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SIZE AND LOCATION AS SHOWN IN APPLICATION/PLANS"},{"number":"GP-2025-010967","date":"2025-12-05","work":"Sign","type":"General","description":"General Permit","status":"Completed","completedDate":"2026-01-31","scope":"FOR THE ERECTION OF ONE (1) STATIC ILLUMINATED WALL SIGN ON AN EXISTING STRUCTURE. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK, INCLUDING ALL ELECTRICAL WORK."},{"number":"ZP-2026-006691","date":"2026-07-01","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF TWO (2) NON-ILLUMINATED WALL SIGNS. SIZE AND LOCATION AS SHOWN IN APPLICATION/PLANS"},{"number":"GP-2026-005711","date":"2026-07-16","work":"Sign","type":"General","description":"General Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF TWO (2) NON-ILLUMINATED WALL SIGNS. SIZE AND LOCATION AS SHOWN IN PLANS."}],"storyTag":"Improved","storyDelta":-0.05,"timeline":[{"y":2017,"k":"permit","w":"Use"},{"y":2021,"k":"viol","w":"10 L&I violations"},{"y":2021,"k":"insp","w":"Inspection failed"},{"y":2022,"k":"insp","w":"Inspection failed"},{"y":2023,"k":"permit","w":"Change of Use"},{"y":2023,"k":"viol","w":"L&I violation"},{"y":2023,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2024,"k":"insp","w":"Inspection passed"},{"y":2025,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2025,"k":"permit","w":"Sign"},{"y":2026,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2026,"k":"permit","w":"Sign"}],"rented":false,"licenses":[{"number":"280246","type":"Dumpster License - Private Property","status":"Inactive","businessName":"IFES LTD","legalName":"IFES LTD","address":"8601 FRANKFORD AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"1999-03-31","latestIssueDate":"1999-03-31","expirationDate":"2010-07-31","inactiveDate":null},{"number":"284721","type":"Hazardous Materials","status":"Inactive","businessName":"IFES LTD","legalName":"IFES LTD","address":"8601 FRANKFORD AVE","revenueCode":"3335","rentalCategory":null,"units":null,"issuedDate":"2000-01-02","latestIssueDate":"2000-01-02","expirationDate":"2001-01-02","inactiveDate":null},{"number":"199558","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"FRANKFORD TEXACO","legalName":"FRANKFORD TEXACO","address":"8601 FRANKFORD AVE","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2005-01-28","latestIssueDate":"2005-01-28","expirationDate":"2009-06-30","inactiveDate":null},{"number":"453021","type":"Food Preparing and Serving","status":"Inactive","businessName":"PAPAS ICES INC (RITA'S WATER ICE)","legalName":"PAPAS ICES INC","address":"8601 FRANKFORD AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2008-08-01","latestIssueDate":"2014-05-03","expirationDate":"2015-04-30","inactiveDate":"2015-06-29"},{"number":"490294","type":"Food Preparing and Serving","status":"Inactive","businessName":"SANTINI LLC (SANTINIS SOUTH PHILLY GRILLE)","legalName":"SANTINI LLC","address":"8601 FRANKFORD AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2009-12-21","latestIssueDate":"2011-06-09","expirationDate":"2012-04-30","inactiveDate":"2012-12-22"},{"number":"536978","type":"Dumpster License - Private Property","status":"Inactive","businessName":"PAPAS ICES INC (RITA'S WATER ICE)","legalName":"PAPAS ICES INC","address":"8601 FRANKFORD AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2011-06-22","latestIssueDate":"2011-06-22","expirationDate":"2012-07-31","inactiveDate":null},{"number":"767459","type":"Food Preparing and Serving","status":"Inactive","businessName":"DAVID'S SOUTHERN FRIED PIES LLC","legalName":"DAVID'S SOUTHERN FRIED PIES LLC","address":"8601 FRANKFORD AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2018-02-27","latestIssueDate":"2018-02-27","expirationDate":"2019-02-26","inactiveDate":"2019-04-27"},{"number":"820638","type":"Food Preparing and Serving","status":"Inactive","businessName":"The Better Box, LLC","legalName":"The Better Box, LLC ","address":"8601 FRANKFORD AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2019-08-12","latestIssueDate":"2021-09-23","expirationDate":"2022-08-11","inactiveDate":"2022-10-10"},{"number":"926410","type":"Food