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LIMEKILN PK, PHILADELPHIA PA, 19141","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR SLAUGHTER HOUSE, DISTRIBUTION, WHOLESALE AND STORAGE OF FRESH MEATS, VEGETABLES AND NON-PERISHABLE FOOD ITEMS AS PART OF AN EXISTING RETAIL SALE OF FRESH MEATS,VEGETABLES AND NON-PERISHABLE FOOD ITEM IN AN EXISTING ONE STORY 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PERMIT","status":"COMPLETED","completedDate":"2010-05-10","scope":"USE AS RETAIL SALE, ACCESSORY STORAGE AND DISTRIBUTION OF FRESH MEATS, VEGITABLES AND NON-PERISHABLE FOOD ITEMS. NO SIGNS THIS APPLICATION. NO CHANGE IN HEIGHT OR AREA."},{"number":"676865","date":"2016-05-16","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2016-06-20","scope":"MAKE SAFE PERMIT TO REMEDIATE EXISTING BULGED WALL BY ERECTING REINFORCED CONCRETE PILASTER AND TYING THEM INTO THE EXISTING EXTERIOR WALL. UNDERPINNING TO BE PERFORMING DEPENDING ON THE DEPTH OF THE EXISTING FOUNDATION. SPECIAL INSPECTIONS TO BE PERFORMED BY GEORGES BALLOUZ, PE. NO WORK OUTSIDE OF THE \"MAKE SAFE\" SCOPE APPROVED ON THIS APPLICATION. APPLICATION TO COMPLY WITH CASE NO 515023."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2010,"k":"permit","w":"Use"},{"y":2010,"k":"sale","p":118500},{"y":2011,"k":"appeal","w":"Appeal withdrawn"},{"y":2013,"k":"viol","w":"2 L&I violations"},{"y":2015,"k":"viol","w":"2 L&I violations"},{"y":2016,"k":"permit","w":"Major alteration"},{"y":2016,"k":"viol","w":"7 L&I violations incl UNSAFE STRUCTURE"},{"y":2016,"k":"insp","w":"L&I: 7 failed, 1 passed"},{"y":2017,"k":"insp","w":"Inspection failed ×5"},{"y":2018,"k":"insp","w":"Inspection passed"},{"y":2025,"k":"viol","w":"2 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 2 failed, 1 passed"}],"rented":false,"licenses":[{"number":"274272","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"JOHN FERRINO","legalName":"JOHN FERRINO","address":"6158 LIMEKILN PIKE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2003-03-14","latestIssueDate":"2003-03-14","expirationDate":"2004-02-29","inactiveDate":null},{"number":"567394","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"WASSEF MANALL MOSSAD NABIL HABIB","legalName":"WASSEF MANALL MOSSAD NABIL HABIB","address":"6158 LIMEKILN PIKE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2012-06-21","latestIssueDate":"2016-03-18","expirationDate":"2017-02-28","inactiveDate":"2017-04-29"}],"licenseActivity":[{"number":"567394","type":"Vacant Residential Property / Lot","businessName":"WASSEF MANALL MOSSAD NABIL HABIB","legalName":"WASSEF MANALL MOSSAD NABIL HABIB","issuedDate":"2012-06-21","latestIssueDate":"2016-03-18","closureDate":"2017-04-29","expirationDate":"2017-02-28","inactiveDate":"2017-04-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"274272","type":"Vacant Residential Property / Lot","businessName":"JOHN FERRINO","legalName":"JOHN FERRINO","issuedDate":"2003-03-14","latestIssueDate":"2003-03-14","closureDate":"2004-02-29","expirationDate":"2004-02-29","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 176% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $214,700 to $592,200","no permit shown in 2026-2028"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #12052: CLOSED · Withdrawn; related permit 279256. Use permit #278066: 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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 19 historical violations across 9 cases.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","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":"17 failed, 3 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Apr 28, 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":"Vacant Residential Property / Lot #274272: Inactive; Vacant Residential Property / Lot #567394: Inactive since Apr 29, 2017","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 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/"}],"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/"}]}