{"asOf":"2026-07-25T22:50:00.255Z","block":"900-999 N LAWRENCE ST","blockUrl":"https://philadelphia.blockreport.homes/block/900-999-n-lawrence-st","address":"948 N LAWRENCE ST","parcelNumber":"057126310","source":"https://property.phila.gov/?p=057126310","ownerType":"owner-occupied","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O40","buildingCodeNew":"26","buildingClass":"ROW 2.5 STY MASONRY","buildingClassNew":"ROW RIVER ROW","useLabel":"House","owner":"EMIG JULIE COUSLER","coOwner":"EMIG BRIAN","marketValue":472900,"landAssessment":94580,"improvementAssessment":378320,"livableArea":1638,"yearBuilt":1920,"lastSale":{"price":3,"date":"2010-07-22T04:00:00Z"},"openViolations":0,"violations":[{"number":"3995554","date":"2016-06-30","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"542345","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2016-06-30","completedDate":"2016-07-05","violations":[{"number":"3995554","date":"2016-06-30","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2016,"n":1,"worst":"UNSAFE STRUCTURE"}],"investigations":[{"caseNumber":"542345","date":"2016-06-30","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"542345","date":"2016-07-05","type":"CSUINITIAL","status":"PASSED"}],"inspYears":[{"y":2016,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.96731231492607,"lng":-75.14496138720848,"geom":{"type":"Polygon","coordinates":[[[-75.144880951,39.96732764],[-75.144894112,39.967276709],[-75.145040231,39.96729497],[-75.145027165,39.967349401],[-75.144880951,39.96732764]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19123","beds":4,"baths":1,"stories":3,"lotArea":1621,"zoning":"RSA5","grade":"C+","basement":"D","heater":"B","centralAir":false,"extCond":"4","intCond":"4","garage":null,"homestead":true,"mail":"948 N LAWRENCE ST, PHILADELPHIA PA, 19123","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE PARTIAL DEMOLITION OF AN EXISTING SEMI-DETACHED STRUCTURE (1st FLOOR REAR) AND FOR THE ERECTION OF AN ADDITION (1st – 2nd FLOOR REAR); FOR CONTINUED USE AS A SINGLE FAMILY HOUSEHOLD LIVING. SIZE AND LOCATION AS SHOWN IN PLANS","status":"CLOSED","outcome":"Granted","date":"2014-06-25","number":"22844","relatedPermit":"525250"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":345000,"taxable":315000,"land":37272,"improvement":307728,"taxableLand":37272,"taxableImprovement":277728,"exemptLand":0,"exemptImprovement":30000},{"y":2017,"v":345000,"taxable":315000,"land":88320,"improvement":256680,"taxableLand":88320,"taxableImprovement":226680,"exemptLand":0,"exemptImprovement":30000},{"y":2018,"v":345000,"taxable":315000,"land":88320,"improvement":256680,"taxableLand":88320,"taxableImprovement":226680,"exemptLand":0,"exemptImprovement":30000},{"y":2019,"v":360700,"taxable":320700,"land":93782,"improvement":266918,"taxableLand":93782,"taxableImprovement":226918,"exemptLand":0,"exemptImprovement":40000},{"y":2020,"v":372700,"taxable":327700,"land":96902,"improvement":275798,"taxableLand":96902,"taxableImprovement":230798,"exemptLand":0,"exemptImprovement":45000},{"y":2021,"v":372700,"taxable":327700,"land":96902,"improvement":275798,"taxableLand":96902,"taxableImprovement":230798,"exemptLand":0,"exemptImprovement":45000},{"y":2022,"v":372700,"taxable":327700,"land":96902,"improvement":275798,"taxableLand":96902,"taxableImprovement":230798,"exemptLand":0,"exemptImprovement":45000},{"y":2023,"v":390400,"taxable":310400,"land":78080,"improvement":312320,"taxableLand":78080,"taxableImprovement":232320,"exemptLand":0,"exemptImprovement":80000},{"y":2024,"v":390400,"taxable":310400,"land":78080,"improvement":312320,"taxableLand":78080,"taxableImprovement":232320,"exemptLand":0,"exemptImprovement":80000},{"y":2025,"v":435000,"taxable":335000,"land":87000,"improvement":348000,"taxableLand":87000,"taxableImprovement":248000,"exemptLand":0,"exemptImprovement":100000},{"y":2026,"v":435000,"taxable":335000,"land":87000,"improvement":348000,"taxableLand":87000,"taxableImprovement":248000,"exemptLand":0,"exemptImprovement":100000},{"y":2027,"v":472900,"taxable":372900,"land":94580,"improvement":378320,"taxableLand":94580,"taxableImprovement":278320,"exemptLand":0,"exemptImprovement":100000}],"taxNow":4689,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"275970","date":"2010-04-29","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2010-06-04","scope":"ROOF