{"asOf":"2026-07-26T00:49:59.915Z","block":"1100-1199 S 12TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/1100-1199-s-12th-st","address":"1159 S 12TH ST","parcelNumber":"021589200","source":"https://property.phila.gov/?p=021589200","ownerType":"absentee","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"U50","buildingCodeNew":"22","buildingClass":"ROW CONV/APT 3 STY MASON","buildingClassNew":"ROW TYPICAL","useLabel":"Apartment building","owner":"LU SCOTT DUNG","coOwner":"LU HELEN DANG","marketValue":524600,"landAssessment":104900,"improvementAssessment":419700,"livableArea":2535,"yearBuilt":1915,"lastSale":{"price":3,"date":"2016-10-12T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2026-019063","date":"2026-04-06","code":"9-3902 (2)","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"COMPLIED","resolutionDate":"2026-05-19","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-019064","date":"2026-04-06","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2026-05-11","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-019065","date":"2026-04-06","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2026-06-25","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"CF-2026-031332","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL PROACTIVE RENTAL INVESTIGATOR","status":"CLOSED","createdDate":"2026-04-06","completedDate":"2026-06-25","violations":[{"number":"VI-2026-019063","date":"2026-04-06","code":"9-3902 (2)","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"COMPLIED","resolutionDate":"2026-05-19","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-019064","date":"2026-04-06","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2026-05-11","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-019065","date":"2026-04-06","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2026-06-25","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2026,"n":3,"worst":null}],"investigations":[{"caseNumber":"CF-2026-031332","date":"2026-04-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-031332","date":"2026-05-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-031332","date":"2026-06-25","type":null,"status":"PASSED"}],"inspYears":[{"y":2026,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.93577011180942,"lng":-75.16319203967284,"geom":{"type":"Polygon","coordinates":[[[-75.163078736,39.935774621],[-75.16309056,39.935729719],[-75.163304497,39.935765704],[-75.163295446,39.935810394],[-75.163078736,39.935774621]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2022-008646","type":"Fire Alarm Certification","inspectionDate":"2022-06-24","result":"Certified","expirationDate":"2023-06-24","buildingId":"1475565"},{"number":"BC-2023-012616","type":"Fire Alarm Certification","inspectionDate":"2023-06-15","result":"Certified","expirationDate":"2024-06-15","buildingId":"1475565"},{"number":"BC-2025-000376","type":"Fire Alarm Certification","inspectionDate":"2025-01-08","result":"Certified","expirationDate":"2026-01-08","buildingId":"1475565"},{"number":"BC-2026-010744","type":"Fire Alarm Certification","inspectionDate":"2026-04-15","result":"Certified","expirationDate":"2027-04-15","buildingId":"1475565"},{"number":"BC-2026-016452","type":"Sprinkler Certification","inspectionDate":"2026-05-29","result":"Certified","expirationDate":"2027-05-29","buildingId":"1475565"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19147","beds":null,"baths":null,"stories":3,"lotArea":1008,"zoning":"RSA5","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"1153 S 12TH ST, PHILADELPHIA PA, 19147","mailOut":false,"appeals":[],"taxYears":[{"year":2016,"total":88.06,"principal":0,"interest":1.28,"penalty":0}],"taxNet":88.06,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":229600,"taxable":229600,"land":20256,"improvement":209344,"taxableLand":20256,"taxableImprovement":209344,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":229600,"taxable":229600,"land":56711,"improvement":172889,"taxableLand":56711,"taxableImprovement":172889,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":229600,"taxable":229600,"land":56711,"improvement":172889,"taxableLand":56711,"taxableImprovement":172889,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":452000,"taxable":452000,"land":113000,"improvement":339000,"taxableLand":113000,"taxableImprovement":339000,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":489800,"taxable":489800,"land":122450,"improvement":367350,"taxableLand":122450,"taxableImprovement":367350,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":489800,"taxable":489800,"land":122450,"improvement":367350,"taxableLand":122450,"taxableImprovement":367350,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":489800,"taxable":489800,"land":122450,"improvement":367350,"taxableLand":122450,"taxableImprovement":367350,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":507500,"taxable":507500,"land":101500,"improvement":406000,"taxableLand":101500,"taxableImprovement":406000,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":507500,"taxable":507500,"land":101500,"improvement":406000,"taxableLand":101500,"taxableImprovement":406000,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":524600,"taxable":524600,"land":104920,"improvement":419680,"taxableLand":104920,"taxableImprovement":419680,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":524600,"taxable":524600,"land":104920,"improvement":419680,"taxableLand":104920,"taxableImprovement":419680,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":524600,"taxable":524600,"land":104900,"improvement":419700,"taxableLand":104900,"taxableImprovement":419700,"exemptLand":0,"exemptImprovement":0}],"taxNow":7343,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"239626","date":"2009-09-28","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2010-01-05","scope":"REPLACE THE ENTIRE FRONT WALL OF A THREE STORY APARTMENT BUILDING"},{"number":"GM-2023-011102","date":"2024-01-06","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2024-02-06","scope":"EZ INTERIOR DEMOLITION- For the interior demolition on non-bearing partition wall and ceilings as per attached standard. Deviations from these standards require submission of construction and site plans. Structural alteration or repair is expressly PROHIBITED under this permit. Prohibited structural work includes but not limited to any modification to exterior walls, party wall, floor/roof framing and foundations; including underpinning, excavation and removed of foundation slab. Separate Streets Department permit required for sidewalk and street closures."