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Variance","grounds":"PERMIT For a banquet and catering hall  (Assembly and entertainment - Event Assembly Facility) in an existing structure.","status":"Completed","outcome":"Granted","date":"2026-05-04","number":"ZP-2025-009647","relatedPermit":"ZP-2025-009647"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":290000,"taxable":290000,"land":71100,"improvement":218900,"taxableLand":71100,"taxableImprovement":218900,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":290000,"taxable":290000,"land":71100,"improvement":218900,"taxableLand":71100,"taxableImprovement":218900,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":354100,"taxable":354100,"land":70861,"improvement":283239,"taxableLand":70861,"taxableImprovement":283239,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":353800,"taxable":353800,"land":70760,"improvement":283040,"taxableLand":70760,"taxableImprovement":283040,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":356400,"taxable":356400,"land":71280,"improvement":285120,"taxableLand":71280,"taxableImprovement":285120,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":356400,"taxable":356400,"land":71280,"improvement":285120,"taxableLand":71280,"taxableImprovement":285120,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":356400,"taxable":356400,"land":71280,"improvement":285120,"taxableLand":71280,"taxableImprovement":285120,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":389400,"taxable":389400,"land":77890,"improvement":311510,"taxableLand":77890,"taxableImprovement":311510,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":389400,"taxable":389400,"land":77890,"improvement":311510,"taxableLand":77890,"taxableImprovement":311510,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":435600,"taxable":435600,"land":87120,"improvement":348480,"taxableLand":87120,"taxableImprovement":348480,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":435600,"taxable":435600,"land":87120,"improvement":348480,"taxableLand":87120,"taxableImprovement":348480,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":473600,"taxable":473600,"land":94700,"improvement":378900,"taxableLand":94700,"taxableImprovement":378900,"exemptLand":0,"exemptImprovement":0}],"taxNow":6098,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"479507","date":"2013-06-25","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-06-06","scope":"CONNECT TO EXISTING CAST IRON DRAIN AND MAKE DRAIN FOR TOILET AND SINK AND VENT ALL FROM CAST IRON AFTERWARDS INSTALL TOILET AND SINK MAKE A WATER LINE 1/2 COPPER (COMMERCIAL)"},{"number":"481212","date":"2013-08-01","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2013-08-21","scope":"LEVEL II INTERIOR ALTERATIONS TO UPGRADE ACCESSIBILITY TO BATHROOM AS PER APPROVED PLANS."},{"number":"480721","date":"2013-08-01","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2013-08-21","scope":"REPLACE EXISTING STORE FRONT. WORK TO INCLUDE THE REPAIR OF THE BRICK KNEE-WALL UNDER STORE FRONT FACADE WITH LIKE IN KIND MATERIALS, NO CHANGE IN SIZE. WORK ALREADY COMPLETED, AS PER BUILDING INSPECTOR."},{"number":"727706","date":"2016-10-19","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2016-10-19","scope":"USE PERMIT FOR SALE OF CONSUMER GOODS APPLIANCES, SEE VIOLATION CASE # 549821"},{"number":"ZP-2022-011311","date":"2022-10-14","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Commissaries and Catering Services"},{"number":"ZP-2025-009647","date":"2026-03-25","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Assembly and Entertainment - Event Assembly Activity"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2016,"k":"viol","w":"2 L&I violations"},{"y":2016,"k":"permit","w":"Use"},{"y":2017,"k":"viol","w":"L&I violation"},{"y":2017,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2020,"k":"viol","w":"6 L&I violations"},{"y":2020,"k":"insp","w":"Inspection failed ×2"},{"y":2022,"k":"viol","w":"4 L&I violations"},{"y":2022,"k":"insp","w":"L&I: 4 failed, 1 passed"},{"y":2022,"k":"permit","w":"Change of Use"},{"y":2023,"k":"insp","w":"Inspection failed ×2"},{"y":2026,"k":"permit","w":"Change of Use"},{"y":2026,"k":"appeal","w":"Appeal granted"}],"rented":false,"licenses":[{"number":"285865","type":"Hazardous Materials","status":"Inactive","businessName":"BROW HARDWARE INC (BROW HARDWARE STORE)","legalName":"BROW HARDWARE INC","address":"8310 BUSTLETON AVE","revenueCode":"3335","rentalCategory":null,"units":null,"issuedDate":"2007-02-13","latestIssueDate":"2008-12-11","expirationDate":"2009-11-30","inactiveDate":null}],"licenseActivity":[{"number":"285865","type":"Hazardous Materials","businessName":"BROW HARDWARE INC (BROW HARDWARE STORE)","legalName":"BROW HARDWARE INC","issuedDate":"2007-02-13","latestIssueDate":"2008-12-11","closureDate":"2009-11-30","expirationDate":"2009-11-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-27","signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["3 open L&I violations","failed L&I inspection activity in 2022, 2023"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"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":["1 permit event since 2023","1 zoning/board appeal 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 #727706: COMPLETED. The history also contains “PERM Z- NEW USE.”","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":"violations","level":"attention","title":"3 open L&I violations","finding":"20 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Mar 28, 2026","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":"15 failed, 6 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was FAILED on Jan 17, 2023.","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":"Hazardous Materials #285865: 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":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"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/"}],"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/"}]}