,"k":"insp","w":"Inspection passed"},{"y":2025,"k":"permit","w":"Change of Use"}],"rented":false,"licenses":[{"number":"421381","type":"Rental","status":"Inactive","businessName":"JOEVANNY SANTIAGO","legalName":"JOEVANNY SANTIAGO","address":"120 W WYOMING AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2007-08-27","latestIssueDate":"2012-10-13","expirationDate":"2013-02-28","inactiveDate":null}],"licenseActivity":[{"number":"421381","type":"Rental","businessName":"JOEVANNY SANTIAGO","legalName":"JOEVANNY SANTIAGO","issuedDate":"2007-08-27","latestIssueDate":"2012-10-13","closureDate":"2013-02-28","expirationDate":"2013-02-28","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-27","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #47312: 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":"2 permits not marked completed: 45269 (EXPIRED), 34138 (EXPIRED).","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":"9 failed, 4 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Nov 23, 2024.","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":"1 fire/suppression-related permit 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":"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 20 historical violations across 6 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/"}]}