{"asOf":"2026-07-27T22:04:33.831Z","block":"300-399 S 22ND ST","blockUrl":"https://philadelphia.blockreport.homes/block/300-399-s-22nd-st","address":"315 S 22ND ST","parcelNumber":"081188301","source":"https://property.phila.gov/?p=081188301","ownerType":"absentee","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"U70","buildingCodeNew":"32","buildingClass":"ROW CONV/APT 4 STY MASON","buildingClassNew":"TWIN CONVENTIONAL","useLabel":"Apartment building","owner":"FRANKEL ANDREW CHESTER TR","coOwner":"FRANKEL JENNIFER DORIAN T","marketValue":1382400,"landAssessment":276400,"improvementAssessment":1106000,"livableArea":3938,"yearBuilt":1800,"lastSale":{"price":900000,"date":"2006-06-09T04:00:00Z"},"openViolations":0,"violations":[{"number":"5289592","date":"2019-12-06","code":"14-1005(1)","title":"HISTORIC-NO PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"718270","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DCC","status":"CLOSED","createdDate":"2019-12-06","completedDate":"2020-02-21","violations":[{"number":"5289592","date":"2019-12-06","code":"14-1005(1)","title":"HISTORIC-NO PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2019,"n":1,"worst":null}],"investigations":[{"caseNumber":"718270","date":"2019-12-06","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"718270","date":"2020-01-13","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"718270","date":"2020-02-21","type":"BP_BLDG","status":"PASSED"}],"inspYears":[{"y":2019,"fails":1,"passes":0},{"y":2020,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.94799129437339,"lng":-75.17776146639105,"geom":{"type":"Polygon","coordinates":[[[-75.177649218,39.948008878],[-75.177662349,39.947947943],[-75.177873713,39.947973711],[-75.177860586,39.948034646],[-75.177649218,39.948008878]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19103","beds":6,"baths":5,"stories":4,"lotArea":1350,"zoning":"RSA5","grade":"B+","basement":"A","heater":"A","centralAir":true,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"1803 PINE ST, PHILADELPHIA PA, 19103","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR FOUR (4) FAMILY DWELLING (MULTI-FAMILY DWELLING) IN AN EXISTING STRUCTURE.\nNO PLANS SUBMITTED WITH THIS APPLICATION.","status":"OPEN","outcome":"Granted","date":"2018-02-14","number":"32577","relatedPermit":"837658"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":746200,"taxable":746200,"land":88205,"improvement":657995,"taxableLand":88205,"taxableImprovement":657995,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":746200,"taxable":746200,"land":223860,"improvement":522340,"taxableLand":223860,"taxableImprovement":522340,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":746200,"taxable":746200,"land":223860,"improvement":522340,"taxableLand":223860,"taxableImprovement":522340,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":1119000,"taxable":746200,"land":335700,"improvement":783300,"taxableLand":335700,"taxableImprovement":410500,"exemptLand":0,"exemptImprovement":372800},{"y":2020,"v":1119000,"taxable":746200,"land":335700,"improvement":783300,"taxableLand":335700,"taxableImprovement":410500,"exemptLand":0,"exemptImprovement":372800},{"y":2021,"v":1119000,"taxable":746200,"land":335700,"improvement":783300,"taxableLand":335700,"taxableImprovement":410500,"exemptLand":0,"exemptImprovement":372800},{"y":2022,"v":1119000,"taxable":746200,"land":335700,"improvement":783300,"taxableLand":335700,"taxableImprovement":410500,"exemptLand":0,"exemptImprovement":372800},{"y":2023,"v":1382400,"taxable":851558,"land":276480,"improvement":1105920,"taxableLand":276480,"taxableImprovement":575078,"exemptLand":0,"exemptImprovement":530842},{"y":2024,"v":1382400,"taxable":851558,"land":276480,"improvement":1105920,"taxableLand":276480,"taxableImprovement":575078,"exemptLand":0,"exemptImprovement":530842},{"y":2025,"v":1382400,"taxable":851520,"land":276400,"improvement":1106000,"taxableLand":276400,"taxableImprovement":575120,"exemptLand":0,"exemptImprovement":530880},{"y":2026,"v":1382400,"taxable":851520,"land":276400,"improvement":1106000,"taxableLand":276400,"taxableImprovement":575120,"exemptLand":0,"exemptImprovement":530880},{"y":2027,"v":1382400,"taxable":851520,"land":276400,"improvement":1106000,"taxableLand":276400,"taxableImprovement":575120,"exemptLand":0,"exemptImprovement":530880}],"taxNow":11920,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"837658","date":"2018-03-15","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2018-03-15","scope":"FOR FOUR (4) FAMILY DWELLING (MULTI-FAMILY DWELLING) IN AN EXISTING STRUCTURE."},{"number":"856633","date":"2018-04-23","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2019-08-09","scope":"FOR INTERIOR ALTERATIONS ON BASEMENT, FIRST AND SECOND FLOORS OF AN EXISTING BUILDING TO INCLUDE NEW INTERIOR STAIR, NEW PARTITIONS AND INTERIOR FINISHES, AS PER APPROVED PLANS. *NO WORK ON THIRD AND FOURTH FLOORS* ***NO CHANGE IN OCCUPANCY CLASSIFICATION***"},{"number":"867334","date":"2018-04-23","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2019-06-06","scope":"FOR MECHANICAL ALTERATIONS TO BASEMENT THROUGH SECOND FLOOR OF AN EXISTING STRUCTURE, INCLUDE NEW DUCTLESS MINI-SPLIT SYSTEMS, AS PER APPROVED PLANS. SEE APP# 856633 FOR APPROVED PLANS."