{"asOf":"2026-07-26T02:44:21.563Z","block":"2800-2899 W STILES ST","blockUrl":"https://philadelphia.blockreport.homes/block/2800-2899-w-stiles-st","address":"2811 W STILES ST","parcelNumber":"292032400","source":"https://property.phila.gov/?p=292032400","ownerType":"absentee","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O30","buildingCodeNew":"24","buildingClass":"ROW 2 STY MASONRY","buildingClassNew":"ROW PORCH FRONT","useLabel":"House","owner":"SPRINGER ALBERTA","coOwner":null,"marketValue":172900,"landAssessment":34580,"improvementAssessment":138320,"livableArea":892,"yearBuilt":1925,"lastSale":{"price":1,"date":"2006-10-13T04:00:00Z"},"openViolations":2,"violations":[{"number":"VI-2024-042664","date":"2024-05-29","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2026-02-20","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2024-042665","date":"2024-05-29","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2026-02-20","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2024-042666","date":"2024-05-29","code":"PM15-304.1(H)","title":"ROOF DEFICIENCIES","status":"COMPLIED","resolutionDate":"2026-02-20","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2024-076973","date":"2024-09-11","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"CLOSED","resolutionDate":"2024-11-09","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2024-076974","date":"2024-09-11","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"CLOSED","resolutionDate":"2024-11-09","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2024-076975","date":"2024-09-11","code":"PM15-304.19V","title":"DOOR AND WINDOW VACANT","status":"CLOSED","resolutionDate":"2024-11-09","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2024-076976","date":"2024-09-11","code":"PM15-304.8","title":"EXTERIOR STRUCTURE DECORATIVE FEATURES","status":"CLOSED","resolutionDate":"2024-11-09","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2024-076977","date":"2024-09-11","code":"PM15-304.3","title":"EXTERIOR STRUCTURE  IDENTIFICATION","status":"CLOSED","resolutionDate":"2024-11-09","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2024-076978","date":"2024-09-11","code":"PM15-901.1","title":"VACANT PROPERTIES","status":"CLOSED","resolutionDate":"2024-11-09","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2024-076979","date":"2024-09-11","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"CLOSED","resolutionDate":"2024-11-09","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2024-093352","date":"2024-11-18","code":"PM15-901.1","title":"VACANT & OPEN PROPERTIES","status":"COMPLIED","resolutionDate":"2025-01-11","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-093367","date":"2024-11-18","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":"2025-01-14","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2024-093365","date":"2024-11-18","code":"F-505.1","title":"ADDRESS IDENTIFICATION\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-090881","date":"2025-11-20","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":"2025-12-26","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-090882","date":"2025-11-20","code":"PM15-304.3","title":"EXTERIOR STRUCTURE  IDENTIFICATION","status":"COMPLIED","resolutionDate":"2025-12-26","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-090883","date":"2025-11-20","code":"PM15-304.2","title":"EXTERIOR STRUCTURE PROTECTIVE TREATMENT","status":"COMPLIED","resolutionDate":"2025-12-26","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-090884","date":"2025-11-20","code":"PM15-304.7","title":"EXTERIOR STRUCTURE ROOF DRAINAGE","status":"COMPLIED","resolutionDate":"2025-12-26","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"CF-2024-052393","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"COMPLIED, BALANCE DUE","createdDate":"2024-05-29","completedDate":null,"violations":[{"number":"VI-2024-042664","date":"2024-05-29","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2026-02-20","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2024-042665","date":"2024-05-29","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2026-02-20","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2024-042666","date":"2024-05-29","code":"PM15-304.1(H)","title":"ROOF DEFICIENCIES","status":"COMPLIED","resolutionDate":"2026-02-20","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2024-100081","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2024-09-11","completedDate":"2024-11-09","violations":[{"number":"VI-2024-076973","date":"2024-09-11","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"CLOSED","resolutionDate":"2024-11-09","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2024-076974","date":"2024-09-11","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"CLOSED","resolutionDate":"2024-11-09","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2024-076975","date":"2024-09-11","code":"PM15-304.19V","title":"DOOR