{"asOf":"2026-07-30T11:32:20.432Z","block":"1300-1399 HOPE ST","blockUrl":"https://philadelphia.blockreport.homes/block/1300-1399-hope-st","address":"1309-11 HOPE ST","parcelNumber":"182035300","source":"https://property.phila.gov/?p=182035300","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":"HOPE AND FRONT ASSOCIATES","coOwner":null,"marketValue":184600,"landAssessment":184600,"improvementAssessment":0,"livableArea":null,"yearBuilt":null,"lastSale":{"price":362000,"date":"2016-04-22T04:00:00Z"},"openViolations":0,"violations":[{"number":"3308614","date":"2014-08-27","code":"PM-102.4/1","title":"LICENSE-VAC LOT","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2014-10-03","underAppeal":false,"noticeUrl":null}],"violationCases":[{"number":"450133","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2014-08-28","completedDate":"2014-10-03","noticeUrl":null,"violations":[{"number":"3308614","date":"2014-08-27","code":"PM-102.4/1","title":"LICENSE-VAC LOT","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2014-10-03","underAppeal":false,"noticeUrl":null}]}],"violYears":[{"y":2014,"n":1,"worst":null}],"investigations":[{"caseNumber":"450133","date":"2014-08-27","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"450133","date":"2014-10-03","type":"HCEU INSP","status":"PASSED"}],"inspYears":[{"y":2014,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97074460530849,"lng":-75.13610701418878,"geom":{"type":"Polygon","coordinates":[[[-75.13601759,39.970722525],[-75.136028965,39.970682306],[-75.136212385,39.97071571],[-75.136183901,39.970806929],[-75.136002234,39.970773663],[-75.13601759,39.970722525]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19122","beds":null,"baths":null,"stories":null,"lotArea":1802,"zoning":"CMX3","grade":null,"basement":null,"heater":null,"centralAir":null,"extCond":null,"intCond":null,"garage":null,"homestead":false,"mail":"809 N 2ND ST, PHILADELPHIA PA, 19123","mailOut":false,"appeals":[{"type":"Building standards appeal","grounds":"ON 10/11/2019, THE DEPARTMENT OF LICENSES AND INSPECTIONS ISSUED A NOTICE OF REFUSAL FOR APPLICATION #1006291.","status":"OPEN","outcome":null,"date":"2019-12-05","number":"39159","relatedPermit":"1006291"},{"type":"BBS Permit Denial","grounds":"For the erection of a four (4) story structure with roof deck, roof deck access structure (roof deck to be accessed by an individual dwelling unit), and elevated egress balcony at the 4th floor level used to access a 2nd exit located at 130","status":"Completed","outcome":"Approved","date":"2020-10-14","number":"CP-2020-000054","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":55900,"taxable":55900,"land":55900,"improvement":0,"taxableLand":55900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":55900,"taxable":55900,"land":55900,"improvement":0,"taxableLand":55900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":55900,"taxable":55900,"land":55900,"improvement":0,"taxableLand":55900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":55900,"taxable":55900,"land":55900,"improvement":0,"taxableLand":55900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":55900,"taxable":55900,"land":55900,"improvement":0,"taxableLand":55900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":55900,"taxable":55900,"land":55900,"improvement":0,"taxableLand":55900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":55900,"taxable":55900,"land":55900,"improvement":0,"taxableLand":55900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":55900,"taxable":55900,"land":55900,"improvement":0,"taxableLand":55900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":55900,"taxable":55900,"land":55900,"improvement":0,"taxableLand":55900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":336700,"taxable":336700,"land":336700,"improvement":0,"taxableLand":336700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":336700,"taxable":336700,"land":336700,"improvement":0,"taxableLand":336700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":184600,"taxable":184600,"land":184600,"improvement":0,"taxableLand":184600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0}],"taxNow":4713,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"943290","date":"2019-05-23","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2019-05-23","scope":"ERECTION OF AN ATTACHED STRUCTURE WITH ROOF ACCESS STRUCTURE FOR USE AS MULTI FAMILY HOUSEHOLD LIVING (EIGHT (8) DWELLING UNITS), ROOF DECK ABOVE FOURTH FLOOR LEVEL ACCESSED BY PILOT HOUSE AND THREE (3) PARKING SPACES INCLUDING ONE (1) ACCESSIBLE SPACE PROVIDED AT 1320-36 N FRONT STREET NON ACCESSORY PARKING LOT. LOCATED WITH 1000 FT ALONG ADA ACCESSIBLE ROUTE PER AGREEMENT WITH OWNER (SEE APPLICATION 9432410(SIZE AND LOCATION AS SHOWN ON PLANS)"},{"number":"1006265","date":"2019-09-09","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2019-09-09","scope":"FOR MODIFICATION OF PREVIOUSLY APPROVED PERMIT #943290. FOR ERECTION OF REAR FENCE; AND RELOCATION OF ACCESSORY ROOF DECK AND ROOF ACCESS STRUCTURE (ROOF DECK FOR RESIDENTIAL USE ONLY), AND ERECTION OF GROUND LEVEL EGRESS WELLS AS PART OF EXISTING STRUCTURE.SIZE AND LOCATION AS SHOWN ON THE APPLICATION."},{"number":"ZP-2020-002011","date":"2020-07-23","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2022-07-01","scope":"FOR THE ERECTION OF A NEW ATTACHED STRUCTURE TO INCLUDE ROOF DECK AND PILOT HOUSE. SIZE AND LOCATION AS PER APPROVED PLANS. (SEE ATTACHED EASEMENT AGREEMENTS ASSOCIATED WITH THE 1308 N. FRONT ST UNDER ZP-2020-001859.)"