{"asOf":"2026-07-29T10:11:19.067Z","block":"1500-1599 N 24TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/1500-1599-n-24th-st","address":"1528 N 24TH ST","parcelNumber":"291000015","source":"https://property.phila.gov/?p=291000015","ownerType":"vacant","kind":"vacant land","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":true,"institutional":true,"buildingCode":"SC","buildingCodeNew":null,"buildingClass":"VACANT LAND COMMER < ACRE","buildingClassNew":null,"useLabel":"Vacant lot","owner":"PHILADELPHIA HOUSING AUTH","coOwner":null,"marketValue":155700,"landAssessment":155700,"improvementAssessment":0,"livableArea":null,"yearBuilt":null,"lastSale":{"price":10,"date":"2023-04-06T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.979270981561115,"lng":-75.17526035445532,"geom":{"type":"Polygon","coordinates":[[[-75.175970457,39.979215154],[-75.175907754,39.979496541],[-75.174498171,39.979310634],[-75.17454279,39.979110417],[-75.174753809,39.979138249],[-75.174771898,39.979057078],[-75.175970457,39.979215154]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19121","beds":null,"baths":null,"stories":null,"lotArea":38923,"zoning":"RM1","grade":null,"basement":null,"heater":null,"centralAir":null,"extCond":null,"intCond":null,"garage":null,"homestead":false,"mail":"2013 RIDGE AVE, PHILADELPHIA PA, 19121","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2026,"v":155700,"taxable":0,"land":155700,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":155700,"exemptImprovement":0},{"y":2027,"v":155700,"taxable":0,"land":155700,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":155700,"exemptImprovement":0}],"taxNow":0,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"ZP-2022-009254","date":"2022-09-09","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2025-05-28","scope":"FOR THE COMPLETE DEMOLITION OF ALL REMAINING STRUCTURES ON THE LOT; FOR THE ERECTION OF MULTIPLE PRINCIPAL BUILDINGS (BUILDING 1, BUILDING 2, AND BUILDING 3) ON THE NEWLY CONSOLIDATED LOT, AS FOLLOWS: BUILDING 1: A SEMI-DETACHED THREE (3) STORY STRUCTURE (BUILDING 1); FOR USE AS MULTI-FAMILY HOUSEHOLD LIVING (TWENTY-ONE (21) DWELLING UNITS), BUILDING 2: A SEMI-DETACHED THREE (3) STORY STRUCTURE (BUILDING 2); FOR USE AS MULTI-FAMILY HOUSEHOLD LIVING (EIGHT (8) DWELLING UNITS), BUILDING 3: A DETACHED THREE (3) STORY STRUCTURE (BUILDING 3); FOR USE AS MULTI-FAMILY HOUSEHOLD LIVING (SIXTEEN (16) DWELLING UNITS), SIZE AND LOCATION AS SHOWN ON PLAN"},{"number":"CP-2022-003761","date":"2023-04-19","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-05-21","scope":"FOR THE ERECTION OF A THREE (3) STORY DETACHED STRUCTURE AS PER APPROVED PLANS. FOR USE AS EIGHT (8) DWELLING UNITS. STRUCTURE TO BE FULLY SPRINKLERED IN ACCORDANCE WITH NFPA 13R MINIMUM. **SEPARATE PERMITS REQUIRED FOR MEP AND FIRE SUPPRESSION WORK.** **2018 IBC***AMENDMENT REQUIRED FOR TRUSS SHOP DRAWINGS*"},{"number":"CP-2022-003774","date":"2023-04-19","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-05-28","scope":"NEW CONSTRUCTION OF A THREE STORY BUILDING FOR USE AS A SIXTEEN (16) FAMILY DWELLING AS PER APPROVED PLANS AND BBS VARIANCE MI-2022-005641. BUILDING TO BE FULLY SPRINKLERED. SEPARATE AMENDED PERMIT REQUIRED TO SUBMIT TRUSS DRAWINGS PRIOR TO INSTALLATION. *2018 IBC REVIEW* **SEPARATE PERMITS REQUIRED FOR MEP & FIRE SUPPRESSION WORK**"},{"number":"CP-2022-003760","date":"2023-06-23","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-05-22","scope":"FOR THE ERECTION OF A SEMI-DETACHED THREE (3) STORY STRUCTURE (BUILDING 1); FOR USE AS MULTI-FAMILY HOUSEHOLD LIVING (TWENTY-ONE (21) DWELLING UNITS) AS PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED PER MIN. NFPA 13R. SEPARATE PERMITS REQUIRED FOR MEP & FP WORK."