{"asOf":"2026-07-23T21:00:42.342Z","block":"2000-2099 LOCUST ST","blockUrl":"https://philadelphia.blockreport.homes/block/2000-2099-locust-st","address":"2016 LOCUST ST","parcelNumber":"082098290","source":"https://property.phila.gov/?p=082098290","ownerType":"absentee","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"U50","buildingCodeNew":"22","buildingClass":"ROW CONV/APT 3 STY MASON","buildingClassNew":"ROW TYPICAL","useLabel":"Apartment building","owner":"MICHELS DAMON C","coOwner":null,"marketValue":1395000,"landAssessment":279000,"improvementAssessment":1116000,"livableArea":3071,"yearBuilt":1800,"lastSale":{"price":1375000,"date":"2022-03-31T04:00:00Z"},"openViolations":2,"violations":[{"number":"1662439","date":"2010-02-18","code":"PM-302.4/7","title":"DRAINAGE-DOWNSPOUT 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DEFEC","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"317704","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2012-02-29","completedDate":"2012-08-17","violations":[{"number":"2411069","date":"2012-02-29","code":"PM-302.4/7","title":"DRAINAGE-DOWNSPOUT REPR/REPLC","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"694100","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2019-07-04","completedDate":"2019-08-12","violations":[{"number":"5097857","date":"2019-07-03","code":"FC-13-915","title":"CERTIFICATION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5097855","date":"2019-07-03","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5097858","date":"2019-07-03","code":"FC-13-915.1","title":"FIRE ALARM TESTED/CERTIFIED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5097856","date":"2019-07-03","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2026-030246","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL PROACTIVE RENTAL INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-04-01","completedDate":null,"violations":[{"number":"VI-2026-018497","date":"2026-04-01","code":"9-3902 (2)","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-018498","date":"2026-04-01","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2010,"n":8,"worst":null},{"y":2012,"n":1,"worst":null},{"y":2019,"n":4,"worst":null},{"y":2026,"n":2,"worst":null}],"investigations":[{"caseNumber":"227013","date":"2010-02-18","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"227013","date":"2010-03-02","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"227013","date":"2010-03-25","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"227013","date":"2010-04-13","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"227013","date":"2010-04-26","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"227013","date":"2010-05-04","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"255881","date":"2010-10-19","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"255881","date":"2010-11-17","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"255881","date":"2010-12-02","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"255881","date":"2011-01-11","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"255881","date":"2011-01-19","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"317704","date":"2012-02-29","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"317704","date":"2012-04-12","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"317704","date":"2012-08-16","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"694100","date":"2019-07-04","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"694100","date":"2019-08-09","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"CF-2026-030246","date":"2026-04-01","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-030246","date":"2026-05-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-030246","date":"2026-06-10","type":null,"status":"FAILED"}],"inspYears":[{"y":2010,"fails":5,"passes":4},{"y":2011,"fails":0,"passes":2},{"y":2012,"fails":2,"passes":1},{"y":2019,"fails":1,"passes":1},{"y":2026,"fails":3,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.94929665197114,"lng":-75.17473640620621,"geom":{"type":"Polygon","coordinates":[[[-75.174729344,39.949183466],[-75.174789699,39.949190286],[-75.174743224,39.94941023],[-75.174683243,39.949402951],[-75.174729344,39.949183466]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2021-004555","type":"Sprinkler