{"asOf":"2026-07-26T08:30:30.970Z","block":"300-399 S 24TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/300-399-s-24th-st","address":"326 S 24TH ST","parcelNumber":"081199500","source":"https://property.phila.gov/?p=081199500","ownerType":"owner-occupied","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"U70","buildingCodeNew":"22","buildingClass":"ROW CONV/APT 4 STY MASON","buildingClassNew":"ROW TYPICAL","useLabel":"Apartment building","owner":"RAZAK ALAN","coOwner":"BUHN JACQUELINE","marketValue":1328000,"landAssessment":265600,"improvementAssessment":1062400,"livableArea":3456,"yearBuilt":1900,"lastSale":{"price":250000,"date":"1993-07-30T04:00:00Z"},"openViolations":0,"violations":[{"number":"4955910","date":"2019-02-15","code":"LR-1","title":"RENEW LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"674175","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2019-02-20","completedDate":"2019-03-26","violations":[{"number":"4955910","date":"2019-02-15","code":"LR-1","title":"RENEW LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2019,"n":1,"worst":null}],"investigations":[{"caseNumber":"674175","date":"2019-02-15","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"674175","date":"2019-03-25","type":"HCEU INSP","status":"PASSED"}],"inspYears":[{"y":2019,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.94806049358239,"lng":-75.1804210565917,"geom":{"type":"Polygon","coordinates":[[[-75.180300327,39.948077674],[-75.180314919,39.948013022],[-75.180541593,39.948045213],[-75.180526558,39.948107712],[-75.180300327,39.948077674]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19103","beds":null,"baths":null,"stories":3,"lotArea":1472,"zoning":"RSA5","grade":"B-","basement":null,"heater":null,"centralAir":false,"extCond":"3","intCond":"3","garage":null,"homestead":true,"mail":"326 S 24TH ST, PHILADELPHIA PA, 19103","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE DEMOLITION OF THE 1-STORY REAR GARAGE, THE 2ND FLOOR REAR BALCONY (NO PERMIT ON FILE); FOR THE ERECTION OF A ONE (1) STORY (1-CAR) GARAGE (11'-3\" HIGH) WITH AN OPEN ROOF DECK ABOVE WITH 42\" HIGH RAILING AND A 11'-6\" HIGH GARD","status":"CLOSED","outcome":"Granted with conditions","date":"2010-04-07","number":"11074","relatedPermit":"220155"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":749900,"taxable":749900,"land":94896,"improvement":655004,"taxableLand":94896,"taxableImprovement":655004,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":749900,"taxable":449640,"land":213721,"improvement":536179,"taxableLand":213721,"taxableImprovement":235919,"exemptLand":0,"exemptImprovement":300260},{"y":2018,"v":749900,"taxable":449640,"land":213721,"improvement":536179,"taxableLand":213721,"taxableImprovement":235919,"exemptLand":0,"exemptImprovement":300260},{"y":2019,"v":983400,"taxable":589646,"land":280268,"improvement":703132,"taxableLand":280268,"taxableImprovement":309378,"exemptLand":0,"exemptImprovement":393754},{"y":2020,"v":1016200,"taxable":609274,"land":289546,"improvement":726654,"taxableLand":289546,"taxableImprovement":319728,"exemptLand":0,"exemptImprovement":406926},{"y":2021,"v":1016200,"taxable":1016200,"land":289546,"improvement":726654,"taxableLand":289546,"taxableImprovement":726654,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":1016200,"taxable":971200,"land":289546,"improvement":726654,"taxableLand":289546,"taxableImprovement":681654,"exemptLand":0,"exemptImprovement":45000},{"y":2023,"v":769400,"taxable":689400,"land":153880,"improvement":615520,"taxableLand":153880,"taxableImprovement":535520,"exemptLand":0,"exemptImprovement":80000},{"y":2024,"v":769400,"taxable":689400,"land":153880,"improvement":615520,"taxableLand":153880,"taxableImprovement":535520,"exemptLand":0,"exemptImprovement":80000},{"y":2025,"v":939600,"taxable":839600,"land":187920,"improvement":751680,"taxableLand":187