REPLACEMENT, METAL (SFD)"},{"number":"525250","date":"2015-01-13","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2015-01-13","scope":"NEW (2) STORY REAR ADDITION REPLACING EXISTING SINGLE FAMILY REAR ADDITION"},{"number":"585014","date":"2015-03-10","work":"Addition","type":"BP_ADDITON","description":"ADDITION PERMIT","status":"COMPLETED","completedDate":"2015-11-25","scope":"PARTIAL DEMOLITION OF EXISTING ONE (1) STORY PORTION AND ERECTION OF NEW TWO (2) STORY SLAB ON GRADE ADDITION TO AN EXISTING SINGLE FAMILY DWELLING AS PER APPROVED PLANS. BUILDING NOT REQUIRED TO BE SPRINKLERED. **SEPARATE PERMITS REQUIRED FOR ANY MEP WORK**"},{"number":"601223","date":"2015-04-08","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2015-11-21","scope":"RENOVATION OF KITCHEN & EXTENSION OF SECOND FLOOR BEDROOM AS PER NEC 2008 (SFD) CC DISTRICT"},{"number":"602860","date":"2015-04-15","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-11-25","scope":"REPLACE KITCHEN SINK & RELOCATE AREA DRAIN IN YARD THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004 (SFD)"},{"number":"919114","date":"2018-10-25","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2019-02-22","scope":"INSTALL A MITSUBISHI HEAT PUMP WITH ALL MATERIALS FOR A COMPLETE INSTALLATION. 2.5 TONS OF HEATING AND COOLING. (SFD)"},{"number":"MP-2024-006036","date":"2024-12-26","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Expired","completedDate":"2025-07-07","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES- For the installation of New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans. No penetrations to fire-rated assemblies Replacement installation of an existing Trane 96% two stage 80K BTU natural gas furnace of same like and kind. NO OTHER WORK PERMITTED ON THIS PERMIT. No penetrations to fire-rated assemblies. NO NEW DUCTWORK proposed on ductwork or common areas"}],"storyTag":"Improved","storyDelta":0.37,"timeline":[{"y":2000,"k":"sale","p":79000},{"y":2002,"k":"sale","p":108000},{"y":2010,"k":"permit","w":"Alteration"},{"y":2014,"k":"appeal","w":"Appeal granted"},{"y":2015,"k":"permit","w":"Zoning"},{"y":2015,"k":"permit","w":"Addition"},{"y":2015,"k":"permit","w":"Electrical"},{"y":2015,"k":"permit","w":"Plumbing"},{"y":2016,"k":"viol","w":"L&I: UNSAFE STRUCTURE"},{"y":2016,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2018,"k":"permit","w":"Mechanical"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-24","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #22844: CLOSED · Granted; related permit 525250.","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: MP-2024-006036 (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 1 historical violation across 1 case.","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":"1 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jul 5, 2016.","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 and appears related-party/family-held.","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":"homestead","level":"verify","title":"Homestead is tied to owner occupancy and the deed","finding":"OPA shows the Homestead Exemption.","why":"Philadelphia limits Homestead to an owner’s primary residence. The City says a deed change can require a new application or update.","action":"A buyer should apply in their own name and not assume the seller’s benefit continues.","url":"https://www.phila.gov/documents/homestead-exemption-application/"}],"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"}]}