{"asOf":"2026-07-23T16:49:47.707Z","block":"2500-2599 E ANN ST","blockUrl":"https://philadelphia.blockreport.homes/block/2500-2599-e-ann-st","address":"2517 E ANN ST","parcelNumber":"251074800","source":"https://property.phila.gov/?p=251074800","ownerType":"owner-occupied","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O30","buildingCodeNew":"22","buildingClass":"ROW 2 STY MASONRY","buildingClassNew":"ROW TYPICAL","useLabel":"House","owner":"KUZNIAK EWA ANNA","coOwner":null,"marketValue":265700,"landAssessment":53140,"improvementAssessment":212560,"livableArea":864,"yearBuilt":1920,"lastSale":{"price":255000,"date":"2022-02-16T05:00:00Z"},"openViolations":1,"violations":[{"number":"2981314","date":"2013-10-24","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2981315","date":"2013-10-24","code":"CP-101","title":"LICENSE - RENTAL PROPERTY","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4304360","date":"2017-02-16","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4304361","date":"2017-02-16","code":"CP-305","title":"RUBBISH/GARBAGE EXTERIOR-OWNER","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2020-006649","date":"2020-05-21","code":"PM15-901.1","title":"VACANT PROPERTIES- GENERAL","status":"CLOSED","resolutionDate":"2020-12-14","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2020-006648","date":"2020-05-21","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"CLOSED","resolutionDate":"2020-12-14","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2020-006650","date":"2020-05-21","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"CLOSED","resolutionDate":"2020-12-14","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2020-052729","date":"2020-12-14","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":"2021-02-09","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2020-052732","date":"2020-12-14","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2021-02-09","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-052731","date":"2020-12-14","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":"2021-07-13","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-052730","date":"2020-12-14","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2021-07-13","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-051612","date":"2026-07-09","code":"A-402.4","title":"FAILURE TO PERFORM SPECIAL INSPECTIONS","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"408453","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2013-10-24","completedDate":"2013-11-18","violations":[{"number":"2981314","date":"2013-10-24","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2981315","date":"2013-10-24","code":"CP-101","title":"LICENSE - RENTAL PROPERTY","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"573282","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2017-02-16","completedDate":"2017-06-26","violations":[{"number":"4304360","date":"2017-02-16","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4304361","date":"2017-02-16","code":"CP-305","title":"RUBBISH/GARBAGE EXTERIOR-OWNER","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2020-018674","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2020-05-21","completedDate":"2020-12-14","violations":[{"number":"VI-2020-006649","date":"2020-05-21","code":"PM15-901.1","title":"VACANT PROPERTIES- GENERAL","status":"CLOSED","resolutionDate":"2020-12-14","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2020-006648","date":"2020-05-21","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"CLOSED","resolutionDate":"2020-12-14","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2020-006650","date":"2020-05-21","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"CLOSED","resolutionDate":"2020-12-14","resolution":"CLOSED - REISSUED/REWRITTEN"}]},{"number":"CF-2020-087202","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2020-12-14","completedDate":"2021-07-16","violations":[{"number":"VI-2020-052729","date":"2020-12-14","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":"2021-02-09","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2020-052732","date":"2020-12-14","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2021-02-09","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-052731","date":"2020-12-14","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":"2021-07-13","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-052730","date":"2020-12-14","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2021-07-13","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2026-083828","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-07-09","completedDate":null,"violations":[{"number":"VI-2026-051612","date":"2026-07-09","code":"A-402.4","title":"FAILURE TO PERFORM SPECIAL INSPECTIONS","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2013,"n":2,"worst":null},{"y":2017,"n":2,"worst":null},{"y":2020,"n":7,"worst":null},{"y":2026,"n":1,"worst":null}],"investigations":[{"caseNumber":"CF-2020-018674","date":"2020-05-21","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-087202","date":"2020-12-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-018674","date":"2020-12-14","type":null,"status":"PASSED"},{"caseNumber":"CF-2020-087202","date":"2021-02-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-087202","date":"2021-07-16","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-083828","date":"2026-07-09","type":null,"status":"FAILED"}],"inspYears":[{"y":2020,"fails":2,"passes":1},{"y":2021,"fails":1,"passes":1},{"y":2026,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.9839542052581,"lng":-75.11015623715154,"geom":{"type":"Polygon","coordinates":[[[-75.110240888,39.983903288],[-75.110260764,39.983933745],[-75.110070494,39.984005327],[-75.110052221,39.983974584],[-75.110240888,39.983903288]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19134","beds":2,"baths":2,"stories":2,"lotArea":752,"zoning":"RSA5","grade":"C","basement":"A","heater":"A","centralAir":true,"extCond":"3","intCond":"2","garage":null,"homestead":true,"mail":"2517 