{"asOf":"2026-07-25T16:59:42.135Z","block":"500-599 WATKINS ST","blockUrl":"https://philadelphia.blockreport.homes/block/500-599-watkins-st","address":"534 WATKINS ST","parcelNumber":"011376300","source":"https://property.phila.gov/?p=011376300","ownerType":"owner-occupied","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O30","buildingCodeNew":"22","buildingClass":"ROW 2 STY MASONRY","buildingClassNew":"ROW TYPICAL","useLabel":"House","owner":"GUAGENETI JOSEPH","coOwner":"GUAGENETI NATALIE N","marketValue":277300,"landAssessment":55460,"improvementAssessment":221840,"livableArea":1092,"yearBuilt":1920,"lastSale":{"price":1,"date":"1989-12-21T05:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2023-085483","date":"2023-10-31","code":"A-203.2/1","title":"UNAPPROVED USED MATERIALS","status":"COMPLIED","resolutionDate":"2024-05-14","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-085484","date":"2023-10-31","code":"A-301.1/37","title":"UNDERPINNING","status":"COMPLIED","resolutionDate":"2024-05-14","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-085485","date":"2023-10-31","code":"A-301.1/7","title":"INTERIOR DEMOLITION","status":"COMPLIED","resolutionDate":"2024-05-14","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-085486","date":"2023-10-31","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2024-05-14","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-085477","date":"2023-10-31","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2025-01-31","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-085478","date":"2023-10-31","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2025-01-31","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-085479","date":"2023-10-31","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2025-01-31","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2024-042229","date":"2024-05-28","code":"A-304.2/2","title":"SPECIAL INSPECTIONS REQUIRED","status":"SVN ISSUED","resolutionDate":"2024-05-28","resolution":"SVN ISSUED"},{"number":"VI-2024-042671","date":"2024-05-29","code":"A-402.4","title":"FAILURE TO PERFORM SPECIAL INSPECTIONS","status":"SVN ISSUED","resolutionDate":"2024-05-29","resolution":"SVN ISSUED"}],"violationCases":[{"number":"CF-2023-113632","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING COURTS","status":"COMPLIED, BALANCE DUE","createdDate":"2023-10-31","completedDate":null,"violations":[{"number":"VI-2023-085483","date":"2023-10-31","code":"A-203.2/1","title":"UNAPPROVED USED MATERIALS","status":"COMPLIED","resolutionDate":"2024-05-14","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-085484","date":"2023-10-31","code":"A-301.1/37","title":"UNDERPINNING","status":"COMPLIED","resolutionDate":"2024-05-14","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-085485","date":"2023-10-31","code":"A-301.1/7","title":"INTERIOR DEMOLITION","status":"COMPLIED","resolutionDate":"2024-05-14","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-085486","date":"2023-10-31","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2024-05-14","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2023-113766","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"COMPLIED, BALANCE DUE","createdDate":"2023-10-31","completedDate":null,"violations":[{"number":"VI-2023-085477","date":"2023-10-31","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2025-01-31","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-085478","date":"2023-10-31","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2025-01-31","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-085479","date":"2023-10-31","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2025-01-31","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2024-051859","type":"SITE VIOLATION NOTICE","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2024-05-28","completedDate":null,"violations":[{"number":"VI-2024-042229","date":"2024-05-28","code":"A-304.2/2","title":"SPECIAL INSPECTIONS REQUIRED","status":"SVN ISSUED","resolutionDate":"2024-05-28","resolution":"SVN ISSUED"}]},{"number":"CF-2024-052399","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2024-05-29","completedDate":"2024-08-07","violations":[{"number":"VI-2024-042671","date":"2024-05-29","code":"A-402.4","title":"FAILURE TO PERFORM SPECIAL INSPECTIONS","status":"SVN ISSUED","resolutionDate":"2024-05-29","resolution":"SVN ISSUED"}]}],"violYears":[{"y":2023,"n":7,"worst":"UNSAFE STRUCTURE"},{"y":2024,"n":2,"worst":null}],"investigations":[{"caseNumber":"CF-2023-113766","date":"2023-10-31","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-113632","date":"2023-10-31","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-113632","date":"2023-12-19","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-113766","date":"2023-12-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-113632","date":"2024-01-26","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-113766","date":"2024-02-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-113632","date":"2024-05-14","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-051859","date":"2024-05-28","type":null,"status":null},{"caseNumber":"CF-2024-052399","date":"2024-05-29","type":null,"status":null},{"caseNumber":"CF-2023-113766","date":"2024-08-02","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-113766","date":"2024-09-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-113766","date":"2024-10-11","