{"asOf":"2026-07-25T05:35:22.031Z","block":"900-999 FRENCH ST","blockUrl":"https://philadelphia.blockreport.homes/block/900-999-french-st","address":"920 FRENCH ST","parcelNumber":"201092300","source":"https://property.phila.gov/?p=201092300","ownerType":"vacant","kind":"vacant land","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"SC","buildingCodeNew":null,"buildingClass":"VACANT LAND COMMER < ACRE","buildingClassNew":null,"useLabel":"Vacant lot","owner":"T&I DEVELOPMENT LLC","coOwner":null,"marketValue":35900,"landAssessment":35900,"improvementAssessment":0,"livableArea":null,"yearBuilt":null,"lastSale":{"price":45000,"date":"2023-12-13T05:00:00Z"},"openViolations":3,"violations":[{"number":"1121038","date":"2008-10-09","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1121039","date":"2008-10-09","code":"PM-306.0/91","title":"VACANT LOT KEEP CLEAN GET LIC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2865645","date":"2013-07-17","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2865646","date":"2013-07-17","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2025-031928","date":"2025-05-13","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2025-05-13","resolution":"SVN ISSUED"},{"number":"VI-2025-060408","date":"2025-08-11","code":"A-603.3/1","title":"TRADE OR PRACTICE","status":"COMPLIED","resolutionDate":"2025-08-22","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2025-089502","date":"2025-11-14","code":"A-402.5","title":"OCCUPIED W/O FINAL APPROVAL","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-098429","date":"2025-12-19","code":"A-603.3/1","title":"TRADE OR PRACTICE","status":"CLOSED","resolutionDate":"2026-02-09","resolution":"CLOSED - STOP PROCESSING"},{"number":"VI-2025-098686","date":"2025-12-20","code":"A-603.3/1","title":"TRADE OR PRACTICE","status":"CLOSED","resolutionDate":"2026-02-09","resolution":"CLOSED - STOP PROCESSING"},{"number":"VI-2025-098687","date":"2025-12-20","code":"A-302.8","title":"POSTING OF PERMITS \n","status":"SVN ISSUED","resolutionDate":"2025-12-20","resolution":"SVN ISSUED"}],"violationCases":[{"number":"181669","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2008-10-09","completedDate":"2008-10-28","violations":[{"number":"1121038","date":"2008-10-09","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1121039","date":"2008-10-09","code":"PM-306.0/91","title":"VACANT LOT KEEP CLEAN GET LIC","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"391932","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2013-07-17","completedDate":"2013-10-21","violations":[{"number":"2865645","date":"2013-07-17","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2865646","date":"2013-07-17","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2025-042362","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2025-05-13","completedDate":null,"violations":[{"number":"VI-2025-031928","date":"2025-05-13","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2025-05-13","resolution":"SVN ISSUED"}]},{"number":"CF-2025-082148","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"AUDITS AND INVESTIGATIONS INVESTIGATOR","status":"CLOSED","createdDate":"2025-08-06","completedDate":"2025-09-17","violations":[{"number":"VI-2025-060408","date":"2025-08-11","code":"A-603.3/1","title":"TRADE OR PRACTICE","status":"COMPLIED","resolutionDate":"2025-08-22","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]},{"number":"CF-2025-124390","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"IN VIOLATION","createdDate":"2025-11-14","completedDate":null,"violations":[{"number":"VI-2025-089502","date":"2025-11-14","code":"A-402.5","title":"OCCUPIED W/O FINAL APPROVAL","status":"OPEN","resolutionDate":null,"resolution":null}]},{"number":"CF-2025-135315","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"AUDITS AND INVESTIGATIONS INVESTIGATOR","status":"IN VIOLATION","createdDate":"2025-12-19","completedDate":null,"violations":[{"number":"VI-2025-098429","date":"2025-12-19","code":"A-603.3/1","title":"TRADE OR PRACTICE","status":"CLOSED","resolutionDate":"2026-02-09","resolution":"CLOSED - STOP