{"asOf":"2026-07-24T02:22:35.060Z","block":"1000-1099 BUTTONWOOD ST","blockUrl":"https://philadelphia.blockreport.homes/block/1000-1099-buttonwood-st","address":"1025 BUTTONWOOD ST","parcelNumber":"056109700","source":"https://property.phila.gov/?p=056109700","ownerType":"absentee","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O40","buildingCodeNew":"22","buildingClass":"ROW 2.5 STY MASONRY","buildingClassNew":"ROW TYPICAL","useLabel":"Multi-family","owner":"LO YANG H","coOwner":"LO MUI CHU","marketValue":1492100,"landAssessment":298400,"improvementAssessment":1193700,"livableArea":2942,"yearBuilt":2022,"lastSale":{"price":32500,"date":"1999-09-27T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.960927235386166,"lng":-75.15552000115188,"geom":{"type":"Polygon","coordinates":[[[-75.155495282,39.960849193],[-75.155555832,39.960851789],[-75.15554472,39.961005278],[-75.15548417,39.961002681],[-75.155495282,39.960849193]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19123","beds":6,"baths":5,"stories":3,"lotArea":952,"zoning":"RMX3","grade":"C","basement":"H","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":1,"homestead":false,"mail":"139 PREAMBLE DR, MARLTON NJ, 08053","mailOut":true,"appeals":[{"type":"Building standards appeal","grounds":"ON 10/31/2019, THE DEPARTMENT OF LICENSES AND INSPECTIONS ISSUED A NOTICE OF REFUSAL FOR APPLICATION #984132.","status":"CLOSED","outcome":"APPROVED","date":"2019-12-24","number":"39344","relatedPermit":"984132"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":247300,"taxable":247300,"land":21277,"improvement":226023,"taxableLand":21277,"taxableImprovement":226023,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":247300,"taxable":247300,"land":53417,"improvement":193883,"taxableLand":53417,"taxableImprovement":193883,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":247300,"taxable":247300,"land":53417,"improvement":193883,"taxableLand":53417,"taxableImprovement":193883,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":264000,"taxable":264000,"land":57000,"improvement":207000,"taxableLand":57000,"taxableImprovement":207000,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":272800,"taxable":272800,"land":58900,"improvement":213900,"taxableLand":58900,"taxableImprovement":213900,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":58900,"taxable":58900,"land":58900,"improvement":0,"taxableLand":58900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":823700,"taxable":164740,"land":164740,"improvement":658960,"taxableLand":164740,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":658960},{"y":2023,"v":823700,"taxable":164740,"land":164740,"improvement":658960,"taxableLand":164740,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":658960},{"y":2024,"v":823700,"taxable":164740,"land":164740,"improvement":658960,"taxableLand":164740,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":658960},{"y":2025,"v":1492100,"taxable":298420,"land":298420,"improvement":1193680,"taxableLand":298420,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1193680},{"y":2026,"v":1492100,"taxable":298420,"land":298420,"improvement":1193680,"taxableLand":298420,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1193680},{"y":2027,"v":1492100,"taxable":298400,"land":298400,"improvement":1193700,"taxableLand":298400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1193700}],"taxNow":4177,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"927628","date":"2019-02-13","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2019-02-13","scope":"FOR THE COMPLETE DEMOLITION OF AN EXISTING STRUCTURE. FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH A ROOF DECK AND ROOF DECK ACCESS STRUCTURE AND ONE (1) PARKING SPACE. SIZE AND LOCATION AS SHOWN IN PLANS/ APPLICATION. FOR USE AS THREE (3) DWELLING UNITS (MULTI-FAMILY HOUSEHOLD LIVING)."},{"number":"984132","date":"2020-02-27","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2021-12-14","scope":"ERECTION OF A NEW FOUR (4) STORY BUILDING, WITH BASEMENT, A ROOF DECK AND A ROOF ACCESS STRUCTURE. FOR USE AS MULTI-FAMILY (3 UNITS) HOUSEHOLD LIVING AS PER PLANS. STRUCTURE TO BE FULLY SPRINKLERED IN ACCORDANCE WITH NFPA 13R. ALL WORK TO BE DONE PER APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION WORK. AMEND NEW CONSTRUCTION PERMIT A/P# 984132 TO ADD EXTERIOR IN THE REAR YARD AND STRUCTURAL ALTERATION AS PER APPROVED STRUCTURAL PLAN"},{"number":"PP-2020-004055","date":"2020-06-25","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2021-06-25","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-2020-003391","date":"2020-07-16","work":"Full