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-113766","date":"2024-11-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-113766","date":"2024-12-19","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-113766","date":"2025-01-31","type":null,"status":"PASSED"}],"inspYears":[{"y":2023,"fails":4,"passes":0},{"y":2024,"fails":7,"passes":1},{"y":2025,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.92694335449146,"lng":-75.15518584613625,"geom":{"type":"Polygon","coordinates":[[[-75.155148265,39.927004071],[-75.155176157,39.926876743],[-75.155223116,39.926882851],[-75.155194864,39.927009768],[-75.155148265,39.927004071]]]},"liDistrict":"SOUTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19148","beds":2,"baths":1,"stories":2,"lotArea":700,"zoning":"RSA5","grade":"C","basement":"D","heater":"H","centralAir":true,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"534 WATKINS ST, PHILADELPHIA PA, 19148","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":130500,"taxable":130500,"land":11270,"improvement":119230,"taxableLand":11270,"taxableImprovement":119230,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":130500,"taxable":130500,"land":29102,"improvement":101398,"taxableLand":29102,"taxableImprovement":101398,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":130500,"taxable":130500,"land":29102,"improvement":101398,"taxableLand":29102,"taxableImprovement":101398,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":180200,"taxable":180200,"land":40185,"improvement":140015,"taxableLand":40185,"taxableImprovement":140015,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":195300,"taxable":195300,"land":43552,"improvement":151748,"taxableLand":43552,"taxableImprovement":151748,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":195300,"taxable":195300,"land":43552,"improvement":151748,"taxableLand":43552,"taxableImprovement":151748,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":195300,"taxable":195300,"land":43552,"improvement":151748,"taxableLand":43552,"taxableImprovement":151748,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":234200,"taxable":234200,"land":46840,"improvement":187360,"taxableLand":46840,"taxableImprovement":187360,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":234200,"taxable":234200,"land":46840,"improvement":187360,"taxableLand":46840,"taxableImprovement":187360,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":273500,"taxable":273500,"land":54700,"improvement":218800,"taxableLand":54700,"taxableImprovement":218800,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":273500,"taxable":273500,"land":54700,"improvement":218800,"taxableLand":54700,"taxableImprovement":218800,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":277300,"taxable":277300,"land":55460,"improvement":221840,"taxableLand":55460,"taxableImprovement":221840,"exemptLand":0,"exemptImprovement":0}],"taxNow":3828,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"RP-2023-013420","date":"2024-04-10","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2025-02-03","scope":"MAKE SAFE PERMIT TO COMPLY WITH UNSAFE VIOLATION CF-2023-113766 TO INCLUDE STRUCTURAL REPAIRS AND COMPLETION OF UNDERPINNING (PREVIOUSLY COMMENCED WITHOUT BUILDING PERMITS) PER APPROVED PLANS, ENGINEER’S REPORT AND IN ACCORDANCE WITH CODE BULLETIN PM-1801. LICENSED PA PROFESSIONAL ENGINEER IS REQUIRED TO MONITOR REPAIRS MADE UNDER THIS PERMIT. THE ENGINEER MUST SUBMIT A SEALED STATEMENT TO THE DEPARTMENT CONFIRMING THAT THE STRUCTURE IS IN SOUND CONDITION AT COMPLETION."},{"number":"ZP-2025-003425","date":"2025-04-14","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF AN ADDITION ABOVE EXISTING ATTACHED STRUCTURE WITH 8FT SETBACK, ROOF DECK, AND ROOF DECK ACCESS STRUCTURE. SIZE AND LOCATION AS SHOWN IN PLAN."},{"number":"RP-2026-000672","date":"2026-07-15","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Issued","completedDate":null,"scope":"INTERIOR ALTERATIONS AND FOR THE ERECTION OF AN ADDITION ABOVE EXISTING ATTACHED STRUCTURE WITH 8FT SETBACK, ROOF DECK, AND ROOF DECK ACCESS STRUCTURE. DETAILS AS SHOWN IN PLAN."},{"number":"ZP-2023-010556","date":null,"work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Refused","completedDate":"2025-05-19","scope":null}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2023,"k":"viol","w":"7 L&I violations incl UNSAFE STRUCTURE"},{"y":2023,"k":"insp","w":"Inspection failed ×4"},{"y":2023,"k":"sale","p":145000},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"viol","w":"2 L&I violations"},{"y":2024,"k":"insp","w":"L&I: 7 failed, 1 passed"},{"y":2025,"k":"permit","w":"New construction, addition, GFA change"},{"y":2025,"k":"insp","w":"Inspection passed"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-24","signals":[{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 3 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2023","permit activity in 2024, 2025, 2026"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"legalChecks":[{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"2 permits not marked completed: RP-2026-000672 (Issued), ZP-2023-010556 (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 9 historical violations across 4 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":"11 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jan 31, 2025.","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/"}],"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"}]}