{"asOf":"2026-07-25T13:46:07.351Z","block":"3000-3099 S 15TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/3000-3099-s-15th-st","address":"3000 S 15TH ST","parcelNumber":"261176700","source":"https://property.phila.gov/?p=261176700","ownerType":"absentee","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"U30","buildingCodeNew":"22","buildingClass":"ROW CONV/APT 2 STY MASON","buildingClassNew":"ROW TYPICAL","useLabel":"Apartment building","owner":"GARAFOLO STEPHEN","coOwner":null,"marketValue":351500,"landAssessment":70300,"improvementAssessment":281200,"livableArea":1312,"yearBuilt":1920,"lastSale":{"price":150000,"date":"2019-05-13T04:00:00Z"},"openViolations":0,"violations":[{"number":"678246","date":"2007-09-13","code":"PM-307.1/11","title":"WALL DETERIORATED","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"127963","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":"2007-09-13","completedDate":"2009-08-19","violations":[{"number":"678246","date":"2007-09-13","code":"PM-307.1/11","title":"WALL DETERIORATED","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2007,"n":1,"worst":null}],"investigations":[{"caseNumber":"127963","date":"2007-09-13","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"127963","date":"2007-09-13","type":"CSUINITIAL","status":"CLOSED"}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.91313625856239,"lng":-75.17412638156223,"geom":{"type":"Polygon","coordinates":[[[-75.174011358,39.913098196],[-75.174249966,39.913130493],[-75.174240319,39.913174589],[-75.17400247,39.9131416],[-75.174011358,39.913098196]]]},"liDistrict":"SOUTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19145","beds":null,"baths":null,"stories":2,"lotArea":1120,"zoning":"RSA5","grade":"C-","basement":"A","heater":"H","centralAir":null,"extCond":"4","intCond":"2","garage":null,"homestead":false,"mail":"2904 S 18TH ST, PHILADELPHIA PA, 19145","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE USE OF TWO (2) SURFACE PARKING SPACES ACCESSORY TO AN ATTACHED TWO-FAMILY DWELLING","status":"OPEN","outcome":"Granted","date":"2020-02-05","number":"38408","relatedPermit":"990586"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":148400,"taxable":148400,"land":20042,"improvement":128358,"taxableLand":20042,"taxableImprovement":128358,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":148400,"taxable":148400,"land":33984,"improvement":114416,"taxableLand":33984,"taxableImprovement":114416,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":148400,"taxable":148400,"land":33984,"improvement":114416,"taxableLand":33984,"taxableImprovement":114416,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":216400,"taxable":216400,"land":49556,"improvement":166844,"taxableLand":49556,"taxableImprovement":166844,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":232800,"taxable":232800,"land":53312,"improvement":179488,"taxableLand":53312,"taxableImprovement":179488,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":232800,"taxable":232800,"land":53312,"improvement":179488,"taxableLand":53312,"taxableImprovement":179488,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":232800,"taxable":232800,"land":53312,"improvement":179488,"taxableLand":53312,"taxableImprovement":179488,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":338600,"taxable":338600,"land":67720,"improvement":270880,"taxableLand":67720,"taxableImprovement":270880,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":338600,"taxable":338600,"land":67720,"improvement":270880,"taxableLand":67720,"taxableImprovement":270880,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":418700,"taxable":418700,"land":83740,"improvement":334960,"taxableLand":83740,"taxableImprovement":334960,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":418700,"taxable":418700,"land":83740,"improvement":334960,"taxableLand":83740,"taxableImprovement":334960,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":351500,"taxable":351500,"land":70300,"improvement":281200,"taxableLand":70300,"taxableImprovement":281200,"exemptLand":0,"exemptImprovement":0}],"taxNow":5861,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"975314","date":"2019-05-14","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2019-11-04","scope":"INTERIOR DEMO OF NON LOAD BEARING WALLS ONLY NO STRUCTUAL WORK ON THIS PERMIT ***STRUCTURAL ALTERATION OR REPAIR IS EXPRESSLY PROHIBITED UNDER THIS PERMIT. PROHIBITED STRUCTURAL WORK INCLUDES ANY MODIFICATION TO EXTERIOR WALLS, PARTY WALLS, FLOOR/ROOF FRAMING OR FOUNDATIONS; UNDERPINNING AND EXCAVATIONS (I.E. DIGGING IN BASEMENT***NO EMPLOYEES***"},{"number":"986517","date":"2019-06-18","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2021-07-19","scope":"LEVEL 1 ALTERATION: SHALL COMPLY WITH THE PROVISIONS OF CHAPTER 6 FOR LEVEL 1 ALTERATIONS AS WELL AS THE PROVISIONS OF CHAPTER 7 OF THE INTERNATIONAL EXISTING BUILDING CODE. To include the removal and replacement or the covering of existing materials, elements, equipment or fixtures using new materials, elements, equipment or fixtures that serves the same purpose. NO STRUCTURAL WORK AND/OR CHANGES TO RATED ASSEMBLIES. WORK TO INCLUDE NEW KITCHENS, BATHROOMS, GWB & FLOORING THROUGHOUT, NEW EXTERIOR DOORS & WINDOWS WITH NO CHANGE IN SIZE OR LOCATION."