{"asOf":"2026-07-22T11:40:11.403Z","block":"2800-2899 MASTER ST","blockUrl":"https://philadelphia.blockreport.homes/block/2800-2899-master-st","address":"2826 MASTER ST","parcelNumber":"292044505","source":"https://property.phila.gov/?p=292044505","ownerType":"absentee","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"W50","buildingCodeNew":"22","buildingClass":"APT 2-4 UNITS 3 STY MASON","buildingClassNew":"ROW TYPICAL","useLabel":"Apartment building","owner":"LAMORTE NICHOLAS ERIC","coOwner":null,"marketValue":585300,"landAssessment":117060,"improvementAssessment":468240,"livableArea":2475,"yearBuilt":1915,"lastSale":{"price":435000,"date":"2023-10-20T04:00:00Z"},"openViolations":0,"violations":[{"number":"3676667","date":"2015-07-08","code":"A-301.1/3","title":"PERMB- ALTER REP'R EXT 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VIOLATION","priority":"STANDARD","responsibility":"QOL PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2021-09-03","completedDate":"2025-12-16","violations":[{"number":"VI-2021-061880","date":"2021-09-01","code":"FC-13-915","title":"CERTIFICATION","status":"COMPLIED","resolutionDate":"2025-12-16","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"367555","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"2274955","date":"2011-10-19","code":"A-302.8/30","title":"PERM - MUST POST","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2274954","date":"2011-10-19","code":"A-302.11/1","title":"PERMB- WK DONE W/O NOTIFY 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Certification","inspectionDate":"2026-02-18","result":"Certified","expirationDate":"2027-02-18","buildingId":"1027786"},{"number":"BC-2026-014188","type":"Fire Alarm Certification","inspectionDate":"2026-05-15","result":"Certified","expirationDate":"2027-05-15","buildingId":"1027786"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19121","beds":4,"baths":null,"stories":3,"lotArea":975,"zoning":"RSA5","grade":"C+","basement":"A","heater":"B","centralAir":true,"extCond":"4","intCond":"2","garage":null,"homestead":false,"mail":"985 READING AVE, YARDLEY PA, 19067","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE USE OF THE ATTACHED THREE STORY STRUCTURE AS A TWO FAMILY DWELLING.","status":"CLOSED","outcome":"Granted","date":"2016-09-21","number":"27749","relatedPermit":"678592"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":35100,"taxable":35100,"land":9800,"improvement":25300,"taxableLand":9800,"taxableImprovement":25300,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":35100,"taxable":35100,"land":9800,"improvement":25300,"taxableLand":9800,"taxableImprovement":25300,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":74900,"taxable":74900,"land":14980,"improvement":59920,"taxableLand":14980,"taxableImprovement":59920,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":44100,"taxable":44100,"land":8820,"improvement":35280,"taxableLand":8820,"taxableImprovement":35280,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":333700,"taxable":96104,"land":95104,"improvement":238596,"taxableLand":95104,"taxableImprovement":1000,"exemptLand":0,"exemptImprovement":237596},{"y":2021,"v":333700,"taxable":96104,"land":95104,"improvement":238596,"taxableLand":95104,"taxableImprovement":1000,"exemptLand":0,"exemptImprovement":237596},{"y":2022,"v":333700,"taxable":96104,"land":95104,"improvement":238596,"taxableLand":95104,"taxableImprovement":1000,"exemptLand":0,"exemptImprovement":237596},{"y":2023,"v":348900,"taxable":111304,"land":69700,"improvement":279200,"taxableLand":69700,"taxableImprovement":41604,"exemptLand":0,"exemptImprovement":237596},{"y":2024,"v":348900,"taxable":111304,"land":69700,"improvement":279200,"taxableLand":69700,"taxableImprovement":41604,"exemptLand":0,"exemptImprovement":237596},{"y":2025,"v":580900,"taxable":343304,"land":116180,"improvement":464720,"taxableLand":