E ANN ST, PHILADELPHIA PA, 19134","mailOut":false,"appeals":[],"taxYears":[{"year":2015,"total":89.32,"principal":0,"interest":2.22,"penalty":0},{"year":2016,"total":1409.86,"principal":1213.03,"interest":18.2,"penalty":12.13}],"taxNet":1499.18,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":88200,"taxable":88200,"land":10003,"improvement":78197,"taxableLand":10003,"taxableImprovement":78197,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":88200,"taxable":88200,"land":23902,"improvement":64298,"taxableLand":23902,"taxableImprovement":64298,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":88200,"taxable":88200,"land":23902,"improvement":64298,"taxableLand":23902,"taxableImprovement":64298,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":105600,"taxable":105600,"land":28617,"improvement":76983,"taxableLand":28617,"taxableImprovement":76983,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":113800,"taxable":68800,"land":30839,"improvement":82961,"taxableLand":30839,"taxableImprovement":37961,"exemptLand":0,"exemptImprovement":45000},{"y":2021,"v":113800,"taxable":68800,"land":30839,"improvement":82961,"taxableLand":30839,"taxableImprovement":37961,"exemptLand":0,"exemptImprovement":45000},{"y":2022,"v":113800,"taxable":113800,"land":30839,"improvement":82961,"taxableLand":30839,"taxableImprovement":82961,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":150200,"taxable":150200,"land":30040,"improvement":120160,"taxableLand":30040,"taxableImprovement":120160,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":150200,"taxable":70200,"land":30040,"improvement":120160,"taxableLand":30040,"taxableImprovement":40160,"exemptLand":0,"exemptImprovement":80000},{"y":2025,"v":215000,"taxable":115000,"land":43000,"improvement":172000,"taxableLand":43000,"taxableImprovement":72000,"exemptLand":0,"exemptImprovement":100000},{"y":2026,"v":215000,"taxable":115000,"land":43000,"improvement":172000,"taxableLand":43000,"taxableImprovement":72000,"exemptLand":0,"exemptImprovement":100000},{"y":2027,"v":265700,"taxable":165700,"land":53140,"improvement":212560,"taxableLand":53140,"taxableImprovement":112560,"exemptLand":0,"exemptImprovement":100000}],"taxNow":1610,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"MP-2020-006147","date":"2020-12-09","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-01-26","scope":"Replace existing - 2.5 Ton 13 SEER 96% AFUE 60,000 BTU Goodman Gas Furnace and Air Conditioner System - Upflow - EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES- For Mechanical Work to include the installation as per attached standards. Deviations from these standards require submission of construction and site plans."},{"number":"PP-2020-014159","date":"2020-12-18","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-08-17","scope":"2 wc, 2 lavs,2 tub/showers,1 kitchen sink and water heater"},{"number":"ZP-2020-010471","date":"2021-01-06","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF A SECOND STORY ADDITION OVER ONE (1) STORY REAR PORTION OF AN EXISTING SINGLE FAMILY HOUSEHOLD LIVING; SIZE AND LOCATION AS SHOWN IN PLAN."},{"number":"RP-2020-015291","date":"2021-03-03","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Expired","completedDate":"2026-07-09","scope":"For the demolition of the first floor rear section and its foundation. For the erection of a two story addition at the rear of a two story attached structure per plans. Alterations throughout the two story attached single family dwelling per plans. Basement to remain non-habitable. Basement floor to be replaced, not lowered. Separate permits required for all Mechanical, Electrical and Plumbing work."},{"number":"EP-2021-008090","date":"2021-08-03","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-10-20","scope":"Wiring a two-story row house, outlets, switches, lights, 200 amp service as per 2014 NEC."}],"storyTag":"New construction","storyDelta":2.19,"timeline":[{"y":2020,"k":"viol","w":"7 L&I violations"},{"y":2020,"k":"sale","p":80000},{"y":2020,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2020,"k":"permit","w":"Addition and/or Alterations"},{"y":2020,"k":"permit","w":"Alterations"},{"y":2021,"k":"permit","w":"New construction, addition, GFA change"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"sale","p":255000},{"y":2026,"k":"viol","w":"L&I violation"},{"y":2026,"k":"insp","w":"Inspection failed"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-23","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 open L&I violation","a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 43% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $150,200 to $215,000","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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: RP-2020-015291 (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":"1 open L&I violation","finding":"12 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":"4 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jul 9, 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":"homestead","level":"verify","title":"Homestead is tied to owner occupancy and the deed","finding":"OPA shows the Homestead Exemption.","why":"Philadelphia limits Homestead to an owner’s primary residence. The City says a deed change can require a new application or update.","action":"A buyer should apply in their own name and not assume the seller’s benefit continues.","url":"https://www.phila.gov/documents/homestead-exemption-application/"}],"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"}]}