PROCESSING"},{"number":"VI-2025-098686","date":"2025-12-20","code":"A-603.3/1","title":"TRADE OR PRACTICE","status":"CLOSED","resolutionDate":"2026-02-09","resolution":"CLOSED - STOP PROCESSING"}]},{"number":"CF-2025-135729","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2025-12-20","completedDate":null,"violations":[{"number":"VI-2025-098687","date":"2025-12-20","code":"A-302.8","title":"POSTING OF PERMITS \n","status":"SVN ISSUED","resolutionDate":"2025-12-20","resolution":"SVN ISSUED"}]}],"violYears":[{"y":2008,"n":2,"worst":null},{"y":2013,"n":2,"worst":null},{"y":2025,"n":6,"worst":null}],"investigations":[{"caseNumber":"CF-2025-042362","date":"2025-05-13","type":null,"status":null},{"caseNumber":"CF-2025-082148","date":"2025-08-11","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-082148","date":"2025-09-17","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-124390","date":"2025-11-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-135315","date":"2025-12-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-135729","date":"2025-12-20","type":null,"status":null},{"caseNumber":"CF-2025-124390","date":"2026-01-29","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-124390","date":"2026-03-05","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-124390","date":"2026-04-20","type":null,"status":"FAILED"}],"inspYears":[{"y":2025,"fails":3,"passes":1},{"y":2026,"fails":3,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98476818785791,"lng":-75.14874903011138,"geom":{"type":"Polygon","coordinates":[[[-75.148738224,39.984706217],[-75.148785553,39.984712497],[-75.148759395,39.984830272],[-75.148712843,39.984824495],[-75.148738224,39.984706217]]]},"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":595,"zoning":"CMX2","grade":null,"basement":null,"heater":null,"centralAir":null,"extCond":null,"intCond":null,"garage":null,"homestead":false,"mail":"446 GERMANTOWN PIKE, LAFAYETTE HILL PA, 19444","mailOut":true,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH A ROOF DECK ABOVE ACCESSED BY PILOT HOUSE, FOR USE AS A SINGLE-FAMILY DWELLING. (SIZE AND LOCATION AS SHOWN ON THE APPLICATION)","status":"In Process","outcome":"Complete","date":"2020-10-21","number":"40048","relatedPermit":"1044355"}],"taxYears":[{"year":2015,"total":81.2,"principal":58.56,"interest":6.15,"penalty":4.1},{"year":2016,"total":66.46,"principal":61.17,"interest":0.92,"penalty":0.61}],"taxNet":147.66,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":3800,"taxable":3800,"land":3800,"improvement":0,"taxableLand":3800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":3800,"taxable":3800,"land":3800,"improvement":0,"taxableLand":3800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":3800,"taxable":3800,"land":3800,"improvement":0,"taxableLand":3800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":3800,"taxable":3800,"land":3800,"improvement":0,"taxableLand":3800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":3800,"taxable":3800,"land":3800,"improvement":0,"taxableLand":3800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":3800,"taxable":3800,"land":3800,"improvement":0,"taxableLand":3800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":3800,"taxable":3800,"land":3800,"improvement":0,"taxableLand":3800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":3800,"taxable":3800,"land":3800,"improvement":0,"taxableLand":3800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":3800,"taxable":3800,"land":3800,"improvement":0,"taxableLand":3800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":61100,"taxable":61100,"land":61100,"improvement":0,"taxableLand":61100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":61100,"taxable":61100,"land":61100,"improvement":0,"taxableLand":61100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":35900,"taxable":35900,"land":35900,"improvement":0,"taxableLand":35900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0}],"taxNow":855,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"1044355","date":"2020-09-29","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Expired","completedDate":"2026-01-08","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH A ROOF DECK ABOVE ACCESSED BY PILOT HOUSE. (SIZE AND LOCATION AS SHOWN ON THE APPLICATION)"},{"number":"RP-2020-006834","date":"2021-05-11","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Expired","completedDate":"2023-04-26","scope":"FOR THE ERECTION OF AN ATTACHED THREE STORY STRUCTURE FOR USE AS A SINGLE FAMILY HOUSEHOLD LIVING. BUILDING TO BE SPRINKLERED IN ACCORDANCE WITH NFPA 13D. