{"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":"2521 E ANN ST","parcelNumber":"251075000","source":"https://property.phila.gov/?p=251075000","ownerType":"owner-occupied","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"P30","buildingCodeNew":"22","buildingClass":"ROW W/GAR 2 STY MASONRY","buildingClassNew":"ROW TYPICAL","useLabel":"House","owner":"FARLEY SELINA","coOwner":null,"marketValue":232300,"landAssessment":46460,"improvementAssessment":185840,"livableArea":1380,"yearBuilt":1920,"lastSale":{"price":1,"date":"2017-11-08T05:00:00Z"},"openViolations":0,"violations":[{"number":"2757448","date":"2013-04-05","code":"A-104.1/5","title":"DEBRIS REMOVE - CONSTR","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2757449","date":"2013-04-05","code":"A-301.1/26","title":"PERMB- REPL ROOF COVERING","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2757450","date":"2013-04-05","code":"A-301.1/3","title":"PERMB- ALTER REP'R EXT PORTION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3389224","date":"2014-10-02","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4201511","date":"2017-01-03","code":"E-102.1/1","title":"CONTR (ELEC) LIC REQ'D","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"375105","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DE","status":"CLOSED","createdDate":"2013-04-05","completedDate":"2013-05-28","violations":[{"number":"2757448","date":"2013-04-05","code":"A-104.1/5","title":"DEBRIS REMOVE - 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REMOVAL OF ALL DEBRIS."},{"number":"472594","date":"2013-05-20","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2013-05-28","scope":"REMOVAL AND REPLACEMENT OF VINYL SIDING, 2ND STORY REAR (SFD)"},{"number":"736321","date":"2016-11-14","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2017-07-03","scope":"EZ PERMIT STADARD ALTERATIONS- FOR ALTERATIONS TO AN EXISTING ONE FAMILY DWELLING AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS."},{"number":"738335","date":"2016-11-21","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2017-07-28","scope":"INSTALL (1) HVAC SYSTEM WITH DUCTWORK. (SFD)"},{"number":"743069","date":"2016-12-13","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-07-28","scope":"INSTALL WATER & DRAINS FOR 2 WATER CLOSETS, 2 LAVY SINKS, 1 TUBS, 1 KITCHEN SINK - EXCLUDING BASEMENT NO DISH WASHER NO GARBAGE DISPOSAL - THE INSTALLATION WILL COMPY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"747048","date":"2017-01-05","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2017-01-05","scope":"FOR THE ERECTION OF A ROOF DECK OVER AN EXISTING ONE (1) STORY GARAGE ROOF ACCESSED FROM THE SECOND FLOOR LEVEL WITH NO CHANGE IN THE BUILDING FOOTPRINT, FOR CONTINUED USE AS SINGLE FAMILY HOUSEHOLD LIVING, SIZE AND LOCATION AS SHOWN IN THE APPLICATION/PLANS,"},{"number":"737253","date":"2017-01-05","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2017-07-28","scope":"FOR INTERIOR/EXTERIOR ALTERATION AND RENOVATION TO AN EXISTING SINGLE FAMILY DWELLING WITH THE PLACEMENT OF UNDERPINNING, FINISHED BASEMENT AND ROOF DECK OVER AN EXISTING ONE (1) STORY GARAGE ROOF ACCESSED FROM THE SECOND FLOOR LEVEL WITH NO CHANGE IN THE BUILDING FOOTPRINT AS PER PLANS,"},{"number":"748717","date":"2017-01-09","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-07-28","scope":"NEW WIRE THROUGHOUT NEW LIGHTING,OUTLETS,SWITCHES,SMOKES AND CO'S.100AMP SEVICE NEW PANEL, METER SOCKET AND SE CABLE PER 2008 NEC (SFD)"},{"number":"765593","date":"2017-05-19","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2017-07-28","scope":"FOR THE REPLACING OF EXISING FRONT CMU WALL WITH STREET DEPARTMENT APPROVAL. (SIZE AND LOCATION AS SHOWN ON THE PLANS)"},{"number":"796845","date":"2017-07-03","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2017-07-28","scope":"AS PER MANUFACTOUR ,INSTALLATION AND INSTRUCTION REQUIRED FOR MECHANICAL ROLL UP GARAGE DOOR."}],"storyTag":"Improved","storyDelta":-0.09,"timeline":[{"y":2014,"k":"viol","w":"L&I violation"},{"y":2014,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2016,"k":"sale","p":105000},{"y":2016,"k":"permit","w":"Major alteration"},{"y":2016,"k":"permit","w":"Mechanical"},{"y":2016,"k":"permit","w":"Plumbing"},{"y":2017,"k":"permit","w":"Zoning"},{"y":2017,"k":"permit","w":"Major alteration"},{"y":2017,"k":"permit","w":"Electrical"},{"y":2017,"k":"permit","w":"Major alteration"},{"y":2017,"k":"viol","w":"L&I violation"},{"y":2017,"k":"permit","w":"Mechanical"}],"rented":false,"licenses":[{"number":"648880","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"MICHAEL & SHANNON HUNTER","legalName":"MICHAEL & SHANNON HUNTER","address":"2521 E ANN ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2014-12-03","latestIssueDate":"2016-03-01","expirationDate":"2016-02-29","inactiveDate":"2015-04-29"}],"licenseActivity":[{"number":"648880","type":"Vacant Residential Property / Lot","businessName":"MICHAEL & SHANNON HUNTER","legalName":"MICHAEL & SHANNON HUNTER","issuedDate":"2014-12-03","latestIssueDate":"2016-03-01","closureDate":"2015-04-29","expirationDate":"2016-02-29","inactiveDate":"2015-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","signals":[],"legalChecks":[{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"3 failed, 2 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was CLOSED on Jan 20, 2017.","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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #648880: Inactive since Apr 29, 2015","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":"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/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 5 historical violations across 3 cases.","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/"},{"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"}]}