{"asOf":"2026-07-24T21:04:07.434Z","block":"300-399 LAWRENCE CT","blockUrl":"https://philadelphia.blockreport.homes/block/300-399-lawrence-ct","address":"322 LAWRENCE CT","parcelNumber":"051084035","source":"https://property.phila.gov/?p=051084035","ownerType":"owner-occupied","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O70","buildingCodeNew":"22","buildingClass":"ROW 4 STY MASONRY","buildingClassNew":"ROW TYPICAL","useLabel":"House","owner":"ROBKIN CORRINE ARIEL","coOwner":null,"marketValue":1116900,"landAssessment":223380,"improvementAssessment":893520,"livableArea":2272,"yearBuilt":1970,"lastSale":{"price":1150000,"date":"2024-12-10T05:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2025-071201","date":"2025-09-11","code":"A-402.8.1","title":"FAILURE TO NOTIFY PRIOR TO START\n","status":"SVN ISSUED","resolutionDate":"2025-09-11","resolution":"SVN ISSUED"}],"violationCases":[{"number":"CF-2025-099601","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2025-09-11","completedDate":"2025-10-30","violations":[{"number":"VI-2025-071201","date":"2025-09-11","code":"A-402.8.1","title":"FAILURE TO NOTIFY PRIOR TO START\n","status":"SVN ISSUED","resolutionDate":"2025-09-11","resolution":"SVN ISSUED"}]}],"violYears":[{"y":2025,"n":1,"worst":null}],"investigations":[{"caseNumber":"CF-2025-099601","date":"2025-09-11","type":null,"status":null}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.94443639172092,"lng":-75.14965760459961,"geom":{"type":"Polygon","coordinates":[[[-75.14953521,39.944445982],[-75.149545425,39.944397934],[-75.149779901,39.944426874],[-75.149770219,39.944474783],[-75.14953521,39.944445982]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19106","beds":3,"baths":2,"stories":3,"lotArea":1138,"zoning":"RSA5","grade":"B-","basement":"H","heater":"A","centralAir":true,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"322 LAWRENCE CT, PHILADELPHIA PA, 19106","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":5,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":753400,"taxable":723400,"land":75434,"improvement":677966,"taxableLand":75434,"taxableImprovement":647966,"exemptLand":0,"exemptImprovement":30000},{"y":2017,"v":753400,"taxable":723400,"land":226020,"improvement":527380,"taxableLand":226020,"taxableImprovement":497380,"exemptLand":0,"exemptImprovement":30000},{"y":2018,"v":753400,"taxable":723400,"land":226020,"improvement":527380,"taxableLand":226020,"taxableImprovement":497380,"exemptLand":0,"exemptImprovement":30000},{"y":2019,"v":976900,"taxable":936900,"land":293000,"improvement":683900,"taxableLand":293000,"taxableImprovement":643900,"exemptLand":0,"exemptImprovement":40000},{"y":2020,"v":1009500,"taxable":964500,"land":302778,"improvement":706722,"taxableLand":302778,"taxableImprovement":661722,"exemptLand":0,"exemptImprovement":45000},{"y":2021,"v":1009500,"taxable":964500,"land":302778,"improvement":706722,"taxableLand":302778,"taxableImprovement":661722,"exemptLand":0,"exemptImprovement":45000},{"y":2022,"v":1009500,"taxable":964500,"land":302778,"improvement":706722,"taxableLand":302778,"taxableImprovement":661722,"exemptLand":0,"exemptImprovement":45000},{"y":2023,"v":1021800,"taxable":1021800,"land":204360,"improvement":817440,"taxableLand":204360,"taxableImprovement":817440,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":1021800,"taxable":1021800,"land":204360,"improvement":817440,"taxableLand":204360,"taxableImprovement":817440,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":1143900,"taxable":1143900,"land":228780,"improvement":915120,"taxableLand":228780,"taxableImprovement":915120,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":1143900,"taxable":1143900,"land":228780,"improvement":915120,"taxableLand":228780,"taxableImprovement":915120,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":1116900,"taxable":1116900,"land":223380,"improvement":893520,"taxableLand":223380,"taxableImprovement":893520,"exemptLand":0,"exemptImprovement":0}],"taxNow":16012,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"310113","date":"2010-11-04","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2012-08-30","scope":"REPLACE 2 SETS OF CASEMENT WINDOWS WITHIN EXISTING OPENINGS ON 4TH FLOOR AS PER DRAWINGS"},{"number":"RP-2025-004014","date":"2025-05-20","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2026-03-19","scope":"**PHC completed pre-approval for interior work only. Windows to be filed under separate approval request. ***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; UNDERPINNING AND EXCAVATIONS (I.E. DIGGING IN BASEMENT). NO WORK PERMITED IN THE BASEMENT."