{"asOf":"2026-07-28T22:14:33.767Z","block":"2300-2399 N 16TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/2300-2399-n-16th-st","address":"2326 N 16TH ST","parcelNumber":"161079500","source":"https://property.phila.gov/?p=161079500","ownerType":"vacant","kind":"vacant land","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"SR","buildingCodeNew":null,"buildingClass":"VACANT LAND RESIDE < ACRE","buildingClassNew":null,"useLabel":"Vacant lot","owner":"T&I DEVELOPMENT LLC","coOwner":null,"marketValue":47000,"landAssessment":47000,"improvementAssessment":0,"livableArea":null,"yearBuilt":null,"lastSale":{"price":50000,"date":"2025-06-19T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2025-098713","date":"2025-12-20","code":"A-603.3/1","title":"TRADE OR PRACTICE","status":"COMPLIED","resolutionDate":"2026-02-17","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2026-038433","date":"2026-06-02","code":"B-3310.1","title":"STAIRWAYS REQUIRED DURING CONSTRUCTION\n","status":"SVN ISSUED","resolutionDate":"2026-06-02","resolution":"SVN ISSUED"},{"number":"VI-2026-053498","date":"2026-07-14","code":"A-104.1/5","title":"DEBRIS REMOVE- CONSTRUCTION","status":"SVN ISSUED","resolutionDate":"2026-07-15","resolution":"SVN ISSUED"}],"violationCases":[{"number":"CF-2025-135408","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"AUDITS AND INVESTIGATIONS INVESTIGATOR","status":"CLOSED","createdDate":"2025-12-19","completedDate":"2026-02-17","violations":[{"number":"VI-2025-098713","date":"2025-12-20","code":"A-603.3/1","title":"TRADE OR PRACTICE","status":"COMPLIED","resolutionDate":"2026-02-17","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]},{"number":"CF-2026-062948","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2026-06-02","completedDate":null,"violations":[{"number":"VI-2026-038433","date":"2026-06-02","code":"B-3310.1","title":"STAIRWAYS REQUIRED DURING CONSTRUCTION\n","status":"SVN ISSUED","resolutionDate":"2026-06-02","resolution":"SVN ISSUED"}]},{"number":"CF-2026-087509","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2026-07-14","completedDate":null,"violations":[{"number":"VI-2026-053498","date":"2026-07-14","code":"A-104.1/5","title":"DEBRIS REMOVE- CONSTRUCTION","status":"SVN ISSUED","resolutionDate":"2026-07-15","resolution":"SVN ISSUED"}]}],"violYears":[{"y":2025,"n":1,"worst":null},{"y":2026,"n":2,"worst":null}],"investigations":[{"caseNumber":"CF-2025-135408","date":"2025-12-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-135408","date":"2026-02-17","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-062948","date":"2026-06-02","type":null,"status":null},{"caseNumber":"CF-2026-087509","date":"2026-07-15","type":null,"status":null}],"inspYears":[{"y":2025,"fails":1,"passes":0},{"y":2026,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98893857309534,"lng":-75.15925243655388,"geom":{"type":"Polygon","coordinates":[[[-75.159085888,39.988929997],[-75.159091109,39.988901922],[-75.159419653,39.988947316],[-75.159413562,39.988975147],[-75.159085888,39.988929997]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19132","beds":null,"baths":null,"stories":null,"lotArea":1446,"zoning":"RM1","grade":null,"basement":null,"heater":null,"centralAir":null,"extCond":null,"intCond":null,"garage":null,"homestead":false,"mail":"446 GERMANTOWN PIKE UNIT 174, LAFAYETTE HILL PA, 19444","mailOut":true,"appeals":[{"type":"LIRB SVN Appeal","grounds":"appellant...\"disagree with violation and/or action\"\n\nLate Appeal\n\njb","status":"In Process","outcome":null,"date":"2026-07-16","number":"HA-2026-002925","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":6300,"taxable":6300,"land":6300,"improvement":0,"taxableLand":6300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":12200,"taxable":12200,"land":12200,"improvement":0,"taxableLand":12200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":12200,"taxable":12200,"land":12200,"improvement":0,"taxableLand":12200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":12200,"taxable":12200,"land":12200,"improvement":0,"taxableLand":12200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":12200,"taxable":12200,"land":12200,"improvement":0,"taxableLand":12200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":12200,"taxable":12200,"land":12200,"improvement":0,"taxableLand":12200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":12200,"taxable":12200,"land":12200,"improvement":0,"taxableLand":12200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":47200,"taxable":47200,"land":47200,"improvement":0,"taxableLand":47200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":47200,"taxable":47200,"land":47200,"improvement":0,"taxableLand":47200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":57300,"taxable":57300,"land":57300,"improvement":0,"taxableLand":57300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":57300,"taxable":57300,"land":57300,"improvement":0,"taxableLand":57300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":47000,"taxable":47000,"land":47000,"improvement":0,"taxableLand":47000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0}],"taxNow":802,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2025-008411","date":"2025-09-15","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"APPLICATION IS FOR A NEW CONSTRUCTION OF AN ATTACHED BUILDING WITH A ROOF DECK AND A ROOF ACCESS STRUCTURE (SIZE AND LOCATION AS SHOWN ON PLANS/APPLICATION)"},{"number":"SP-2025-001298","date":"2025-10-30","work":"Excavation","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Issued","completedDate":null,"scope":"Site / Utility Permit for CP-2025-005092"},{"number":"CP-2025-005092","date":"2025-10-30","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"**AMENDMENT 7/19/2026 FOR FACADE AND WINDOW CHANGES** NEW CONSTRUCTION OF A THREE (3) STORY, THREE (3) FAMILY DWELLING WITH ROOF DECK AND ROOF DECK ACCESS STRUCTURE AS PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED PER NFPA 13R. SEPARATE PERMITS REQUIRED FOR MEP & FIRE SUPPRESSION WORK. *2018 IBC REVIEW*"},{"number":"PP-2026-004856","date":"2026-04-21","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"Installing 1\" Water Service, 5\" Curb Trap, 4\" Mai Drain, 4\" Fresh air inlet Installing 29 Fixtures 3 HWH 7 Lavs 7 Toilets 3 KS 3 Washers 6 Shower/tubs"},{"number":"MP-2026-002169","date":"2026-05-04","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"FOR INSTALLATION OF HVAC APPLIANCES, EQUIPMENT, DUCTWORK AND REGISTERS/DIFFUSERS PER APPROVED PLANS AND MANUFACTURER'S SPECIFICATIONS."},{"number":"FP-2026-001003","date":"2026-05-30","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF A 2-INCH FIRE SERVICE LINE FOR AN AUTOMATIC FIRE SUPPRESSION SPRINKLER SYSTEM WITH A BACKFLOW PREVENTION ASSEMBLY IN ACCORDANCE WITH NFPA 13R. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/HYDRAULIC CALCULATIONS."},{"number":"EP-2026-003503","date":"2026-06-09","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"INSTALL 400 AMP MAIN SERVICE EQUIPMENT AND SUB FEEDERS FOR 3 APARTMENTS AND LANDLORD PANEL. WIRING THROUGHOUT, INSTALL LIGHT FIXTURES, OUTLETS, SWITCHES, HARD-WIRE SMOKE ALARMS, GROUNDING SYSTEM, EMERGENCY LIGHTING, AND EXIT SIGN, INSTALL A FIRE ALARM ALL WORK PER APPROVED PLANS NEC 2017."}],"storyTag":"New construction","storyDelta":6.14,"timeline":[{"y":2025,"k":"viol","w":"L&I violation"},{"y":2025,"k":"insp","w":"Inspection failed"},{"y":2025,"k":"permit","w":"New construction, addition, GFA change"},{"y":2025,"k":"permit","w":"Excavation"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2026,"k":"permit","w":"New Construction or Additions"},{"y":2026,"k":"permit","w":"New Construction"},{"y":2026,"k":"permit","w":"New Construction"},{"y":2026,"k":"permit","w":"New Construction"},{"y":2026,"k":"viol","w":"2 L&I violations"},{"y":2026,"k":"appeal","w":"Appeal filed"},{"y":2026,"k":"insp","w":"Inspection passed"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-27","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":["7 permit events since 2023","1 zoning/board appeal since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"6 permits not marked completed: SP-2025-001298 (Issued), CP-2025-005092 (Issued), PP-2026-004856 (Issued), MP-2026-002169 (Issued), FP-2026-001003 (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":"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 unlabeled on Jul 15, 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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"3 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":"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/"}]}