{"asOf":"2026-07-30T02:29:17.917Z","block":"2400-2499 N 26TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/2400-2499-n-26th-st","address":"2431 N 26TH ST","parcelNumber":"281043000","source":"https://property.phila.gov/?p=281043000","ownerType":"absentee","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"O30","buildingCodeNew":"22","buildingClass":"ROW 2 STY MASONRY","buildingClassNew":"ROW TYPICAL","useLabel":"Mixed-use","owner":"DONOVAN AYANNA","coOwner":null,"marketValue":131200,"landAssessment":26240,"improvementAssessment":104960,"livableArea":1760,"yearBuilt":1915,"lastSale":{"price":260000,"date":"2022-12-07T05:00:00Z"},"openViolations":0,"violations":[{"number":"3720343","date":"2015-06-29","code":"A-504.1/1","title":"STOP WORK ORDER","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2015-10-23","underAppeal":false,"noticeUrl":null},{"number":"3720341","date":"2015-06-29","code":"A-301.1/7","title":"PERMB- INT DEMOL WALLS ETC","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2015-10-23","underAppeal":false,"noticeUrl":null},{"number":"3720342","date":"2015-06-29","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2015-10-23","underAppeal":false,"noticeUrl":null},{"number":"4191171","date":"2015-06-29","code":"PM-307.1/6","title":"FLOOR/CEILING PARTIALLY COLL","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2017-01-19","underAppeal":false,"noticeUrl":null},{"number":"3833000","date":"2016-02-01","code":"PM15-108.2","title":"VACANT AND OPEN","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2016-03-07","underAppeal":false,"noticeUrl":null},{"number":"3833002","date":"2016-02-01","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2016-03-07","underAppeal":false,"noticeUrl":null},{"number":"3833001","date":"2016-02-01","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2016-03-07","underAppeal":false,"noticeUrl":null},{"number":"3993617","date":"2016-06-29","code":"A-504.7/1","title":"SWO- UNREQ'D ACTIV CONTINUES","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2016-08-15","underAppeal":false,"noticeUrl":null},{"number":"3993614","date":"2016-06-29","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2016-08-15","underAppeal":false,"noticeUrl":null},{"number":"3993615","date":"2016-06-29","code":"A-301.1/70","title":"PERMB- APPL EXT STUCCO","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2016-08-15","underAppeal":false,"noticeUrl":null},{"number":"3993616","date":"2016-06-29","code":"A-504.1/1","title":"STOP WORK ORDER","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2016-08-15","underAppeal":false,"noticeUrl":null},{"number":"4073927","date":"2016-07-24","code":"PM15-304.1H","title":"EXTERIOR STRUCT UNSAFE COND 8","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2016-09-08","underAppeal":false,"noticeUrl":null},{"number":"4073926","date":"2016-07-24","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2016-09-08","underAppeal":false,"noticeUrl":null},{"number":"4073925","date":"2016-07-24","code":"PM15-110.1","title":"ID STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2016-09-08","underAppeal":false,"noticeUrl":null}],"violationCases":[{"number":"488302","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DN","status":"CLOSED","createdDate":"2015-06-29","completedDate":"2017-02-06","noticeUrl":null,"violations":[{"number":"3720343","date":"2015-06-29","code":"A-504.1/1","title":"STOP WORK ORDER","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2015-10-23","underAppeal":false,"noticeUrl":null},{"number":"3720341","date":"2015-06-29","code":"A-301.1/7","title":"PERMB- INT DEMOL WALLS ETC","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2015-10-23","underAppeal":false,"noticeUrl":null},{"number":"3720342","date":"2015-06-29","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2015-10-23","underAppeal":false,"noticeUrl":null}]},{"number":"488394","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2015-06-30","completedDate":"2017-01-23","noticeUrl":null,"violations":[{"number":"4191171","date":"2015-06-29","code":"PM-307.1/6","title":"FLOOR/CEILING PARTIALLY