{"asOf":"2026-07-30T23:11:48.060Z","block":"1900-1999 CHURCH ST","blockUrl":"https://philadelphia.blockreport.homes/block/1900-1999-church-st","address":"1916 CHURCH ST","parcelNumber":"232043500","source":"https://property.phila.gov/?p=232043500","ownerType":"absentee","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O30","buildingCodeNew":"24","buildingClass":"ROW 2 STY MASONRY","buildingClassNew":"ROW PORCH FRONT","useLabel":"House","owner":"TRICOCHE ANGELA MARIA REN","coOwner":null,"marketValue":101300,"landAssessment":20260,"improvementAssessment":81040,"livableArea":956,"yearBuilt":1940,"lastSale":{"price":1000,"date":"2012-04-19T04:00:00Z"},"openViolations":0,"violations":[{"number":"2596289","date":"2012-09-10","code":"CP-101","title":"LICENSE - RENTAL PROPERTY","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2012-10-05","underAppeal":false,"noticeUrl":null},{"number":"VI-2022-002584","date":"2022-01-18","code":"PM15-305.1","title":"INTERIOR UNSAFE GENERAL","status":"COMPLIED","resolutionDate":"2025-10-15","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2025-10-15","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855345748&hash=64452717E04EFB446522E81AEC2D54D6A0E649BB398DCD8C111FA250CFF58B0C"},{"number":"VI-2022-002583","date":"2022-01-18","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2025-10-15","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2025-10-15","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855345748&hash=64452717E04EFB446522E81AEC2D54D6A0E649BB398DCD8C111FA250CFF58B0C"},{"number":"VI-2022-002585","date":"2022-01-18","code":"PM15-304.1(H)","title":"ROOF DEFICIENCIES","status":"COMPLIED","resolutionDate":"2025-10-15","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2025-10-15","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855345748&hash=64452717E04EFB446522E81AEC2D54D6A0E649BB398DCD8C111FA250CFF58B0C"}],"violationCases":[{"number":"349278","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2012-09-10","completedDate":"2012-10-10","noticeUrl":null,"violations":[{"number":"2596289","date":"2012-09-10","code":"CP-101","title":"LICENSE - RENTAL PROPERTY","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2012-10-05","underAppeal":false,"noticeUrl":null}]},{"number":"CF-2022-003765","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"COMPLIED, BALANCE DUE","createdDate":"2022-01-18","completedDate":null,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855345748&hash=64452717E04EFB446522E81AEC2D54D6A0E649BB398DCD8C111FA250CFF58B0C","violations":[{"number":"VI-2022-002584","date":"2022-01-18","code":"PM15-305.1","title":"INTERIOR UNSAFE GENERAL","status":"COMPLIED","resolutionDate":"2025-10-15","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2025-10-15","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855345748&hash=64452717E04EFB446522E81AEC2D54D6A0E649BB398DCD8C111FA250CFF58B0C"},{"number":"VI-2022-002583","date":"2022-01-18","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2025-10-15","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2025-10-15","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855345748&hash=64452717E04EFB446522E81AEC2D54D6A0E649BB398DCD8C111FA250CFF58B0C"},{"number":"VI-2022-002585","date":"2022-01-18","code":"PM15-304.1(H)","title":"ROOF DEFICIENCIES","status":"COMPLIED","resolutionDate":"2025-10-15","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2025-10-15","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855345748&hash=64452717E04EFB446522E81AEC2D54D6A0E649BB398DCD8C111FA250CFF58B0C"}]}],"violYears":[{"y":2012,"n":1,"worst":null},{"y":2022,"n":3,"worst":"INTERIOR UNSAFE GENERAL"}],"investigations":[{"caseNumber":"349278","date":"2012-10-05","type":"ADMIN INSP","status":"PASSED"},{"caseNumber":"CF-2022-003765","date":"2022-01-18","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-003765","date":"2023-02-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-003765","date":"2023-03-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-003765","date":"2024-10-24","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-003765","date":"2024-11-30","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-003765","date":"2025-01-18","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-003765","date":"2025-10-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-003765","date":"2025-10-15","type":null,"status":"PASSED"}],"inspYears":[{"y":2012,"fails":0,"passes":1},{"y":2022,"fails":1,"passes":0},{"y":2023,"fails":2,"passes":0},{"y":2024,"fails":2,"passes":0},{"y":2025,"fails":2,"passes":1}],"taxOwed":1889.8,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":1889.8,"principalDue":1390.82,"penaltyDue":88.72,"interestDue":120.39,"otherChargesDue":289.87,"yearsOwed":2,"oldestYearOwed":2020,"mostRecentYearOwed":2021,"mostRecentPaymentDate":"2019-09-06","assessmentYear":2022,"totalAssessment":53700,"taxableAssessment":53700,"exemptAbatementAssessment":0,"homesteadValue":0,"netTaxAfterHomestead":751.69,"actionableAtSnapshot":true,"paymentAgreementAtSnapshot":false,"bankruptcyAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.009048874866735,"lng":-75.08466817629292,"geom":{"type":"Polygon","coordinates":[[[-75.084526889,40.009110926],[-75.084782345,40.00895459],[-75.0848067,40.008988363],[-75.084558281,40.009141123],[-75.084526889,40.009110926]]]},"liDistrict":"EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19124","beds":3,"baths":1,"stories":2,"lotArea":1257,"zoning":"RSA5","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"5","intCond":"4","garage":null,"homestead":false,"mail":"4543 