},{"number":"986510","date":"2019-06-18","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2019-11-04","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES- FOR THE INSTALLATION IF NEW DUCTWORK, REGISTERS/GRILLES/DIFFUSERS, AND WARM-AIR APPLIANCES AS PER ATTACHED STANDARDS. DEVIATIONS FROM THESE STANDARDS REQUIRE SUBMISSION OF CONSTRUCTION AND SITE PLANS. INSTALL TWO 45,000 BTU 90% GAS FURNACE WITH ONE 1 1/2 TON 13 SEER A/C UNIT WITH RELATED DUCTWORK & DIFFUSERS ON EACH FLOOR WITH THE TWO CONDENSERS MOUNTED ON A PAD IN REAR YARD."},{"number":"987743","date":"2019-06-21","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-09-25","scope":"NEW 200AMP SERVICE TWO 100A PANELS. NEW ROUGH WIRE INSTALL ELECTRICAL WIRING/DEVICES THROUGHOUT AS PER 2014 NEC"},{"number":"988380","date":"2019-06-25","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-11-04","scope":"INSTALL 8 FIXTURES AS PER 2004 PPC"},{"number":"990586","date":"2020-03-05","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2020-03-05","scope":"I WOULD LIKE TO ADD OFF STREET PARKING TO THE EXISTING YARD ON MY PROPERTY. I WOULD ALSO LIKE TO ADD A STAIRCASE TO THE EXTERIOR OF THE BUILDING TO ACCESS A PRE-EXISTING DOOR"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2007,"k":"viol","w":"L&I violation"},{"y":2019,"k":"sale","p":150000},{"y":2019,"k":"permit","w":"Demolition"},{"y":2019,"k":"permit","w":"Addition and/or Alteration"},{"y":2019,"k":"permit","w":"Mechanical"},{"y":2019,"k":"permit","w":"Electrical"},{"y":2019,"k":"permit","w":"Plumbing"},{"y":2020,"k":"appeal","w":"Appeal granted"},{"y":2020,"k":"permit","w":"Zoning/use"}],"rented":true,"licenses":[{"number":"213496","type":"Rental","status":"Closed","businessName":"PHILIP GIRARDI","legalName":"PHILIP GIRARDI","address":"3000 S 15TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2004-03-25","latestIssueDate":"2019-03-01","expirationDate":"2020-02-29","inactiveDate":null},{"number":"817734","type":"Rental","status":"Active","businessName":"STEPHEN GARAFOLO","legalName":"STEPHEN GARAFOLO ","address":"3000 S 15TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2019-07-11","latestIssueDate":"2026-07-10","expirationDate":"2027-07-10","inactiveDate":null}],"licenseActivity":[{"number":"817734","type":"Rental","businessName":"STEPHEN GARAFOLO","legalName":"STEPHEN GARAFOLO ","issuedDate":"2019-07-11","latestIssueDate":"2026-07-10","closureDate":null,"expirationDate":"2027-07-10","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"213496","type":"Rental","businessName":"PHILIP GIRARDI","legalName":"PHILIP GIRARDI","issuedDate":"2004-03-25","latestIssueDate":"2019-03-01","closureDate":"2020-02-29","expirationDate":"2020-02-29","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false}],"businessLicenseSourceDate":"2026-07-24","units":2,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 45% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $232,800 to $338,600","no permit shown in 2022-2024"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #38408: OPEN · Granted; related permit 990586. Use permit #990586: COMPLETED.","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":"rental-license","level":"verify","title":"A rental license does not transfer with the deed","finding":"1 active Rental License record matched.","why":"If dwelling space is rented, the buyer must obtain a new annual Rental License; the seller’s license is not transferable. New applications require proof of ownership and legal occupancy, tax compliance, no open L&I violations, and lead compliance where applicable.","action":"Plan the buyer’s replacement license before settlement.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1920 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as multi-family. BlockReport does not receive a current Commercial Trash account balance.","why":"Philadelphia charges qualifying small commercial, mixed-use, and multi-unit properties that use City collection; exemptions and private collection can change applicability. A use category alone does not prove a fee is due.","action":"Check the Commercial Trash account inside the date-effective Property Payoff.","url":"https://www.phila.gov/2026-06-09-pay-your-trash-fee-bill-by-june-30/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 1 historical violation across 1 case.","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"}]}