},{"number":"CP-2020-000054","date":"2020-11-02","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-07-01","scope":"FOR THE ERECTION OF AN FOUR-STORY MIXED USE, ATTACHED BUILDING OF TYPE VA CONSTRUCTION WITH (7) ONE-BEDROOM RESIDENTIAL UNITS AND (1) BI-LEVEL TWO-BEDROOM RESIDENTIAL UNIT. FULL BASEMENT (RESIDENTIAL AND MECH/STORAGE), HEIGHT TO NOT TO EXCEED 60\"-0\" , PILOT HOUSE ACCESS TO PRIVATE ROOF DECK. ENTRY TO FIRST LEVEL CORRIDOR AND (1) TYPE B RESIDENTIAL UNIT ARE ACCESSIBLE. CONSTRUCTION OF A LEVEL 4 UNCOVERED EGRESS WALKWAY CONNECTING 1309-11 HOPE AND 1308-10 FRONT STREET VIA BASEMENT AS PEER PLANS. AMENDMENT (10/05/2021) STAMP CORRECT PLANS SHOWING THE APPROVED UNCOVERED EGRESS WALKWAY CONNECTING 1309-11 HOPE AND 1308-10 FRONT STREET."},{"number":"MP-2021-005828","date":"2021-09-16","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-06-30","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES - For the installation of New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans. EACH HVAC UNIT TO BE SELF-CONTAINED WITHIN EACH DWELLING UNIT. NO PENETRATIONS OF RATED ASSEMBLIES. (Install Wall hung mini split systems, total of 17, 2 in each apartment and 1 in the hallway. Install 9 Outdoor Condensers)."},{"number":"FP-2021-002510","date":"2021-10-15","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2022-07-01","scope":"FOR THE INSTALLATION OF A 2-INCH FIRE SERVICE LINE FOR AN AUTOMATIC FIRE SUPPRESSION SPRINKLER SYSTEM WITH A BACKFLOW PREVENTION ASSEMBLY AND STANDPIPES IN ACCORDANCE WITH NFPA 13R AND NFPA 14. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/HYDRAULIC CALCULATIONS."},{"number":"PP-2021-019771","date":"2021-10-29","work":"Rough-In","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-07-12","scope":"ROUGH IN of pvc and pex water lines for 7 condos"},{"number":"EP-2021-011915","date":"2021-11-12","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-05-24","scope":"Install 600 Amp Service complete rewire throughout including 120 Volt smoke alarms, Tamper proof outlets Arc Fault breakers . Install New fire alarm Addressable system new Wiring and devices smoke detectors pull stations Horne strobes with low frequency sound in all sleeping areas (living rms and bedrooms) . ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC,2016 NFPA-72,2018 PHILA FIRE CODE."},{"number":"PP-2021-022489","date":"2022-02-16","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-07-01","scope":"installing pvc and pex water and drain lines , 6\" curbtrap and 2\" water service"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2016,"k":"sale","p":362000},{"y":2019,"k":"permit","w":"Zoning/use"},{"y":2019,"k":"permit","w":"Zoning/use"},{"y":2019,"k":"appeal","w":"Appeal filed"},{"y":2020,"k":"permit","w":"New construction, addition, GFA change"},{"y":2020,"k":"appeal","w":"Appeal approved"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"Rough-In"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"New Construction or Additions"}],"rented":false,"licenses":[{"number":"642598","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"RHOADS METAL WORKS INC","legalName":"RHOADS METAL WORKS INC","address":"1309-11 HOPE ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2014-09-25","latestIssueDate":"2016-02-27","expirationDate":"2017-02-28","inactiveDate":"2017-04-29"},{"number":"905318","type":"Rental","status":"Revoked","businessName":"Hope And Front Associates, LLC","legalName":"Hope And Front Associates, LLC","address":"1309-11 HOPE ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":8,"issuedDate":"2022-09-07","latestIssueDate":"2025-09-18","expirationDate":"2026-09-06","inactiveDate":null}],"licenseActivity":[{"number":"905318","type":"Rental","businessName":"Hope And Front Associates, LLC","legalName":"Hope And Front Associates, LLC","issuedDate":"2022-09-07","latestIssueDate":"2025-09-18","closureDate":null,"expirationDate":"2026-09-06","inactiveDate":null,"status":"Revoked","statusLabel":"Revoked","active":false},{"number":"642598","type":"Vacant Residential Property / Lot","businessName":"RHOADS METAL WORKS INC","legalName":"RHOADS METAL WORKS INC","issuedDate":"2014-09-25","latestIssueDate":"2016-02-27","closureDate":"2017-04-29","expirationDate":"2017-02-28","inactiveDate":"2017-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-29","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 502% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $55,900 to $336,700","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 #CP-2020-000054: Completed · Approved. Use permit #943290: 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":"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 Oct 3, 2014.","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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #642598: Inactive since Apr 29, 2017","why":"A license record proves the licensed activity existed at that time. An inactive or expired license does not establish that the business still operates—or that it may legally reopen under the same use.","action":"If business income matters, verify the current tenant, use registration, and active license in eCLIPSE.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/licenses/business-licenses/"},{"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/"}]}