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REPLACING F/A,PANEL AND DEVICES AS PER 2008 NEC AND NFPA72(MIXED USE)"},{"number":"482125","date":"2013-07-09","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-07-13","scope":"INSTALL 2 WC + 2 LAVS (SFD)"},{"number":"490585","date":"2013-08-21","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"EXPIRED","completedDate":"2015-08-20","scope":"INSTALL 2 WCS - 2 LAVS"},{"number":"518317","date":"2014-03-07","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"EACH APT NEW WIRING INSTALL NEW LIGHTING CIRCUITS,RECEPTACLES,SUB PANELS,SERVICE CABLE,FIRE ALARM WIRING,DEVICES AND DOOR BELL CIRCUITS PER 2008 NEC & NFPA 72 (MIXED USE)"},{"number":"729455","date":"2016-10-14","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2016-12-09","scope":"PERMIT TO LEGALIZE WORK PERFORMED.ALL WORK PERFORMED HAS BEEN EVALUATED AND APPROVED BY ENGINEER.ENGINEER REPORT HAS BEEN SUBMITTED"},{"number":"791953","date":"2017-06-14","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"EXPIRED","completedDate":"2019-01-29","scope":"INSTALLATION OF (6) 93% HIGH EFFICIENCY HVAC UNITS WITH DUCTWORK"},{"number":"ZP-2024-009416","date":"2024-11-08","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Retail Sales - Food, Beverages, and Groceries; Personal Services"},{"number":"AP-2024-008981","date":"2025-04-21","work":"Certificate of Occupancy (CO) (may inclu…","type":"Administrative","description":"Administrative Permit","status":"Completed","completedDate":"2025-10-29","scope":"FOR THE DOCUMENTATIONS OF A CERTIFICATE OF OCCUPANCY FOR RETAIL SALES- BEVERAGES AND GROCERIES; PERSONAL SERVICES IN THE 1FL. FLOOR AND SIX (6) FAMILY DWELLING ABOVE. ***************NO WORK APPROVED ON THIS APPLICATION. *************************"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2016,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2016,"k":"permit","w":"Alteration"},{"y":2016,"k":"sale","p":400000},{"y":2017,"k":"permit","w":"Mechanical"},{"y":2024,"k":"viol","w":"3 L&I violations"},{"y":2024,"k":"insp","w":"Inspection failed ×4"},{"y":2024,"k":"permit","w":"Change of Use"},{"y":2025,"k":"permit","w":"Certificate of Occupancy (CO) (may inclu…"},{"y":2025,"k":"viol","w":"2 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 1 failed, 2 passed"},{"y":2026,"k":"viol","w":"9 L&I violations"},{"y":2026,"k":"insp","w":"L&I: 3 failed, 1 passed"}],"rented":true,"licenses":[{"number":"330719","type":"Rental","status":"Inactive","businessName":"AMERA G TILAHOUN","revenueCode":"3202","rentalCategory":null,"units":6,"issuedDate":"2005-08-03","latestIssueDate":"2012-03-14","expirationDate":"2013-02-28","inactiveDate":null},{"number":"366618","type":"Food Preparing and Serving","status":"Inactive","businessName":"CARIDAD BATISTA (LOS TRES MINI MARKET)","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2006-05-03","latestIssueDate":"2006-05-03","expirationDate":"2007-04-30","inactiveDate":"2012-12-22"},{"number":"405718","type":"Food Preparing and Serving","status":"Inactive","businessName":"BERNANDO LORA A AND L DELI GROCERY LLC (STENTON SUPERMARKET)","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2007-04-05","latestIssueDate":"2008-06-26","expirationDate":"2009-04-30","inactiveDate":"2010-08-09"},{"number":"486332","type":"Dumpster License - Public ROW","status":"Inactive","businessName":"MY CITY INC (LOS TRES MINI MARKET)","revenueCode":"3417","rentalCategory":null,"units":null,"issuedDate":"2009-12-30","latestIssueDate":"2014-08-26","expirationDate":"2015-03-31","inactiveDate":"2015-05-30"},{"number":"528669","type":"Food Preparing and Serving","status":"Inactive","businessName":"MY CITY INC (LOS TRES MINI MARKET)","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2011-03-25","latestIssueDate":"2012-04-20","expirationDate":"2013-04-30","inactiveDate":null},{"number":"695350","type":"Food Preparing and Serving","status":"Inactive","businessName":"NEW CITY SUPERMARKET INC","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2016-03-18","latestIssueDate":"2025-06-11","expirationDate":"2026-03-18","inactiveDate":"2026-05-17"},{"number":"1003625","type":"Rental","status":"Active","businessName":"JOSE FRANCISCO GARCIA MENA","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":6,"issuedDate":"2026-04-01","latestIssueDate":"2026-04-01","expirationDate":"2027-03-31","inactiveDate":null},{"number":"1008098","type":"Food Preparing and Serving","status":"Active","businessName":"VICTORIA SUPERMARKET INC","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2026-05-20","latestIssueDate":"2026-05-20","expirationDate":"2027-05-19","inactiveDate":null}],"units":6,"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":["$1,417 appeared in the City's June 2022 delinquency snapshot","failed L&I inspection activity in 2024, 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 41% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $507,700 to $715,000","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":"Use permit #51905: 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":"3 permits not marked completed: 449605 (EXPIRED), 490585 (EXPIRED), 791953 (EXPIRED). 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":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$1,416.86 was recorded in the City’s 2022-06 delinquency snapshot for 2021.","why":"That is historical evidence, not today’s amount due. A current exemption, payment, credit, or assistance agreement can coexist with an older snapshot row.","action":"Check period balances and request a dated Property Payoff statement for settlement.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"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":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1915 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"24 failed, 7 passed, and 5 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jul 2, 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 Preparing and Serving #366618: Inactive since Dec 22, 2012; Food Preparing and Serving #405718: Inactive since Aug 9, 2010; Dumpster License - Public ROW #486332: Inactive since May 30, 2015; Food Preparing and Serving #528669: 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/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as apartments. 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 32 historical violations across 10 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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Aug 19, 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":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"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/"},{"title":"Seller-specific tax relief is not the buyer’s bill","body":"LOOP and low-income or senior Real Estate Tax freezes depend on the qualifying owner and continued program eligibility; a buyer cannot assume the seller’s capped or frozen bill continues. A separately verified property abatement often remains with the property for its remaining term, but program-specific new-owner filing, use, and tax-compliance conditions still must be confirmed—not inferred from the reduced assessment alone.","action":"Have Revenue or OPA identify every current benefit, model the buyer’s bill without seller-specific relief, and confirm any verified abatement in writing.","url":"https://www.phila.gov/services/payments-assistance-taxes/payment-plans-and-assistance-programs/income-based-programs-for-residents/apply-for-the-longtime-owner-occupants-program-loop/","secondaryUrl":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/tax-freeze/"},{"title":"Seller disclosure and independent inspections","body":"For a covered Pennsylvania residential transfer, obtain the statutory seller disclosure. It reports the seller’s knowledge; it is not a warranty, title search, code review, or substitute for inspections. Because OPA dates this building before 1978, separately obtain the required federal/City lead disclosures and any test results.","action":"Have the agreement and disclosure reviewed for this transaction’s coverage and exceptions.","url":"https://www.pa.gov/agencies/dos/department-and-offices/bpoa/boards-commissions/real-estate-commission"}]}