Certification","inspectionDate":"2021-08-18","result":"Certified","expirationDate":"2022-08-18","buildingId":"1429382"},{"number":"BC-2022-018193","type":"Sprinkler Certification","inspectionDate":"2022-09-01","result":"Certified","expirationDate":"2023-09-01","buildingId":"1429382"},{"number":"BC-2024-018647","type":"Sprinkler Certification","inspectionDate":"2024-05-09","result":"Certified","expirationDate":"2025-05-09","buildingId":"1429382"},{"number":"BC-2025-020180","type":"Sprinkler Certification","inspectionDate":"2025-07-17","result":"Certified","expirationDate":"2026-07-17","buildingId":"1429382"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19103","beds":4,"baths":4,"stories":3,"lotArea":1320,"zoning":"RM1","grade":"B-","basement":"A","heater":"A","centralAir":true,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"854 MONTGOMERY AVENUE, NARBERTH PA, 19072","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR INCREASE IN DWELLING TO MAXIMUM FOUR (4) FAMILY DWELLING (MULTI- FAMILY) IN AN EXISTING STRUCTURE.","status":"CLOSED","outcome":"Denied","date":"2015-10-14","number":"25446","relatedPermit":"613569"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":665300,"taxable":665300,"land":264000,"improvement":401300,"taxableLand":264000,"taxableImprovement":401300,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":665300,"taxable":665300,"land":264000,"improvement":401300,"taxableLand":264000,"taxableImprovement":401300,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":747200,"taxable":747200,"land":149440,"improvement":597760,"taxableLand":149440,"taxableImprovement":597760,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":859600,"taxable":859600,"land":249284,"improvement":610316,"taxableLand":249284,"taxableImprovement":610316,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":859600,"taxable":859600,"land":249284,"improvement":610316,"taxableLand":249284,"taxableImprovement":610316,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":859600,"taxable":859600,"land":249284,"improvement":610316,"taxableLand":249284,"taxableImprovement":610316,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":1084100,"taxable":1084100,"land":216820,"improvement":867280,"taxableLand":216820,"taxableImprovement":867280,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":1084100,"taxable":1084100,"land":216820,"improvement":867280,"taxableLand":216820,"taxableImprovement":867280,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":1367700,"taxable":1367700,"land":273540,"improvement":1094160,"taxableLand":273540,"taxableImprovement":1094160,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":1367700,"taxable":1367700,"land":273540,"improvement":1094160,"taxableLand":273540,"taxableImprovement":1094160,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":1395000,"taxable":1395000,"land":279000,"improvement":1116000,"taxableLand":279000,"taxableImprovement":1116000,"exemptLand":0,"exemptImprovement":0}],"taxNow":19145,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"311992","date":"2010-11-16","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2011-01-03","scope":"REPLACE FRONT RAIN LEADER"},{"number":"793029","date":"2017-06-19","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2018-01-11","scope":"EZ INTERIOR DEMOLITION- FOR THE INTERIOR DEMOLITION OF NON LOAD-BEARING PARTITION WALLS AND CEILINGS AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS."},{"number":"815449","date":"2017-09-12","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2017-09-12","scope":"FOR USE AS THREE(3) DWELLING UNITS I UNIT ON FIRST FLOOR, AN EXISTING UNIT ON SECOND FLOOR, ONE UNIT ON THE THIRD THRU FOURTH FLOORS, IN AN EXISTING STRUCTURE.(NO CHANGE IN HEIGHT OR AREA)"},{"number":"834230","date":"2017-12-21","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-09-13","scope":"LEVEL III ALTERATIONS WITH COMPLETE CHANGE OF OCCUPANCY TO CREATE A THREE (3) FAMILY DWELLING IN AN EXISTING BUILDING AS PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED PER NFPA 13. *NO OCCUPIABLE ROOF DECK ALLOWED UNDER THIS PERMIT, MECHANICAL ACCESS ONLY* **SEPARATE PERMITS REQUIRED FOR MEP & FIRE SUPPRESSION WORK**"},{"number":"845123","date":"2018-01-23","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-09-10","scope":"ALTERATIONS: INTERIOR PLUMBING; CHANGE OF OCCUPANCY TO CREATE A THREE (3) FAMILY DWELLING; 3-KITCHEN SINK, 3-FULL BATHROOM & 1-WATER HEATER- THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"846021","date":"2018-03-23","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2018-09-10","scope":"FOR THE INSTALLATION OF A MECHANICAL SYSTEM TO INCLUDE REGISTERS/DIFFUSERS, SUPPLY/EXHAUST DUCTWORK, AND APPLIANCES AS PER APPROVED PLANS."