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THE ENGINEER MUST SUBMIT A SEALED STATEMENT TO THE DEPARTMENT CONFIRMING THAT THE STRUCTURE IS IN SOUND CONDITION AT COMPLETION."},{"number":"ZP-2024-002948","date":null,"work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Denied","completedDate":null,"scope":null}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2022,"k":"viol","w":"13 L&I violations"},{"y":2022,"k":"insp","w":"L&I: 14 failed, 1 passed"},{"y":2023,"k":"permit","w":"Fences Only"},{"y":2023,"k":"appeal","w":"Appeal granted with conditions"},{"y":2023,"k":"viol","w":"6 L&I violations incl UNSAFE STRUCTURE"},{"y":2023,"k":"insp","w":"L&I: 3 failed, 2 passed"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"appeal","w":"Appeal complete"},{"y":2024,"k":"viol","w":"7 L&I violations"},{"y":2024,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2025,"k":"insp","w":"Inspection failed"},{"y":2026,"k":"appeal","w":"Appeal filed"}],"rented":false,"licenses":[{"number":"465252","type":"Motor Vehicle Repair / Fuel Dispensing","status":"Inactive","businessName":"BROTHERS AUTO SERVICE INC","legalName":"BROTHERS AUTO SERVICE INC","address":"7353 OXFORD AVE","revenueCode":"3311","rentalCategory":null,"units":null,"issuedDate":"2009-03-13","latestIssueDate":"2016-12-31","expirationDate":"2017-12-31","inactiveDate":"2018-03-01"},{"number":"543709","type":"Hazardous Materials","status":"Inactive","businessName":"BROTHERS AUTO SERVICE INC","legalName":"BROTHERS AUTO SERVICE INC","address":"7353 OXFORD AVE","revenueCode":"3335","rentalCategory":null,"units":null,"issuedDate":"2011-09-12","latestIssueDate":"2016-12-31","expirationDate":"2017-12-31","inactiveDate":"2018-03-01"},{"number":"544183","type":"Hazardous Materials","status":"Inactive","businessName":"BROTHERS AUTO SERVICE INC","legalName":"BROTHERS AUTO SERVICE INC","address":"7353 OXFORD AVE","revenueCode":"3335","rentalCategory":null,"units":null,"issuedDate":"2011-09-16","latestIssueDate":"2011-09-16","expirationDate":"2012-09-16","inactiveDate":"2011-09-21"},{"number":"552191","type":"Dumpster License - Private Property","status":"Active","businessName":"BROTHERS AUTO SERVICE INC","legalName":"BROTHERS AUTO SERVICE INC","address":"7353 OXFORD AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2012-01-12","latestIssueDate":"2013-07-27","expirationDate":null,"inactiveDate":null},{"number":"892183","type":"Hazardous Materials","status":"Active","businessName":"Rosario Tires & Services LLC","legalName":"Rosario Tires & Services LLC","address":"7353 OXFORD AVE","revenueCode":"3335","rentalCategory":null,"units":null,"issuedDate":"2022-04-14","latestIssueDate":"2026-03-05","expirationDate":"2027-04-13","inactiveDate":null},{"number":"892184","type":"Motor Vehicle Repair / Fuel Dispensing","status":"Active","businessName":"Rosario Tires & Services LLC","legalName":"Rosario Tires & Services LLC","address":"7353 OXFORD AVE","revenueCode":"3311","rentalCategory":null,"units":null,"issuedDate":"2022-04-14","latestIssueDate":"2026-03-05","expirationDate":"2027-04-13","inactiveDate":null},{"number":"940923","type":"Tire Dealer","status":"Inactive","businessName":"Rosario Tires & Services LLC","legalName":"Rosario Tires & Services LLC","address":"7353 OXFORD AVE","revenueCode":"3315","rentalCategory":null,"units":null,"issuedDate":"2024-01-02","latestIssueDate":"2024-11-20","expirationDate":"2026-01-01","inactiveDate":"2026-03-02"}],"licenseActivity":[{"number":"940923","type":"Tire Dealer","businessName":"Rosario Tires & Services LLC","legalName":"Rosario Tires & Services LLC","issuedDate":"2024-01-02","latestIssueDate":"2024-11-20","closureDate":"2026-03-02","expirationDate":"2026-01-01","inactiveDate":"2026-03-02","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"892183","type":"Hazardous Materials","businessName":"Rosario Tires & Services LLC","legalName":"Rosario Tires & Services LLC","issuedDate":"2022-04-14","latestIssueDate":"2026-03-05","closureDate":null,"expirationDate":"2027-04-13","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"892184","type":"Motor Vehicle Repair / Fuel Dispensing","businessName":"Rosario Tires & Services LLC","legalName":"Rosario Tires & Services LLC","issuedDate":"2022-04-14","latestIssueDate":"2026-03-05","closureDate":null,"expirationDate":"2027-04-13","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"552191","type":"Dumpster License - Private Property","businessName":"BROTHERS AUTO SERVICE INC","legalName":"BROTHERS AUTO SERVICE INC","issuedDate":"2012-01-12","latestIssueDate":"2013-07-27","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"543709","type":"Hazardous Materials","businessName":"BROTHERS AUTO SERVICE INC","legalName":"BROTHERS AUTO SERVICE INC","issuedDate":"2011-09-12","latestIssueDate":"2016-12-31","closureDate":"2018-03-01","expirationDate":"2017-12-31","inactiveDate":"2018-03-01","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"465252","type":"Motor Vehicle Repair / Fuel Dispensing","businessName":"BROTHERS AUTO SERVICE INC","legalName":"BROTHERS AUTO SERVICE INC","issuedDate":"2009-03-13","latestIssueDate":"2016-12-31","closureDate":"2018-03-01","expirationDate":"2017-12-31","inactiveDate":"2018-03-01","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","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":["17 open L&I violations","failed L&I inspection activity in 2022, 2023, 2025"],"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":["2 permit events since 2023","3 zoning/board appeals 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":"Appeal #ZP-2022-007971: Completed · Granted with conditions; related permit ZP-2022-007971. The history also contains “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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: ZP-2024-002948 (Denied).","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":"violations","level":"attention","title":"17 open L&I violations","finding":"29 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"22 failed, 7 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Sep 25, 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":"Motor Vehicle Repair / Fuel Dispensing #465252: Inactive since Mar 1, 2018; Hazardous Materials #543709: Inactive since Mar 1, 2018; Hazardous Materials #544183: Inactive since Sep 21, 2011; Tire Dealer #940923: Inactive since Mar 2, 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":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Dec 16, 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":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"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/"}]}