DITMAN ST, PHILADELPHIA PA, 19124","mailOut":false,"appeals":[],"taxYears":[{"year":2016,"total":1048.61,"principal":880.54,"interest":13.2,"penalty":8.81}],"taxNet":1048.61,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":54700,"taxable":54700,"land":12696,"improvement":42004,"taxableLand":12696,"taxableImprovement":42004,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":54700,"taxable":54700,"land":9901,"improvement":44799,"taxableLand":9901,"taxableImprovement":44799,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":54700,"taxable":54700,"land":9901,"improvement":44799,"taxableLand":9901,"taxableImprovement":44799,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":51600,"taxable":51600,"land":9340,"improvement":42260,"taxableLand":9340,"taxableImprovement":42260,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":53700,"taxable":53700,"land":9720,"improvement":43980,"taxableLand":9720,"taxableImprovement":43980,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":53700,"taxable":53700,"land":9720,"improvement":43980,"taxableLand":9720,"taxableImprovement":43980,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":53700,"taxable":53700,"land":9720,"improvement":43980,"taxableLand":9720,"taxableImprovement":43980,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":32500,"taxable":32500,"land":6500,"improvement":26000,"taxableLand":6500,"taxableImprovement":26000,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":63400,"taxable":63400,"land":12680,"improvement":50720,"taxableLand":12680,"taxableImprovement":50720,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":88400,"taxable":88400,"land":17680,"improvement":70720,"taxableLand":17680,"taxableImprovement":70720,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":88400,"taxable":88400,"land":17680,"improvement":70720,"taxableLand":17680,"taxableImprovement":70720,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":101300,"taxable":101300,"land":20260,"improvement":81040,"taxableLand":20260,"taxableImprovement":81040,"exemptLand":0,"exemptImprovement":0}],"taxNow":1237,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"RP-2022-001673","date":"2022-02-16","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Expired","completedDate":"2023-02-15","scope":"MAKE SAFE PERMIT- For (brief description of work as per Engineer’s report if applicable) to resolve CF-2022-003765. 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 CF-2022-003765.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.” MAKE SAFE: TO COMPLY THE VIOLATIONS IN CF-2022-003765, ONLY PERMITTED WORK IS TO REPAIR THE HOLE IN ROOF AND REMOVE ANY INTERIOR FIRE DAMAGED DRYWALL AND WALLS. ***NO INSTALLATION OF NEW FRAMING OR DRYWAL/ALTERATIONS PERMITTED. NO STRUCTURAL WORK PERMITTED ONLY WORK TO COMPLY THE VIOLATIONS***"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2012,"k":"sale","p":1000},{"y":2012,"k":"viol","w":"L&I violation"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"viol","w":"3 L&I violations incl INTERIOR UNSAFE GENERAL"},{"y":2022,"k":"insp","w":"Inspection failed"},{"y":2023,"k":"insp","w":"Inspection failed ×2"},{"y":2024,"k":"insp","w":"Inspection failed ×2"},{"y":2025,"k":"insp","w":"L&I: 2 failed, 1 passed"}],"rented":false,"licenses":[{"number":"231636","type":"Rental","status":"Inactive","businessName":"JOHN DUCHOSSOIS JR","legalName":"JOHN DUCHOSSOIS JR","address":"1916 CHURCH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2004-03-18","latestIssueDate":"2010-01-29","expirationDate":"2011-02-28","inactiveDate":"2012-12-22"}],"licenseActivity":[{"number":"231636","type":"Rental","businessName":"JOHN DUCHOSSOIS JR","legalName":"JOHN DUCHOSSOIS JR","issuedDate":"2004-03-18","latestIssueDate":"2010-01-29","closureDate":"2012-12-22","expirationDate":"2011-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-29","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":["$1,890 appeared in the City's June 2022 delinquency snapshot","a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2022, 2023, 2024, 2025"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."}],"legalChecks":[{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: RP-2022-001673 (Expired). 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 4 historical violations across 2 cases.","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":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$1,889.80 was recorded in the City’s 2022-06 delinquency snapshot for 2020–2021.","why":"That is historical evidence, not today’s amount due. A current exemption, payment, credit, or assistance agreement can coexist with an older snapshot row.","action":"Check period balances and request a dated Property Payoff statement for settlement.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"7 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Oct 15, 2025.","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/"}],"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. Because OPA dates this building before 1978, separately obtain the required federal/City lead disclosures and any test results.","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"}]}