116180,"taxableImprovement":227124,"exemptLand":0,"exemptImprovement":237596},{"y":2026,"v":580900,"taxable":343304,"land":116180,"improvement":464720,"taxableLand":116180,"taxableImprovement":227124,"exemptLand":0,"exemptImprovement":237596},{"y":2027,"v":585300,"taxable":347704,"land":117060,"improvement":468240,"taxableLand":117060,"taxableImprovement":230644,"exemptLand":0,"exemptImprovement":237596}],"taxNow":4806,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"367555","date":"2011-10-07","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2011-12-11","scope":"INTERIOR DEMOLITION OF INTERIOR NON LOAD BEARING ASSEMBLIES."},{"number":"623629","date":"2015-07-09","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2015-07-09","scope":"FOR USE REDUCTION TO SINGLE FAMILY DWELLING IN AN EXISTING STRUCTURE. NO CHANGE IN AREA OR HEIGHT."},{"number":"623634","date":"2015-07-09","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"EZ PERMIT STANDARD ALTERATIONS- FOR ALTERATIONS TO AN EXISTING ONE FAMILY DWELLING AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS. OWNER OCCUPIED PROPERTY, OWNER WILL PERFORM THE WORK AND TO ASSUME RESPONSIBILITY OF ALL WORKS."},{"number":"662603","date":"2016-01-08","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2016-02-24","scope":"MAKE SAFE PERMIT TO COMPLY CASE #497672; WORK TO INCLUDE: REPAIRS TO MAIN ROOF, REAR AND SIDE WALLS TO STRUCTURALLY STABILIZE AND MAKE WATERTIGHT AND INSTALL WINDOWS DAMAGED IN FIRE.ABUTTING SIDEWALK MUST BE CLOSED WITH FENCING A MINIMUM OF 6’ IN HEIGHT. SEPARATE STREETS DEPARTMENT PERMIT REQUIRED FOR SIDEWALK CLOSURE. A SEPARATE PERMIT IS REQUIRED FOR ANY ADDITIONAL ALTERATIONS THAT ARE NOT SPECIFICALLY ADDRESSED ON CASE 497672."},{"number":"734087","date":"2016-11-03","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":"2019-10-16","scope":"EZ INTERIOR ALTERATIONS. APPLICANT AGREES TO LIMIT THE CONSTRUCTION TO COMPLY WITH EZ PERMIT STANDARD FOR INTERIOR ALTERATIONS, DATED JANUARY 2011. DEVIATION FROM THE STANDARD WILL RESULT IN REVOCATION OF THIS PERMIT AND IMPOSITION OF FURTHER PENALTIES. LICENSED CONTRACTOR TO BE LISTED ON PERMIT. SEPARATE PERMITS REQUIRED FOR PLUMBING, ELECTRIC AND HVAC. CALL INSPECTOR AT DISTRICT OFFICE AT LEAST 24 HOURS PRIOR TO START"},{"number":"734466","date":"2016-11-04","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALL A 200AMP SERVICE, 2-100AMP SUBPANELS, 35 OUTLETS 15 LIGHT FIXTURES, 8 HARDWIRED SMOKE DETECTORS, 12 ARC FAULT BREAKERS, 15 SWITCHES, 8 GFI OUTLETS"},{"number":"678592","date":"2017-06-07","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2017-06-07","scope":"USE TO TWO FAMILY HOUSEHOLD LIVING"},{"number":"814851","date":"2018-01-16","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Issued","completedDate":null,"scope":"RENOVATION OF AN EXISTING THREE STORY ATTACHED STRUCTURE AS A TWO-FAMILY DWELLING UNIT PER SUBMITTED PLANS."},{"number":"867050","date":"2018-04-12","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-12-04","scope":"INSTALLING NEW 200AMP SERVICE COMPLETE WITH 3 PANEL, 3 METER & GROUNDING AND REWIRE DUPLEX WITH OUTLETS,SWITCHES, LIGHTS,FIXTURES,SMOKES/CO DETECTORS AS PER 2008 NEC (NORTH DISTRICT)"},{"number":"867164","date":"2018-04-12","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2022-10-06","scope":"INSTALLATION OF: 6W-CLOSETS, 6LAVS, 6BATHTUB, 2KITCHEN SINKS, 2 LAUNDRIES, 2DISHWASHERS, 2 GARBAGE DISPOSALS, AND 2 HOT WATER HEATER AS PER PHILADELPHIA PLUMBING CODE."