{"asOf":"2026-07-26T19:05:56.525Z","block":"1500-1599 N 28TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/1500-1599-n-28th-st","address":"1513 N 28TH ST","parcelNumber":"292096010","source":"https://property.phila.gov/?p=292096010","ownerType":"vacant","kind":"vacant land","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":true,"institutional":false,"buildingCode":"SR","buildingCodeNew":null,"buildingClass":"VACANT LAND RESIDE < ACRE","buildingClassNew":null,"useLabel":"Vacant lot","owner":"PHILADELPHIA LAND BANK","coOwner":null,"marketValue":73000,"landAssessment":73000,"improvementAssessment":0,"livableArea":null,"yearBuilt":null,"lastSale":{"price":1,"date":"2023-05-30T04:00:00Z"},"openViolations":3,"violations":[{"number":"211956269","date":"2019-01-04","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":"2021-04-01","resolution":"COMPLIED - BY ENFORCEMENT 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ACTION"},{"number":"211956271","date":"2019-01-04","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2021-04-01","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"211956270","date":"2019-01-04","code":"PM15-304.1H","title":"EXTERIOR STRUCT UNSAFE COND 8","status":"COMPLIED","resolutionDate":"2021-04-01","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]},{"number":"CF-2020-059119","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2020-09-03","completedDate":"2020-10-22","violations":[{"number":"VI-2020-033101","date":"2020-09-03","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2020-10-21","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]},{"number":"CF-2021-102718","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - CITY PROPERTY","status":"CLOSED","createdDate":"2021-10-19","completedDate":"2021-12-22","violations":[{"number":"VI-2021-074136","date":"2021-10-19","code":"10-715","title":"LITTER ON VACANT LOTS","status":"COMPLIED","resolutionDate":"2021-12-21","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]},{"number":"CF-2022-074831","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2022-07-27","completedDate":"2022-11-01","violations":[{"number":"VI-2022-054487","date":"2022-07-27","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2022-10-31","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-054488","date":"2022-07-27","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2022-10-31","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2022-119727","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2022-12-01","completedDate":"2023-01-17","violations":[{"number":"VI-2022-089851","date":"2022-12-01","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2023-01-11","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-089850","date":"2022-12-01","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2023-01-11","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2019,"n":3,"worst":"EXTERIOR STRUCT UNSAFE COND 7"},{"y":2020,"n":1,"worst":null},{"y":2021,"n":1,"worst":null},{"y":2022,"n":4,"worst":null}],"investigations":[{"caseNumber":"669221","date":"2019-01-03","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"669221","date":"2019-03-28","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"669221","date":"2020-01-18","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"669221","date":"2020-06-30","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-059119","date":"2020-09-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-059119","date":"2020-10-07","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-102718","date":"2021-10-19","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-102718","date":"2021-12-22","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-074831","date":"2022-07-27","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-074831","date":"2022-11-01","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-119727","date":"2022-12-01","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-119727","date":"2022-12-28","type":null,"status":"FAILED"}],"inspYears":[{"y":2019,"fails":2,"passes":0},{"y":2020,"fails":4,"passes":0},{"y":2021,"fails":1,"passes":1},{"y":2022,"fails":3,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.979089826557306,"lng":-75.18058653675315,"geom":{"type":"Polygon","coordinates":[[[-75.18045784,39.979047122],[-75.180726447,39.979082898],[-75.180716415,39.979132254],[-75.180446878,39.979097172],[-75.18045784,39.979047122]]]},"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":1404,"zoning":"RSA5","grade":null,"basement":null,"heater":null,"centralAir":null,"extCond":null,"intCond":null,"garage":null,"homestead":false,"mail":"1234 MARKET ST 16TH FLOOR, PHILADELPHIA PA, 19107","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":6700,"taxable":0,"land":6700,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":6700,"exemptImprovement":0},{"y":2017,"v":16800,"taxable":0,"land":16800,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":16800,"exemptImprovement":0},{"y":2018,"v":16800,"taxable":0,"land":16800,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":16800,"exemptImprovement":0},{"y":2019,"v":16800,"taxable":0,"land":16800,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":16800,"exemptImprovement":0},{"y":2020,"v":16800,"taxable":0,"land":16800,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":16800,"exemptImprovement":0},{"y":2021,"v":16800,"taxable":0,"land":16800,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":16800,"exemptImprovement":0},{"y":2022,"v":16800,"taxable":0,"land":16800,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":16800,"exemptImprovement":0},{"y":2023,"v":35100,"taxable":0,"land":35100,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":35100,"exemptImprovement":0},{"y":2024,"v":35100,"taxable":0,"land":35100,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":35100,"exemptImprovement":0},{"y":2025,"v":115100,"taxable":0,"land":115100,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":115100,"exemptImprovement":0},{"y":2026,"v":115100,"taxable":0,"land":115100,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":115100,"exemptImprovement":0},{"y":2027,"v":73000,"taxable":0,"land":73000,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":73000,"exemptImprovement":0}],"taxNow":0,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"DP-2020-000819","date":"2020-07-13","work":"Minor Demolition","type":"Demolition","description":"Demolition Permit","status":"Completed","completedDate":"2020-07-31","scope":"Sub Demolition Permit for 726850 for complete demolition of structure as part of the City of Philadelphia demolition program. *Add's specs: 80ft fence along 1515 N 28th St. Replace front sidewalk. Clean lot at 1515 N 28th St"},{"number":"PP-2020-004574","date":"2020-07-14","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Cancelled","completedDate":"2020-11-04","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2019,"k":"viol","w":"3 L&I violations incl EXTERIOR STRUCT UNSAFE COND 7"},{"y":2019,"k":"insp","w":"Inspection failed ×2"},{"y":2020,"k":"viol","w":"L&I violation"},{"y":2020,"k":"permit","w":"Minor Demolition"},{"y":2020,"k":"permit","w":"Alterations"},{"y":2020,"k":"demo"},{"y":2020,"k":"insp","w":"Inspection failed ×4"},{"y":2021,"k":"viol","w":"L&I violation"},{"y":2021,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2022,"k":"viol","w":"4 L&I violations"},{"y":2022,"k":"insp","w":"L&I: 3 failed, 1 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":["3 open L&I violations","failed L&I inspection activity in 2022"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 228% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $35,100 to $115,100","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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: PP-2020-004574 (Cancelled).","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":"3 open L&I violations","finding":"9 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":"10 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Dec 28, 2022.","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":"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/"}]}