{"asOf":"2026-07-29T05:12:51.204Z","block":"2300-2399 N 33RD ST","blockUrl":"https://philadelphia.blockreport.homes/block/2300-2399-n-33rd-st","address":"2317 N 33RD ST","parcelNumber":"282237700","source":"https://property.phila.gov/?p=282237700","ownerType":"investor","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O50","buildingCodeNew":"24","buildingClass":"ROW 3 STY MASONRY","buildingClassNew":"ROW PORCH FRONT","useLabel":"House","owner":"CHS PROPERTIES LLC","coOwner":null,"marketValue":167200,"landAssessment":33440,"improvementAssessment":133760,"livableArea":2550,"yearBuilt":1915,"lastSale":{"price":1,"date":"2024-04-16T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2021-051466","date":"2021-07-29","code":"PM15-304.10","title":"EXTERIOR STRUCTURE STAIRS, DECKS, PORCHES","status":"COMPLIED","resolutionDate":"2022-08-13","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-044143","date":"2024-05-31","code":"A-402.5","title":"OCCUPIED W/O FINAL APPROVAL","status":"COMPLIED","resolutionDate":"2024-06-07","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"CF-2021-071138","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2021-07-29","completedDate":"2022-08-13","violations":[{"number":"VI-2021-051466","date":"2021-07-29","code":"PM15-304.10","title":"EXTERIOR STRUCTURE STAIRS, DECKS, PORCHES","status":"COMPLIED","resolutionDate":"2022-08-13","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2024-054475","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2024-05-31","completedDate":"2024-06-07","violations":[{"number":"VI-2024-044143","date":"2024-05-31","code":"A-402.5","title":"OCCUPIED W/O FINAL APPROVAL","status":"COMPLIED","resolutionDate":"2024-06-07","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2021,"n":1,"worst":null},{"y":2024,"n":1,"worst":null}],"investigations":[{"caseNumber":"CF-2021-071138","date":"2021-07-29","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-071138","date":"2022-08-13","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-054475","date":"2024-05-31","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-054475","date":"2024-06-07","type":null,"status":"PASSED"}],"inspYears":[{"y":2021,"fails":1,"passes":0},{"y":2022,"fails":0,"passes":1},{"y":2024,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.992813323342645,"lng":-75.18579784824774,"geom":{"type":"Polygon","coordinates":[[[-75.18562723,39.992769793],[-75.185977368,39.992813126],[-75.185969118,39.992856804],[-75.185618283,39.992813616],[-75.18562723,39.992769793]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2024-013675","type":"Fire Alarm Certification","inspectionDate":"2024-03-20","result":"Certified","expirationDate":"2025-03-20","buildingId":"1201817"},{"number":"BC-2024-012416","type":"Fire Alarm Certification","inspectionDate":"2024-03-20","result":"Certified","expirationDate":"2025-03-20","buildingId":"1201817"},{"number":"BC-2025-021250","type":"Fire Alarm Certification","inspectionDate":"2025-07-28","result":"Certified","expirationDate":"2026-07-28","buildingId":"1201817"},{"number":"BC-2026-015353","type":"Fire Alarm Certification","inspectionDate":"2026-05-19","result":"Certified","expirationDate":"2027-05-19","buildingId":"1201817"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19132","beds":null,"baths":null,"stories":3,"lotArea":1584,"zoning":"RM1","grade":"B-","basement":null,"heater":null,"centralAir":null,"extCond":"5","intCond":"4","garage":null,"homestead":false,"mail":"1207 PROSPECT AVE, FORT WASHINGTON PA, 19034","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":40800,"taxable":40800,"land":7128,"improvement":33672,"taxableLand":7128,"taxableImprovement":33672,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":40800,"taxable":40800,"land":7099,"improvement":33701,"taxableLand":7099,"taxableImprovement":33701,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":40800,"taxable":40800,"land":7099,"improvement":33701,"taxableLand":7099,"taxableImprovement":33701,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":53900,"taxable":53900,"land":9378,"improvement":44522,"taxableLand":9378,"taxableImprovement":44522,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":55700,"taxable":55700,"land":9691,"improvement":46009,"taxableLand":9691,"taxableImprovement":46009,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":55700,"taxable":55700,"land":9691,"improvement":46009,"taxableLand":9691,"taxableImprovement":46009,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":55700,"taxable":55700,"land":9691,"improvement":46009,"taxableLand":9691,"taxableImprovement":46009,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":109300,"taxable":109300,"land":21860,"improvement":87440,"taxableLand":21860,"taxableImprovement":87440,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":109300,"taxable":109300,"land":21860,"improvement":87440,"taxableLand":21860,"taxableImprovement":87440,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":172200,"taxable":172200,"land":34440,"improvement":137760,"taxableLand":34440,"taxableImprovement":137760,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":172200,"taxable":172200,"land":34440,"improvement":137760,"taxableLand":34440,"taxableImprovement":137760,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":167200,"taxable":167200,"land":33440,"improvement":133760,"taxableLand":33440,"taxableImprovement":133760,"exemptLand":0,"exemptImprovement":0}],"taxNow":2410,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"ZP-2021-012498","date":"2021-10-13","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Multi-Family"},{"number":"CP-2021-007948","date":"2022-05-02","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-06-07","scope":"FOR A CHANGE OF OCCUPANCY TO R-2 AND LEVEL II ALTERATIONS TO INCLUDE NEW PARTITIONS, STAIRS, FIXTURES, FURNISHINGS, FINISHES AS PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED PER NFPA 13R MINIMUM. SEPARATE PERMITS ARE REQUIRED FOR MEP AND FIRE SUPPRESSION WORK."