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SEPARATE PERMITS REQUIRED FOR ALL MEP/FSP WORK **IBC 2018**"}],"storyTag":"Improved","storyDelta":2.57,"timeline":[{"y":2017,"k":"permit","w":"Plumbing"},{"y":2017,"k":"permit","w":"Mechanical"},{"y":2017,"k":"permit","w":"Electrical"},{"y":2021,"k":"permit","w":"Canopy"},{"y":2021,"k":"viol","w":"2 L&I violations"},{"y":2021,"k":"insp","w":"Inspection failed ×2"},{"y":2023,"k":"viol","w":"2 L&I violations"},{"y":2023,"k":"insp","w":"Inspection failed ×3"},{"y":2024,"k":"viol","w":"L&I violation"},{"y":2024,"k":"insp","w":"L&I: 3 failed, 1 passed"},{"y":2025,"k":"viol","w":"7 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 5 failed, 2 passed"}],"rented":false,"licenses":[{"number":"279924","type":"Dumpster License - Private Property","status":"Active","businessName":"JOE PARCELLA (JOE PARCELLA EXXON)","legalName":"JOE PARCELLA","address":"5203 OXFORD AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"1995-01-24","latestIssueDate":"2013-08-08","expirationDate":null,"inactiveDate":null},{"number":"199569","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"PARCELLA JOSEPH A","legalName":"PARCELLA JOSEPH A","address":"5203 OXFORD AVE","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2004-05-06","latestIssueDate":"2008-04-08","expirationDate":"2009-04-30","inactiveDate":"2012-12-22"},{"number":"389798","type":"Motor Vehicle Repair / Fuel Dispensing","status":"Inactive","businessName":"JOE PARCELLA (JOE PARCELLA EXXON)","legalName":"JOE PARCELLA","address":"5203 OXFORD AVE","revenueCode":"3311","rentalCategory":null,"units":null,"issuedDate":"2006-11-01","latestIssueDate":"2007-10-24","expirationDate":"2008-12-31","inactiveDate":"2012-07-24"},{"number":"387420","type":"Hazardous Materials","status":"Inactive","businessName":"JOSEPH PARCELLA (JOSEPH PARCELLA EXXON)","legalName":"JOSEPH PARCELLA","address":"5203 OXFORD AVE","revenueCode":"3335","rentalCategory":null,"units":null,"issuedDate":"2006-11-10","latestIssueDate":"2007-10-24","expirationDate":"2008-11-30","inactiveDate":null},{"number":"755576","type":"Food Preparing and Serving","status":"Active","businessName":"EXPRESS FUEL MART INC","legalName":" EXPRESS FUEL MART INC ","address":"5203 OXFORD AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2017-10-26","latestIssueDate":"2025-09-24","expirationDate":"2026-10-25","inactiveDate":null},{"number":"0973226","type":"Motor Vehicle Repair / Fuel Dispensing","status":"Active","businessName":"EXPRESS FUEL MART INC","legalName":" EXPRESS FUEL MART INC ","address":"5203 OXFORD AVE","revenueCode":"3311","rentalCategory":null,"units":null,"issuedDate":"2025-03-08","latestIssueDate":"2026-03-12","expirationDate":"2027-03-07","inactiveDate":null}],"licenseActivity":[{"number":"0973226","type":"Motor Vehicle Repair / Fuel Dispensing","businessName":"EXPRESS FUEL MART INC","legalName":" EXPRESS FUEL MART INC ","issuedDate":"2025-03-08","latestIssueDate":"2026-03-12","closureDate":null,"expirationDate":"2027-03-07","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"755576","type":"Food Preparing and Serving","businessName":"EXPRESS FUEL MART INC","legalName":" EXPRESS FUEL MART INC ","issuedDate":"2017-10-26","latestIssueDate":"2025-09-24","closureDate":null,"expirationDate":"2026-10-25","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"387420","type":"Hazardous Materials","businessName":"JOSEPH PARCELLA (JOSEPH PARCELLA EXXON)","legalName":"JOSEPH PARCELLA","issuedDate":"2006-11-10","latestIssueDate":"2007-10-24","closureDate":"2008-11-30","expirationDate":"2008-11-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"389798","type":"Motor Vehicle Repair / Fuel Dispensing","businessName":"JOE PARCELLA (JOE PARCELLA EXXON)","legalName":"JOE PARCELLA","issuedDate":"2006-11-01","latestIssueDate":"2007-10-24","closureDate":"2012-07-24","expirationDate":"2008-12-31","inactiveDate":"2012-07-24","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"199569","type":"Food Establishment, Retail Permanent Location","businessName":"PARCELLA JOSEPH A","legalName":"PARCELLA JOSEPH A","issuedDate":"2004-05-06","latestIssueDate":"2008-04-08","closureDate":"2012-12-22","expirationDate":"2009-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"279924","type":"Dumpster License - 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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":"1 permit not marked completed: GP-2020-011059 (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":"18 failed, 8 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on May 29, 2025.","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":"Food Establishment, Retail Permanent Location #199569: Inactive since Dec 22, 2012; Motor Vehicle Repair / Fuel Dispensing #389798: Inactive since Jul 24, 2012; Hazardous Materials #387420: Inactive","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 22 historical violations across 10 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/"}]}