{"asOf":"2026-07-22T11:12:39.333Z","block":"4200-4299 VIOLA ST","blockUrl":"https://philadelphia.blockreport.homes/block/4200-4299-viola-st","address":"4261 VIOLA ST","parcelNumber":"062216200","source":"https://property.phila.gov/?p=062216200","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O50","buildingCodeNew":"24","buildingClass":"ROW 3 STY MASONRY","buildingClassNew":"ROW PORCH FRONT","useLabel":"Multi-family","owner":"4115BROWN LLC","coOwner":null,"marketValue":432800,"landAssessment":86560,"improvementAssessment":346240,"livableArea":2010,"yearBuilt":1915,"lastSale":{"price":81500,"date":"2019-10-31T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2020-014315","date":"2020-06-30","code":"A-301.1/54","title":"NEW PLUMBING","status":"COMPLIED","resolutionDate":"2020-07-15","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-018561","date":"2020-07-14","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"CLOSED","resolutionDate":"2020-07-29","resolution":"CLOSED - STOP PROCESSING"},{"number":"5330937","date":"2020-03-03","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":null,"resolutionDate":null,"resolution":null}],"violationCases":[{"number":"CF-2020-032676","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2020-06-30","completedDate":"2020-07-29","violations":[{"number":"VI-2020-014315","date":"2020-06-30","code":"A-301.1/54","title":"NEW PLUMBING","status":"COMPLIED","resolutionDate":"2020-07-15","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2020-037731","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2020-07-14","completedDate":"2020-07-29","violations":[{"number":"VI-2020-018561","date":"2020-07-14","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"CLOSED","resolutionDate":"2020-07-29","resolution":"CLOSED - STOP PROCESSING"}]},{"number":"1026854","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"5330937","date":"2020-03-03","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":null,"resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2020,"n":3,"worst":null}],"investigations":[{"caseNumber":"222074","date":"2009-12-10","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"CF-2020-032676","date":"2020-06-30","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-037731","date":"2020-07-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-032676","date":"2020-07-29","type":null,"status":"PASSED"},{"caseNumber":"CF-2020-037731","date":"2020-07-29","type":null,"status":"PASSED"}],"inspYears":[{"y":2009,"fails":0,"passes":1},{"y":2020,"fails":2,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97637554175845,"lng":-75.21140663045534,"geom":{"type":"Polygon","coordinates":[[[-75.211434915,39.976279654],[-75.211486363,39.976298696],[-75.211378345,39.97647143],[-75.211326899,39.976452387],[-75.211434915,39.976279654]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2023-000392","type":"Fire Alarm Certification","inspectionDate":"2022-10-21","result":"Certified","expirationDate":"2023-10-21","buildingId":"1405470"},{"number":"BC-2025-032041","type":"Fire Alarm Certification","inspectionDate":"2025-07-15","result":"Certified","expirationDate":"2026-07-15","buildingId":"1405470"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19104","beds":null,"baths":null,"stories":3,"lotArea":1117,"zoning":"RSA5","grade":"B-","basement":null,"heater":null,"centralAir":null,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"614 S 4TH ST #510, PHILADELPHIA PA, 19147","mailOut":false,"appeals":[],"taxYears":[{"year":2011,"total":19.37,"principal":0,"interest":0,"penalty":0},{"year":2012,"total":554.98,"principal":311.36,"interest":116.93,"penalty":21.87},{"year":2013,"total":369.98,"principal":216.64,"interest":61.74,"penalty":15.16},{"year":2014,"total":562.35,"principal":308.2,"interest":60.1,"penalty":21.57},{"year":2015,"total":1051.56,"principal":770.5,"interest":80.9,"penalty":53.94},{"year":2016,"total":676.07,"principal":537.66,"interest":8.06,"penalty":5.38}],"taxNet":3234.31,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":33400,"taxable":13400,"land":5698,"improvement":27702,"taxableLand":5698,"taxableImprovement":7702,"exemptLand":0,"exemptImprovement":20000},{"y":2017,"v":33400,"taxable":13400,"land":5511,"improvement":27889,"taxableLand":5511,"taxableImprovement":7889,"exemptLand":0,"exemptImprovement":20000},{"y":2018,"v":33400,"taxable":13400,"land":5511,"improvement":27889,"taxableLand":5511,"taxableImprovement":7889,"exemptLand":0,"exemptImprovement":20000},{"y":2019,"v":65700,"taxable":39000,"land":10840,"improvement":54860,"taxableLand":10840,"taxableImprovement":28160,"exemptLand":0,"exemptImprovement":26700},{"y":2020,"v":68200,"taxable":68200,"land":10230,"improvement":57970,"taxableLand":10230,"taxableImprovement":57970,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":68200,"taxable":41500,"land":10230,"improvement":57970,"taxableLand":10230,"taxableImprovement":31270,"exemptLand":0,"exemptImprovement":26700},{"y":2022,"v":68200,"taxable":68200,"land":10230,"improvement":57970,"taxableLand":10230,"taxableImprovement":57970,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":115900,"taxable":115900,"land":23180,"improvement":92720,"taxableLand":23180,"taxableImprovement":92720,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":435000,"taxable":115000,"land":87000,"improvement":348000,"taxableLand":87000,"taxableImprovement":28000,"exemptLand":0,"exemptImprovement":320000},{"y":2025,"v":435000,"taxable":115000,"land":87000,"improvement":348000,"taxableLand":87000,"taxableImprovement":28000,"exemptLand":0,"exemptImprovement":320000},{"y":2026,"v":435000,"taxable":115000,"land":87000,"improvement":348000,"taxableLand":87000,"taxableImprovement":28000,"exemptLand":0,"exemptImprovement":320000},{"y":2027,"v":432800,"taxable":114418,"land":86560,"improvement":346240,"taxableLand":86560,"taxableImprovement":27858,"exemptLand":0,"exemptImprovement":318382}],"taxNow":1610,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"1025294","date":"2019-11-06","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2020-02-27","scope":"EZ INTERIOR DEMOLITION- FOR THE INTERIOR DEMOLITION ON NON-BEARING PARTITION WALL AND CEILINGS AS PER ATTACHED STANDARD. DEVIATIONS FROM THESE STANDARDS REQUIRE SUBMISSION OF CONSTRUCTION AND SITE 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; INCLUDING UNDERPINNING, EXCAVATION, AND REMOVAL OF FOUNDATION SLAB. NO WORK MAY BE PEFORMED IN THE BASEMENT OR CELLAR)"},{"number":"1026854","date":"2019-11-26","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2020-06-30","scope":"RENOVATION IN EXISTING THREE (3) STORY BUILDING IN ACCORDANCE WITH THE IEBC 2018 PRESCRIPTIVE METHOD; NO EXTERIOR WORK AS PER APPROVED PLANS. . **SEPARATE PERMITS REQUIRED FOR MEP**"},{"number":"1039931","date":"2020-01-08","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2020-06-30","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 3 40,000 BTU 92% GAS FURNACES AND 3 2-TON A/C UNITS ALL RELATED DUCTWORK WITH NO PENETRATION OF RATED ASSEMBLIES AND 3 CONDENSERS MOUNTED ON A PAD IN THE REAR YARD."},{"number":"1035405","date":"2020-01-17","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-06-04","scope":"INSTALLING A VISTA 32 FACP, 1 REMOTE ANNUNCIATOR, 2 PULLS, 3 SMOKES, 1 HORN STROBES, 6 HORNS AS PER 2016 NFPA 72. (WEST DISTRICT)"},{"number":"1044637","date":"2020-02-18","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-06-25","scope":"INSTALLING 3 TOILETS, 3 LAVS, 3 BATH TUBS, 3 KITCHEN SINKS, 3 WASHERS, 3 HOT WATER HEATERS"},{"number":"1043343","date":"2020-02-19","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-06-25","scope":"INSTALLING NEW 300A SERVICE AND ELECTRICAL LAYOUT ACCORDING TO DRAWINGS--ELECTRIC SERVICE ONLY NO FIRE ALARMS ** BUILDING PERMIT# 1026854 **"},{"number":"1035419","date":"2020-02-27","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2020-03-11","scope":"AMENDMENT TO PERMIT# 1026854--REAR WINDOW INFILL TO BE SET BACK WITH 1' REV AND MODIFICATION OF 2ND FLOOR LAYOUT PER ATTACHED PLANS. **IEBC 2018**"},{"number":"AP-2025-004385","date":"2025-06-21","work":"Certificate of Occupancy (CO) (may inclu…","type":"Administrative","description":"Administrative Permit","status":"Completed","completedDate":"2025-12-22","scope":"FOR CERTIFICATE OF OCCUPANCY FOR EXISTING BUILDING (REFERENCE BUILDING PERMIT NUMBER 1026854). NO ALTERATIONS TO BE PERFORMED UNDER THIS PERMIT. BUILDING TO COMPLY WITH 2018 FIRE AND PROPERTY MAINTENANCE CODES."}],"storyTag":"New construction","storyDelta":15.3,"timeline":[{"y":2015,"k":"sale","p":5000},{"y":2019,"k":"sale","p":81500},{"y":2019,"k":"permit","w":"Demolition"},{"y":2019,"k":"permit","w":"Addition and/or Alteration"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"Alterations"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"Administrative"},{"y":2020,"k":"viol","w":"3 L&I violations"},{"y":2020,"k":"insp","w":"L&I: 2 failed, 2 passed"},{"y":2025,"k":"permit","w":"Certificate of Occupancy (CO) (may inclu…"}],"rented":true,"licenses":[{"number":"483200","type":"Rental","status":"Inactive","businessName":"PAUL D MILES","legalName":"PAUL D MILES","address":"4261 VIOLA ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2009-09-15","latestIssueDate":"2015-04-18","expirationDate":"2016-02-29","inactiveDate":"2016-04-29"},{"number":"942795","type":"Rental","status":"Active","businessName":"4115Brown LLC (Haverford Square Properties)","legalName":"4115Brown LLC","address":"4261 VIOLA ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2024-01-29","latestIssueDate":"2025-12-15","expirationDate":"2027-01-28","inactiveDate":null}],"licenseActivity":[{"number":"942795","type":"Rental","businessName":"4115Brown LLC (Haverford Square Properties)","legalName":"4115Brown LLC","issuedDate":"2024-01-29","latestIssueDate":"2025-12-15","closureDate":null,"expirationDate":"2027-01-28","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"483200","type":"Rental","businessName":"PAUL D MILES","legalName":"PAUL D MILES","issuedDate":"2009-09-15","latestIssueDate":"2015-04-18","closureDate":"2016-04-29","expirationDate":"2016-02-29","inactiveDate":"2016-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-21","units":3,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"The history also contains “OCCUPIED W/O TCO OR CO.”","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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Jul 15, 2026","why":"Fire-protection certifications apply to the named system and inspection period only; they are not a whole-building safety certificate. Philadelphia generally requires annual sprinkler, standpipe, fire-alarm, special-hazard, and emergency-power inspections where those systems exist.","action":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"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":"2 failed, 3 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jul 29, 2020.","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":"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/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 3 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"}]}