{"asOf":"2026-07-25T05:31:16.964Z","block":"700-799 FEDERAL ST","blockUrl":"https://philadelphia.blockreport.homes/block/700-799-federal-st","address":"726 FEDERAL ST","parcelNumber":"021266100","source":"https://property.phila.gov/?p=021266100","ownerType":"owner-occupied","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"Q50","buildingCodeNew":"22","buildingClass":"ROW W/DET GAR 3 STY MAS","buildingClassNew":"ROW TYPICAL","useLabel":"House","owner":"ADRIAN DANIEL","coOwner":null,"marketValue":772500,"landAssessment":154500,"improvementAssessment":618000,"livableArea":2488,"yearBuilt":1925,"lastSale":{"price":345000,"date":"2009-09-21T04:00:00Z"},"openViolations":0,"violations":[{"number":"2843667","date":"2013-06-26","code":"PM-302.4/7","title":"DRAINAGE-DOWNSPOUT 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EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19147","beds":5,"baths":1,"stories":3,"lotArea":1620,"zoning":"RSA5","grade":"C","basement":"D","heater":"H","centralAir":false,"extCond":"4","intCond":"3","garage":2,"homestead":false,"mail":"726 FEDERAL ST, PHILADELPHIA PA, 19147","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":314400,"taxable":314400,"land":33048,"improvement":281352,"taxableLand":33048,"taxableImprovement":281352,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":314400,"taxable":314400,"land":88346,"improvement":226054,"taxableLand":88346,"taxableImprovement":226054,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":314400,"taxable":314400,"land":88346,"improvement":226054,"taxableLand":88346,"taxableImprovement":226054,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":484300,"taxable":484300,"land":136000,"improvement":348300,"taxableLand":136000,"taxableImprovement":348300,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":398000,"taxable":398000,"land":115420,"improvement":282580,"taxableLand":115420,"taxableImprovement":282580,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":398000,"taxable":398000,"land":115420,"improvement":282580,"taxableLand":115420,"taxableImprovement":282580,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":398000,"taxable":398000,"land":115420,"improvement":282580,"taxableLand":115420,"taxableImprovement":282580,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":772100,"taxable":772100,"land":154420,"improvement":617680,"taxableLand":154420,"taxableImprovement":617680,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":772100,"taxable":772100,"land":154420,"improvement":617680,"taxableLand":154420,"taxableImprovement":617680,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":803000,"taxable":803000,"land":160600,"improvement":642400,"taxableLand":160600,"taxableImprovement":642400,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":803000,"taxable":803000,"land":160600,"improvement":642400,"taxableLand":160600,"taxableImprovement":642400,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":772500,"taxable":772500,"land":154500,"improvement":618000,"taxableLand":154500,"taxableImprovement":618000,"exemptLand":0,"exemptImprovement":0}],"taxNow":11240,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"757072","date":"2017-02-24","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2017-03-23","scope":"MAKE SAFE PERMIT TO COMPLY UNSAFE VIOLATION #567868 TO INSTALL NEW STRUCTURAL SUPPORT ANGLE AND RECONSTRUCTION OF BRICK PARAPET WALL FOR REAR GARAGE STRUCTURE AS PER APPROVED PLANS. **NO INTERIOR WORK ON THIS PERMIT**"},{"number":"937397","date":"2018-12-26","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-01-02","scope":"CURB TRAP, FAI & HOUSE DRAIN PA20183540892 \"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"1045656","date":"2020-01-30","work":"Exterior Window and Door Replacement","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2021-03-11","scope":"EZ PERMIT STANDARDS ALTERATIONS- For alterations to an Existing One Family Dwelling as per attached standard. Deviations from this standard will result in permit revocation and require submission of construction plans. STRUCTURAL ALTERATION OR REPAIR IS EXPRESSLY PROHIBITED UNDER THIS PERMIT. PROHIBITED STRUCTURAL WORK INCLUDES ANY MODIFICATION TO EXTERIOR WALLS, PARTY WALLS, FLOOR/ROOF FRAMING OR FOUNDATIONS; INCLUDING UNDERPINNING, EXCAVATION, AND REMOVAL OF FOUNDATION SLAB. NO WORK MAY BE PEFORMED IN THE BASEMENT OR CELLAR) INSTALL WINDOWS IN EXISTING OPENINGS, NEW GYPSUM BOARD, BASEBOARDS, KITCHEN CABINETS, TILE, AND PAINT. STRUCTURE IS OWNER OCCUPIED AND OWNER WILL BE PERFORMING ALL WORK. SEPARATE PERMITS REQUIRED FOR ANY PLUMBING AND/OR ELECTRICAL WORK AS NEEDED."},{"number":"1049109","date":"2020-02-12","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Expired","completedDate":"2021-04-26","scope":"Install 1 heat pump."}],"storyTag":"New construction","storyDelta":0,"timeline":[{"y":2013,"k":"viol","w":"4 L&I violations"},{"y":2015,"k":"viol","w":"L&I violation"},{"y":2015,"k":"insp","w":"Inspection failed ×3"},{"y":2016,"k":"viol","w":"3 L&I violations incl EXTERIOR STRUCT UNSAFE COND 7"},{"y":2016,"k":"insp","w":"L&I: 3 failed, 1 passed"},{"y":2017,"k":"permit","w":"Major alteration"},{"y":2017,"k":"insp","w":"Inspection passed"},{"y":2018,"k":"permit","w":"Plumbing"},{"y":2019,"k":"viol","w":"8 L&I violations"},{"y":2019,"k":"insp","w":"L&I: 4 failed, 2 passed"},{"y":2020,"k":"permit","w":"Exterior Window and Door Replacement"},{"y":2020,"k":"permit","w":"New Construction"}],"rented":false,"licenses":[{"number":"616704","type":"Rental","status":"Inactive","businessName":"DANIEL ADRIAN","legalName":"DANIEL ADRIAN","address":"726 FEDERAL ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2014-01-31","latestIssueDate":"2019-02-01","expirationDate":"2020-02-29","inactiveDate":"2020-04-29"}],"licenseActivity":[{"number":"616704","type":"Rental","businessName":"DANIEL ADRIAN","legalName":"DANIEL ADRIAN","issuedDate":"2014-01-31","latestIssueDate":"2019-02-01","closureDate":"2020-04-29","expirationDate":"2020-02-29","inactiveDate":"2020-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 94% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $398,000 to $772,100","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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"2 permits not marked completed: 1045656 (Expired), 1049109 (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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 16 historical violations across 7 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":"14 failed, 7 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Dec 30, 2019.","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"}]}