{"asOf":"2026-07-29T01:23:24.290Z","block":"0-99 N PRESTON ST","blockUrl":"https://philadelphia.blockreport.homes/block/0-99-n-preston-st","address":"26 N PRESTON ST","parcelNumber":"061191200","source":"https://property.phila.gov/?p=061191200","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":false,"taxExempt":false,"institutional":true,"buildingCode":"U50","buildingCodeNew":"21","buildingClass":"ROW CONV/APT 3 STY MASON","buildingClassNew":"ROW OLD STYLE","useLabel":"Apartment building","owner":"FEDERAL REALTY DEVELOPMEN","coOwner":null,"marketValue":465500,"landAssessment":93100,"improvementAssessment":372400,"livableArea":1656,"yearBuilt":1915,"lastSale":{"price":117000,"date":"2013-05-01T04:00:00Z"},"openViolations":0,"violations":[{"number":"2272219","date":"2011-11-07","code":"PM-306.0/1","title":"VACANT PROP 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COUNT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3028214","date":"2013-12-05","code":"PM-302.3/1","title":"EXT A-CLEAN WEEDS/PLANTS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3028213","date":"2013-12-05","code":"PM-302.2/2","title":"EXT A-CLEAN RUBBISH/GARBAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3028212","date":"2013-12-05","code":"PM-302.2/1","title":"EXT A-CLEAN/EXTERMINATE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"521464","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"3159495","date":"2014-04-28","code":"A-302.11/1","title":"PERMB- WK DONE W/O NOTIFY 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INSP","status":"PASSED"}],"inspYears":[{"y":2011,"fails":1,"passes":0},{"y":2013,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.95837840264713,"lng":-75.20375160766282,"geom":{"type":"Polygon","coordinates":[[[-75.203599942,39.958350758],[-75.203716031,39.95834347],[-75.20396047,39.95837396],[-75.203962703,39.95839208],[-75.203608454,39.958413701],[-75.203599942,39.958350758]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19104","beds":3,"baths":null,"stories":3,"lotArea":2200,"zoning":"RSA5","grade":"C","basement":null,"heater":"H","centralAir":false,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"2405 FEDERAL ST, PHILADELPHIA PA, 19145","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR A TWO (2) FAMILY DWELLING.","status":"CLOSED","outcome":"Granted","date":"2013-11-12","number":"20915","relatedPermit":"476069"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":260000,"taxable":90100,"land":17160,"improvement":242840,"taxableLand":17160,"taxableImprovement":72940,"exemptLand":0,"exemptImprovement":169900},{"y":2017,"v":260000,"taxable":104016,"land":37050,"improvement":222950,"taxableLand":37050,"taxableImprovement":66966,"exemptLand":0,"exemptImprovement":155984},{"y":2018,"v":260000,"taxable":104016,"land":37050,"improvement":222950,"taxableLand":37050,"taxableImprovement":66966,"exemptLand":0,"exemptImprovement":155984},{"y":2019,"v":349400,"taxable":139719,"land":49700,"improvement":299700,"taxableLand":49700,"taxableImprovement":90019,"exemptLand":0,"exemptImprovement":209681},{"y":2020,"v":363000,"taxable":145158,"land":51635,"improvement":311365,"taxableLand":51635,"taxableImprovement":93523,"exemptLand":0,"exemptImprovement":217842},{"y":2021,"v":363000,"taxable":145158,"land":51635,"improvement":311365,"taxableLand":51635,"taxableImprovement":93523,"exemptLand":0,"exemptImprovement":217842},{"y":2022,"v":363000,"taxable":145158,"land":51635,"improvement":311365,"taxableLand":51635,"taxableImprovement":93523,"exemptLand":0,"exemptImprovement":217842},{"y":2023,"v":472100,"taxable":207724,"land":94420,"improvement":377680,"taxableLand":94420,"taxableImprovement":113304,"exemptLand":0,"exemptImprovement":264376},{"y":2024,"v":472100,"taxable":207724,"land":94420,"improvement":377680,"taxableLand":94420,"taxableImprovement":113304,"exemptLand":0,"exemptImprovement":264376},{"y":2025,"v":554600,"taxable":554600,"land":110920,"improvement":443680,"taxableLand":110920,"taxableImprovement":443680,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":554600,"taxable":554600,"land":110920,"improvement":443680,"taxableLand":110920,"taxableImprovement":443680,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":465500,"taxable":465500,"land":93100,"improvement":372400,"taxableLand":93100,"taxableImprovement":372400,"exemptLand":0,"exemptImprovement":0}],"taxNow":7763,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"476069","date":"2014-02-24","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2014-02-24","scope":"CONVERT EXISTING SFD TO A DUPLEX."},{"number":"526476","date":"2014-03-25","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2014-08-21","scope":"REPLACE STACK, WATE & WATER LINES, FIXTURES 4-WC, 4-BT, 4-LAV SINK, 2-KIT SINK & 2-LAUNDRY BOXES (2FD)"},{"number":"521464","date":"2014-03-27","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2014-08-18","scope":"INTERIOR ALTERATIONS TO CREATE A TWO FAMILY DWELLING AS PER PLAN"},{"number":"530548","date":"2014-04-15","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2014-12-02","scope":"REWIRE FOR NEW OUTLETS,SWITCHES AND LIGHTS PER 2008 NEC (SFD)"},{"number":"545634","date":"2014-06-26","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2014-08-18","scope":"INSTALL 2- 2TON HEAT PUMPS WITH DUCT WORK (2 FAMILY)"}],"storyTag":"Improved","storyDelta":0.95,"timeline":[{"y":2011,"k":"insp","w":"Inspection failed"},{"y":2013,"k":"sale","p":60000},{"y":2013,"k":"sale","p":117000},{"y":2013,"k":"viol","w":"5 L&I violations"},{"y":2013,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2013,"k":"appeal","w":"Appeal granted"},{"y":2014,"k":"permit","w":"Use"},{"y":2014,"k":"permit","w":"Plumbing"},{"y":2014,"k":"permit","w":"Major alteration"},{"y":2014,"k":"permit","w":"Electrical"},{"y":2014,"k":"permit","w":"Mechanical"},{"y":2014,"k":"viol","w":"L&I violation"}],"rented":true,"licenses":[{"number":"702681","type":"Rental","status":"Active","businessName":"Federal Realty Development","legalName":"Federal Realty Development","address":"26 N PRESTON ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2016-05-23","latestIssueDate":"2026-06-03","expirationDate":"2027-05-22","inactiveDate":null}],"licenseActivity":[{"number":"702681","type":"Rental","businessName":"Federal Realty Development","legalName":"Federal Realty Development","issuedDate":"2016-05-23","latestIssueDate":"2026-06-03","closureDate":null,"expirationDate":"2027-05-22","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-28","units":2,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #20915: CLOSED · Granted; related permit 476069. Use permit #476069: 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":"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":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1915 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"3 failed, 1 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Dec 20, 2013.","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":"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/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 7 historical violations across 4 cases.","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/"}]}