{"asOf":"2026-07-22T11:12:39.333Z","block":"4200-4299 VIOLA ST","blockUrl":"https://philadelphia.blockreport.homes/block/4200-4299-viola-st","address":"4217 VIOLA ST","parcelNumber":"062213800","source":"https://property.phila.gov/?p=062213800","ownerType":"investor","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O50","buildingCodeNew":"24","buildingClass":"ROW 3 STY MASONRY","buildingClassNew":"ROW PORCH FRONT","useLabel":"House","owner":"PALAGO PROPERTIES 4217 LL","coOwner":null,"marketValue":279400,"landAssessment":55880,"improvementAssessment":223520,"livableArea":2052,"yearBuilt":1915,"lastSale":{"price":95000,"date":"2018-12-06T05:00:00Z"},"openViolations":0,"violations":[{"number":"4945067","date":"2019-02-06","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4945068","date":"2019-02-06","code":"A-301.1/51","title":"PERME- INST/REPL/REPAIR WIRE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4945069","date":"2019-02-06","code":"A-301.1/55","title":"PERMP- ALTER/REPAIR/REPL PLUMB","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4945070","date":"2019-02-06","code":"A-504.1/3","title":"SWO- CONSTR W/O BLDG PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"211962199","date":"2019-04-17","code":"A-504.1/1","title":"STOP WORK ORDER","status":"COMPLIED","resolutionDate":"2021-05-03","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211962198","date":"2019-04-17","code":"A-104.1/4","title":"WORKMANLIKE- PLUMBING CODE","status":"COMPLIED","resolutionDate":"2021-05-03","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"5006215","date":"2019-04-17","code":"A-504.1/3","title":"SWO- CONSTR W/O BLDG PERMIT","status":null,"resolutionDate":null,"resolution":null},{"number":"5006214","date":"2019-04-17","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":null,"resolutionDate":null,"resolution":null}],"violationCases":[{"number":"672861","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DW","status":"CLOSED","createdDate":"2019-02-06","completedDate":"2019-03-06","violations":[{"number":"4945067","date":"2019-02-06","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4945068","date":"2019-02-06","code":"A-301.1/51","title":"PERME- INST/REPL/REPAIR WIRE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4945069","date":"2019-02-06","code":"A-301.1/55","title":"PERMP- ALTER/REPAIR/REPL PLUMB","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4945070","date":"2019-02-06","code":"A-504.1/3","title":"SWO- CONSTR W/O BLDG PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"680338","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2019-04-17","completedDate":"2021-05-03","violations":[{"number":"211962199","date":"2019-04-17","code":"A-504.1/1","title":"STOP WORK ORDER","status":"COMPLIED","resolutionDate":"2021-05-03","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211962198","date":"2019-04-17","code":"A-104.1/4","title":"WORKMANLIKE- PLUMBING CODE","status":"COMPLIED","resolutionDate":"2021-05-03","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"946987","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"5006215","date":"2019-04-17","code":"A-504.1/3","title":"SWO- CONSTR W/O BLDG PERMIT","status":null,"resolutionDate":null,"resolution":null},{"number":"5006214","date":"2019-04-17","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":null,"resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2019,"n":8,"worst":null}],"investigations":[{"caseNumber":"672861","date":"2019-02-06","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"672861","date":"2019-03-06","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"680338","date":"2019-04-17","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"680338","date":"2019-05-28","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"680338","date":"2019-07-16","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"680338","date":"2021-05-03","type":null,"status":"PASSED"}],"inspYears":[{"y":2019,"fails":3,"passes":1},{"y":2021,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97593199193358,"lng":-75.21020831157747,"geom":{"type":"Polygon","coordinates":[[[-75.210235999,39.975835872],[-75.21028865,39.97585536],[-75.210180625,39.976028111],[-75.210127972,39.976008623],[-75.210235999,39.975835872]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19104","beds":null,"baths":null,"stories":3,"lotArea":1128,"zoning":"RSA5","grade":"B-","basement":null,"heater":null,"centralAir":null,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"28 