Preparing and Serving","status":"Active","businessName":"FRANKFORD 8601 LLC (RITA'S WATER ICE)","legalName":"FRANKFORD 8601 LLC","address":"8601 FRANKFORD AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2023-06-15","latestIssueDate":"2026-05-03","expirationDate":"2027-06-14","inactiveDate":null}],"licenseActivity":[{"number":"926410","type":"Food Preparing and Serving","businessName":"FRANKFORD 8601 LLC (RITA'S WATER ICE)","legalName":"FRANKFORD 8601 LLC","issuedDate":"2023-06-15","latestIssueDate":"2026-05-03","closureDate":null,"expirationDate":"2027-06-14","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"820638","type":"Food Preparing and Serving","businessName":"The Better Box, LLC","legalName":"The Better Box, LLC ","issuedDate":"2019-08-12","latestIssueDate":"2021-09-23","closureDate":"2022-10-10","expirationDate":"2022-08-11","inactiveDate":"2022-10-10","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"767459","type":"Food Preparing and Serving","businessName":"DAVID'S SOUTHERN FRIED PIES LLC","legalName":"DAVID'S SOUTHERN FRIED PIES LLC","issuedDate":"2018-02-27","latestIssueDate":"2018-02-27","closureDate":"2019-04-27","expirationDate":"2019-02-26","inactiveDate":"2019-04-27","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"536978","type":"Dumpster License - Private Property","businessName":"PAPAS ICES INC (RITA'S WATER ICE)","legalName":"PAPAS ICES INC","issuedDate":"2011-06-22","latestIssueDate":"2011-06-22","closureDate":"2012-07-31","expirationDate":"2012-07-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"490294","type":"Food Preparing and Serving","businessName":"SANTINI LLC (SANTINIS SOUTH PHILLY GRILLE)","legalName":"SANTINI LLC","issuedDate":"2009-12-21","latestIssueDate":"2011-06-09","closureDate":"2012-12-22","expirationDate":"2012-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"453021","type":"Food Preparing and Serving","businessName":"PAPAS ICES INC (RITA'S WATER ICE)","legalName":"PAPAS ICES INC","issuedDate":"2008-08-01","latestIssueDate":"2014-05-03","closureDate":"2015-06-29","expirationDate":"2015-04-30","inactiveDate":"2015-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"199558","type":"Food Establishment, Retail Permanent Location","businessName":"FRANKFORD TEXACO","legalName":"FRANKFORD TEXACO","issuedDate":"2005-01-28","latestIssueDate":"2005-01-28","closureDate":"2009-06-30","expirationDate":"2009-06-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"284721","type":"Hazardous Materials","businessName":"IFES LTD","legalName":"IFES LTD","issuedDate":"2000-01-02","latestIssueDate":"2000-01-02","closureDate":"2001-01-02","expirationDate":"2001-01-02","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"280246","type":"Dumpster License - Private Property","businessName":"IFES LTD","legalName":"IFES LTD","issuedDate":"1999-03-31","latestIssueDate":"1999-03-31","closureDate":"2010-07-31","expirationDate":"2010-07-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","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"],"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":"Use permit #93181: 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":"1 permit not marked completed: GP-2026-005711 (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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through May 20, 2025; Special Hazards Certification: Certified through May 13, 2023; Emergency and Standby Power Systems Certification: Certified through Jun 1, 2023","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":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"17 failed, 10 passed, and 7 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Mar 20, 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 #280246: Inactive; Hazardous Materials #284721: Inactive; Food Establishment, Retail Permanent Location #199558: Inactive; Food Preparing and Serving #453021: Inactive since Jun 29, 2015","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 11 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/"}]}