},{"number":"PP-2025-009107","date":"2025-07-18","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2026-03-19","scope":"Plumbing Permit (Interior) for combo RP-2025-006411"},{"number":"EP-2025-005916","date":"2025-07-30","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2026-03-13","scope":"Lighting, switching, receptacles, and appliances throughout"},{"number":"GM-2025-007133","date":"2025-08-12","work":"Roof Covering Replacement","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2026-03-02","scope":"EZ PERMIT RE-ROOFING- For the Installation of New Roof Coverings on Existing Roofs as per attached standard. Deviations from these standards require submission of construction and site plans. Replacement of sheathing in excess of 10% of roof area shall not be applicable to the EZ permit process. Main Flat Roof: • Remove existing roofing system down to wood sheathing and discard. (This includes all HVAC duct penetrations.) • Repair any rotted or damaged wood decking. (See note below) • Set a new internal 3\" RAC drain and attach to existing drainpipe. • Install 3\" Poly-Ico insulation to roof: R-Value of 18.6 • Secure a rubber base sheet to entire roof. • Install a complete 15-year white (Energy Efficient) granulated modified bitumen roofing system as per CertainTeed’s specifications. • Flash all roof penetrations and vent pipes using modified roof cement and nylon fabric mesh. (This includes all new pitch pockets and skylight flashings) • Fabricate and install all new custom aluminum edge metal. • Provide a full 15-year transferable warranty. • Remove all work-related debris."},{"number":"MP-2025-003802","date":"2025-08-25","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2026-03-19","scope":"**Existing Philadelphia Historic Property** EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES- For Mechanical Work to include the installation as per attached standards. Deviations from these standards require submission of construction and site plans. (RP-2025-004014) Replace Heat Pump 3 ton 34,200 BTUs & 3.5 Ton Air Handler both systems connected via existing ductwork. Install 2:1 ductless system No exterior work permitted as part of this permit(As per PHC conditions)."},{"number":"RP-2025-007965","date":"2025-09-02","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2025-09-11","scope":"For the replacement of exterior doors and windows per Philadelphia Historic Commission approval."}],"storyTag":"Improved","storyDelta":0.07,"timeline":[{"y":2008,"k":"sale","p":899000},{"y":2008,"k":"sale","p":899000},{"y":2008,"k":"sale","p":899000},{"y":2010,"k":"permit","w":"Alteration"},{"y":2013,"k":"sale","p":865000},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2025,"k":"permit","w":"Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Roof Covering Replacement"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"}],"rented":false,"licenses":[{"number":"931253","type":"Rental","status":"Inactive","businessName":"Ben and Carla Brandoff (BM Partners)","legalName":"Ben and Carla Brandoff","address":"322 LAWRENCE CT","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2023-08-18","latestIssueDate":"2024-07-11","expirationDate":"2025-08-17","inactiveDate":"2025-10-16"}],"licenseActivity":[{"number":"931253","type":"Rental","businessName":"Ben and Carla Brandoff (BM Partners)","legalName":"Ben and Carla Brandoff","issuedDate":"2023-08-18","latestIssueDate":"2024-07-11","closureDate":"2025-10-16","expirationDate":"2025-08-17","inactiveDate":"2025-10-16","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","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"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: GM-2025-007133 (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":"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. 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"}]}