920,"taxableImprovement":651680,"exemptLand":0,"exemptImprovement":100000},{"y":2026,"v":939600,"taxable":839600,"land":187920,"improvement":751680,"taxableLand":187920,"taxableImprovement":651680,"exemptLand":0,"exemptImprovement":100000},{"y":2027,"v":1328000,"taxable":1228000,"land":265600,"improvement":1062400,"taxableLand":265600,"taxableImprovement":962400,"exemptLand":0,"exemptImprovement":100000}],"taxNow":11753,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"220157","date":"2009-09-02","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2009-09-02","scope":"FOR THE ERECTION OF A NEW ROOF ABOVE THE EXISTING ROOF OF A ONE STORY GARAGE (EXISTING ROOF TO REMAIN), FOR THE ERECTION OF A ROOF TOP DECK ABOVE THE GARAGE WITH 36\" HIGH RAILINGS AND A 6' HIGH FENCE WALL ABOVE THE GARAGE ROOF, AND FOR THE EXTENSION OF A SECOND FLOOR REAR OPEN BALCONY (FIRE ESCAPE) ON THE EXISTING FOUR STORY STRUCTURE WITH 48\" RAILINGS AND A NEW STAIR FROM THE BALCONY (FIRE ESCAPE) TO GRADE, (SIZE AND LOCATION AS SHOWN IN THE APPLICATION).FOR USE OF THE EXISTING FOUR FAMILY DWELLING."},{"number":"257002","date":"2010-03-16","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2011-01-31","scope":"EXTERIOR ALTERATIONS AND REPAIRS, CONSTRUCT NEW ROOF DECK ABOVE EXISTING GARAGE, NEW STUCCO FINISHES, WINDOW & DOOR REPLACEMENTS, REMOVE EXISTING FIRE ESCAPE/REFINISH AND REPLACE, CIVIL SITE WORK. PHC STAFF TO REVIEW SPECS AND SAMPLE FOR STUCCO IN THE FIELD FOR FINAL APPROVAL."},{"number":"285543","date":"2010-08-03","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2011-01-31","scope":"AMEND PRIOR PERMIT AP257002, REVISIONS, ADDITIONAL EXTERIOR WORK, GARAGE DOOR ENCLOSURE WORK & FLOOR SLAB, STRUCTURAL MODIFICATIONS, BRICK SECURITY WALL AS PER ZONING APPEAL AP220517 AND PHC APPROVALS."},{"number":"321841","date":"2011-01-21","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2011-03-16","scope":"FURNISH AND INSTALL 40 AMP SUB PANEL, 12 CIRCUIT, INSTALL 7 DUPLEX OUTLETS, 15 LIGHTS, 8 SWITCHES, HOOK UP WATER PUMP AS PER 2008 NEC (CC DIST)"},{"number":"361795","date":"2011-09-07","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2012-04-25","scope":"REPLACING EXISTING DOMESTIC HOT WATER HEATER TANK WITH A SOLOR THERMAL HOT WATER HEATER TANK WIH 1 COLLECTOR (3 EVACUATED TUVES) ON THE ROOF - ADDITIONAL PERMITS REQUIRED"},{"number":"374655","date":"2012-01-05","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2012-04-25","scope":"INSTALLATION OF FRAMING TO ACCOMODATE SOLAR ELECTRIC SYSTEM AND INVERTERS PANELS NOT TO BE VISIBLE FROM THE STREET. CONDUIT TO RUN DOWN SIDE OF BLDG. NO WORK TO FRONT FACADE."},{"number":"362625","date":"2012-03-02","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALLING A 27 PANEL SOLAR ELECTRIC PV SYSTEM ON THE ROOF AND INSTALLING 27 INVERTORS, SYSTEM IS 605KW AND GRID TIE AS PER 2008 NEC (CC DISTRICT)"},{"number":"388312","date":"2012-03-22","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2012-05-15","scope":"AMEND PERMIT #374655 TO INCLUDE ONE SOLAR THERMAL COLLECTOR (30 EVACUATED TUBES) ON THE ROOF. ALL NOT TO BE VISIBLE FROM STREET"},{"number":"EP-2021-015614","date":"2022-03-10","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-11-17","scope":"Installation of (2) Enphase Encharge ESS 10 to existing PV system AS PER 2014 NEC."},{"number":"GM-2024-009422","date":"2024-11-05","work":"Exterior Window and Door Replacement","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2025-06-14","scope":"EZ PERMIT WINDOWS & DOORS PERMIT- For the replacement of exterior windows and doors as per attached standard. Deviations from this standard will result in permit revocation and require submission of construction plans. Replace windows in existing opens per drawings. Facade work not in scope and willl be under a separate permit."