},{"number":"858978","date":"2018-03-26","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2018-09-10","scope":"FOR THE INSTALLATION OF A TWO (2) INCH FIRE SERVICE LINE WITH A TWO-AND-A -HALF (2 1/2) INCH BACKFLOW PREVENTER AND AUTOMATIC FIRE SUPPRESSION SYSTEM AS PER NFPA 13. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/HYDRAULIC CALCULATIONS."},{"number":"869620","date":"2018-04-20","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-05-11","scope":"INSTALL NEW 2\"WATER SERVICE FOR SPRINKLER & REPLACE THE EXISTING 1\" SERVICE FOR DOMESTIC SERVICE PA 2018.1071448"},{"number":"845567","date":"2018-05-01","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-09-14","scope":"REWIRE 2 APARTMENTS,400A SERVICE/W GROUNDING &BONDING PER 2008 NEC (TRIPLEX)INSTALL FIRE ALARM PER NPFA 72"},{"number":"877162","date":"2018-06-20","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2018-09-10","scope":"TO AMEND ELECTRICAL PERMIT # 845567 TO INCLUDE THE REWIRE OF 2ND FLOOR APARTMENT SWITCHES, RECEPTACLES, LIGHTS, SMOKE/CO DETECTOR AS PER 2008 NEC (CC DISTRICT) MIC"}],"storyTag":"Renovated & sold on","storyDelta":0.5,"timeline":[{"y":2017,"k":"permit","w":"Major alteration"},{"y":2018,"k":"permit","w":"Plumbing"},{"y":2018,"k":"permit","w":"Mechanical"},{"y":2018,"k":"permit","w":"Suppression"},{"y":2018,"k":"permit","w":"Plumbing"},{"y":2018,"k":"permit","w":"Electrical"},{"y":2018,"k":"permit","w":"Administrative"},{"y":2019,"k":"viol","w":"4 L&I violations"},{"y":2019,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2022,"k":"sale","p":1375000},{"y":2026,"k":"viol","w":"2 L&I violations"},{"y":2026,"k":"insp","w":"Inspection failed ×3"}],"rented":false,"licenses":[{"number":"558418","type":"Rental","status":"Closed","businessName":"CLAUDIA F BALDERSTON, DMD","legalName":"CLAUDIA F BALDERSTON, DMD","address":"2016 LOCUST ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2012-03-21","latestIssueDate":"2014-03-01","expirationDate":"2015-02-28","inactiveDate":"2015-04-29"},{"number":"736713","type":"Rental","status":"Closed","businessName":"CHARLES MYERS","legalName":"CHARLES MYERS","address":"2016 LOCUST ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2017-04-27","latestIssueDate":"2017-04-27","expirationDate":"2018-04-26","inactiveDate":null}],"licenseActivity":[{"number":"736713","type":"Rental","businessName":"CHARLES MYERS","legalName":"CHARLES MYERS","issuedDate":"2017-04-27","latestIssueDate":"2017-04-27","closureDate":"2018-04-26","expirationDate":"2018-04-26","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false},{"number":"558418","type":"Rental","businessName":"CLAUDIA F BALDERSTON, DMD","legalName":"CLAUDIA F BALDERSTON, DMD","issuedDate":"2012-03-21","latestIssueDate":"2014-03-01","closureDate":"2015-04-29","expirationDate":"2015-02-28","inactiveDate":"2015-04-29","status":"Closed","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["2 open L&I violations","failed L&I inspection activity in 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 26% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $1,084,100 to $1,367,700","no permit shown in 2024-2026"],"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 #25446: CLOSED · Denied; related permit 613569. Use permit #815449: COMPLETED. The history also contains “PERM Z- NEW 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":"2 open L&I violations","finding":"15 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Sprinkler Certification: Certified through Jul 17, 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-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":"11 failed, 8 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jun 10, 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/"},{"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"}]}