{"asOf":"2026-07-26T09:13:23.249Z","block":"1100-1199 FITZWATER ST","blockUrl":"https://philadelphia.blockreport.homes/block/1100-1199-fitzwater-st","address":"1118 FITZWATER ST","parcelNumber":"022187910","source":"https://property.phila.gov/?p=022187910","ownerType":"owner-occupied","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":"DAVID SHAUL","coOwner":"DAVID ILANA","marketValue":776800,"landAssessment":155300,"improvementAssessment":621500,"livableArea":1821,"yearBuilt":2016,"lastSale":{"price":700000,"date":"2015-12-28T05:00:00Z"},"openViolations":0,"violations":[{"number":"4006735","date":"2016-07-13","code":"A-701.1/1","title":"CO- BLDG OCCUPIED PRE-CO","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"567875","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"4006735","date":"2016-07-13","code":"A-701.1/1","title":"CO- BLDG OCCUPIED PRE-CO","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2016,"n":1,"worst":null}],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.941152387194236,"lng":-75.16155382754422,"geom":{"type":"Polygon","coordinates":[[[-75.161511313,39.941200729],[-75.161535941,39.941094587],[-75.161596119,39.941101991],[-75.161572336,39.941210118],[-75.161511313,39.941200729]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19147","beds":3,"baths":2,"stories":2,"lotArea":738,"zoning":"RSA5","grade":"C+","basement":"A","heater":"A","centralAir":true,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"1118 FITZWATER ST, PHILADELPHIA PA, 19147","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF AN ATTACHED STRUCTURE ( HT 43')  WITH CELLAR, BAY WINDOW AT 2ND, 3RD  AND 4TH FLOORS; BALCONY AT 4TH FLOORS , ROOF TOP DECK ACCESSED BY A PILOT HOUSE AND FOR THE CREATION OF ONE(1) CAR SURFACE PARKING SPACE AT REA","status":"CLOSED","outcome":"Granted with conditions","date":"2014-07-02","number":"22868","relatedPermit":"529850"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":17800,"taxable":17800,"land":17800,"improvement":0,"taxableLand":17800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":692000,"taxable":200680,"land":200680,"improvement":491320,"taxableLand":200680,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":491320},{"y":2018,"v":692000,"taxable":200680,"land":200680,"improvement":491320,"taxableLand":200680,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":491320},{"y":2019,"v":692000,"taxable":200600,"land":200600,"improvement":491400,"taxableLand":200600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":491400},{"y":2020,"v":749900,"taxable":217384,"land":217384,"improvement":532516,"taxableLand":217384,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":532516},{"y":2021,"v":749900,"taxable":217384,"land":217384,"improvement":532516,"taxableLand":217384,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":532516},{"y":2022,"v":749900,"taxable":217384,"land":217384,"improvement":532516,"taxableLand":217384,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":532516},{"y":2023,"v":757400,"taxable":151480,"land":151480,"improvement":605920,"taxableLand":151480,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":605920},{"y":2024,"v":757400,"taxable":151480,"land":151480,"improvement":605920,"taxableLand":151480,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":605920},{"y":2025,"v":776800,"taxable":155360,"land":155360,"improvement":621440,"taxableLand":155360,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":621440},{"y":2026,"v":776800,"taxable":776800,"land":155360,"improvement":621440,"taxableLand":155360,"taxableImprovement":621440,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":776800,"taxable":776800,"land":155300,"improvement":621500,"taxableLand":155300,"taxableImprovement":621500,"exemptLand":0,"exemptImprovement":0}],"taxNow":10874,"familyHeld":true,"lastTransferNominal":false,"permits":[{"number":"291276","date":"2010-07-15","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"REMOVE ROOF DECK, REMOVE EXISTING ROOF AND INSTALL NEW RUBBER ROOF AND NEW ROOF DECK."},{"number":"291273","date":"2010-07-15","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":"2010-07-26","scope":"REMOVE OLD ROOF AND INSTALL NEW RUBBER ROOF AND ROOF DECK."},{"number":"529850","date":"2014-08-29","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2014-08-29","scope":"PROPOSED 4 STORY SFD WITH A CELLAR AND ROOF TOP DECK WHICH WILL BE ACCESSED BY A PILOT HOUSE. A PROPOSED PARKING SPACE IN REAR OF YARD."},{"number":"567875","date":"2014-10-22","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2016-07-20","scope":"FOR THE NEW CONSTRUCTION OF A THREE STORY, SFD WITH CELLAR AND ROOF TOP DECK. ROOF TOP DECK ACCESSED BY PILOT HOUSE- PILOT HOUSE FOR STAIR ACCESS ONLY."},{"number":"574980","date":"2014-11-18","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2014-11-21","scope":"LATERAL,CT,MD AND WATER SERVICE PA20143210752 (SFD)\"SELF CERTIFICATION'S ARE NO LONGER PERMITTED\",\"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FT IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"597981","date":"2015-03-24","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-01-07","scope":"INSTALLATION OF SOIL AND WASTE PIPES W/HOT AND COLD WATER LINES FOR 3 WC,3 LAVS,1 BT,1 SH,1 KS AND 1 LT-THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"601726","date":"2015-04-09","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2016-01-07","scope":"INSTALL 2 HEATPUMP SYSTEMS WITH DUCTWORK(SFD)"},{"number":"604373","date":"2015-04-21","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2016-01-09","scope":"WIRING THROUGHOUT WITH LIGHTS, SWITHCES AND OUTLETS INSTALL A 200AMP SERVICE AS PER 2008 NEC (SOUTH DISTRICT)"},{"number":"604332","date":"2015-04-30","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2016-01-07","scope":"FOR THE INSTALLATION OF A ONE (1) INCH COMBINED FIRE SERVICE LINE WITH A WATER METER FOR A SINGLE FAMILY DWELLING; INSTALLATION OF FIRE SUPRESSION SPRINKLER SYSTEM IN ACCORDANCE WITH NFPA 13D."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2010,"k":"permit","w":"Alteration"},{"y":2013,"k":"land","p":165000},{"y":2014,"k":"appeal","w":"Appeal granted with conditions"},{"y":2014,"k":"permit","w":"Zoning/use"},{"y":2014,"k":"permit","w":"New construction"},{"y":2014,"k":"permit","w":"Plumbing"},{"y":2015,"k":"permit","w":"Plumbing"},{"y":2015,"k":"permit","w":"Mechanical"},{"y":2015,"k":"permit","w":"Electrical"},{"y":2015,"k":"permit","w":"Suppression"},{"y":2015,"k":"land","p":700000},{"y":2016,"k":"viol","w":"L&I violation"}],"rented":false,"licenses":[{"number":"276224","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"P.E WILLIAMS LP","legalName":"P.E WILLIAMS LP","address":"1118 FITZWATER ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2004-03-10","latestIssueDate":"2013-10-02","expirationDate":"2014-02-28","inactiveDate":null}],"licenseActivity":[{"number":"276224","type":"Vacant Residential Property / Lot","businessName":"P.E WILLIAMS LP","legalName":"P.E WILLIAMS LP","issuedDate":"2004-03-10","latestIssueDate":"2013-10-02","closureDate":"2014-02-28","expirationDate":"2014-02-28","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #22868: CLOSED · Granted with conditions; related permit 529850. Use permit #529850: COMPLETED. The history also contains “CO- BLDG OCCUPIED PRE-CO.”","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":"2 permits not marked completed: 291276 (EXPIRED), 291273 (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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #276224: 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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 1 historical violation 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/"}],"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"}]}