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form building","type":"L_FFORM","description":"FAST FORM BUILDING PERMIT","status":"COMPLETED","completedDate":"2007-03-14","scope":null},{"number":"34180","date":"2007-09-20","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2007-09-25","scope":"ERECT A FLAT WALL SIGN (2' X 16' )"},{"number":"378184","date":"2012-05-07","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2012-05-07","scope":"ONE STORY ADDITION FOR USE TO EXTRA SPACE OR RENTAL/RETAIL OF BICYCLES"},{"number":"409581","date":"2012-07-19","work":"Addition","type":"BP_ADDITON","description":"ADDITION PERMIT","status":"COMPLETED","completedDate":"2012-12-14","scope":"FOR ONE (1) STORY ADDITION TO EXISTING ONE (1) STORY COMMERCIAL BUILDING AS PER PLANS. FOR ISSUANCE OF CERTIFICATE OF OCCUPANCY."},{"number":"424477","date":"2012-08-29","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2012-11-19","scope":"ROUGH OUT FOR HANDICAP TOILET AND SINK AND INSTALL RAIN CONDUCTOR(COMMERCIAL-RETAIL)"},{"number":"430384","date":"2012-11-08","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-06-21","scope":"ADDITION ON BIKE SHOP. LIGHTS OUTLETS EXIT EMS AS PER PLANS. AS PER NEC 2008 (COMM)"},{"number":"444127","date":"2012-12-20","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2012-12-20","scope":"CREATE TWO TENANT SPACES FROM THE EXISTING ONE SPACE, TENANT SPACE #2 FOR USE OF FOOD, BEVEAGES AND GROCERCIES"},{"number":"444626","date":"2013-02-04","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2013-02-04","scope":"SPACE #2 ADDING REATIL SALES OF WATER ICE TO EXISTING USES"},{"number":"452290","date":"2013-02-06","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2013-03-18","scope":"3 COMPARTMENT SINK, HAND WASH SINK, MOP BASIN, AND TWO DIPWELLS (COMMERCIAL)"},{"number":"591638","date":"2015-03-10","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2015-03-10","scope":"LEGALIZE AND REFACE EXISTING SIGN (CABINET)."},{"number":"595458","date":"2015-07-08","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2016-10-04","scope":"REFACE EXSITING SIGN CABINET."},{"number":"ZP-2026-006133","date":"2026-05-28","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Personal Services"}],"storyTag":"Renovated & sold on","storyDelta":1.35,"timeline":[{"y":2013,"k":"appeal","w":"Appeal granted with conditions"},{"y":2013,"k":"permit","w":"Use"},{"y":2013,"k":"permit","w":"Plumbing"},{"y":2013,"k":"viol","w":"L&I violation"},{"y":2013,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2015,"k":"permit","w":"Zoning/use"},{"y":2015,"k":"permit","w":"Sign"},{"y":2017,"k":"viol","w":"6 L&I violations"},{"y":2019,"k":"viol","w":"3 L&I violations"},{"y":2020,"k":"viol","w":"2 L&I violations"},{"y":2026,"k":"sale","p":800000},{"y":2026,"k":"permit","w":"Change of Use"}],"rented":false,"licenses":[{"number":"586747","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"PHILIP MCGURK (PHILIP & TRACY MCGURK LLC)","legalName":"PHILIP MCGURK","address":"7741 FRANKFORD AVE","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2013-03-13","latestIssueDate":"2014-04-08","expirationDate":"2015-04-30","inactiveDate":"2015-06-29"}],"licenseActivity":[{"number":"586747","type":"Food Establishment, Retail Permanent Location","businessName":"PHILIP MCGURK (PHILIP & TRACY MCGURK LLC)","legalName":"PHILIP MCGURK","issuedDate":"2013-03-13","latestIssueDate":"2014-04-08","closureDate":"2015-06-29","expirationDate":"2015-04-30","inactiveDate":"2015-06-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"post-purchase-work","level":"watch","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 1 permit event matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2026","permit activity in 2026"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #378184: 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"2 failed, 3 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jun 12, 2013.","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 #586747: 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 24 historical violations across 12 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. 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