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SEPARATE PERMITS REQUIRED MECHANICAL, ELECTRICAL AND PLUMBING."},{"number":"PP-2023-015559","date":"2023-11-14","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-02-01","scope":"Plumbing Permit (Interior) for combo CP-2023-003508"},{"number":"EP-2023-011084","date":"2023-11-14","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-01-17","scope":"Electrical Permit for combo CP-2023-003508"},{"number":"MP-2023-004981","date":"2023-12-07","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-02-01","scope":"Mechanical / Fuel Gas Permit for combo CP-2023-003508"},{"number":"ZP-2026-003818","date":null,"work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Denied","completedDate":null,"scope":null},{"number":"ZP-2026-005242","date":null,"work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Denied","completedDate":null,"scope":"FOR THE ERECTION OF (31) NEW SIGNS (4 MENU BOARD SIGNS, (2) 10 S/F & (2) 20 S/F TOTAL 60 S/F), (3 CLEARANCE SIGNS, (1) 3.1 S/F & (1) 1.2 S/F TOTAL 5.5 SF),(1 PROJECTING SIGN NON-ILLUMINATED 2.2 S/F), (18 DIRECTIONAL SIGNS TOTAL 50.7 S/F), (5 WALL SIGNS (2) 32.8 S/F ILLUMINATED & (3) 14 S/F ILLUMINATED, WITH EXISTING SIGNS AS PREVIOUSLY APPROVED FOR A PROPOSED TAKE OUT RESTAURANT; SIZE AND LOCATION AS PER APPLICATION/PLAN."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2018,"k":"permit","w":"Electrical"},{"y":2018,"k":"permit","w":"Electrical"},{"y":2022,"k":"permit","w":"Alterations"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"viol","w":"3 L&I violations"},{"y":2024,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2026,"k":"appeal","w":"Appeal filed"},{"y":2026,"k":"appeal","w":"Appeal filed"}],"rented":false,"licenses":[{"number":"279970","type":"Dumpster License - 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Private Property","status":"Inactive","businessName":"TANCREDE LP","legalName":"TANCREDE LP","address":"101-23 S 52ND ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2007-03-13","latestIssueDate":"2010-07-06","expirationDate":"2011-07-31","inactiveDate":null},{"number":"412297","type":"Dumpster License - Private Property","status":"Inactive","businessName":"TANCREDE LP","legalName":"TANCREDE LP","address":"101-23 S 52ND ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2007-06-05","latestIssueDate":"2011-08-27","expirationDate":"2012-07-31","inactiveDate":null},{"number":"587815","type":"Dumpster License - Private Property","status":"Active","businessName":"SNL HOLDINGS INC","legalName":"SNL HOLDINGS INC","address":"101-23 S 52ND ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2013-03-25","latestIssueDate":"2013-07-24","expirationDate":null,"inactiveDate":null},{"number":"625524","type":"Food Preparing and Serving (30+ SEATS)","status":"Closed","businessName":"DG 52ND STREET LLC","legalName":"DG 52ND STREET LLC","address":"101-23 S 52ND ST","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2014-04-16","latestIssueDate":"2019-03-16","expirationDate":"2020-04-30","inactiveDate":"2020-06-29"},{"number":"931808","type":"Food Preparing and Serving (30+ SEATS)","status":"Active","businessName":"GNS enterprises 5, LP (McDonald's )","legalName":"GNS enterprises 5, LP","address":"101-23 S 52ND ST","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2023-08-25","latestIssueDate":"2025-08-07","expirationDate":"2026-08-24","inactiveDate":null}],"licenseActivity":[{"number":"931808","type":"Food Preparing and Serving (30+ SEATS)","businessName":"GNS enterprises 5, LP (McDonald's )","legalName":"GNS enterprises 5, LP","issuedDate":"2023-08-25","latestIssueDate":"2025-08-07","closureDate":null,"expirationDate":"2026-08-24","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"625524","type":"Food Preparing and Serving (30+ SEATS)","businessName":"DG 52ND STREET LLC","legalName":"DG 52ND STREET LLC","issuedDate":"2014-04-16","latestIssueDate":"2019-03-16","closureDate":"2020-06-29","expirationDate":"2020-04-30","inactiveDate":"2020-06-29","status":"Closed","statusLabel":"Inactive","active":false},{"number":"587815","type":"Dumpster License - Private Property","businessName":"SNL HOLDINGS INC","legalName":"SNL HOLDINGS INC","issuedDate":"2013-03-25","latestIssueDate":"2013-07-24","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"412297","type":"Dumpster License - Private Property","businessName":"TANCREDE LP","legalName":"TANCREDE LP","issuedDate":"2007-03-13","latestIssueDate":"2011-08-27","closureDate":"2012-07-31","expirationDate":"2012-07-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"358661","type":"Food Preparing and Serving (30+ SEATS)","businessName":"TANCREDE LP","legalName":"TANCREDE LP","issuedDate":"2006-03-06","latestIssueDate":"2010-05-17","closureDate":"2012-12-22","expirationDate":"2011-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"280744","type":"Dumpster License - Private Property","businessName":"MCDONALDS REST OF PENNA INC","legalName":"MCDONALDS REST OF PENNA INC","issuedDate":"2002-04-04","latestIssueDate":"2002-04-04","closureDate":"2010-07-31","expirationDate":"2010-07-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"209669","type":"Food Preparing and Serving (30+ SEATS)","businessName":"MCDONALDS CORP","legalName":"MCDONALDS CORP","issuedDate":"2000-04-14","latestIssueDate":"2004-12-14","closureDate":"2012-12-22","expirationDate":"2005-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"279970","type":"Dumpster License - Private Property","businessName":"MC DONALDS","legalName":"MC DONALDS","issuedDate":"1999-11-04","latestIssueDate":"1999-11-04","closureDate":"2010-07-31","expirationDate":"2010-07-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-27","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":["5 permit events since 2023","2 zoning/board appeals 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-2026-003818: Prepare Meeting; related permit ZP-2026-003818. Use permit #845820: 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: ZP-2026-003818 (Denied), ZP-2026-005242 (Denied).","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":"8 failed, 6 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Dec 30, 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Dumpster License - Private Property #279970: Inactive; Food Preparing and Serving (30+ SEATS) #208560: Inactive since Apr 29, 2009; Dumpster License - Private Property #280744: Inactive; Food Preparing and Serving (30+ SEATS) #209669: Inactive since Dec 22, 2012","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 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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Special Hazards Certification: Certified through Mar 2, 2027","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":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"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/"}]}