},{"number":"PP-2023-008098","date":"2023-08-10","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-05-21","scope":"INSTALL 2 INCH WATER SERVICE, 1 BUILDING DRAIN, 1 CURB TRAP, 1 FAI, 42 WATER CLOSETS, 42 LAVATORIES, 29 SHOWER/TUBS, 32 FLOOR DRAINS, 16 WASHING MACHINE BOXES, 1 BACKFLOW PREVENTER, 16 HOT WATER HEATERS AND 16 KITCHEN SINKS ACCORDING TO THE 2018 PPC AND PER PLANS."},{"number":"PP-2023-008139","date":"2023-09-12","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-05-19","scope":"Plumbing as per plans"},{"number":"FP-2023-001697","date":"2023-09-25","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-05-19","scope":"FOR THE INSTALLATION OF A NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13R THROUGHOUT AN EXISTING STRUCTURE. INSTALLATION TO INCLUDE 2\" FIRE SERVICE LINE AND 2.\" DC AMESS 2000B BACKFLOW PREVENTION ASSEMBLY AS PER APPROVED PLANS. ** ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA.**"},{"number":"FP-2023-001698","date":"2023-10-04","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-05-22","scope":"FOR THE INSTALLATION OF A NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13R THROUGHOUT AN EXISTING STRUCTURE. INSTALLATION TO INCLUDE 2\" FIRE SERVICE LINE AND 2.\" DC AMESS 2000 BACKFLOW PREVENTION ASSEMBLY AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"FP-2023-002429","date":"2023-11-01","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-05-21","scope":"FOR THE INSTALLATION OF A 2-INCH FIRE SERVICE LINE FOR AN AUTOMATIC FIRE SUPPRESSION SPRINKLER SYSTEM WITH A 2 INCH WATTS LF007M1QT BACKFLOW PREVENTION ASSEMBLY IN ACCORDANCE WITH NFPA 13R. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/HYDRAULIC CALCULATIONS."},{"number":"EP-2023-006487","date":"2023-12-08","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-05-12","scope":"INSTALL A 600 AMP SINGLE PHASE SERVICE, (9) GANG METER BANK, (9) 125 AMP PANELS & FEEDERS. PROVIDE WIRING THROUGHOUT THE COMMON AREAS AND EIGHT DWELLING UNITS. INSTALL LIGHTS NORMAL & EMERGENCY, SWITCHES, SENSORS, RECEPTACLES, & SMOKE ALARMS. PROVIDE POWER FOR THE MECHANICAL & HVAC EQUIPMENT. INSTALL A FIRE ALARM SYSTEM THROUGHOUT. ALL WORK IN ACCORDANCE WITH THE 2017 NEC."},{"number":"PP-2023-011703","date":"2024-01-10","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-05-22","scope":"INSTALL 2 INCH WATER SERVICE, 1 BUILDING DRAIN, 1 CURB TRAP, 1 FAI, 58 WATER CLOSETS, 58 LAVATORIES, 40 SHOWER/TUBS, 44 FLOOR DRAINS, 21 KITCHEN SINKS, 21 HOT WATER HEATERS, 1 HOSE BIBB, 1 BACKFLOW PREVENTER, 21 WASHING MACHINE BOXES AND 4 ROOF DRAINS ACCORDING TO THE 2018 PPC AND PER PLANS."},{"number":"EP-2023-007483","date":"2024-03-06","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-03-17","scope":"Install service w/ two(2) 800A meter banks w/ service rated disconnects at one location on the side of building. All grounding and bonding as shown .Install complete wiring throughout w/visitable and accessible units per '09 accessibility code. Install complete fire alarm system . ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC,2016 NFPA-72,2009 PHILA ACCESSIBILITY CODE,2018 PHILA FIRE CODE."},{"number":"MP-2024-000417","date":"2024-03-08","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-05-13","scope":"FOR THE INSTALLATION OF A NEW HVAC SYSTEMS, ASSOCIATED DUCT WORK, ROOFTOP UNITS, AND REGISTERS/DIFFUSERS AS PER APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR ELECTRICAL, PLUMBING, FIRE SUPPRESSION"},{"number":"EP-2023-007485","date":"2024-03-12","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-03-17","scope":"Install new (2) 600 amp/single phase service to 16 dwelling units and 1 house meter . Includes all wiring light fixtures, switches, receptacles and outlets. Install new fire alarm . ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC,2016 NFPA-72,2018 PHILA FIRE CODE."},{"number":"MP-2024-001906","date":"2024-05-10","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-05-21","scope":"FOR THE INSTALLATION OF A NEW HVAC SYSTEMS, ASSOCIATED DUCT WORK, ROOFTOP UNITS, AND REGISTERS/DIFFUSERS AS PER APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR ELECTRICAL, PLUMBING, FIRE SUPPRESSION."},{"number":"MP-2024-001905","date":"2024-06-05","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-05-21","scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH THE MANUFACTURER’S SPECIFICATIONS. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2023,"k":"permit","w":"New Construction or Additions"},{"y":2023,"k":"permit","w":"New Construction or Additions"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"New Construction or Additions"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"New Construction"}],"rented":true,"licenses":[{"number":"0983915","type":"Rental","status":"Active","businessName":"Sharswood III Part 2 LLC","legalName":"Sharswood III Part 2 LLC","address":"1528 N 24TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":21,"issuedDate":"2025-07-16","latestIssueDate":"2026-07-02","expirationDate":"2027-07-15","inactiveDate":null},{"number":"0984437","type":"Rental","status":"Active","businessName":"Sharswood III Part 2 LLC","legalName":"Sharswood III Part 2 LLC","address":"1528 N 24TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":8,"issuedDate":"2025-07-23","latestIssueDate":"2026-07-02","expirationDate":"2027-07-22","inactiveDate":null},{"number":"0984438","type":"Rental","status":"Active","businessName":"Sharswood III Part 2 LLC","legalName":"Sharswood III Part 2 LLC","address":"1528 N 24TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":16,"issuedDate":"2025-07-23","latestIssueDate":"2026-07-02","expirationDate":"2027-07-22","inactiveDate":null}],"licenseActivity":[{"number":"0983915","type":"Rental","businessName":"Sharswood III Part 2 LLC","legalName":"Sharswood III Part 2 LLC","issuedDate":"2025-07-16","latestIssueDate":"2026-07-02","closureDate":null,"expirationDate":"2027-07-15","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-28","units":21,"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":["12 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 record identifies more than one dwelling/use.","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":"3 active Rental License records 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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"11 fire/suppression-related permits matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"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":"full-tax-exemption","level":"verify","title":"OPA shows a full exemption; its legal basis is unverified","finding":"OPA currently marks the land and building assessment fully tax-exempt; BlockReport does not receive the exemption determination or basis.","why":"Full OPA exemptions can have different legal bases, including government, religious, charitable/institutional, veteran, or other treatment. The current owner/use record is not a buyer’s tax forecast.","action":"Confirm the exact exemption basis, buyer eligibility, and next tax-year treatment directly with OPA.","url":"https://www.phila.gov/departments/office-of-property-assessment/tax-exemptions-and-abatements/"}],"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/"}]}