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PERMIT","status":"COMPLETED","completedDate":"2010-04-05","scope":"INSTALL CENTRAL AND AIR CONDITIONING UNIT FOR STORE FRONT PROPERTY FURNACE RATED AT 80 80,000 BTU ALL HEATING AND AIR CONDITIONING EQUIPMENT TO BE MANUFACTURED BY TRANE AND DUCTWORK."},{"number":"251029","date":"2009-12-02","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2010-04-05","scope":"INSTALLATION OF DRYWALL OVER EIXSTING DRYWALL. NO NEW PARTITIONS. REPLACE SOME CEILING TILES."},{"number":"252804","date":"2009-12-10","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2010-07-02","scope":"DEMO 2 OLD CIRCUITS - WIRE FOR 10 NEW OUTLETS 120V WIRE FOR 3 NEW CEILING LIGHTS AS PER 2005 NEC (EAST DISTRICT)"},{"number":"258265","date":"2010-01-21","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2010-02-18","scope":"REDUCTION OF METER - CHANGE METER FROM 1\" TO 5/8\""},{"number":"266759","date":"2010-03-15","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2010-04-08","scope":"CHANGE STORE FRONT TO GLASS. NO CHANGE IN OPENING. GLASS MUST MEET U-RATING 2006 IECC FOR STRORFRONT FENESTRATION"},{"number":"301197","date":"2010-09-16","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2010-09-16","scope":"ERECTION OF SIGNAGE - RETAIL GROCERY STORE"},{"number":"311926","date":"2011-04-01","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2011-04-01","scope":"FOR CHECK CASHING ACCESSORY TO RETAIL GROCERY STORE"},{"number":"333650","date":"2011-04-05","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2011-04-05","scope":"ERECTION OF SIGNAGE - RETAIL GROCERY STORE WITH CHECK CASHING ,BILL PAYMENT, MONEY TRANSFER"},{"number":"PP-2025-006431","date":"2025-05-16","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2026-05-18","scope":"replace backflow device"},{"number":"AP-2025-005696","date":"2025-07-31","work":"Certificate of Occupancy (CO) (may inclu…","type":"Administrative","description":"Administrative Permit","status":"Completed","completedDate":"2025-08-08","scope":"FOR THE CERTIFICATE OF OCCUPANCY FOR A RETAIL SALES OF GROCERIES, FOOD, BEVERAGE, AND CONSUMER GOODS OCCUPANCY. SIZE AND LOCATION AS SHOWN IN THE APPLICATION / PLANS. NO ALTERATIONS ARE APPROVED UNDER THIS APPLICATION."},{"number":"ZP-2025-006090","date":"2025-07-31","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Retail Sales - Food, Beverages, and Groceries; Retail Sales - Consumer Goods"},{"number":"EP-2025-009016","date":"2025-10-01","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"REMOVE TWO OLD 100 AMP PANELS AND REPLACE WITH TWO NEW 100 AMP PANELS. ALL WORK TO BE DONE ACCORDING TO THE 2017 NEC."}],"storyTag":"Improved","storyDelta":1.41,"timeline":[{"y":2014,"k":"insp","w":"Inspection failed"},{"y":2015,"k":"insp","w":"Inspection passed"},{"y":2017,"k":"viol","w":"2 L&I violations"},{"y":2018,"k":"viol","w":"3 L&I violations"},{"y":2020,"k":"viol","w":"2 L&I violations"},{"y":2020,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2021,"k":"viol","w":"3 L&I violations"},{"y":2021,"k":"insp","w":"L&I: 3 failed, 1 passed"},{"y":2025,"k":"permit","w":"Alterations"},{"y":2025,"k":"permit","w":"Certificate of Occupancy (CO) (may inclu…"},{"y":2025,"k":"permit","w":"Change of Use"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"}],"rented":false,"licenses":[{"number":"523763","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"GENESIS SERVICES INC (F & J STORE)","legalName":"GENESIS SERVICES INC","address":"7309 FRANKFORD AVE","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2011-01-20","latestIssueDate":"2022-07-21","expirationDate":"2023-04-30","inactiveDate":"2023-06-29"},{"number":"923168","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"pinnacle store Inc (F & J TOBACCO )","legalName":"pinnacle store Inc","address":"7309 FRANKFORD AVE","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2023-05-09","latestIssueDate":"2025-04-29","expirationDate":"2026-05-08","inactiveDate":"2026-07-07"}],"licenseActivity":[{"number":"923168","type":"Food Establishment, Retail Permanent Location","businessName":"pinnacle store Inc (F & J TOBACCO )","legalName":"pinnacle store Inc","issuedDate":"2023-05-09","latestIssueDate":"2025-04-29","closureDate":"2026-07-07","expirationDate":"2026-05-08","inactiveDate":"2026-07-07","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"523763","type":"Food Establishment, Retail Permanent Location","businessName":"GENESIS SERVICES INC (F & J STORE)","legalName":"GENESIS SERVICES INC","issuedDate":"2011-01-20","latestIssueDate":"2022-07-21","closureDate":"2023-06-29","expirationDate":"2023-04-30","inactiveDate":"2023-06-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","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":["4 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 #301197: 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: PP-2025-006431 (Expired), EP-2025-009016 (Issued). At least one row also carries a completion date, so the City fields conflict.","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":"Sprinkler Certification: Certified through Feb 16, 2025; Fire Alarm Certification: Certified through Dec 13, 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, 8 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Dec 21, 2021.","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 #523763: Inactive since Jun 29, 2023; Food Establishment, Retail Permanent Location #923168: Inactive since Jul 7, 2026","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 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/"}]}