Demolition","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE COMPLETE DEMOLITION OF AN EXISTING STRUCTURE ON LOT"},{"number":"DP-2020-000960","date":"2020-09-06","work":"Minor Demolition","type":"Demolition","description":"Demolition Permit","status":"Completed","completedDate":"2022-01-03","scope":"FOR THE COMPLETED DEMOLITION OF AN EXISTING THREE (3) STORY ATTACHED STRUCTURE USING HAND METHOD ONLY, AS PER PLAN. SEE ATTACHED SITE SAFETY PLAN FOR FURTHER DESCRIPTION OF WORK AND PROJECT SCOPE. STREETS DEPARTMENT APPROVAL REQUIRED FOR PEDESTRIAN PROTECTION ON THE PUBLIC FOOTWAY PRIOR TO START OF WORK. * A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED WITHIN 6.25 FEET OF BUILDING IN ACCORDANCE WITH SECTION 3306 OF THE IBC. * NEWLY EXPOSED WALLS TO BE TREATED AND FOUNDATION TO BE REMOVED OR BROKEN FOR DRAINAGE IF NEW CONSTRUCTION PERMIT IS NOT OBTAINED WITHIN 3 MONTHS PER B-3302-5-2."},{"number":"PP-2020-015964","date":"2021-01-11","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-11-09","scope":"install:(3)kitchen sink (5)water closet (5)lav (3)shower (2)BT (3)hub drain"},{"number":"FP-2020-002495","date":"2021-01-13","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2021-12-14","scope":"FOR THE INSTALLATION OF AN AUTOMATIC WET SPRINKLER SYSTEM THROUGHOUT A FOUR (4) STORY MULTI-FAMILY DWELLING WITH BASEMENT AND ROOF DECK ACCESS STRUCTURE IN ACCORDANCE WITH NFPA 13R TO INCLUDE A NEW TWO (2) INCH FIRE SERVICE LINE AND A NEW TWO AND A HALF (2 1/2) INCH BACKFLOW PREVENTION DEVICE AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"MP-2020-006596","date":"2021-01-19","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-11-09","scope":"FOR THE INSTALLATION OF A NEW HVAC SYSTEMS, ASSOCIATED DUCT WORK, ROOFTOP UNITS, AND TWENTY EIGHT (28) REGISTERS/DIFFUSERS AS PER APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR ELECTRICAL, PLUMBING, FIRE SUPPRESSION"},{"number":"EP-2020-011471","date":"2021-02-14","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-11-09","scope":"INSTALL 200 AMP SERVICE 4- GANG METER PACK AND INSTALL WIRING FOR 3- FAMILY DWELLING UNIT. OUTLETS, SWITCHES, AND LIGHTING FIXTURES, 120- VOLT SMOKE ALARMS, EXIT LIGHTS AND EMERGENCY LIGHTING AS PER 2017 NEC. INSTALL NEW FIRE ALARM SYSTEM AS PER 2016 NFPA 72."},{"number":"PP-2021-008834","date":"2021-05-20","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-06-08","scope":"install combined lateral with 6\" house trap and FAI Install 5\" house trap with FAI Install 1\" domestic water service"}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2019,"k":"permit","w":"Zoning/use"},{"y":2019,"k":"appeal","w":"Appeal approved"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"Alterations"},{"y":2020,"k":"permit","w":"Full Demolition"},{"y":2020,"k":"permit","w":"Minor Demolition"},{"y":2021,"k":"permit","w":"Alterations"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"Addition and/or Alterations"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction or Additions"},{"y":2022,"k":"demo"}],"rented":true,"licenses":[{"number":"1000064","type":"Rental","status":"Active","businessName":"LO YANG H, LO MUI CHU","legalName":"LO YANG H, LO MUI CHU","address":"1025 BUTTONWOOD ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2026-02-20","latestIssueDate":"2026-02-20","expirationDate":"2027-02-19","inactiveDate":null}],"licenseActivity":[{"number":"1000064","type":"Rental","businessName":"LO YANG H, LO MUI CHU","legalName":"LO YANG H, LO MUI CHU","issuedDate":"2026-02-20","latestIssueDate":"2026-02-20","closureDate":null,"expirationDate":"2027-02-19","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-23","units":3,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 81% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $823,700 to $1,492,100","no permit shown in 2024-2026"],"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":"Use permit #927628: COMPLETED.","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":"1 permit not marked completed: PP-2020-004055 (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":"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":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (139 PREAMBLE DR, MARLTON NJ, 08053).","why":"A tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.","action":"Verify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"4 fire/suppression-related permits matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"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/"},{"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/"}],"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"}]}