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TO INCLUDE INSTALLATION OF A NEW ACCESSIBLE TOILET ROOM AND A NEW LOBBY SHARED WITH SPACE 1-C. EXISTING BUILDING TO BE FULLY SPRINKLERED PER NFPA 13. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IEBC. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING, AND FIRE SUPPRESSION WORK."},{"number":"MP-2026-003283","date":"2026-06-09","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH THE MANUFACTURER’S SPECIFICATIONS. FOR USE AS PREVIOUSLY APPROVED. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"ZP-2026-007288","date":"2026-07-10","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Artist Studios and Artisan Industrial."},{"number":"ZP-2025-011431","date":null,"work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Refused","completedDate":"2026-05-20","scope":"Assembly and Entertainment"},{"number":"ZP-2024-004215","date":null,"work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Refused","completedDate":"2025-07-22","scope":null}],"storyTag":"Renovated & sold on","storyDelta":0.66,"timeline":[{"y":2025,"k":"permit","w":"Exterior Window and Door Replacement"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"appeal","w":"Appeal withdrawn"},{"y":2026,"k":"permit","w":"Change of Use"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"Change of Use"},{"y":2026,"k":"appeal","w":"Appeal granted with conditions"},{"y":2026,"k":"permit","w":"Change of Use"},{"y":2026,"k":"appeal","w":"Appeal withdrawn"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"Addition and/or Alterations"},{"y":2026,"k":"permit","w":"Change of Use"}],"rented":false,"licenses":[{"number":"281387","type":"Dumpster License - Private Property","status":"Inactive","businessName":"F S TEXTILES INC","legalName":"F S TEXTILES INC","address":"21 WOLF ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2001-11-26","latestIssueDate":"2001-11-26","expirationDate":"2010-07-31","inactiveDate":null},{"number":"470890","type":"Dumpster License - Private Property","status":"Inactive","businessName":"LA JAROCHITA MEXICAN WHLSE INC","legalName":"LA JAROCHITA MEXICAN WHLSE INC","address":"21 WOLF ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2009-04-14","latestIssueDate":"2013-08-03","expirationDate":"2013-07-31","inactiveDate":null},{"number":"500735","type":"Dumpster License - Private Property","status":"Inactive","businessName":"2499 SNEAKER OUTLET INC","legalName":"2499 SNEAKER OUTLET INC","address":"21 WOLF ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2010-05-06","latestIssueDate":"2010-05-06","expirationDate":"2011-07-31","inactiveDate":null},{"number":"500888","type":"Dumpster License - Private Property","status":"Inactive","businessName":"2499 SNEAKER OUTLET INC","legalName":"2499 SNEAKER OUTLET INC","address":"21 WOLF ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2010-05-07","latestIssueDate":"2010-05-07","expirationDate":null,"inactiveDate":null},{"number":"555232","type":"Food Manufacturer / Wholesaler","status":"Inactive","businessName":"LA JAROCHITA MEXICAN WHLSE INC","legalName":"LA JAROCHITA MEXICAN WHLSE INC","address":"21 WOLF ST","revenueCode":"3113","rentalCategory":null,"units":null,"issuedDate":"2012-02-21","latestIssueDate":"2014-06-07","expirationDate":"2015-04-30","inactiveDate":"2015-06-29"}],"licenseActivity":[{"number":"555232","type":"Food Manufacturer / Wholesaler","businessName":"LA JAROCHITA MEXICAN WHLSE INC","legalName":"LA JAROCHITA MEXICAN WHLSE INC","issuedDate":"2012-02-21","latestIssueDate":"2014-06-07","closureDate":"2015-06-29","expirationDate":"2015-04-30","inactiveDate":"2015-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"500888","type":"Dumpster License - Private Property","businessName":"2499 SNEAKER OUTLET INC","legalName":"2499 SNEAKER OUTLET INC","issuedDate":"2010-05-06","latestIssueDate":"2010-05-07","closureDate":"2011-07-31","expirationDate":null,"inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"470890","type":"Dumpster License - Private Property","businessName":"LA JAROCHITA MEXICAN WHLSE INC","legalName":"LA JAROCHITA MEXICAN WHLSE INC","issuedDate":"2009-04-14","latestIssueDate":"2013-08-03","closureDate":"2013-07-31","expirationDate":"2013-07-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"281387","type":"Dumpster License - Private Property","businessName":"F S TEXTILES INC","legalName":"F S TEXTILES INC","issuedDate":"2001-11-26","latestIssueDate":"2001-11-26","closureDate":"2010-07-31","expirationDate":"2010-07-31","inactiveDate":null,"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":["9 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-2024-004215: Dismissed / Withdrawn · Withdrawn; related permit ZP-2024-004215. Use permit #352970: 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":"12 permits not marked completed: CP-2024-003434 (Issued), MP-2024-005811 (Issued), PP-2024-016969 (Issued), PP-2024-016968 (Issued), PP-2024-016970 (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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 22 historical violations across 8 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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Sprinkler Certification: Certified through Jan 17, 2025","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":"19 failed, 9 passed, and 7 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on May 24, 2024.","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":"Dumpster License - Private Property #281387: Inactive; Dumpster License - Private Property #470890: Inactive; Dumpster License - Private Property #500735: Inactive; Dumpster License - Private Property #500888: 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/"}],"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/"}]}