COLL","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2017-01-19","underAppeal":false,"noticeUrl":null}]},{"number":"518252","type":"STANDARD","priority":"STANDARD","responsibility":"VS","status":"CLOSED","createdDate":"2016-02-02","completedDate":"2016-05-11","noticeUrl":null,"violations":[{"number":"3833000","date":"2016-02-01","code":"PM15-108.2","title":"VACANT AND OPEN","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2016-03-07","underAppeal":false,"noticeUrl":null},{"number":"3833002","date":"2016-02-01","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2016-03-07","underAppeal":false,"noticeUrl":null},{"number":"3833001","date":"2016-02-01","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2016-03-07","underAppeal":false,"noticeUrl":null}]},{"number":"542008","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DN","status":"CLOSED","createdDate":"2016-06-29","completedDate":"2016-08-15","noticeUrl":null,"violations":[{"number":"3993617","date":"2016-06-29","code":"A-504.7/1","title":"SWO- UNREQ'D ACTIV CONTINUES","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2016-08-15","underAppeal":false,"noticeUrl":null},{"number":"3993614","date":"2016-06-29","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2016-08-15","underAppeal":false,"noticeUrl":null},{"number":"3993615","date":"2016-06-29","code":"A-301.1/70","title":"PERMB- APPL EXT STUCCO","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2016-08-15","underAppeal":false,"noticeUrl":null},{"number":"3993616","date":"2016-06-29","code":"A-504.1/1","title":"STOP WORK ORDER","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2016-08-15","underAppeal":false,"noticeUrl":null}]},{"number":"546007","type":"IMMINENTLY DANGEROUS","priority":"IMMINENTLY DANGEROUS","responsibility":"CSU","status":"CLOSED","createdDate":"2016-07-24","completedDate":"2017-01-06","noticeUrl":null,"violations":[{"number":"4073927","date":"2016-07-24","code":"PM15-304.1H","title":"EXTERIOR STRUCT UNSAFE COND 8","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2016-09-08","underAppeal":false,"noticeUrl":null},{"number":"4073926","date":"2016-07-24","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2016-09-08","underAppeal":false,"noticeUrl":null},{"number":"4073925","date":"2016-07-24","code":"PM15-110.1","title":"ID STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2016-09-08","underAppeal":false,"noticeUrl":null}]}],"violYears":[{"y":2015,"n":4,"worst":null},{"y":2016,"n":10,"worst":"EXTERIOR STRUCT UNSAFE COND 8"}],"investigations":[{"caseNumber":"488302","date":"2015-06-29","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"488394","date":"2015-06-29","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"488302","date":"2015-08-14","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"488302","date":"2015-09-18","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"488302","date":"2015-10-23","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"518252","date":"2016-02-01","type":"VAC INSP","status":"FAILED"},{"caseNumber":"518252","date":"2016-03-07","type":"VAC INSP","status":"CLOSED"},{"caseNumber":"488394","date":"2016-05-04","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"542008","date":"2016-06-29","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"546007","date":"2016-07-24","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"542008","date":"2016-08-15","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"546007","date":"2016-09-08","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"546007","date":"2016-09-08","type":"CSUFINAL","status":"PASSED"},{"caseNumber":"488394","date":"2017-01-06","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"488394","date":"2017-01-19","type":"CSUINITIAL","status":"PASSED"}],"inspYears":[{"y":2015,"fails":4,"passes":0},{"y":2016,"fails":4,"passes":2},{"y":2017,"fails":1,"passes":1}],"taxOwed":2071.29,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":2071.29,"principalDue":857.79,"penaltyDue":147.43,"interestDue":393.91,"otherChargesDue":672.16,"yearsOwed":6,"oldestYearOwed":2015,"mostRecentYearOwed":2021,"mostRecentPaymentDate":"2022-01-27","assessmentYear":2022,"totalAssessment":18200,"taxableAssessment":18200,"exemptAbatementAssessment":0,"homesteadValue":0,"netTaxAfterHomestead":254.76,"actionableAtSnapshot":true,"paymentAgreementAtSnapshot":false,"bankruptcyAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.992672295981244,"lng":-75.17452709207912,"geom":{"type":"Polygon","coordinates":[[[-75.17437449,39.992674931],[-75.174382958,39.992631227],[-75.174679869,39.992669855],[-75.174670926,39.992713355],[-75.17437449,39.992674931]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2025-030062","type":"Fire