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BUILD NEW 2 STORY BLDG ON VACANT LOT (DWELLINGS AT 8015 & 8017 PERMITS ISSUED FOR DEMO, LOT VACANT) WITH WALL BREECHES INTO EXISTING BLDG AT 8019, PARKING ON LOT, TOTAL OF 73 SPACES INCL. 7 H.C. *CHILD PERMIT FOR ADDITION, PARKING AND USES*"},{"number":"319931","date":"2011-02-02","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2011-02-02","scope":"CONSOLIDATE 3 LOTS INTO 1 (ONE BRT ACCT PRESENTLY, DEEDED AS FOUR SEPARATE PREMISES). BUILD NEW 2 STORY BLDG ON VACANT LOT (DWELLINGS AT 8015 & 8017 PERMITS ISSUED FOR DEMO, LOT VACANT) WITH WALL BREECHES INTO EXISTING BLDG AT 8019, PARKING ON LOT, TOTAL OF 73 SPACES INCL. 7 H.C. *CHILD PERMIT FOR RELOCATION*"},{"number":"319932","date":"2011-02-02","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2011-02-02","scope":"CONSOLIDATE 3 LOTS INTO 1 (ONE BRT ACCT PRESENTLY, DEEDED AS FOUR SEPARATE PREMISES). BUILD NEW 2 STORY BLDG ON VACANT LOT (DWELLINGS AT 8015 & 8017 PERMITS ISSUED FOR DEMO, LOT VACANT) WITH WALL BREECHES INTO EXISTING BLDG AT 8019, PARKING ON LOT, TOTAL OF 73 SPACES INCL. 7 H.C. *CHILD PERMIT FOR RELOCAITON*"},{"number":"301709","date":"2011-02-02","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2011-02-02","scope":"CONSOLIDATE 3 LOTS INTO 1 (ONE BRT ACCT PRESENTLY, DEEDED AS FOUR SEPARATE PREMISES). BUILD NEW 2 STORY BLDG ON VACANT LOT (DWELLINGS AT 8015 & 8017 PERMITS ISSUED FOR DEMO, LOT VACANT) WITH WALL BREECHES INTO EXISTING BLDG AT 8019, PARKING ON LOT, TOTAL OF 73 SPACES INCL. 7 H.C."},{"number":"358925","date":"2011-09-02","work":"Addition","type":"BP_ADDITON","description":"ADDITION PERMIT","status":"COMPLETED","completedDate":"2013-12-03","scope":"CONSTRUCT NEW 2 STORY ADDITION, SEPARATE FIRE AREA, AS PART OF EXISTING MEDICAL OFFICES, THERAPY CENTER, COMBINING LOTS AND BUILDINGS, BREACH TO EXISTING BUILDING. IF UNDERPINNING OF EXISTING FOUNDATIONS OCCURS, WILL REQUIRE SPECIAL INSPECTIONS BY ENGINEER AS NOTED."},{"number":"376653","date":"2011-12-07","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2013-06-11","scope":"1 STORM CONNECTION, 1 SANITARY CONNECTION, 5 CATCH BASINS, 2 CURB TRAPS, 2 FAI(HEALTH CARE FACILITY)"},{"number":"385867","date":"2012-01-31","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2012-05-10","scope":"INSTALL TEMPORARY 200A SERVICE FROM 01/31/2012 TO 05/30/2012 AS PER 2008 NEC NO CHANGES IN WIRE SIZES(MEDICAL OFFICES)(EAST DIST)"},{"number":"396633","date":"2012-03-30","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2013-12-03","scope":"MOP SINK, 3 TOILETS, 3 LAVS, 2 KS,SHOWER,FLOOR SINK, 3 ROOF DRAINS(HEALTH CARE FACILITY)"},{"number":"443733","date":"2013-02-20","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2013-12-03","scope":"INSTALLATION OF HVAC AND DUCTWORK AS PER PLANS TO EXISTING TWO (2) STORY BUILDING."},{"number":"454673","date":"2013-05-03","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2013-12-03","scope":"FOR THE INSTALLATION OF HVAC EQUIPMENT TO INCLUDE THE ERECTION OF REGISTERS AND DIFFUSERS WITH ASSOCIATED DUCTWORK THROUGHOUT THE FLOOR. ALL WORK TO BE DONE PER APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR ELECTRICAL AND PLUBMING WORK."},{"number":"446529","date":"2013-06-07","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2013-08-17","scope":"NEW ELECTRICAL WIRING THROUGHOUT & INSTALL NEW POWER DIST/BASIC LIGHTING FOR 2ND FL TENANT SPACES & INSTALL FIRE ALARM SYSTEM AS PER DRAWING AS PER NEC 2008 & NFPA 72 (MEDICAL OFFICE)"},{"number":"480391","date":"2013-06-28","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2013-06-28","scope":"TCO FOR 30 DAYS FOR 1ST FLOOR ONLY."},{"number":"490112","date":"2013-08-20","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2013-08-20","scope":"TCO FOR 90 DAYS FOR 1ST FLOOR ONLY."},{"number":"495737","date":"2013-10-01","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2013-10-01","scope":"INSTALL FORMED PLASTIC STUD MOUNT LETTERS AND LOOP - FRONT LOGO 4'-0\" X 4'- 8\" LETTERS = 32\"X18\", ADDRESS = 18\"X60\", LEFT SIDE LOGO 4'-0\" X 4'- 8\" ADDRESS, RHAWN ST SIDE- ADDRESS + 18\"X60\", LETTERS = 12\"X327\""},{"number":"498514","date":"2013-10-11","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2013-11-13","scope":"INSTALLATION OF SIX FLAT WALL SIGNS PER SUBMITTED PLAN."