},{"number":"PP-2023-008679","date":"2023-06-28","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-06-06","scope":"INSTALL 4 shower/tubs, 4 lavs, 4 toilets, 4 kitchen sinks, 4 laundry sinks, 4 HWH"},{"number":"EP-2023-005840","date":"2023-07-12","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-01-25","scope":"INSTALL A 400 AMP SERVICE, (5) GANG METER BANK, (4) 125 AMP PANELS & FEEDERS, (1) 100 AMP PANEL & FEEDER. INSTALL WIRING THROUGHOUT THE COMMON AREAS & FOUR DWELLING UNITS. INSTALL LIGHTS, SWITCHES, SENSORS, RECEPTACLES, & SMOKE ALARMS. PROVIDE POWER FOR THE MECHANICAL & HVAC EQUIPMENT. INSTALL A NEW FIRE ALARM SYSTEM THROUGHOUT. ALL WORK IN ACCORDANCE WITH THE 2017 NEC & 2016 NFPA72."},{"number":"PP-2023-008772","date":"2023-07-14","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-05-20","scope":"2 Curb Traps, FAI and House drain 1\" DWS"},{"number":"EP-2023-006138","date":"2023-07-25","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-05-17","scope":"Install Fire Alarm SYSTEM W/ LOW FREQUENCY SOUND IN ALL LIVING RMS AND BEDROOMS, TAMPER AND FLOW SWITCH. ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC,2016 NFPA-72,2018 PHILA FIRE CODE. ** SEPARATE ELECTRICAL PERMITS REQ'D FOR SERVICE&INTERIOR WIRING**"},{"number":"FP-2023-001893","date":"2023-10-18","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2024-06-07","scope":"FOR THE INSTALLATION OF A 2-INCH FIRE SERVICE LINE FOR AN AUTOMATIC FIRE SUPPRESSION SPRINKLER SYSTEM WITH A BACKFLOW PREVENTION ASSEMBLY IN ACCORDANCE WITH NFPA 13R. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/HYDRAULIC CALCULATIONS."},{"number":"MP-2023-003622","date":"2024-01-22","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-06-06","scope":"FOR THE INSTALLATION OF HVAC APPLIANCES, GRILLES / REGISTERS / DIFFUSERS, BATHROOM AND CLOTHES DRYER EXHAUSTS, AND ASSOCIATED DUCTWORK THROUGHOUT A FOUR (4) FAMILY DWELLING. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IMC. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURER SPECIFICATIONS. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. IF SITE CONDITIONS VARY, CONTACT DESIGN ENGINEER PRIOR TO START OF WORK. SEE CP-2021-007948 FOR ASSOCIATED BUILDING PERMIT."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2021,"k":"insp","w":"Inspection failed"},{"y":2021,"k":"permit","w":"Change of Use"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"insp","w":"Inspection passed"},{"y":2023,"k":"permit","w":"New Construction or Additions"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"New Construction or Additions"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"viol","w":"L&I violation"},{"y":2024,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":true,"licenses":[{"number":"214473","type":"Rental","status":"Inactive","businessName":"BRON ANNIE MAE","legalName":"BRON ANNIE MAE","address":"2317 N 33RD ST","revenueCode":"3202","rentalCategory":null,"units":5,"issuedDate":"2004-03-10","latestIssueDate":"2005-03-07","expirationDate":"2007-02-28","inactiveDate":"2007-08-06"},{"number":"201576","type":"Food Preparing and Serving","status":"Inactive","businessName":"BROWN ANNIE MAE","legalName":"BROWN ANNIE MAE","address":"2317 N 33RD ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2004-08-02","latestIssueDate":"2006-05-16","expirationDate":"2007-04-30","inactiveDate":"2012-12-22"},{"number":"422224","type":"Rental","status":"Active","businessName":"THAIS SERRANO (CHS PROPERTIES LLC)","legalName":"THAIS SERRANO","address":"2317 N 33RD ST","revenueCode":"3202","rentalCategory":"Rooming House / Boarding House","units":5,"issuedDate":"2007-08-31","latestIssueDate":"2026-01-23","expirationDate":"2027-02-28","inactiveDate":null}],"licenseActivity":[{"number":"422224","type":"Rental","businessName":"THAIS SERRANO (CHS PROPERTIES LLC)","legalName":"THAIS SERRANO","issuedDate":"2007-08-31","latestIssueDate":"2026-01-23","closureDate":null,"expirationDate":"2027-02-28","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"201576","type":"Food Preparing and Serving","businessName":"BROWN ANNIE MAE","legalName":"BROWN ANNIE MAE","issuedDate":"2004-08-02","latestIssueDate":"2006-05-16","closureDate":"2012-12-22","expirationDate":"2007-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"214473","type":"Rental","businessName":"BRON ANNIE MAE","legalName":"BRON ANNIE MAE","issuedDate":"2004-03-10","latestIssueDate":"2005-03-07","closureDate":"2007-08-06","expirationDate":"2007-02-28","inactiveDate":"2007-08-06","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-28","units":5,"signals":[{"kind":"transition-activity","level":"watch","title":"Recent transition activity","summary":"The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.","evidence":["6 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"The history also contains “OCCUPIED W/O FINAL APPROVAL.”","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":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (1207 PROSPECT AVE, FORT WASHINGTON PA, 19034).","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":"2 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jun 7, 2024.","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":"Food Preparing and Serving #201576: Inactive since Dec 22, 2012","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.","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 2 historical violations across 2 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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through May 19, 2027","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":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"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"}]}