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. **A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED WITHIN 10 FEET OF THE BUILDING FACADE IN ACCORDANCE WITH SECTION 3306 OF THE 2018 IBC. SEPARATE BUILDING AND/OR STREETS DEPARTMENT PERMIT REQUIRED PRIOR TO THE START OF ANY WORK.** BLOWER DOOR TESTING SHALL BE PERFORMED IN ACCORDANCE WITH ASTM E 779 OR ASTM E 1827 BY AN APPROVED THIRD PARTY AGENCY"},{"number":"ZP-2024-006648","date":"2025-03-05","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF AN ATTACHED NEW STRUCTURE WITH A CELLAR AND AN ACCESSORY ROOF DECK (FOR RESIDENTIAL USE ONLY) WITH ROOF ACCESS STRUCTURE. SIZE AND LOCATION AS SHOWN IN THE APPLICATION / PLAN."},{"number":"CP-2024-004946","date":"2025-03-07","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF A THREE (3) STORY ATTACHED STRUCTURE AS PER APPROVED PLANS. FOR USE AS BUSINESS AND PROFESSIONAL OFFICES AND SINGLE FAMILY DWELLING WITH ROOF DECK AND ROOF DECK ACCESS STRUCTURE FOR RESIDENTIAL USE ONLY. STRUCTURE TO BE FULLY SPRINKLERED IN ACCORDANCE WITH NFPA 13 & 13R. **SEPARATE PERMITS REQUIRED FOR MEP AND FIRE SUPPRESSION WORK.** **2018 IBC***NO EXCAVATION GREATER THAN 5FT.*"},{"number":"FP-2025-001158","date":"2025-06-02","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13 AND 13R THROUGHOUT THE BUILDING TO INCLUDE 2\" MAIN FIRE SERVICE LINE WITH A BACKFLOW PREVENTION ASSEMBLY, AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"MP-2025-002763","date":"2025-06-21","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"INSTALLATION OF HVAC SYSTEM FOR NEW CONSTRUCTION MIXED USE BUILDING AS PER APPROVED PLANS. *2018 IMC REVIEW*"},{"number":"PP-2025-006510","date":"2025-06-25","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"Plumbing per plans"},{"number":"EP-2025-004712","date":"2025-06-27","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-08-21","scope":"INSTALL 200A MAIN SERVICE , WIRING THROUGHT, INSTALL LIGHTS FIXTURES, OUTLETS, SWITCHES, 110V INTERCONNECTED SMOKE ALARMS, and GROUNDING AS PER 2017 NEC AMENDMENT: Install Fire alarm Rough and trim out the entire fire alarm system ."}],"storyTag":"New construction","storyDelta":-0.4,"timeline":[{"y":2020,"k":"appeal","w":"Appeal complete"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2023,"k":"sale","p":45000},{"y":2025,"k":"permit","w":"New construction, addition, GFA change"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"New Construction or Additions"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"viol","w":"6 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 3 failed, 1 passed"},{"y":2026,"k":"insp","w":"Inspection failed ×3"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-24","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":["3 open L&I violations","failed L&I inspection activity in 2025, 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 6 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2023","permit activity in 2025"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #40048: In Process · Complete; related permit 1044355. The history also contains “OCCUPIED W/O FINAL APPROVAL.”","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":"6 permits not marked completed: 1044355 (Expired), RP-2020-006834 (Expired), CP-2024-004946 (Issued), FP-2025-001158 (Issued), MP-2025-002763 (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":"3 open L&I violations","finding":"10 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"6 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Apr 20, 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":"4 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/"}],"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/"}]}