},{"number":"505382","date":"2013-12-30","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2014-02-25","scope":"FOR LEVEL II ALTERATIONS TO THE SECOND FLOOR OF AN EXISTING BUILDING, ALTERATION TO INCLUDE THE ERECTION OF PARTITION WALLS, PROVIDE FURNISHINGS/EQUIPMENT AND PROVIDE ACCESSIBILITY IMPROVEMENTS THROUGHOUT. ALL WORK TO BE DONE PER APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRCIAL, AND PLUMBING WORK."},{"number":"507895","date":"2014-01-16","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2014-02-24","scope":"INSTALL 14 HAND SINKS, 4 WATER CLOSETS AND 4 LAVY SINKS"},{"number":"507055","date":"2014-02-20","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2014-02-24","scope":"FOR INTERIOR MECHANICAL ALTERATIONS ON THE SECOND FLOOR OF AN EXISTING MEDICAL FACILITY."},{"number":"511567","date":"2014-02-24","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"NEW ELECTRICAL DRAWING THROUGHOUT 2ND FLOOR - LOW VOLTAGE WIRING AS PER NEC 2008 & NFPA 72 (HEALTHCARE)"},{"number":"515138","date":"2014-03-05","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2014-05-21","scope":"INSTALL PLENUM CAT 6 COMPUTER WIRE TO 45 WORK STATIONS PER 2008 NEC (HEALTH CARE FACILITY)*SEE LOG*INSTALLATION TO COMPLY WITH ARTICLES 300.21 & 800 OF THE 2008 NEC."},{"number":"1000609","date":"2019-08-08","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-08-13","scope":"REPLACE CURB TRAP,FAI AND MAIN DRAIN-PA1#20192192478-\"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"ZP-2023-012238","date":"2023-11-06","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Child Care - Family Child Care"},{"number":"ZP-2024-011082","date":"2025-03-26","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Child Care - Child Care Center"},{"number":"CP-2026-000650","date":"2026-03-23","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2026-05-19","scope":"FOR LEVEL II ALTERATIONS TO INCLUDE NEW PARTITIONS, FIXTURES, FINISHES AS PER APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR MEP WORK."},{"number":"PP-2026-004725","date":"2026-04-15","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2026-05-19","scope":"REPLACE sink and toilet on the first floor. **WITHOUT PIPING**"},{"number":"EP-2026-003397","date":"2026-04-28","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2026-05-11","scope":"In daycare: to legalize the job and install exit sign, fishing the wire to the existing panel as per NEC 2017"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2014,"k":"permit","w":"Plumbing"},{"y":2014,"k":"permit","w":"Mechanical"},{"y":2014,"k":"permit","w":"Electrical"},{"y":2014,"k":"permit","w":"Electrical"},{"y":2014,"k":"viol","w":"L&I violation"},{"y":2019,"k":"permit","w":"Plumbing"},{"y":2023,"k":"permit","w":"Change of Use"},{"y":2025,"k":"permit","w":"Change of Use"},{"y":2025,"k":"appeal","w":"Appeal granted"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"Alterations"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"}],"rented":false,"licenses":[{"number":"250628","type":"Rental","status":"Inactive","businessName":"JOSEPH PONGONIS","legalName":"JOSEPH PONGONIS","address":"8015-21 FRANKFORD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2004-03-01","latestIssueDate":"2024-01-22","expirationDate":"2025-02-28","inactiveDate":"2025-04-29"}],"licenseActivity":[{"number":"250628","type":"Rental","businessName":"JOSEPH PONGONIS","legalName":"JOSEPH PONGONIS","issuedDate":"2004-03-01","latestIssueDate":"2024-01-22","closureDate":"2025-04-29","expirationDate":"2025-02-28","inactiveDate":"2025-04-29","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","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":"Appeal #ZP-2024-011082: Completed · Granted; related permit ZP-2024-011082. Use permit #261066: 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, 8 passed, and 4 CLOSED investigation outcomes are in the fetched history; the latest dated visit was CLOSED on Aug 11, 2010.","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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"2 fire/suppression-related permits matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"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 and appears related-party/family-held.","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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 12 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. 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/"}]}