{"asOf":"2026-07-28T14:34:03.276Z","block":"700-799 S RANDOLPH ST","blockUrl":"https://philadelphia.blockreport.homes/block/700-799-s-randolph-st","address":"728 S RANDOLPH ST","parcelNumber":"023141400","source":"https://property.phila.gov/?p=023141400","ownerType":"absentee","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O50","buildingCodeNew":"22","buildingClass":"ROW 3 STY MASONRY","buildingClassNew":"ROW TYPICAL","useLabel":"House","owner":"SICKS WILLIAM","coOwner":"SICKS SHOSHANA","marketValue":375000,"landAssessment":75000,"improvementAssessment":300000,"livableArea":1344,"yearBuilt":1915,"lastSale":{"price":330000,"date":"2022-10-14T04:00:00Z"},"openViolations":0,"violations":[{"number":"211986776","date":"2020-02-03","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"COMPLIED","resolutionDate":"2020-07-20","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211986777","date":"2020-02-03","code":"A-901.13/1","title":"PENALTY- NO BLDG PERM INFO","status":"COMPLIED","resolutionDate":"2020-07-20","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211986775","date":"2020-02-03","code":"A-504.1/1","title":"STOP WORK ORDER","status":"COMPLIED","resolutionDate":"2020-07-20","resolution":"COMPLIED - PERMIT OBTAINED"}],"violationCases":[{"number":"723268","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2020-02-03","completedDate":"2020-07-21","violations":[{"number":"211986776","date":"2020-02-03","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"COMPLIED","resolutionDate":"2020-07-20","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211986777","date":"2020-02-03","code":"A-901.13/1","title":"PENALTY- NO BLDG PERM INFO","status":"COMPLIED","resolutionDate":"2020-07-20","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211986775","date":"2020-02-03","code":"A-504.1/1","title":"STOP WORK ORDER","status":"COMPLIED","resolutionDate":"2020-07-20","resolution":"COMPLIED - PERMIT OBTAINED"}]}],"violYears":[{"y":2020,"n":3,"worst":null}],"investigations":[{"caseNumber":"723268","date":"2020-02-03","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"723268","date":"2020-06-15","type":null,"status":"FAILED"},{"caseNumber":"723268","date":"2020-07-21","type":null,"status":"PASSED"}],"inspYears":[{"y":2020,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.94017784521181,"lng":-75.1520981095871,"geom":null,"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19147","beds":2,"baths":2,"stories":3,"lotArea":708,"zoning":"RSA5","grade":"C","basement":"C","heater":"A","centralAir":false,"extCond":"4","intCond":"3","garage":null,"homestead":false,"mail":"517 FITZWATER ST, PHILADELPHIA PA, 19147","mailOut":false,"appeals":[{"type":"ZBA Appeal Against L&I","grounds":"Appeal Against L&I for the revocation of permit ZP-2023-013293","status":"In Process","outcome":"Complete","date":"2024-08-02","number":"HA-2024-001641","relatedPermit":"ZP-2023-013293"},{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR THE ERECTION OF FENCE AND ROLL UP SECURITY GATE AT REAR OF EXISTING STRUCTURE FACING SOUTH RANDOLPH STREET AND CREATE OF ONE OFF STREET REAR SURFACE PARKING SPACE ACCESSORY TO EXISTING SINGLE FAMILY DWELLING AS PREVIOUSLY APPROVE","status":"Prepare Meeting","outcome":null,"date":"2026-12-02","number":"ZP-2026-004280","relatedPermit":"ZP-2026-004280"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":319400,"taxable":319400,"land":36391,"improvement":283009,"taxableLand":36391,"taxableImprovement":283009,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":319400,"taxable":319400,"land":95820,"improvement":223580,"taxableLand":95820,"taxableImprovement":223580,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":319400,"taxable":319400,"land":95820,"improvement":223580,"taxableLand":95820,"taxableImprovement":223580,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":385000,"taxable":385000,"land":115500,"improvement":269500,"taxableLand":115500,"taxableImprovement":269500,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":385000,"taxable":385000,"land":115500,"improvement":269500,"taxableLand":115500,"taxableImprovement":269500,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":385000,"taxable":385000,"land":115500,"improvement":269500,"taxableLand":115500,"taxableImprovement":269500,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":385000,"taxable":385000,"land":115500,"improvement":269500,"taxableLand":115500,"taxableImprovement":269500,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":330000,"taxable":330000,"land":66000,"improvement":264000,"taxableLand":66000,"taxableImprovement":264000,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":330000,"taxable":330000,"land":66000,"improvement":264000,"taxableLand":66000,"taxableImprovement":264000,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":100000,"taxable":100000,"land":20000,"improvement":80000,"taxableLand":20000,"taxableImprovement":80000,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":100000,"taxable":100000,"land":20000,"improvement":80000,"taxableLand":20000,"taxableImprovement":80000,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":375000,"taxable":375000,"land":75000,"improvement":300000,"taxableLand":75000,"taxableImprovement":300000,"exemptLand":0,"exemptImprovement":0}],"taxNow":1400,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"RP-2020-003218","date":"2020-07-15","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Expired","completedDate":"2022-04-13","scope":"EZ PERMIT STADARDS 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) REHAB KITCHEN AND BATHROOM AS PER ENGINEER REPORT"},{"number":"ZP-2022-012117","date":"2022-11-10","work":"Full Demolition","type":"Zoning","description":"Zoning Permit","status":"Cancelled","completedDate":"2024-10-29","scope":"FOR THE COMPLETE DEMOLITION OF EXISTING STRUCTURE ON LOT"},{"number":"PP-2022-016836","date":"2022-11-21","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-12-06","scope":"SEAL LATERAL"},{"number":"GM-2023-000263","date":"2023-02-14","work":"Party Wall Protection","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2024-02-22","scope":"EZ Wall Protection Permit- Obtain permits for the application of exterior wall sidings for the purpose of finishing walls exposed during demolition (including party walls and independent bearing walls abutting party walls) without submitting plans by meeting the Conditions and Design Limitations below. Any deviations from this permit standard will result in permit revocation."},{"number":"GM-2023-003064","date":"2023-04-12","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2023-11-02","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."},{"number":"ZP-2023-013293","date":"2024-03-19","work":"Combined Lot Line Relocation and New Dev…","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE RELOCATION OF LOT LINES TO REMOVE REAR EASEMENT OF EXISTING 517 FITZWATER STREET FOR THE LOT ADJUSTMENT TO CREATE ONE (1) LOT FROM TWO (2) EXISTING LOTS (517 FITZWATER STREET AND 728 S. RANDOLPH STREET) AND FOR THE DEMOLITION OF STRUCTURE ON EXISTING 728 S. RANDOLPH STREET. SIZE AND LOCATION AS SHOWN ON PLANS."},{"number":"DP-2024-001149","date":"2024-11-26","work":"Minor Demolition","type":"Demolition","description":"Demolition Permit","status":"Completed","completedDate":"2025-10-03","scope":"FOR THE COMPLETE DEMOLITION OF AN EXISTING STRUCTURE AT 728 S RANDOLPH STREET. PRIOR TO DEMOLITION OF THE STRUCTURE A DEED SHALL BE RECORDED TO CONSOLIDATE 517 FITZWATER STREET AND 728 S RANDOLPH STREET (REFERENCE ZP-2023-013293). EXISTING STRUCTURE TO BE DEMOLISHED BY HAND AND HAND-HELD EQUIPMENT ONLY PER APPROVED PLANS. PEDESTRIAN PROTECTION TO BE IN PLACE PRIOR TO START OF WORK AND TO BE MAINTAINED DURING ALL DEMOLITION ACTIVITIES. * A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED IN ACCORDANCE WITH SECTION 3306 OF THE IBC. SEPARATE BUILDING AND/OR STREETS DEPARTMENT PERMITS ARE REQUIRED. * 21 DAY POSTING AND NOTICE REQUIRED PER A-303.2 * NEWLY EXPOSED WALLS TO BE TREATED"},{"number":"ZP-2025-000332","date":"2025-02-10","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2026-01-20","scope":"FOR THE ERECTION OF AN ADDITION AT THE REAR AND ROOF DECK AT REAR THIRD FLOOR TO AN EXISTING ATTACHED BUILDING."},{"number":"PP-2025-008627","date":"2025-07-02","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2026-01-20","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."},{"number":"ZP-2026-004280","date":null,"work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Denied","completedDate":null,"scope":null}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2020,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2022,"k":"permit","w":"Full Demolition"},{"y":2022,"k":"permit","w":"Alterations"},{"y":2023,"k":"permit","w":"Party Wall Protection"},{"y":2023,"k":"permit","w":"Interior Non-Load-Bearing Wall Demo."},{"y":2024,"k":"permit","w":"Combined Lot Line Relocation and New Dev…"},{"y":2024,"k":"appeal","w":"Appeal complete"},{"y":2024,"k":"permit","w":"Minor Demolition"},{"y":2025,"k":"permit","w":"New construction, addition, GFA change"},{"y":2025,"k":"permit","w":"New Construction or Additions"},{"y":2025,"k":"demo"},{"y":2026,"k":"appeal","w":"Appeal filed"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-27","signals":[{"kind":"transition-activity","level":"watch","title":"Recent transition activity","summary":"The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.","evidence":["6 permit events since 2023","2 zoning/board appeals since 2023","demolition activity since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 275% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $100,000 to $375,000","no permit shown in 2026-2028"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #ZP-2026-004280: Prepare Meeting; related permit ZP-2026-004280.","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":"5 permits not marked completed: RP-2020-003218 (Expired), ZP-2022-012117 (Cancelled), GM-2023-000263 (Expired), GM-2023-003064 (Expired), ZP-2026-004280 (Denied). 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":"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 Jul 21, 2020.","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 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/"}],"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"}]}