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AS A FOOD PREPARATION FACILITY AND RENTAL APT."},{"number":"268582","date":"2010-03-24","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2010-07-21","scope":"INSTALL 20 RECEPTACLES, RELOCATE LIGHTING TO NEW CEILING ,AND EMERGENCY LIGHTING, AS PER ARTICLE 700.12 (F),PER 2008 NEC (SOUTH DIST)"},{"number":"ZP-2026-002953","date":null,"work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Denied","completedDate":null,"scope":null}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2000,"k":"land","p":55000},{"y":2009,"k":"appeal","w":"Appeal granted with conditions"},{"y":2009,"k":"permit","w":"Use"},{"y":2010,"k":"permit","w":"Electrical"},{"y":2021,"k":"viol","w":"21 L&I violations"},{"y":2021,"k":"insp","w":"Inspection failed ×10"},{"y":2022,"k":"insp","w":"Inspection failed ×5"},{"y":2022,"k":"appeal","w":"Appeal complete"},{"y":2023,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2026,"k":"viol","w":"7 L&I violations"},{"y":2026,"k":"insp","w":"L&I: 5 failed, 1 passed"},{"y":2026,"k":"appeal","w":"Appeal filed"}],"rented":false,"licenses":[{"number":"501864","type":"Food Caterer","status":"Inactive","businessName":"CFM PHILA LLC (INNOVATIVE CATERING CONCEPTS)","legalName":"CFM PHILA LLC","address":"1935 S 3RD ST","revenueCode":"3122","rentalCategory":null,"units":null,"issuedDate":"2010-05-14","latestIssueDate":"2017-04-13","expirationDate":"2018-04-30","inactiveDate":"2018-06-29"},{"number":"806720","type":"Food Caterer","status":"Inactive","businessName":"STEVEN JOHN MASTERO","legalName":"STEVEN JOHN MASTERO ","address":"1935 S 3RD ST","revenueCode":"3122","rentalCategory":null,"units":null,"issuedDate":"2019-03-22","latestIssueDate":"2019-03-22","expirationDate":"2020-03-21","inactiveDate":"2020-05-20"},{"number":"879323","type":"Food Caterer","status":"Inactive","businessName":"CHEFNBOX","legalName":"CHEFNBOX","address":"1935 S 3RD ST","revenueCode":"3122","rentalCategory":null,"units":null,"issuedDate":"2021-10-12","latestIssueDate":"2021-10-12","expirationDate":"2022-10-11","inactiveDate":"2022-12-10"},{"number":"0952992","type":"Food Caterer","status":"Expired","businessName":"Innovative Catering COncepts","legalName":"Innovative Catering COncepts","address":"1935 S 3RD ST","revenueCode":"3122","rentalCategory":null,"units":null,"issuedDate":"2024-06-01","latestIssueDate":"2026-02-17","expirationDate":"2026-05-31","inactiveDate":null},{"number":"1001359","type":"Food Caterer","status":"Active","businessName":"Michael Giovanetti (Cousins Mike LLC)","legalName":"Michael Giovanetti","address":"1935 S 3RD ST","revenueCode":"3122","rentalCategory":null,"units":null,"issuedDate":"2026-03-07","latestIssueDate":"2026-03-07","expirationDate":"2027-03-06","inactiveDate":null}],"licenseActivity":[{"number":"1001359","type":"Food Caterer","businessName":"Michael Giovanetti (Cousins Mike LLC)","legalName":"Michael Giovanetti","issuedDate":"2026-03-07","latestIssueDate":"2026-03-07","closureDate":null,"expirationDate":"2027-03-06","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"0952992","type":"Food Caterer","businessName":"Innovative Catering COncepts","legalName":"Innovative Catering COncepts","issuedDate":"2024-06-01","latestIssueDate":"2026-02-17","closureDate":"2026-05-31","expirationDate":"2026-05-31","inactiveDate":null,"status":"Expired","statusLabel":"Expired","active":false},{"number":"879323","type":"Food Caterer","businessName":"CHEFNBOX","legalName":"CHEFNBOX","issuedDate":"2021-10-12","latestIssueDate":"2021-10-12","closureDate":"2022-12-10","expirationDate":"2022-10-11","inactiveDate":"2022-12-10","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"806720","type":"Food Caterer","businessName":"STEVEN JOHN MASTERO","legalName":"STEVEN JOHN MASTERO ","issuedDate":"2019-03-22","latestIssueDate":"2019-03-22","closureDate":"2020-05-20","expirationDate":"2020-03-21","inactiveDate":"2020-05-20","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"501864","type":"Food Caterer","businessName":"CFM PHILA LLC (INNOVATIVE CATERING CONCEPTS)","legalName":"CFM PHILA LLC","issuedDate":"2010-05-14","latestIssueDate":"2017-04-13","closureDate":"2018-06-29","expirationDate":"2018-04-30","inactiveDate":"2018-06-29","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":["7 open L&I violations","failed L&I inspection activity in 2021, 2022, 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #ZP-2026-002953: Prepare Meeting; related permit ZP-2026-002953. Use permit #238724: COMPLETED. 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-2026-002953 (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":"7 open L&I violations","finding":"28 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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Special Hazards Certification: Certified through Mar 23, 2027; Emergency and Standby Power Systems Certification: Certified through May 4, 2024; Fire Alarm Certification: Certified through May 18, 2027","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":"21 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jul 1, 2026.","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 Caterer #501864: Inactive since Jun 29, 2018; Food Caterer #806720: Inactive since May 20, 2020; Food Caterer #879323: Inactive since Dec 10, 2022; Food Caterer #0952992: Expired","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/"}]}