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PERMIT","status":"COMPLETED","completedDate":"2008-05-02","scope":"REPLACING PLUMBING FIXTURES FOR OWNER, 17 KITCHEN SINKS, 17 WATER CLOSTES, 17 LAVYS, 2 TUBS, AND 17 WATER HEATERS"},{"number":"85576","date":"2007-06-25","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2008-11-06","scope":"INSTALLATION OF (17) SEVENTEEN FRIGIDARE 40,000 BTU WARM AIR DIRECT VENT FURNACES WITH 1.5 TONS OF A/C AND RELATED DUCT WORK. EACH UNIT TO BE INSTALLED IN AN INDIVIDUAL APARTMENT."},{"number":"69624","date":"2007-08-03","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2008-10-20","scope":"INSTALLATION OF A SPRINKLER SYSTEM @ 1ST FLOOR, 2ND FLOOR AND 3RD FLOOR ONLY."},{"number":"69626","date":"2007-08-03","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2008-10-20","scope":"INSTALLATION OF A SPRINKLER SYSTEM"},{"number":"98759","date":"2007-09-20","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2008-08-06","scope":"INSTALL A COMPLETE FIRE ALARM FOR A 4 STORY BUILDING AS PER PLANS."},{"number":"109710","date":"2007-11-23","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2008-08-06","scope":"INSTALL 600A SERVICE, 125A LOAD CENTERS, FEEDERS FOR ROOF TOP UNITS, REPLACE RECEPTACLES, SWITCHES & LIGHT FIXTURES PER PLANS."},{"number":"134371","date":"2008-02-25","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2008-02-25","scope":"USE PERMIT TO REDUCE 17 UNITS TO 16 UNITS WITH OFFICE. INTERIOR RENOVATIONS TO INCLUDE NEW KITCHEN, BATHROOM, LAYOUTS, HANDICAPPED RAMP, INDOOR & OUTDOOR STORAGE UNITS."},{"number":"477094","date":"2013-07-11","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2014-01-13","scope":"INSTALLATION OF NEW SIX INCH (6\") DOUBLE CHECK VALVE BACKFLOW PREVENTION DEVICE ON AN EXISTING FIRE SERVICE LINE."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2007,"k":"permit","w":"Electrical"},{"y":2008,"k":"permit","w":"Use"},{"y":2013,"k":"viol","w":"L&I violation"},{"y":2013,"k":"permit","w":"Suppression"},{"y":2018,"k":"viol","w":"23 L&I violations"},{"y":2021,"k":"viol","w":"4 L&I violations"},{"y":2021,"k":"insp","w":"Inspection failed ×3"},{"y":2022,"k":"insp","w":"Inspection failed"},{"y":2023,"k":"sale","p":125000},{"y":2023,"k":"viol","w":"2 L&I violations"},{"y":2023,"k":"insp","w":"L&I: 3 failed, 1 passed"},{"y":2024,"k":"insp","w":"Inspection passed"}],"rented":true,"licenses":[{"number":"435277","type":"Rental","status":"Inactive","businessName":"ARCH II ASSOCIATES LP","legalName":"ARCH II ASSOCIATES LP","address":"2114-16 N GRATZ ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":16,"issuedDate":"2008-02-27","latestIssueDate":"2023-03-01","expirationDate":"2024-02-29","inactiveDate":"2024-04-29"},{"number":"526376","type":"Dumpster License - Private Property","status":"Active","businessName":"ARCH II ASSOCIATES LP","legalName":"ARCH II ASSOCIATES LP","address":"2114-16 N GRATZ ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2011-03-01","latestIssueDate":"2013-08-03","expirationDate":null,"inactiveDate":null},{"number":"950095","type":"Rental","status":"Active","businessName":"Lovell Apartments, LLC","legalName":"Lovell Apartments, LLC","address":"2114-16 N GRATZ ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":16,"issuedDate":"2024-04-26","latestIssueDate":"2026-04-24","expirationDate":"2027-04-25","inactiveDate":null}],"licenseActivity":[{"number":"950095","type":"Rental","businessName":"Lovell Apartments, LLC","legalName":"Lovell Apartments, LLC","issuedDate":"2024-04-26","latestIssueDate":"2026-04-24","closureDate":null,"expirationDate":"2027-04-25","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"526376","type":"Dumpster License - Private Property","businessName":"ARCH II ASSOCIATES LP","legalName":"ARCH II ASSOCIATES LP","issuedDate":"2011-03-01","latestIssueDate":"2013-08-03","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"435277","type":"Rental","businessName":"ARCH II ASSOCIATES LP","legalName":"ARCH II ASSOCIATES LP","issuedDate":"2008-02-27","latestIssueDate":"2023-03-01","closureDate":"2024-04-29","expirationDate":"2024-02-29","inactiveDate":"2024-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","units":16,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #134371: 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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Escape Report: Safe through Mar 29, 2029; Fire Alarm Certification: Certified through Oct 6, 2026; Sprinkler Certification: Certified through Jun 12, 2026; Emergency and Standby Power Systems Certification: Certified through Oct 6, 2026","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":"rental-license","level":"verify","title":"A rental license does not transfer with the deed","finding":"1 active Rental License record matched.","why":"If dwelling space is rented, the buyer must obtain a new annual Rental License; the seller’s license is not transferable. New applications require proof of ownership and legal occupancy, tax compliance, no open L&I violations, and lead compliance where applicable.","action":"Plan the buyer’s replacement license before settlement.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"17 failed, 12 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Apr 8, 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":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as multi-family. BlockReport does not receive a current Commercial Trash account balance.","why":"Philadelphia charges qualifying small commercial, mixed-use, and multi-unit properties that use City collection; exemptions and private collection can change applicability. A use category alone does not prove a fee is due.","action":"Check the Commercial Trash account inside the date-effective Property Payoff.","url":"https://www.phila.gov/2026-06-09-pay-your-trash-fee-bill-by-june-30/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 38 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/"}]}