},{"number":"876584","date":"2018-05-14","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2022-10-07","scope":"2 FAMILY DWELLING INSTALL NEW CURB TRAP. FRESH AIR INLET. INSTALL 4\" FROM CURB TRAP TO BLDG.INSTALL 1\" RFSS WATER LINE CURB TO BLDG.DOVER STREET SIDE OF 2826 MASTER PA 1 CALL 2018.1311615"},{"number":"870258","date":"2018-05-23","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Expired","completedDate":"2022-10-20","scope":"FOR THE INSTALLATION OF A FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 13R, WITH A TWO-INCH FIRE SERVICE LINE, AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"886271","date":"2018-06-19","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Expired","completedDate":"2022-10-20","scope":"install 2 ton a/c & 3 ton a/c install 2 ton coil & ton coil install 45,000 btu heater & 90,000 btu heater ductwork."}],"storyTag":"New construction","storyDelta":8.67,"timeline":[{"y":2018,"k":"permit","w":"Addition and/or Alteration"},{"y":2018,"k":"permit","w":"Electrical"},{"y":2018,"k":"permit","w":"Alterations"},{"y":2018,"k":"permit","w":"Alterations"},{"y":2018,"k":"permit","w":"New Construction"},{"y":2018,"k":"permit","w":"New Construction"},{"y":2018,"k":"insp","w":"Inspection passed"},{"y":2021,"k":"viol","w":"L&I violation"},{"y":2021,"k":"insp","w":"Inspection failed"},{"y":2022,"k":"insp","w":"Inspection failed"},{"y":2023,"k":"sale","p":435000},{"y":2025,"k":"insp","w":"Inspection passed"}],"rented":true,"licenses":[{"number":"796304","type":"Rental","status":"Inactive","businessName":"BREWERY BROTHERS LLC","legalName":"BREWERY BROTHERS LLC","address":"2826 MASTER ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2018-12-06","latestIssueDate":"2023-02-03","expirationDate":"2023-12-05","inactiveDate":"2024-02-03"},{"number":"0954777","type":"Rental","status":"Active","businessName":"Nicholas LaMorte","legalName":"Nicholas LaMorte","address":"2826 MASTER ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2024-06-24","latestIssueDate":"2026-06-25","expirationDate":"2027-06-23","inactiveDate":null}],"licenseActivity":[{"number":"0954777","type":"Rental","businessName":"Nicholas LaMorte","legalName":"Nicholas LaMorte","issuedDate":"2024-06-24","latestIssueDate":"2026-06-25","closureDate":null,"expirationDate":"2027-06-23","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"796304","type":"Rental","businessName":"BREWERY BROTHERS LLC","legalName":"BREWERY BROTHERS LLC","issuedDate":"2018-12-06","latestIssueDate":"2023-02-03","closureDate":"2024-02-03","expirationDate":"2023-12-05","inactiveDate":"2024-02-03","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-21","units":2,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 66% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $348,900 to $580,900","no permit shown in 2024-2026"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #27749: CLOSED · Granted; related permit 678592. Use permit #623629: 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: 623634 (EXPIRED), 734087 (EXPIRED), 814851 (Issued), 867164 (Expired), 876584 (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":"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 (985 READING AVE, YARDLEY PA, 19067).","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":"14 failed, 6 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Dec 16, 2025.","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":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as multi-family. BlockReport does not receive a current Commercial Trash account balance.","why":"Philadelphia charges qualifying small commercial, mixed-use, and multi-unit properties that use City collection; exemptions and private collection can change applicability. A use category alone does not prove a fee is due.","action":"Check the Commercial Trash account inside the date-effective Property Payoff.","url":"https://www.phila.gov/2026-06-09-pay-your-trash-fee-bill-by-june-30/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 14 historical violations across 7 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":"Sprinkler Certification: Certified through Feb 18, 2027; Fire Alarm Certification: Certified through May 15, 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"}]}