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MILL RD, ELKINS PARK PA, 19027","mailOut":true,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR USE AS PERSONAL VEHICLE REPAIR AND MAINTENANCE; FOR USE AS PERSONAL VEHICLE SALES AND RENTAL ON A EXISTING LOT; NO SIGN ON THIS PERMIT.","status":"Completed","outcome":"Denied","date":"2022-03-24","number":"ZP-2021-006734","relatedPermit":"ZP-2021-006734"},{"type":"LIRB Violation Appeal","grounds":"NOT RESPONSIBLE\n\nSee attached","status":"Closed","outcome":"Complete","date":"2026-04-21","number":"HA-2025-003153","relatedPermit":null},{"type":"LIRB SVN Appeal","grounds":"See attached","status":"Closed","outcome":"Complete","date":"2026-05-20","number":"HA-2025-003589","relatedPermit":null},{"type":"LIRB Violation Appeal","grounds":"Disagrees with the violation and/or 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PERMIT","status":"COMPLETED","completedDate":"2013-03-22","scope":"PERSONAL VEHICLE REPAIR AND MAINTENANCE"},{"number":"ZP-2021-006734","date":null,"work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Refused","completedDate":"2022-03-25","scope":"Personal Vehicle Repair and Maintenance.; Personal Vehicle Sales and Rentals."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2016,"k":"viol","w":"9 L&I violations"},{"y":2019,"k":"viol","w":"L&I violation"},{"y":2019,"k":"insp","w":"Inspection failed ×2"},{"y":2022,"k":"appeal","w":"Appeal denied"},{"y":2024,"k":"viol","w":"2 L&I violations"},{"y":2024,"k":"insp","w":"Inspection failed ×3"},{"y":2025,"k":"viol","w":"11 L&I violations incl DISCONTINUE OPERATION OF UNSAFE HEAT…"},{"y":2025,"k":"insp","w":"L&I: 10 failed, 2 passed"},{"y":2026,"k":"appeal","w":"Appeal complete"},{"y":2026,"k":"appeal","w":"Appeal complete"},{"y":2026,"k":"appeal","w":"Appeal complete"},{"y":2026,"k":"insp","w":"Inspection failed"}],"rented":false,"licenses":[{"number":"641622","type":"Motor Vehicle Repair / Fuel Dispensing","status":"Inactive","businessName":"HUMBERTO DELA CRUZ","legalName":"HUMBERTO DELA CRUZ","address":"101 W WYOMING AVE","revenueCode":"3311","rentalCategory":null,"units":null,"issuedDate":"2014-09-15","latestIssueDate":"2016-05-06","expirationDate":"2016-12-31","inactiveDate":"2017-03-01"}],"licenseActivity":[{"number":"641622","type":"Motor Vehicle Repair / Fuel Dispensing","businessName":"HUMBERTO DELA CRUZ","legalName":"HUMBERTO DELA CRUZ","issuedDate":"2014-09-15","latestIssueDate":"2016-05-06","closureDate":"2017-03-01","expirationDate":"2016-12-31","inactiveDate":"2017-03-01","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-27","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 159% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $98,300 to $254,300","no permit shown in 2022-2024"],"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 #ZP-2021-006734: Completed · Denied; related permit ZP-2021-006734. Use permit #460590: COMPLETED. The history also contains “PERM Z- 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-2021-006734 (Refused).","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 24 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":"26 failed, 4 passed, and 5 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jul 6, 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":"Motor Vehicle Repair / Fuel Dispensing #641622: Inactive since Mar 1, 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/"}],"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/"}]}