{"asOf":"2026-07-31T11:50:28.927Z","block":"5800-5899 LARCHWOOD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/5800-5899-larchwood-ave","address":"5820 LARCHWOOD AVE","parcelNumber":"032092800","source":"https://property.phila.gov/?p=032092800","ownerType":"owner-occupied","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O30","buildingCodeNew":"24","buildingClass":"ROW 2 STY MASONRY","buildingClassNew":"ROW PORCH FRONT","useLabel":"House","owner":"LEWIS BRITTANY J","coOwner":null,"marketValue":255900,"landAssessment":51180,"improvementAssessment":204720,"livableArea":1330,"yearBuilt":1925,"lastSale":{"price":220000,"date":"2019-09-06T04:00:00Z"},"openViolations":0,"violations":[{"number":"4715152","date":"2016-07-11","code":"PM15-304.1H","title":"EXTERIOR STRUCT UNSAFE COND 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STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2017-04-06","underAppeal":false,"noticeUrl":null},{"number":"4297164","date":"2017-04-12","code":"PM15-108.2","title":"VACANT AND OPEN","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2017-07-13","underAppeal":false,"noticeUrl":null}],"violationCases":[{"number":"543531","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2016-07-11","completedDate":"2018-09-21","noticeUrl":null,"violations":[{"number":"4715152","date":"2016-07-11","code":"PM15-304.1H","title":"EXTERIOR STRUCT UNSAFE COND 8","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2018-09-20","underAppeal":false,"noticeUrl":null},{"number":"4715151","date":"2016-07-11","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2018-09-20","underAppeal":false,"noticeUrl":null},{"number":"4715153","date":"2017-10-24","code":"PM15-304.1L","title":"EXTERIOR STRUCT UNSAFE COND 12","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2018-09-20","underAppeal":false,"noticeUrl":null}]},{"number":"543533","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2016-07-11","completedDate":"2017-04-07","noticeUrl":null,"violations":[{"number":"4003999","date":"2016-07-11","code":"PM15-304.1H","title":"EXTERIOR STRUCT UNSAFE COND 8","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2017-04-06","underAppeal":false,"noticeUrl":null},{"number":"4003998","date":"2016-07-11","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2017-04-06","underAppeal":false,"noticeUrl":null}]},{"number":"578893","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2017-04-13","completedDate":"2017-07-14","noticeUrl":null,"violations":[{"number":"4297164","date":"2017-04-12","code":"PM15-108.2","title":"VACANT AND OPEN","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2017-07-13","underAppeal":false,"noticeUrl":null}]}],"violYears":[{"y":2016,"n":4,"worst":"EXTERIOR STRUCT UNSAFE COND 8"},{"y":2017,"n":2,"worst":"EXTERIOR STRUCT UNSAFE COND 12"}],"investigations":[{"caseNumber":"543531","date":"2016-07-09","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"543533","date":"2016-07-09","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"543531","date":"2016-12-15","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"543531","date":"2017-04-06","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"543533","date":"2017-04-06","type":"CSUINITIAL","status":"NONE"},{"caseNumber":"578893","date":"2017-04-12","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"578893","date":"2017-05-01","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"543531","date":"2017-06-10","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"578893","date":"2017-07-13","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"543531","date":"2017-08-08","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"543531","date":"2017-10-24","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"543531","date":"2017-12-08","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"543531","date":"2018-03-08","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"543531","date":"2018-06-20","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"543531","date":"2018-09-20","type":"CSUINITIAL","status":"PASSED"}],"inspYears":[{"y":2016,"fails":3,"passes":0},{"y":2017,"fails":7,"passes":1},{"y":2018,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.953388110582935,"lng":-75.2392214659212,"geom":{"type":"Polygon","coordinates":[[[-75.239172578,39.953493771],[-75.23921775,39.953276906],[-75.23927067,39.953283335],[-75.239224616,39.953499746],[-75.239172578,39.953493771]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19143","beds":3,"baths":1,"stories":2,"lotArea":1270,"zoning":"RM1","grade":"C","basement":"A","heater":"A","centralAir":true,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"5820 LARCHWOOD AVE, PHILADELPHIA PA, 19143","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":67900,"taxable":67900,"land":7619,"improvement":60281,"taxableLand":7619,"taxableImprovement":60281,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":67900,"taxable":67900,"land":10185,"improvement":57715,"taxableLand":10185,"taxableImprovement":57715,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":67900,"taxable":67900,"land":10185,"improvement":57715,"taxableLand":10185,"taxableImprovement":57715,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":79600,"taxable":79600,"land":11940,"improvement":67660,"taxableLand":11940,"taxableImprovement":67660,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":190300,"taxable":33300,"land":28545,"improvement":161755,"taxableLand":28545,"taxableImprovement":4755,"exemptLand":0,"exemptImprovement":157000},{"y":2021,"v":190300,"taxable":33300,"land":28545,"improvement":161755,"taxableLand":28545,"taxableImprovement":4755,"exemptLand":0,"exemptImprovement":157000},{"y":2022,"v":190300,"taxable":33300,"land":28545,"improvement":161755,"taxableLand":28545,"taxableImprovement":4755,"exemptLand":0,"exemptImprovement":157000},{"y":2023,"v":230400,"taxable":51498,"land":46080,"improvement":184320,"taxableLand":46080,"taxableImprovement":5418,"exemptLand":0,"exemptImprovement":178902},{"y":2024,"v":230400,"taxable":51498,"land":46080,"improvement":184320,"taxableLand":46080,"taxableImprovement":5418,"exemptLand":0,"exemptImprovement":178902},{"y":2025,"v":270300,"taxable":60417,"land":54060,"improvement":216240,"taxableLand":54060,"taxableImprovement":6357,"exemptLand":0,"exemptImprovement":209883},{"y":2026,"v":270300,"taxable":60417,"land":54060,"improvement":216240,"taxableLand":54060,"taxableImprovement":6357,"exemptLand":0,"exemptImprovement":209883},{"y":2027,"v":255900,"taxable":57198,"land":51180,"improvement":204720,"taxableLand":51180,"taxableImprovement":6018,"exemptLand":0,"exemptImprovement":198702}],"taxNow":846,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"899050","date":"2018-09-12","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-09-21","scope":"MAKE SAFE PERMIT FOR REPLACEMENT OF UNSAFE FRONT PORCH AS PER ENGINEER'S REPORT) TO RESOLVE CASE #543531. ABUTTING SIDEWALK MUST BE CLOSED WITH FENCING A MINIMUM OF 6' IN HEIGHT. SEPARATE STREETS DEPARTMENT PERMIT REQUIRED FOR SIDEWALK CLOSURE. A SEPARATE PERMIT IS REQUIRED FOR ANY ADDITIONAL ALTERATIONS THAT ARE NOT SPECIFICALLY ADDRESSED ON CASE #543531."},{"number":"920671","date":"2018-10-24","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Expired","completedDate":"2020-12-22","scope":"APPLICANT AGREES TO LIMIT THE CONSTRUCTION TO COMPLY WITH EZ PERMIT STANDARD FOR INTERIOR ALTERATIONS, DATED FEB 2007. DEVIATIONS FROM THIS STANDARD WILL RESULT IN THE REVOCATION OF THIS PERMIT AND IMPOSITION OF FURTHER PENALTIES. (SFD)"},{"number":"924730","date":"2018-11-05","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-06-21","scope":"2WC, 2LAV, 1BT, 1SHOW, 1KS, 1GD, 1LB, AND 1WH AS PER PHILADELPHIA 2004 PLUMBING CODE."},{"number":"925759","date":"2018-11-08","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2019-06-21","scope":"SFD) 1 HVAC UNIT WITH DUCTWORK."},{"number":"928217","date":"2018-11-16","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-08-23","scope":"100AMP SERVICE AND REWIRE OUTLETS, LIGHTS, SWITCHES & SMOKE DETECTOR AS PER NEC 2008 WEST DISTRICT"}],"storyTag":"Renovated & sold on","storyDelta":7.8,"timeline":[{"y":2016,"k":"viol","w":"4 L&I violations incl EXTERIOR STRUCT UNSAFE COND 8"},{"y":2016,"k":"insp","w":"Inspection failed ×3"},{"y":2017,"k":"viol","w":"2 L&I violations incl EXTERIOR STRUCT UNSAFE COND 12"},{"y":2017,"k":"insp","w":"L&I: 7 failed, 1 passed"},{"y":2018,"k":"sale","p":25000},{"y":2018,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2018,"k":"permit","w":"Major alteration"},{"y":2018,"k":"permit","w":"Addition and/or Alteration"},{"y":2018,"k":"permit","w":"Plumbing"},{"y":2018,"k":"permit","w":"Mechanical"},{"y":2018,"k":"permit","w":"Electrical"},{"y":2019,"k":"sale","p":220000}],"rented":false,"licenses":[{"number":"266344","type":"Rental","status":"Closed","businessName":"MICHAEL A LANIER","legalName":"MICHAEL A LANIER","address":"5820 LARCHWOOD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2004-04-07","latestIssueDate":"2011-03-05","expirationDate":"2012-02-29","inactiveDate":"2012-12-22"},{"number":"737661","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"MICHAEL A LANIER","legalName":"MICHAEL A LANIER","address":"5820 LARCHWOOD AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2017-05-05","latestIssueDate":"2017-05-05","expirationDate":"2018-05-04","inactiveDate":"2018-07-03"},{"number":"912701","type":"Rental","status":"Inactive","businessName":"Brittany Lewis (Brittany Lewis)","legalName":"Brittany Lewis","address":"5820 LARCHWOOD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2022-12-18","latestIssueDate":"2022-12-18","expirationDate":"2023-12-17","inactiveDate":"2024-02-15"}],"licenseActivity":[{"number":"912701","type":"Rental","businessName":"Brittany Lewis (Brittany Lewis)","legalName":"Brittany Lewis","issuedDate":"2022-12-18","latestIssueDate":"2022-12-18","closureDate":"2024-02-15","expirationDate":"2023-12-17","inactiveDate":"2024-02-15","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"737661","type":"Vacant Residential Property / Lot","businessName":"MICHAEL A LANIER","legalName":"MICHAEL A LANIER","issuedDate":"2017-05-05","latestIssueDate":"2017-05-05","closureDate":"2018-07-03","expirationDate":"2018-05-04","inactiveDate":"2018-07-03","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"266344","type":"Rental","businessName":"MICHAEL A LANIER","legalName":"MICHAEL A LANIER","issuedDate":"2004-04-07","latestIssueDate":"2011-03-05","closureDate":"2012-12-22","expirationDate":"2012-02-29","inactiveDate":"2012-12-22","status":"Closed","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-30","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 139% in 2020, but no matching permit appears in the property timeline.","evidence":["assessment moved from $79,600 to $190,300","no permit shown in 2019-2021"],"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":"1 permit not marked completed: 920671 (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 6 historical violations across 3 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":"12 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Sep 20, 2018.","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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #737661: Inactive since Jul 3, 2018","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":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"}],"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"}]}