AND WINDOW VACANT","status":"CLOSED","resolutionDate":"2024-11-09","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2024-076976","date":"2024-09-11","code":"PM15-304.8","title":"EXTERIOR STRUCTURE DECORATIVE FEATURES","status":"CLOSED","resolutionDate":"2024-11-09","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2024-076977","date":"2024-09-11","code":"PM15-304.3","title":"EXTERIOR STRUCTURE  IDENTIFICATION","status":"CLOSED","resolutionDate":"2024-11-09","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2024-076978","date":"2024-09-11","code":"PM15-901.1","title":"VACANT PROPERTIES","status":"CLOSED","resolutionDate":"2024-11-09","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2024-076979","date":"2024-09-11","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"CLOSED","resolutionDate":"2024-11-09","resolution":"CLOSED - ADMINISTRATIVELY"}]},{"number":"CF-2024-121027","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLEAN & SEAL INSPECTOR","status":"CLOSED","createdDate":"2024-11-18","completedDate":"2025-01-11","violations":[{"number":"VI-2024-093352","date":"2024-11-18","code":"PM15-901.1","title":"VACANT & OPEN PROPERTIES","status":"COMPLIED","resolutionDate":"2025-01-11","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2024-121040","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"IN VIOLATION","createdDate":"2024-11-18","completedDate":null,"violations":[{"number":"VI-2024-093367","date":"2024-11-18","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":"2025-01-14","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2024-093365","date":"2024-11-18","code":"F-505.1","title":"ADDRESS IDENTIFICATION\n","status":"OPEN","resolutionDate":null,"resolution":null}]},{"number":"CF-2025-126299","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL VACANT PROPERTY INVESTIGATOR","status":"CLOSED","createdDate":"2025-11-20","completedDate":"2025-12-26","violations":[{"number":"VI-2025-090881","date":"2025-11-20","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":"2025-12-26","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-090882","date":"2025-11-20","code":"PM15-304.3","title":"EXTERIOR STRUCTURE  IDENTIFICATION","status":"COMPLIED","resolutionDate":"2025-12-26","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-090883","date":"2025-11-20","code":"PM15-304.2","title":"EXTERIOR STRUCTURE PROTECTIVE TREATMENT","status":"COMPLIED","resolutionDate":"2025-12-26","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-090884","date":"2025-11-20","code":"PM15-304.7","title":"EXTERIOR STRUCTURE ROOF DRAINAGE","status":"COMPLIED","resolutionDate":"2025-12-26","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2024,"n":13,"worst":"UNSAFE STRUCTURE"},{"y":2025,"n":4,"worst":null}],"investigations":[{"caseNumber":"CF-2024-052393","date":"2024-05-29","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-052393","date":"2024-08-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-100081","date":"2024-09-11","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-100081","date":"2024-11-09","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-121027","date":"2024-11-18","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-121040","date":"2024-11-18","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-121040","date":"2025-01-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-052393","date":"2025-01-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-121027","date":"2025-01-11","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-052393","date":"2025-09-29","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-126299","date":"2025-11-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-052393","date":"2025-11-21","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-126299","date":"2025-12-26","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-052393","date":"2025-12-30","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-052393","date":"2026-02-20","type":null,"status":"PASSED"}],"inspYears":[{"y":2024,"fails":5,"passes":1},{"y":2025,"fails":6,"passes":2},{"y":2026,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.975234286313494,"lng":-75.18207229241895,"geom":{"type":"Polygon","coordinates":[[[-75.182030833,39.97529708],[-75.182061649,39.975164749],[-75.182113378,39.975170952],[-75.182083472,39.97530356],[-75.182030833,39.97529708]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19121","beds":3,"baths":1,"stories":2,"lotArea":735,"zoning":"RSA5","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"134 SULLIVAN PL, BROOKLYN NY, 