W LEVERING MILL RD, BALA CYNWYD PA, 19004","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR A THREE (3) FAMILY DWELLING (MULTI-FAMILY DWELLING) IN AN EXISTING STRUCTURE.","status":"OPEN","outcome":"Denied","date":"2018-07-11","number":"33963","relatedPermit":"874336"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":71300,"taxable":57900,"land":6056,"improvement":65244,"taxableLand":6056,"taxableImprovement":51844,"exemptLand":0,"exemptImprovement":13400},{"y":2017,"v":71300,"taxable":57900,"land":10695,"improvement":60605,"taxableLand":10695,"taxableImprovement":47205,"exemptLand":0,"exemptImprovement":13400},{"y":2018,"v":71300,"taxable":57900,"land":10695,"improvement":60605,"taxableLand":10695,"taxableImprovement":47205,"exemptLand":0,"exemptImprovement":13400},{"y":2019,"v":66200,"taxable":57900,"land":9930,"improvement":56270,"taxableLand":9930,"taxableImprovement":47970,"exemptLand":0,"exemptImprovement":8300},{"y":2020,"v":68700,"taxable":57900,"land":10274,"improvement":58426,"taxableLand":10274,"taxableImprovement":47626,"exemptLand":0,"exemptImprovement":10800},{"y":2021,"v":68700,"taxable":57900,"land":10274,"improvement":58426,"taxableLand":10274,"taxableImprovement":47626,"exemptLand":0,"exemptImprovement":10800},{"y":2022,"v":68700,"taxable":57900,"land":10274,"improvement":58426,"taxableLand":10274,"taxableImprovement":47626,"exemptLand":0,"exemptImprovement":10800},{"y":2023,"v":71300,"taxable":57900,"land":14260,"improvement":57040,"taxableLand":14260,"taxableImprovement":43640,"exemptLand":0,"exemptImprovement":13400},{"y":2024,"v":71300,"taxable":57900,"land":14260,"improvement":57040,"taxableLand":14260,"taxableImprovement":43640,"exemptLand":0,"exemptImprovement":13400},{"y":2025,"v":115700,"taxable":115700,"land":23140,"improvement":92560,"taxableLand":23140,"taxableImprovement":92560,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":115700,"taxable":115700,"land":23140,"improvement":92560,"taxableLand":23140,"taxableImprovement":92560,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":279400,"taxable":279400,"land":55880,"improvement":223520,"taxableLand":55880,"taxableImprovement":223520,"exemptLand":0,"exemptImprovement":0}],"taxNow":1620,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"300054","date":"2010-09-08","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2010-09-08","scope":"REDUCE THE USE FROM A THREE FAMILY DWELLING TO A SFD."},{"number":"447573","date":"2013-01-11","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALLATION OF 100AMP SERVICE WITH GROUNDING AND BONDING INSTALLATION OF SMOKE DETECTORS/CARBON DETECTORS (PHDC) PER 2008 NEC"},{"number":"512842","date":"2013-12-24","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-02-07","scope":"100AMP SERVICE CHANGE 10 SWITCHES AND 10 OUTLETS INSTALL 2 OUTLETS KITCHEN,2 OUTLETS BEDROOM,2 SMOKES AND 1 CARBON PER 2008 NEC (SFD)"},{"number":"946987","date":"2019-02-05","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2021-02-16","scope":"EZ PERMIT STANDARDS 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. **Sole propriator NO EMPLOYEES**"},{"number":"950531","date":"2019-02-19","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-01-22","scope":"(Wire or re-wire) (one- or two-) family dwelling. COMPLETE 100 AMP SERVICE ALL WORK AS PER 2008 NEC"},{"number":"950644","date":"2019-02-19","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-02-08","scope":"3-WATER CLOSETS, 3-LAVS, 2-TUBS/SHOWERS, 1-SP, 1-HOT WATER HEATER, INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"1031291","date":"2019-12-02","work":"Exterior Window and Door Replacement","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2021-02-16","scope":"EZ PERMIT WINDOWS & DOORS ( REPLACEMENT 14 VINYL WINDOWS; INSTALLED NEW WOOD CASING FOR WINDOWS, PAINT WOOD CASING IN BRONZE OR SIMILAY COLOR TO VINYL WINDOWS, CONSTRUCT 2 DORMER WINDOWS, , INSTALLED 2 METAL DOORS AND PAINT THEM IN GREEN AS PER HISTORICAL APPROVAL - For Replacement of Exterior Windows & Doors. Deviations from this standard will result in permit revocation and require submission of construction plans."