},{"number":"CP-2025-002995","date":"2025-07-08","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR EXTERIOR REPAIRS TO THE FRONT FACADE AS PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IEBC AND PHC APPROVAL. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"GP-2025-008151","date":"2025-09-11","work":"Solar Panels and Structure","type":"General","description":"General Permit","status":"Completed","completedDate":"2025-12-18","scope":"For a solar panel system installation as per approved plans. If field conditions vary, please contact design engineer prior to start of work.**Amended as of 11/17/2025 for an equipment update per plans**"},{"number":"EP-2025-008076","date":"2025-09-20","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2026-02-27","scope":"Install new 400 amp single phase service install new metering and panels .ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC."},{"number":"EP-2025-008408","date":"2025-11-25","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2026-01-09","scope":"Installation of a 11.880 kW DC solar system, consisting of (27) SILFAB SOLAR: SIL-440 QD solar photovoltaic modules, 440W AND (27) ENPHASE: IQ8A-72-2-US (240V) MICROINVERTERS AS PER 2017 NEC."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2011,"k":"permit","w":"Plumbing"},{"y":2012,"k":"permit","w":"Major alteration"},{"y":2012,"k":"permit","w":"Electrical"},{"y":2012,"k":"permit","w":"Administrative"},{"y":2019,"k":"viol","w":"L&I violation"},{"y":2019,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Exterior Window and Door Replacement"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Solar Panels and Structure"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"}],"rented":false,"licenses":[{"number":"215174","type":"Rental","status":"Inactive","businessName":"ALAN RAZAK & JACQUELINE BUNN","legalName":"ALAN RAZAK & JACQUELINE BUNN","address":"326 S 24TH ST","revenueCode":"3202","rentalCategory":null,"units":4,"issuedDate":"2004-03-22","latestIssueDate":"2020-07-27","expirationDate":"2021-02-28","inactiveDate":"2021-04-29"}],"licenseActivity":[{"number":"215174","type":"Rental","businessName":"ALAN RAZAK & JACQUELINE BUNN","legalName":"ALAN RAZAK & JACQUELINE BUNN","issuedDate":"2004-03-22","latestIssueDate":"2020-07-27","closureDate":"2021-04-29","expirationDate":"2021-02-28","inactiveDate":"2021-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"transition-activity","level":"watch","title":"Recent transition activity","summary":"The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.","evidence":["5 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 41% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $939,600 to $1,328,000","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":"Use permit #220157: 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":"2 permits not marked completed: GM-2024-009422 (Expired), CP-2025-002995 (Issued). At least one row also carries a completion date, so the City fields conflict.","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-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as multi-family; no active Rental License row matched.","why":"A multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.","action":"Confirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"1 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Mar 25, 2019.","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":"homestead","level":"verify","title":"Homestead is tied to owner occupancy and the deed","finding":"OPA shows the Homestead Exemption.","why":"Philadelphia limits Homestead to an owner’s primary residence. The City says a deed change can require a new application or update.","action":"A buyer should apply in their own name and not assume the seller’s benefit continues.","url":"https://www.phila.gov/documents/homestead-exemption-application/"},{"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"}]}