},{"number":"CP-2023-006934","date":"2024-01-13","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-01-30","scope":"FOR LEVEL III ALTERATIONS PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED PER NFPA 13R. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION."},{"number":"EP-2024-003402","date":"2024-04-24","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-01-13","scope":"Install New 400amp Service With 4 Meters And Complete Electrical Fit Out Of 3 unit Apt Bldg With all New Outlets, Switches, Lighting And Smoke/CO alarms. ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC. **NO FIRE ALARM ON THIS PERMIT**"},{"number":"PP-2024-003245","date":"2024-05-07","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-01-22","scope":"All plumbing must be installed to the 2018 Philadelphia Plumbing Code section 919(Philadelphia Single Stack/venting System) Four toilets four lavatories four tub/showers three kitchen sinks Three hot water heaters, and three washer box standpipes."},{"number":"MP-2024-001533","date":"2024-05-15","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-01-22","scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS, AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH THE MANUFACTURER’S SPECIFICATIONS. FOR USE AS PREVIOUSLY APPROVED. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"CP-2024-002167","date":"2024-06-04","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-02-19","scope":"FOR INTERIOR ALTERATIONS TO AN EXISTING ATTACHED STRUCTURE. ALTERATIONS TO INCLUDE THE INSTALLATION OF A NEW BEARING WALL, REPLACEMENT OF THE RIDGE BEAM, AND THE SISTERING OF ROOF JOISTS. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"FP-2024-001639","date":"2024-08-05","work":"Rough-In","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2024-08-14","scope":"Rough-In Permit for FP-2024-001541 INSTALL NEW 2\" FIRE SERVICE FROM STREET TO BUILDING SUPPLY AND INSTALL ALL REQUIRED SPRINKLERS PER NFPA 13 SUPPLY AND INSTALL ALL REQUIRED PIPING, HANGERS AND FITTINGS PER NFPA 13 SUPPLY AND INSTALL NEW 2\" CITY-APPROVED BACKFLOW PREVENTER SUPPLY AND INSTALL NEW FIRE DEPARTMENT CONNECTION SUPPLY AND INSTALL ALL REQUIRED BELLS, TAMPERS AND FLOW SWITCHES"},{"number":"FP-2024-001541","date":"2024-08-15","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-01-22","scope":"FOR THE INSTALLATION OF AN NFPA 13R SYSTEM FOR A MULTI-FAMILY DWELLING SERVICED BY A TWO (2) INCH FIRE SERVICE LINE WITH A 2-INCH WILKINS 950XLT2BFSS BACKFLOW PREVENTER AND AUTOMATIC FIRE SUPPRESSION SYSTEM. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/HYDRAULIC CALCULATIONS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2009,"k":"permit","w":"Major alteration"},{"y":2023,"k":"sale","p":450000},{"y":2024,"k":"permit","w":"Interior Non-Load-Bearing Wall Demo."},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Rough-In"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2026,"k":"viol","w":"3 L&I violations"},{"y":2026,"k":"insp","w":"L&I: 2 failed, 1 passed"}],"rented":true,"licenses":[{"number":"218828","type":"Rental","status":"Closed","businessName":"DUNG LU SCOTT","legalName":"DUNG LU SCOTT","address":"1159 S 12TH ST","revenueCode":"3202","rentalCategory":null,"units":3,"issuedDate":"2004-04-23","latestIssueDate":"2020-03-25","expirationDate":"2021-02-28","inactiveDate":null},{"number":"864300","type":"Rental","status":"Inactive","businessName":"Michael Lu and Jennifer Lu (Michael Lu and Jennifer Lu)","legalName":"Michael Lu and Jennifer Lu","address":"1159 S 12TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2021-03-23","latestIssueDate":"2023-08-30","expirationDate":"2024-03-22","inactiveDate":"2024-05-21"},{"number":"0974221","type":"Rental","status":"Active","businessName":"Parkside52 Holdings, LLC","legalName":"Parkside52 Holdings, LLC","address":"1159 S 12TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2025-03-20","latestIssueDate":"2026-04-24","expirationDate":"2027-03-19","inactiveDate":null}],"licenseActivity":[{"number":"0974221","type":"Rental","businessName":"Parkside52 Holdings, LLC","legalName":"Parkside52 Holdings, LLC","issuedDate":"2025-03-20","latestIssueDate":"2026-04-24","closureDate":null,"expirationDate":"2027-03-19","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"864300","type":"Rental","businessName":"Michael Lu and Jennifer Lu (Michael Lu and Jennifer Lu)","legalName":"Michael Lu and Jennifer Lu","issuedDate":"2021-03-23","latestIssueDate":"2023-08-30","closureDate":"2024-05-21","expirationDate":"2024-03-22","inactiveDate":"2024-05-21","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"218828","type":"Rental","businessName":"DUNG LU SCOTT","legalName":"DUNG LU SCOTT","issuedDate":"2004-04-23","latestIssueDate":"2020-03-25","closureDate":"2021-02-28","expirationDate":"2021-02-28","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false}],"businessLicenseSourceDate":"2026-07-24","units":3,"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":["a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 8 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2023","permit activity in 2024"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"The record identifies more than one dwelling/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":"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":"2 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jun 25, 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":"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 3 historical violations across 1 case.","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 Apr 15, 2027; Sprinkler Certification: Certified through May 29, 2027","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"}]}