11225","mailOut":true,"appeals":[],"taxYears":[{"year":2011,"total":111.46,"principal":0,"interest":61.67,"penalty":12.79},{"year":2012,"total":103.03,"principal":0,"interest":52.98,"penalty":14.34},{"year":2013,"total":80.45,"principal":-6.78,"interest":40.11,"penalty":14.85},{"year":2014,"total":354.98,"principal":101.84,"interest":65.98,"penalty":35.81},{"year":2016,"total":1097.02,"principal":925.09,"interest":13.88,"penalty":9.25}],"taxNet":1746.94,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":63300,"taxable":63300,"land":3308,"improvement":59992,"taxableLand":3308,"taxableImprovement":59992,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":63300,"taxable":63300,"land":18990,"improvement":44310,"taxableLand":18990,"taxableImprovement":44310,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":63300,"taxable":63300,"land":18990,"improvement":44310,"taxableLand":18990,"taxableImprovement":44310,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":82000,"taxable":82000,"land":24600,"improvement":57400,"taxableLand":24600,"taxableImprovement":57400,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":84800,"taxable":84800,"land":25440,"improvement":59360,"taxableLand":25440,"taxableImprovement":59360,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":84800,"taxable":84800,"land":25440,"improvement":59360,"taxableLand":25440,"taxableImprovement":59360,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":84800,"taxable":84800,"land":25440,"improvement":59360,"taxableLand":25440,"taxableImprovement":59360,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":134600,"taxable":134600,"land":26900,"improvement":107700,"taxableLand":26900,"taxableImprovement":107700,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":134600,"taxable":134600,"land":26900,"improvement":107700,"taxableLand":26900,"taxableImprovement":107700,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":146200,"taxable":146200,"land":29200,"improvement":117000,"taxableLand":29200,"taxableImprovement":117000,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":146200,"taxable":146200,"land":29200,"improvement":117000,"taxableLand":29200,"taxableImprovement":117000,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":172900,"taxable":172900,"land":34580,"improvement":138320,"taxableLand":34580,"taxableImprovement":138320,"exemptLand":0,"exemptImprovement":0}],"taxNow":2047,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"RP-2024-012094","date":"2024-12-09","work":"Make Safe Permit For RP","type":"Residential Building","description":"Residential Building Permit","status":"Expired","completedDate":"2025-06-25","scope":"MAKE SAFE PERMIT TO RESOLVE CASE VIOLATION # CF-2024-052393 TO REPAIR DAMAGE CAUSED BY FIRE AS PER THE ENGINEER'S REPORT AND APPROVED ENGINEER PLANS. A SEPARATE PERMIT IS REQUIRED FOR ANY ADDITIONAL ALTERATIONS THAT ARE NOT SPECIFICALLY ADDRESSED ON CASE #CF-2024-052393. “IN ACCORDANCE WITH CODE BULLETIN PM-1801, A PA PROFESSIONAL ENGINEER IS REQUIRED TO MONITOR REPAIRS MADE UNDER THIS PERMIT. THE ENGINEER MUST SUBMIT A SEALED STATEMENT TO THE DEPARTMENT CONFIRMING THAT THE STRUCTURE IS IN SOUND CONDITION AT COMPLETION.”"},{"number":"RP-2026-000647","date":"2026-01-28","work":"Make Safe Permit For RP","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2026-03-04","scope":"MAKE SAFE PERMIT TO COMPLY WITH UNSAFE VIOLATION CF-2024-052393 TO INCLUDE STRUCTURAL REPAIRS TO FLOOR/ROOF FRAMING PER APPROVED PLANS, ENGINEERS REPORT AND IN ACCORDANCE WITH CODE BULLETIN PM-1801. LICENSED PA PROFESSIONAL ENGINEER IS REQUIRED TO MONITOR REPAIRS MADE UNDER THIS PERMIT. THE ENGINEER MUST SUBMIT A SEALED STATEMENT TO THE DEPARTMENT CONFIRMING THAT THE STRUCTURE IS IN SOUND CONDITION AT COMPLETION."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2000,"k":"sale","p":1500},{"y":2024,"k":"viol","w":"13 L&I violations incl UNSAFE STRUCTURE"},{"y":2024,"k":"insp","w":"L&I: 5 failed, 1 passed"},{"y":2024,"k":"permit","w":"Make Safe Permit For RP"},{"y":2025,"k":"viol","w":"4 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 6 failed, 2 passed"},{"y":2026,"k":"permit","w":"Make Safe Permit For RP"},{"y":2026,"k":"insp","w":"Inspection passed"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-25","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 open L&I violations","a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2024, 2025"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."}],"legalChecks":[{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: RP-2024-012094 (Expired). 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":"2 open L&I violations","finding":"17 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"11 failed, 4 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Feb 20, 2026.","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":"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/"}],"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"}]}