{"asOf":"2026-07-24T14:34:11.603Z","block":"1200-1299 MONTROSE ST","blockUrl":"https://philadelphia.blockreport.homes/block/1200-1299-montrose-st","address":"1217 MONTROSE ST","parcelNumber":"021038210","source":"https://property.phila.gov/?p=021038210","ownerType":"investor","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O50","buildingCodeNew":"25","buildingClass":"ROW 3 STY MASONRY","buildingClassNew":"ROW MODERN","useLabel":"House","owner":"1217 MONTROSE STREET LLC","coOwner":null,"marketValue":367200,"landAssessment":73440,"improvementAssessment":293760,"livableArea":1017,"yearBuilt":2012,"lastSale":{"price":1,"date":"2011-12-05T05:00:00Z"},"openViolations":0,"violations":[{"number":"463653","date":"2007-01-10","code":"A-503.2/2","title":"PROSEC- STD INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"463654","date":"2007-01-10","code":"PM-102.4/2","title":"LICENSE-VAC 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EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19147","beds":2,"baths":1,"stories":3,"lotArea":339,"zoning":"RSA5","grade":"C+","basement":"D","heater":"A","centralAir":true,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"36 W HILLCREST RD, HAVERTOWN PA, 19083","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF A FOUR(4) STORY ATTACHED STRUCTURE WITH CELLAR AND PARTIAL ROOF DECK ACCESSED BY A PILOT HOUSE ( ROOF DECK TO PROVIDE 42\" GUARD RAILS). PROPOSED STRUCTURE FOR USE AS A SINGLE-FAMILY DWELLING.","status":"CLOSED","outcome":"Granted with conditions","date":"2012-03-27","number":"17004","relatedPermit":"372385"},{"type":"Building standards appeal","grounds":"ON 7/11/2012, THE DEPARTMENT OF LICENSES AND INSPECTIONS ISSUED A NOTICE OF REFUSAL FOR APPLICATION #408664.","status":"CLOSED","outcome":"Withdrawn","date":"2012-08-02","number":"18472","relatedPermit":"408664"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":254300,"taxable":33320,"land":33320,"improvement":220980,"taxableLand":33320,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":220980},{"y":2017,"v":254300,"taxable":72476,"land":72476,"improvement":181824,"taxableLand":72476,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":181824},{"y":2018,"v":254300,"taxable":72476,"land":72476,"improvement":181824,"taxableLand":72476,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":181824},{"y":2019,"v":400700,"taxable":114200,"land":114200,"improvement":286500,"taxableLand":114200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":286500},{"y":2020,"v":434200,"taxable":123748,"land":123748,"improvement":310452,"taxableLand":123748,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":310452},{"y":2021,"v":434200,"taxable":123748,"land":123748,"improvement":310452,"taxableLand":123748,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":310452},{"y":2022,"v":434200,"taxable":123748,"land":123748,"improvement":310452,"taxableLand":123748,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":310452},{"y":2023,"v":459000,"taxable":91800,"land":91800,"improvement":367200,"taxableLand":91800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":367200},{"y":2024,"v":459000,"taxable":459000,"land":91800,"improvement":367200,"taxableLand":91800,"taxableImprovement":367200,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":370100,"taxable":370100,"land":74020,"improvement":296080,"taxableLand":74020,"taxableImprovement":296080,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":370100,"taxable":370100,"land":74020,"improvement":296080,"taxableLand":74020,"taxableImprovement":296080,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":367200,"taxable":367200,"land":73440,"improvement":293760,"taxableLand":73440,"taxableImprovement":293760,"exemptLand":0,"exemptImprovement":0}],"taxNow":5181,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"372154","date":"2011-11-03","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2011-11-03","scope":"DEMO SINGLE FLOOR GRAGE 16'X21' AND BUILD A SINGLE FAMILY HOME"},{"number":"372180","date":"2011-11-03","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2012-06-19","scope":"DEMO SINGLE FLOOR GRAGE 16'X21' TO CREATE A VACANT LOT"},{"number":"372385","date":"2012-05-25","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2012-05-25","scope":"NEW CONSTRUCTION OF A SFD"},{"number":"408664","date":"2012-08-30","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2013-04-03","scope":"ERECTION OF A SFD."},{"number":"432376","date":"2012-10-12","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2013-04-03","scope":"NEW HOME WITH 3 TOILETS 3 LAVS 1 KITCHEN SINK 1 BATH TUB 1 WATER HEATER 1 RAIN LEADER (SFD)PA1#20122851127"},{"number":"437457","date":"2012-11-13","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2013-05-04","scope":"WIRING UP NEW SFD- 25 RECEPTS, 30 RECESSED LIGHTS, 10 SWITCHES, 2 HEAT PUMPS, 200AMP SERVICE AS PER 2008 NEC (SFD)"},{"number":"437068","date":"2013-01-08","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2013-04-03","scope":"FOR THE INSTALLATION OF A FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 2007, STANDARD 13D. 1\" DIAMETER SERVICE SIZE."},{"number":"455881","date":"2013-02-27","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2013-03-23","scope":"NEW 1\" WATER SERVICE & METER (SFD) PA1 CALL#2013-0510401"}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2011,"k":"permit","w":"Demolition"},{"y":2012,"k":"appeal","w":"Appeal granted with conditions"},{"y":2012,"k":"permit","w":"Zoning/use"},{"y":2012,"k":"demo"},{"y":2012,"k":"viol","w":"L&I violation"},{"y":2012,"k":"insp","w":"L&I: 1 failed, 2 passed"},{"y":2012,"k":"appeal","w":"Appeal withdrawn"},{"y":2012,"k":"permit","w":"New construction"},{"y":2012,"k":"permit","w":"Plumbing"},{"y":2012,"k":"permit","w":"Electrical"},{"y":2013,"k":"permit","w":"Suppression"},{"y":2013,"k":"permit","w":"Plumbing"}],"rented":false,"licenses":[{"number":"598130","type":"Rental","status":"Inactive","businessName":"PHILIP & DENISE CONGIALDI","legalName":"PHILIP & DENISE CONGIALDI","address":"1217 MONTROSE ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2013-06-27","latestIssueDate":"2020-11-06","expirationDate":"2021-02-28","inactiveDate":"2021-04-29"}],"licenseActivity":[{"number":"598130","type":"Rental","businessName":"PHILIP & DENISE CONGIALDI","legalName":"PHILIP & DENISE CONGIALDI","issuedDate":"2013-06-27","latestIssueDate":"2020-11-06","closureDate":"2021-04-29","expirationDate":"2021-02-28","inactiveDate":"2021-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #17004: CLOSED · Granted with conditions; related permit 372385. Use permit #372154: 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"4 failed, 4 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Nov 8, 2012.","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":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 7 historical violations across 4 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/"},{"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.","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"}]}