},{"number":"859286","date":"2018-05-02","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-07-10","scope":"UNIT 1ST/ BSTM REPLACE WATER AND DRAIN LINES TO (2) 3 PC BATHS, 2 KIT SINKS & 2 LAUNDRY TOTAL 10 FIXTURES"},{"number":"900923","date":"2018-08-09","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2019-07-10","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. CONDENSING UNITS TO BE LOCATED ON GROUND IN ALLEY BEHIND HOUSE, BEHIND EXISTING WALL AND GATE"},{"number":"900074","date":"2018-11-16","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-08-09","scope":"FOR LEVEL II ALTERATIONS TO AN EXISTING STRUCTURE. ALL WORK ON 3RD FLOOR. ALTERATIONS TO INCLUDE THE DEMOLITION OF NONBEARING WALLS, ERECTION OF A RATED PARTITION/DOOR AS PART OF EXIT ENCLOSURE, MILLWORK AND FINISHES. STRUCTURE FOR USE AS MULTI-FAMILY HOUSEHOLD LIVING [FOUR (4) DWELLING UNITS] AS PREVIOUSLY APPROVED. SEPARATE PERMIT REQUIRED FOR PLUMBING, ELECTRICAL, MECHANICAL. **NO EXTERIOR WORK**"},{"number":"931634","date":"2018-11-30","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-07-10","scope":"WATER & DRAIN LINES FOR 1-TUB, 1-LAV, 1-TOILET, 1-KITCHEN SINK & 1-LAUNDRY TUB THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"905773","date":"2019-01-22","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-04-24","scope":"INSTALL 400AMP SERVICE, 6-GANG METER, 6 SUBPANELS & GROUNDING INSTALL WIRE & DEVICE 48 LIGHTS, 48 RECEPTACLES, 13 SWITCHES, 10 BATH FANS, 14 GFI'S, 2 RANGES, 2 DRYERS, 2-40AMP HEAT PUMPS, AS PER 2008 NEC (CC DISTRICT) NO FIRE ALARM ON THIS PERMIT"},{"number":"919518","date":"2019-03-11","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"1-FIRE ALARM CONTROL PANEL, 1-ANNUNCIATOR KEYPADS, 4-WALL MOUNTED HORN/STROBES, 5-MANUAL PULL STATIONS, 5-COMMON AREA SMOKE, 11-120V COMBO SMOKE/CARBON MONO DETECTORS & 7-HORNS AS PER NFPA 72 CC DISTRICT"},{"number":"943163","date":"2019-03-15","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-04-24","scope":"25-NEW RECEPTACLES, 1-30A 240V HEAT PUMP, 4-LOW VOLT ACT5E DATA LINE, 1-GARBAGE DISPOSAL, 1 RANGE HOOD, 9-NEW SWITCH, 14-NEW LIGHT FIXTURES, 2-BATH FANS, 4-20AMP DRYER RECEPTACLE, 4-40AMP RANGE RECEPTACLE, 1-FRIDGE AS PER 2008 NEC. (CC DIST)"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2018,"k":"permit","w":"Addition and/or Alteration"},{"y":2018,"k":"permit","w":"Mechanical"},{"y":2018,"k":"permit","w":"Plumbing"},{"y":2018,"k":"permit","w":"Mechanical"},{"y":2018,"k":"permit","w":"Major alteration"},{"y":2018,"k":"permit","w":"Plumbing"},{"y":2019,"k":"permit","w":"Electrical"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"Electrical"},{"y":2019,"k":"viol","w":"L&I violation"},{"y":2019,"k":"insp","w":"Inspection failed"},{"y":2020,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":true,"licenses":[{"number":"219073","type":"Rental","status":"Inactive","businessName":"LOVITZ ARNOLD","legalName":"LOVITZ ARNOLD","address":"315 S 22ND ST","revenueCode":"3202","rentalCategory":null,"units":4,"issuedDate":"2004-03-25","latestIssueDate":"2005-04-27","expirationDate":"2006-02-28","inactiveDate":"2012-12-22"},{"number":"824113","type":"Rental","status":"Active","businessName":"Eugene S. Frankel Unified Credit Trust (Andrew C Frankel TR  J Dorian Frankel TR)","legalName":"Eugene S. Frankel Unified Credit Trust","address":"315 S 22ND ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":4,"issuedDate":"2019-09-18","latestIssueDate":"2026-06-11","expirationDate":"2026-09-17","inactiveDate":null}],"licenseActivity":[{"number":"824113","type":"Rental","businessName":"Eugene S. Frankel Unified Credit Trust (Andrew C Frankel TR  J Dorian Frankel TR)","legalName":"Eugene S. Frankel Unified Credit Trust","issuedDate":"2019-09-18","latestIssueDate":"2026-06-11","closureDate":null,"expirationDate":"2026-09-17","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"219073","type":"Rental","businessName":"LOVITZ ARNOLD","legalName":"LOVITZ ARNOLD","issuedDate":"2004-03-25","latestIssueDate":"2005-04-27","closureDate":"2012-12-22","expirationDate":"2006-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","units":4,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #32577: OPEN · Granted; related permit 837658. Use permit #837658: 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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: 919518 (Issued).","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":"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 1800 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, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Feb 21, 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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"2 fire/suppression-related permits matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"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 1 historical violation across 1 case.","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"}]}