{"asOf":"2026-07-26T18:57:44.312Z","block":"1400-1499 N HOWARD ST","blockUrl":"https://philadelphia.blockreport.homes/block/1400-1499-n-howard-st","address":"1437 N HOWARD ST","parcelNumber":"182053300","source":"https://property.phila.gov/?p=182053300","ownerType":"vacant","kind":"vacant land","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"O56","buildingCodeNew":null,"buildingClass":"ROW 3 STY FRAME","buildingClassNew":null,"useLabel":"Vacant lot","owner":"MASTORMARCO, FRANCIS","coOwner":null,"marketValue":132900,"landAssessment":132900,"improvementAssessment":0,"livableArea":null,"yearBuilt":null,"lastSale":{"price":475000,"date":"2021-11-11T05:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2022-084696","date":"2022-11-09","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2023-05-24","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-084697","date":"2022-11-09","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2023-05-24","resolution":"COMPLIED - PERMIT OBTAINED"}],"violationCases":[{"number":"CF-2022-113626","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2022-11-09","completedDate":"2023-06-05","violations":[{"number":"VI-2022-084696","date":"2022-11-09","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2023-05-24","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-084697","date":"2022-11-09","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2023-05-24","resolution":"COMPLIED - PERMIT OBTAINED"}]}],"violYears":[{"y":2022,"n":2,"worst":"UNSAFE STRUCTURE"}],"investigations":[{"caseNumber":"CF-2022-113626","date":"2022-11-09","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-113626","date":"2023-03-07","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-113626","date":"2023-04-19","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-113626","date":"2023-05-24","type":null,"status":"PASSED"}],"inspYears":[{"y":2022,"fails":1,"passes":0},{"y":2023,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.972906772607836,"lng":-75.13578810294048,"geom":null,"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":1000,"zoning":"RSA5","grade":null,"basement":null,"heater":null,"centralAir":null,"extCond":null,"intCond":null,"garage":null,"homestead":false,"mail":"837 N 2ND STREET, PHILADELPHIA PA, 19123","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR THE RELOCATION OF LOT LINES TO CREATE TWO (2) LOTS (PARCEL \"B\" AND \"C\") FROM ONE (1) EXISTING LOT (1437 N. HOWARD STREET), WITH USES TO REMAIN AS EXISTING SINGLE-FAMILY DWELLING ON PARCEL \"B\" AND VACANT LOT ON PARCEL \"C\".  SIZE A","status":"Completed","outcome":"Granted","date":"2021-12-30","number":"ZP-2021-010618","relatedPermit":"ZP-2021-010618"},{"type":"ZBA Permit Denial - Variance","grounds":"The permit application is for the proposed 2-story addition with porch roof and car port as shown on the plans. Open yard area is required to have 25% and proposing 22%.","status":"Completed","outcome":"Granted","date":"2024-01-04","number":"ZP-2023-005562","relatedPermit":"ZP-2023-005562"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":118100,"taxable":118100,"land":8900,"improvement":109200,"taxableLand":8900,"taxableImprovement":109200,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":118100,"taxable":118100,"land":38973,"improvement":79127,"taxableLand":38973,"taxableImprovement":79127,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":118100,"taxable":118100,"land":38973,"improvement":79127,"taxableLand":38973,"taxableImprovement":79127,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":248000,"taxable":248000,"land":81800,"improvement":166200,"taxableLand":81800,"taxableImprovement":166200,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":246200,"taxable":246200,"land":73860,"improvement":172340,"taxableLand":73860,"taxableImprovement":172340,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":246200,"taxable":246200,"land":73860,"improvement":172340,"taxableLand":73860,"taxableImprovement":172340,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":246200,"taxable":246200,"land":73860,"improvement":172340,"taxableLand":73860,"taxableImprovement":172340,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":343200,"taxable":343200,"land":68640,"improvement":274560,"taxableLand":68640,"taxableImprovement":274560,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":343200,"taxable":343200,"land":68640,"improvement":274560,"taxableLand":68640,"taxableImprovement":274560,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":419000,"taxable":419000,"land":83800,"improvement":335200,"taxableLand":83800,"taxableImprovement":335200,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":165000,"taxable":165000,"land":165000,"improvement":0,"taxableLand":165000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":132900,"taxable":132900,"land":132900,"improvement":0,"taxableLand":132900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0}],"taxNow":2310,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"ZP-2021-010618","date":"2021-12-21","work":"Lot Line Relocation","type":"Zoning","description":"Zoning Permit","status":"Expired","completedDate":"2025-12-19","scope":"FOR THE RELOCATION OF LOT LINES TO CREATE TWO (2) LOTS (PARCELS \"B\" AND \"C\"), FROM ONE (1) EXISTING ZONING LOT (1427 N. HOWARD STREET). SIZE AND LOCATION AS SHOWN IN THE APPLICATION/PLANS."},{"number":"ZP-2022-000235","date":"2022-01-07","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Expired","completedDate":"2025-12-19","scope":"Residential - Household Living - Single-Family"},{"number":"RP-2023-003952","date":"2023-05-04","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2023-05-04","scope":"MAKE SAFE PERMIT TO COMPLY WITH CASE #CF-2022-113626- FOR THE PARTIAL DEMOLITION OF AN EXISTING STRUCTURE( REAR SHED STRUCTURE) AS PER ENGINEER'S REPORT. ABUTTING SIDEWALK MUST BE CLOSED WITH FENCING A MINIMUM OF 6' IN HEIGHT. SEPARATE STREETS DEPARTMENT PERMIT REQUIRED FOR SIDEWALK CLOSURE. A SEPARATE PERMIT IS REQUIRED FOR ANY ADDITIONAL ALTERATIONS THAT ARE NOT SPECIFICALLY ADDRESSED ON CASE #CF-2022-113626. IN ACCORDANCE WITH CODE BULLETIN PM-1801, A PA PROFESSIONAL ENGINEER IS REQUIRED TO MONITOR REPAIRS MADE UNDER THIS PERMIT. THE ENGINEER MUST SUBMIT A SEALED STATEMENT TO THE DEPARTMENT CONFIRMING THAT THE STRUCTURE IS IN SOUND CONDITION AT COMPLETION."},{"number":"ZP-2023-004562","date":"2023-05-04","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"For a partial demolition to an existing structure. For the shed removal at the rear of the structure. for an increase in rear yard area and rear yard depth.size and location as shown in plan."},{"number":"ZP-2023-005562","date":"2023-11-15","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Cancelled","completedDate":"2025-12-19","scope":"Proposed addition with porch roof and car port as shown on the plans as approved by the ZBA."},{"number":"ZP-2024-009238","date":"2024-09-10","work":"Full Demolition","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2025-12-19","scope":"FOR THE COMPLETE DEMOLITION OF AN EXISTING THREE (3) STORY STRUCTURE ON THE LOT."},{"number":"PP-2024-012953","date":"2024-09-24","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-10-02","scope":"Lateral seal prior to demolition service."},{"number":"GM-2024-009304","date":"2024-11-08","work":"Party Wall Protection","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2025-04-23","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."},{"number":"ZP-2024-010272","date":"2024-11-20","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF AN ATTACHED TWO-STORY STRUCTURE ON AN EXISTING FOUNDATION WITH ONE (1) DETACHED ACCESSORY CARPORT (TWO (2) OFF-STREET PARKING SPACES). FOR USE AS SINGLE-FAMILY HOUSEHOLD LIVING. SIZE AND LOCATION AS SHOWN ON THE APPLICATION/PLAN."},{"number":"RP-2024-009974","date":"2024-11-26","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Issued","completedDate":null,"scope":"FOR NEW CONSTRUCTION OF A TWO (2) STORY WOOD-FRAME ATTACHED STRUCTURE ON REINFORCED CONCRETE FOOTINGS/FOUNDATIONS WITH A ROOF DECK AND THE ERECTION OF A CARPORT. FOR USE AS A SINGLE-FAMILY DWELLING THROUGHOUT. BUILDING SHALL BE FULLY SPRINKLERED (13D), SEPARATE PERMITS REQUIRED FOR ALL MECHANICAL, ELECTRICAL, PLUMBING, AND FIRE SUPPRESSION SYSTEMS. *PROTECTION OF RIGHT-OF-WAY / PEDESTRIANS / ADJACENT PROPERTIES REQUIRED DURING ALL CONSTRUCTION.