{"asOf":"2026-07-28T19:52:36.574Z","block":"300-399 S 21ST ST","blockUrl":"https://philadelphia.blockreport.homes/block/300-399-s-21st-st","address":"334 S 21ST ST","parcelNumber":"081000014","source":"https://property.phila.gov/?p=081000014","ownerType":"absentee","kind":"multi-family","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"CA0","buildingCodeNew":"21","buildingClass":"APTS 5-50 UNITS MASONRY","buildingClassNew":"ROW OLD STYLE","useLabel":"Apartment building","owner":"LAREN GUY","coOwner":null,"marketValue":1134500,"landAssessment":226900,"improvementAssessment":907600,"livableArea":4074,"yearBuilt":1920,"lastSale":{"price":1150000,"date":"2015-06-01T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2021-036957","date":"2021-06-11","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2021-12-07","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-036958","date":"2021-06-11","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2021-12-07","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-036959","date":"2021-06-11","code":"PM15-304.1","title":"GENERAL EXTERIOR VIOLATIONS","status":"COMPLIED","resolutionDate":"2021-12-07","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-097765","date":"2025-12-17","code":"F-505.1","title":"ADDRESS IDENTIFICATION\n","status":"COMPLIED","resolutionDate":"2026-02-19","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2025-097766","date":"2025-12-17","code":"9-3902 (2)","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"COMPLIED","resolutionDate":"2026-02-19","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}],"violationCases":[{"number":"CF-2021-050553","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2021-06-11","completedDate":"2021-12-08","violations":[{"number":"VI-2021-036957","date":"2021-06-11","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2021-12-07","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-036958","date":"2021-06-11","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2021-12-07","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-036959","date":"2021-06-11","code":"PM15-304.1","title":"GENERAL EXTERIOR VIOLATIONS","status":"COMPLIED","resolutionDate":"2021-12-07","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2025-134726","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL PROACTIVE RENTAL INVESTIGATOR","status":"CLOSED","createdDate":"2025-12-17","completedDate":"2026-02-19","violations":[{"number":"VI-2025-097765","date":"2025-12-17","code":"F-505.1","title":"ADDRESS IDENTIFICATION\n","status":"COMPLIED","resolutionDate":"2026-02-19","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2025-097766","date":"2025-12-17","code":"9-3902 (2)","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"COMPLIED","resolutionDate":"2026-02-19","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]}],"violYears":[{"y":2021,"n":3,"worst":"UNSAFE STRUCTURE"},{"y":2025,"n":2,"worst":null}],"investigations":[{"caseNumber":"CF-2021-050553","date":"2021-06-11","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-050553","date":"2021-12-08","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-134726","date":"2025-12-17","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-134726","date":"2026-02-09","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-134726","date":"2026-02-19","type":null,"status":"PASSED"}],"inspYears":[{"y":2021,"fails":1,"passes":1},{"y":2025,"fails":1,"passes":0},{"y":2026,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.94727549606777,"lng":-75.17675441857766,"geom":{"type":"Polygon","coordinates":[[[-75.176590022,39.94728447],[-75.176601839,39.947227544],[-75.176918815,39.947266522],[-75.176906998,39.947323447],[-75.176590022,39.94728447]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19103","beds":4,"baths":4,"stories":3,"lotArea":1974,"zoning":"RM1","grade":"B-","basement":"B","heater":"B","centralAir":false,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"426 S 44TH ST, PHILADELPHIA PA, 19103","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2025,"v":1350000,"taxable":1350000,"land":202500,"improvement":1147500,"taxableLand":202500,"taxableImprovement":1147500,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":1350000,"taxable":1350000,"land":202500,"improvement":1147500,"taxableLand":202500,"taxableImprovement":1147500,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":1134500,"taxable":1134500,"land":226900,"improvement":907600,"taxableLand":226900,"taxableImprovement":907600,"exemptLand":0,"exemptImprovement":0}],"taxNow":18897,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2020-005719","date":"2020-09-01","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Multi-Family"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2015,"k":"sale","p":1150000},{"y":2020,"k":"permit","w":"Change of Use"},{"y":2021,"k":"viol","w":"3 L&I violations incl UNSAFE STRUCTURE"},{"y":2021,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2025,"k":"viol","w":"2 L&I violations"},{"y":2025,"k":"insp","w":"Inspection failed"},{"y":2026,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":true,"licenses":[{"number":"756773","type":"Rental","status":"Active","businessName":"Guy Laren","legalName":"Guy Laren","address":"334 S 21ST ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":5,"issuedDate":"2017-11-08","latestIssueDate":"2026-02-14","expirationDate":"2026-11-07","inactiveDate":null}],"licenseActivity":[{"number":"756773","type":"Rental","businessName":"Guy Laren","legalName":"Guy Laren","issuedDate":"2017-11-08","latestIssueDate":"2026-02-14","closureDate":null,"expirationDate":"2026-11-07","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-27","units":5,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"The record identifies more than one dwelling/use.","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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 5 historical violations across 2 cases.","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":"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 1920 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 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Feb 19, 2026.","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/"}],"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/"}]}