Alarm Certification","inspectionDate":"2025-05-29","result":"Certified","expirationDate":"2026-05-29","buildingId":"1223009"},{"number":"BC-2025-033096","type":"Fire Alarm Certification","inspectionDate":"2025-05-29","result":"Certified","expirationDate":"2026-05-29","buildingId":"1223009"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19132","beds":4,"baths":1,"stories":2,"lotArea":1348,"zoning":"RSA5","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"23 ST CHARLES PL, BROOKLYN NY, 11216","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR CHANGE USE TO TAKE-OUT RESTAURANT ON FIRST FLOOR AND ABOVE SINGLE FAMILY HOUSEHOLD LIVING IN AN EXISTING STRUCTURE. NO CHANGE IN HEIGHT OR SQUARE FOOTAGE. NO SIGNAGE ON THIS PERMIT.","status":"OPEN","outcome":"Granted","date":"2017-06-20","number":"30343","relatedPermit":"754581"},{"type":"ZBA Appeal Against L&I","grounds":"Appeal Against L&I for the Issuance of refusal ZP-2023-004400\n\nFor the proposed use, Take-Out Restaurant, in an existing structure.\n\nAP#754581 CAL# 30343 approved for Eating and Drinking Establishment - Take out Restaurant, Residential, hou","status":"Closed","outcome":"Complete","date":"2023-11-21","number":"HA-2023-003104","relatedPermit":"ZP-2023-004400"},{"type":"ZBA Permit Denial - Variance","grounds":"For the proposed uses, Take-Out Restaurant with Single Family Household Living above, in an existing structure.","status":"Completed","outcome":"Granted","date":"2024-06-25","number":"ZP-2023-012043","relatedPermit":"ZP-2023-012043"}],"taxYears":[{"year":2015,"total":170.97,"principal":0,"interest":43.42,"penalty":31.17},{"year":2016,"total":537.24,"principal":409.17,"interest":6.87,"penalty":4.09}],"taxNet":708.21,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":4,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":31500,"taxable":31500,"land":5662,"improvement":25838,"taxableLand":5662,"taxableImprovement":25838,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":31500,"taxable":31500,"land":7087,"improvement":24413,"taxableLand":7087,"taxableImprovement":24413,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":31500,"taxable":31500,"land":7087,"improvement":24413,"taxableLand":7087,"taxableImprovement":24413,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":17600,"taxable":17600,"land":3960,"improvement":13640,"taxableLand":3960,"taxableImprovement":13640,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":18200,"taxable":18200,"land":4095,"improvement":14105,"taxableLand":4095,"taxableImprovement":14105,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":18200,"taxable":18200,"land":4095,"improvement":14105,"taxableLand":4095,"taxableImprovement":14105,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":18200,"taxable":18200,"land":4095,"improvement":14105,"taxableLand":4095,"taxableImprovement":14105,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":35700,"taxable":35700,"land":7140,"improvement":28560,"taxableLand":7140,"taxableImprovement":28560,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":35700,"taxable":35700,"land":7140,"improvement":28560,"taxableLand":7140,"taxableImprovement":28560,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":193600,"taxable":193600,"land":38700,"improvement":154900,"taxableLand":38700,"taxableImprovement":154900,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":193600,"taxable":193600,"land":38700,"improvement":154900,"taxableLand":38700,"taxableImprovement":154900,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":131200,"taxable":131200,"land":26240,"improvement":104960,"taxableLand":26240,"taxableImprovement":104960,"exemptLand":0,"exemptImprovement":0}],"taxNow":2710,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"709251","date":"2016-08-05","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2017-01-23","scope":"MAKE SAFE PERMIT TO COMPLY WITH VIOLATION #542008, AS PER APPROVED PLANS AND ENGINEER'S REPORT."