*ENERGY CODE COMPLIANCE IN ACCORDANCE WITH 2015 IECC. PRIOR TO ISSUANCE OF C.O SUBMITTAL OF AIR BARRIER CHECKLIST AND ENVELOPE TESTING CERTIFICATE IS REQUIRED. BOTH TO BE COMPLETED BY AN APPROVED PARTY."},{"number":"DP-2024-001249","date":"2025-01-08","work":"Minor Demolition","type":"Demolition","description":"Demolition Permit","status":"Completed","completedDate":"2025-04-23","scope":"FOR THE COMPLETE DEMOLITION OF AN EXISTING STRUCTURE. EXISTING STRUCTURE TO BE DEMOLISHED BY HAND AND HAND-HELD EQUIPMENT ONLY PER APPROVED PLANS. PEDESTRIAN PROTECTION TO BE IN PLACE PRIOR TO START OF WORK AND TO BE MAINTAINED DURING ALL DEMOLITION ACTIVITIES. * A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED IN ACCORDANCE WITH SECTION 3306 OF THE IBC. SEPARATE BUILDING AND/OR STREETS DEPARTMENT PERMITS ARE REQUIRED. * 21 DAY POSTING AND NOTICE REQUIRED PER A-303.2 * NEWLY EXPOSED WALLS TO BE TREATED"},{"number":"EP-2024-011248","date":"2025-02-11","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"Electrical Permit for combo RP-2024-009974"},{"number":"SP-2024-001383","date":"2025-05-29","work":"Excavation","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Issued","completedDate":null,"scope":"Site / Utility Permit for RP-2024-009974"},{"number":"PP-2024-016039","date":"2025-07-25","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"Plumbing Permit (Interior) for combo RP-2024-009974"},{"number":"PP-2024-016038","date":"2025-07-25","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"Plumbing Permit (Exterior Building Drainage) for combo RP-2024-009974"},{"number":"PP-2024-016037","date":"2025-07-25","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"Plumbing Permit (Water Distribution) for combo RP-2024-009974"},{"number":"FP-2025-002044","date":"2025-10-17","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF AN AUTOMATIC FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 13D THROUGHOUT TWO-STORY BUILDING TO INCLUDE 1.5-INCH COMBINED WATER SERVICE LINE AS PER APPROVED PLANS. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/HYDRAULIC CALCULATIONS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK."},{"number":"MP-2024-005372","date":"2026-05-05","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"Mechanical / Fuel Gas Permit for combo RP-2024-009974"}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2024,"k":"permit","w":"Party Wall Protection"},{"y":2024,"k":"permit","w":"New construction, addition, GFA change"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"Minor Demolition"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"demo"},{"y":2025,"k":"permit","w":"Excavation"},{"y":2025,"k":"permit","w":"New Construction or Additions"},{"y":2025,"k":"permit","w":"New Construction or Additions"},{"y":2025,"k":"permit","w":"New Construction or Additions"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2026,"k":"permit","w":"New Construction"}],"rented":false,"licenses":[],"licenseActivity":[],"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":["11 permit events since 2023","demolition activity since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #ZP-2021-010618: Completed · Granted; related permit ZP-2021-010618.","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":"11 permits not marked completed: ZP-2021-010618 (Expired), ZP-2022-000235 (Expired), ZP-2023-005562 (Cancelled), RP-2024-009974 (Issued), EP-2024-011248 (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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 2 historical violations across 1 case.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"3 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on May 24, 2023.","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":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration and appears related-party/family-held.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"}],"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/"}]}