},{"number":"1045702","date":"2020-01-30","work":"Exterior Window and Door Replacement","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2021-05-04","scope":"EZ PERMIT WINDOWS & DOORS- For Replacement of Exterior Windows & Doors. Deviations from this standard will result in permit revocation and require submission of construction plans.(AS PER HISTORIC COMMISSSION APPROVAL 12 WINDOWS- COMPLETE WINDOWS- 1 DOOR)"},{"number":"1044750","date":"2020-02-27","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2021-05-04","scope":"INTERIOR RENOVATIONS INCLUDING CONSTRUCTION OF NON-STRUCTURAL WALLS, BATHROOM & KITCHEN RENOVATION, DRYWALL, PAINT & TRIM, INSTALLATION OF HVAC SYSTEM. HVAC UNIT AT REAR."},{"number":"MP-2020-001475","date":"2020-06-16","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-02-08","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES- For the installation if New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans. Install all new ductwork. Install 1 -92%80,000 btu furnace Install 1-3 ton ac unit"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2018,"k":"appeal","w":"Appeal denied"},{"y":2018,"k":"sale","p":95000},{"y":2019,"k":"permit","w":"Interior Non-Load-Bearing Wall Demo."},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"Alterations"},{"y":2019,"k":"viol","w":"8 L&I violations"},{"y":2019,"k":"insp","w":"L&I: 3 failed, 1 passed"},{"y":2019,"k":"permit","w":"Exterior Window and Door Replacement"},{"y":2020,"k":"permit","w":"Exterior Window and Door Replacement"},{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2020,"k":"permit","w":"Addition and/or Alterations"},{"y":2021,"k":"insp","w":"Inspection passed"}],"rented":true,"licenses":[{"number":"217202","type":"Rental","status":"Inactive","businessName":"GRAHAM VANNIE","legalName":"GRAHAM VANNIE","address":"4217 VIOLA ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2004-04-17","latestIssueDate":"2010-07-21","expirationDate":"2011-02-28","inactiveDate":"2012-12-22"},{"number":"867634","type":"Rental","status":"Active","businessName":"Palago Properties LLC (Palago Properties LLC)","legalName":"Palago Properties LLC","address":"4217 VIOLA ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2021-05-05","latestIssueDate":"2026-03-23","expirationDate":"2027-05-04","inactiveDate":null}],"licenseActivity":[{"number":"867634","type":"Rental","businessName":"Palago Properties LLC (Palago Properties LLC)","legalName":"Palago Properties LLC","issuedDate":"2021-05-05","latestIssueDate":"2026-03-23","closureDate":null,"expirationDate":"2027-05-04","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"217202","type":"Rental","businessName":"GRAHAM VANNIE","legalName":"GRAHAM VANNIE","issuedDate":"2004-04-17","latestIssueDate":"2010-07-21","closureDate":"2012-12-22","expirationDate":"2011-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-21","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 141% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $115,700 to $279,400","no permit shown in 2026-2028"],"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":"Appeal #33963: OPEN · Denied; related permit 874336. Use permit #300054: 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":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (28 W LEVERING MILL RD, BALA CYNWYD PA, 19004).","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":"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, 2 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on May 3, 2021.","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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 8 historical violations across 3 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/"},{"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"}]}