},{"number":"724879","date":"2016-10-17","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2017-01-10","scope":"TO AMEND PERMIT #709251 TO REFLECT CHANGE BY CONSTRUCTION NEW 12\" CMU FOUNDATION WALL, AS PER APPROVED PLANS."},{"number":"849628","date":"2018-03-06","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Expired","completedDate":"2022-08-22","scope":"**ANY CHANGES TO FLOOR PLAN SHOWN ON PLANS WILL REQUIRE AMENDED PERMIT** FOR THE INSTALLATION OF AN AUTOMATIC SPRINKLER SYSTEM IN ACCORDANCE WITH NFPA 13 WITHIN THE BASEMENT AND FIRST STORY USED AS VACANT COMMERCIAL SPACE, AND IN ACCORDANCE WITH NFPA 13R WITHIN THE SECOND STORY USED AS SINGLE-FAMILY HOUSEHOLD LIVING, USING A NEW 2\" FIRE SERVICE LINE AND 2\" BACKFLOW PREVENTION DEVICE, AS PER PLANS."},{"number":"929005","date":"2019-01-31","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Expired","completedDate":"2022-08-22","scope":"FOR THE INSTALLATION OF ONE (1) 16'-0\" COMMERCIAL KITCHEN EXHAUST HOOD WITH A ROOF TOP EXHAUST FAN AND A MAKE UP AIR FAN WITH SUPPLY/EXHAUST DUCT WORK FOR KITCHEN. ALL WORK SHALL BE DONE PER APPROVED PLANS AND MANUFACTURER'S SPECIFICATIONS. SEPARATE PERMIT REQUIRED FOR ALL OTHER WORK."},{"number":"951386","date":"2019-02-21","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Expired","completedDate":"2022-06-14","scope":"EZ STANDARS KITCHEN FIRE SUPPRESSION- For the installation of New Wet Chemical Kitchen Fire Suppression System as per attached standard. Deviations from these standards require submission of construction and site plans."},{"number":"754581","date":"2019-08-23","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2019-08-23","scope":"FOR USE AS TAKE-OUT RESTAURANT ON THE FIRST FLOOR WITH SINGLE-FAMILY HOUSEHOLD LIVING ABOVE, WITHIN AN EXISTING TWO (2) STORY ATTACHED STRUCTURE; NO CHANGE IN HEIGHT OR AREA OF EXISTING BUILDING; NO SIGNS ON THIS PERMIT."},{"number":"1007326","date":"2020-02-28","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2021-03-10","scope":"ALTERATIONS TO INCLUDE INSTALLATION OF ACCESSIBLE ENTRY RAMP AND STAIRS, STRUCTURAL LINTEL AND FOOTING, REPLACEMENT OF WINDOWS AND INTERIOR ALTERATIONS THROUGHOUT AS PART OF AN EXISTING TWO (2) STORY ATTACHED STRUCTURE. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN PROFESSIONAL PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."},{"number":"1054363-RI","date":"2020-03-03","work":"Rough-In","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"INSTALL 600AMP SERVICE COMPLETE AND WIRING THROUGHOUT AS PER NEC 2017 AND FIRE ALARM AS PER NFPA 72 NORTH CENTRAL DISTRICT"},{"number":"1054623","date":"2020-03-12","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2022-06-13","scope":"1 GREASE INTERCEPTOR, 2 HS, 3 COMP SINK, 2 KS, 1 FS, 1 MOP, 2 LAVS, 2 WC, 1 OPEN FIX, 1 BATH TUB PER 2004 PHILA PLUMBING CODE"},{"number":"ZP-2023-012043","date":"2024-05-29","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Eating and Drinking Establishments - Take-Out Restaurant; Residential - Household Living - Single-Family"},{"number":"CP-2024-004386","date":"2024-11-05","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-12-29","scope":"FOR LEVEL II ALTERATIONS AT SECOND FLOOR. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION."},{"number":"EP-2025-000947","date":"2025-02-03","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-11-12","scope":"Strap existing main service to the wall add a second grounding rod ft away from existing ground rod ground the water, gas and sprinkler pipes replacement of outlets switches and lights as need all work will be done in a workmanship manner Per NEC code 2017"},{"number":"MP-2025-000368","date":"2025-02-05","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-12-03","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES - For the installation of 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 3 ductless mini splits in 2nd floor apartment"},{"number":"PP-2025-006044","date":"2025-05-09","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-12-26","scope":"Replace and install new lavatory toilet and kitchen sink"},{"number":"FP-2025-001451","date":"2025-10-07","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-12-17","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13 THROUGHOUT THE BASEMENT AND FIRST FLOOR COMMERCIAL SPACE AND NFPA 13R THROUGHOUT 2ND FLOOR RESIDENTIAL SPACE. TO INCLUDE 2\" MAIN FIRE SERVICE LINE WITH 2.5\" WILKINS 350AST BACKFLOW PREVENTION ASSEMBLY AND FIRE SYSTEM. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK."},{"number":"ZP-2023-004400","date":null,"work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Denied","completedDate":null,"scope":null}],"storyTag":"New construction","storyDelta":13.44,"timeline":[{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2020,"k":"permit","w":"Rough-In"},{"y":2020,"k":"permit","w":"Alterations"},{"y":2022,"k":"sale","p":260000},{"y":2023,"k":"appeal","w":"Appeal complete"},{"y":2024,"k":"permit","w":"Change of Use"},{"y":2024,"k":"appeal","w":"Appeal granted"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"permit","w":"Alterations"},{"y":2025,"k":"permit","w":"New Construction"}],"rented":true,"licenses":[{"number":"0998342","type":"Rental","status":"Active","businessName":"Ayanna Donovan","legalName":"Ayanna Donovan","address":"2431 N 26TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2026-01-28","latestIssueDate":"2026-01-28","expirationDate":"2027-01-27","inactiveDate":null}],"licenseActivity":[{"number":"0998342","type":"Rental","businessName":"Ayanna Donovan","legalName":"Ayanna Donovan","issuedDate":"2026-01-28","latestIssueDate":"2026-01-28","closureDate":null,"expirationDate":"2027-01-27","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-28","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":["$2,071 appeared in the City's June 2022 delinquency snapshot","a lien number appears in the historical tax ledger through 2016"],"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 2022","permit activity in 2024, 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 #30343: OPEN · Granted; related permit 754581. Use permit #754581: 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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"7 permits not marked completed: 849628 (Expired), 929005 (Expired), 951386 (Expired), 1007326 (Expired), 1054363-RI (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":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 14 historical violations across 5 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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through May 29, 2026","why":"Fire-protection certifications apply to the named system and inspection period only; they are not a whole-building safety certificate. Philadelphia generally requires annual sprinkler, standpipe, fire-alarm, special-hazard, and emergency-power inspections where those systems exist.","action":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$2,071.29 was recorded in the City’s 2022-06 delinquency snapshot for 2015–2021.","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":"mixed-use","level":"verify","title":"Residential and business space run on separate compliance tracks","finding":"OPA classifies this parcel as mixed-use.","why":"The zoning/use and occupancy file must cover the actual residential and commercial spaces. Dwelling units can require Rental Licenses and lead compliance; the operator can separately need an Activity License and sector license; installed fire systems can require annual certification.","action":"Match every dwelling and business use to the zoning permit, CO, current operator licenses, and life-safety filings.","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":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (23 ST CHARLES PL, BROOKLYN NY, 11216).","why":"A tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.","action":"Verify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.","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 1915 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"9 failed, 3 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jan 19, 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":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as mixed-use. 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/"}],"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/"}]}