{"asOf":"2026-07-26T08:02:53.675Z","block":"1100-1199 E MONTGOMERY AVE","blockUrl":"https://philadelphia.blockreport.homes/block/1100-1199-e-montgomery-ave","address":"1133 E MONTGOMERY AVE","parcelNumber":"181170210","source":"https://property.phila.gov/?p=181170210","ownerType":"owner-occupied","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O56","buildingCodeNew":"25","buildingClass":"ROW 3 STY FRAME","buildingClassNew":"ROW MODERN","useLabel":"House","owner":"SEARCH AUSTIN","coOwner":"LEWIS GABRIELLE M","marketValue":646000,"landAssessment":129200,"improvementAssessment":516800,"livableArea":1770,"yearBuilt":2020,"lastSale":{"price":620000,"date":"2024-05-23T04:00:00Z"},"openViolations":0,"violations":[{"number":"3679334","date":"2015-08-17","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3679333","date":"2015-08-17","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"497751","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2015-08-17","completedDate":"2015-09-11","violations":[{"number":"3679334","date":"2015-08-17","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3679333","date":"2015-08-17","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2015,"n":2,"worst":null}],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.971076821169866,"lng":-75.12677261718865,"geom":{"type":"Polygon","coordinates":[[[-75.126861917,39.971074772],[-75.126692847,39.971119305],[-75.126674625,39.971085742],[-75.126837163,39.971029179],[-75.126861917,39.971074772]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19125","beds":4,"baths":3,"stories":3,"lotArea":821,"zoning":"RSA5","grade":null,"basement":"A","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"1133 E MONTGOMERY AVE, PHILADELPHIA PA, 19125","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF AN SEMI-DETACHED BUILDING WITH ROOF DECK AND PILOT HOUSE (FOR ACCESS TO\nROOF DECK ONLY). SIZE AND LOCATION AS SHOWN IN APPLICATION/PLANS. FOR USE AS SINGLE-FAMILY\nHOUSEHOLD LIVING.","status":"OPEN","outcome":"Granted","date":"2018-08-15","number":"33835","relatedPermit":"858110"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":8800,"taxable":8800,"land":8800,"improvement":0,"taxableLand":8800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":33000,"taxable":33000,"land":33000,"improvement":0,"taxableLand":33000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":68800,"taxable":68800,"land":68800,"improvement":0,"taxableLand":68800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":68800,"taxable":68800,"land":68800,"improvement":0,"taxableLand":68800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":68800,"taxable":68800,"land":68800,"improvement":0,"taxableLand":68800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":650000,"taxable":130000,"land":130000,"improvement":520000,"taxableLand":130000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":520000},{"y":2024,"v":650000,"taxable":130000,"land":130000,"improvement":520000,"taxableLand":130000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":520000},{"y":2025,"v":650000,"taxable":130000,"land":130000,"improvement":520000,"taxableLand":130000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":520000},{"y":2026,"v":650000,"taxable":130000,"land":130000,"improvement":520000,"taxableLand":130000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":520000},{"y":2027,"v":646000,"taxable":129200,"land":129200,"improvement":516800,"taxableLand":129200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":516800}],"taxNow":1820,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"807464","date":"2017-08-18","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2017-08-18","scope":"FOR RELOCATION OF LOT LINE TO CREATE TWO (2) LOTS (PARCEL- A & B) FROM TWO (2) LOTS (604 E. GIRARD AVE AND 1133 E MONTGOMERY AVE).SIZE AND LOCATION AS SHOWN ON THE APPLICATION."},{"number":"811910","date":"2017-08-28","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2017-08-28","scope":"FOR VACANT LOT."},{"number":"858110","date":"2018-10-02","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2018-10-02","scope":"FOR THE ERECTION OF AN ATTACHED BUILDING WITH ROOF DECK AND PILOT HOUSE (FOR ACCESS TO ROOF DECK ONLY). SIZE AND LOCATION AS SHOWN IN APPLICATION/PLANS. FOR USE AS SINGLE FAMILY HOUSEHOLD LIVING."},{"number":"926170","date":"2019-04-16","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2020-07-17","scope":"ERECTION OF A NEW THREE (3) STORY BUILDING, WITH BASEMENT, A ROOF DECK AND A ROOF ACCESS STRUCTURE. FOR USE AS SINGLE FAMILY HOUSEHOLD LIVING AS PER PLANS. STRUCTURE TO BE FULLY SPRINKLERED IN ACCORDANCE WITH NFPA 13D ALL WORK TO BE DONE PER APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION WORK."},{"number":"988055","date":"2019-07-30","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2020-07-17","scope":"FOR THE INSTALLATION OF AN AUTOMATIC WET SPRINKLER SYSTEM IN ACCORDANCE WITH NFPA 13D (USING A NEW 1\" COMBINED FIRE/WATER SERVICE LINE) THROUGHOUT A NEW THREE (3) STORY ATTACHED STRUCTURE WITH ROOF DECK AND PILOT HOUSE TO BE USED AS GROUP R-3 (SINGLE-FAMILY DWELLING), AS PER PLANS; SEE AP#926170 FOR NEW CONSTRUCTION PERMIT."},{"number":"998493","date":"2019-08-01","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2020-07-17","scope":"INSTALL DRAIN LINES WATER LINES 15 FIXTURES WATER AND SEWER SERVICE AS PER 2004 PPC"},{"number":"1004032","date":"2019-08-21","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2020-07-17","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. INSTALL ONE 60,000 BTU 92% EFF GAS FURNACE AND ONE 2-TON 16 SEER A/C UNIT IN THE BASEMENT AND ONE 60,000 BTU 92% EFF GAS FURNACE AND ONE 2.5-TON 16 SEER A/C UNIT ON THE 2ND FLOOR AND ALL RELATED DUCTWORK WITH THE CONDENSERS MOUNTED ON A PAD IN THE REAR YARD."},{"number":"1004277","date":"2019-09-13","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2020-02-26","scope":"ELECTRICAL WIRE/DEVICES NEW 200AMP SERVICE 40 CIRCUIT BREAKERS AS PER 2014 NEC"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2015,"k":"viol","w":"2 L&I violations"},{"y":2017,"k":"permit","w":"Zoning"},{"y":2017,"k":"permit","w":"Use"},{"y":2018,"k":"appeal","w":"Appeal granted"},{"y":2018,"k":"permit","w":"Zoning/use"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"New Construction or Additions"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"Electrical"}],"rented":false,"licenses":[{"number":"847687","type":"Rental","status":"Inactive","businessName":"Peter Frumkin (Peter Frumkin)","legalName":"Peter Frumkin","address":"1133 E MONTGOMERY AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2020-08-01","latestIssueDate":"2020-08-01","expirationDate":"2021-07-31","inactiveDate":"2021-09-29"}],"licenseActivity":[{"number":"847687","type":"Rental","businessName":"Peter Frumkin (Peter Frumkin)","legalName":"Peter Frumkin","issuedDate":"2020-08-01","latestIssueDate":"2020-08-01","closureDate":"2021-09-29","expirationDate":"2021-07-31","inactiveDate":"2021-09-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 845% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $68,800 to $650,000","no permit shown in 2022-2024"],"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 #33835: OPEN · Granted; related permit 858110. Use permit #811910: 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":"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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 2 historical violations 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.","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"}]}