{"asOf":"2026-07-27T11:03:59.587Z","block":"1900-1999 CHRISTIAN ST","blockUrl":"https://philadelphia.blockreport.homes/block/1900-1999-christian-st","address":"1933 CHRISTIAN ST","parcelNumber":"301180105","source":"https://property.phila.gov/?p=301180105","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"U50","buildingCodeNew":"25","buildingClass":"ROW CONV/APT 3 STY MASON","buildingClassNew":"ROW MODERN","useLabel":"Apartment building","owner":"1929 PARTNERS LP","coOwner":null,"marketValue":738700,"landAssessment":147700,"improvementAssessment":591000,"livableArea":2097,"yearBuilt":1915,"lastSale":{"price":66100,"date":"2012-10-10T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.94132722608421,"lng":-75.17526449425088,"geom":{"type":"Polygon","coordinates":[[[-75.175255538,39.941240852],[-75.175311313,39.941247328],[-75.175273964,39.941413271],[-75.175217336,39.941406643],[-75.175255538,39.941240852]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":3,"baths":3,"stories":3,"lotArea":1008,"zoning":"RM1","grade":"C+","basement":null,"heater":null,"centralAir":true,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"15 ST ASAPHS RD, BALA CYNWYD PA, 19004","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THREE (3) FAMILY DWELLING IN AN EXISTING STRUCTURE.","status":"CLOSED","outcome":"Granted with conditions","date":"2017-05-24","number":"26277","relatedPermit":"643498"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":209700,"taxable":209700,"land":22694,"improvement":187006,"taxableLand":22694,"taxableImprovement":187006,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":209700,"taxable":209700,"land":22694,"improvement":187006,"taxableLand":22694,"taxableImprovement":187006,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":211900,"taxable":211900,"land":90905,"improvement":120995,"taxableLand":90905,"taxableImprovement":120995,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":330900,"taxable":330900,"land":141956,"improvement":188944,"taxableLand":141956,"taxableImprovement":188944,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":323400,"taxable":323400,"land":138739,"improvement":184661,"taxableLand":138739,"taxableImprovement":184661,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":323400,"taxable":323400,"land":138739,"improvement":184661,"taxableLand":138739,"taxableImprovement":184661,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":323400,"taxable":323400,"land":138739,"improvement":184661,"taxableLand":138739,"taxableImprovement":184661,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":307300,"taxable":307300,"land":61460,"improvement":245840,"taxableLand":61460,"taxableImprovement":245840,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":307300,"taxable":307300,"land":61460,"improvement":245840,"taxableLand":61460,"taxableImprovement":245840,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":630000,"taxable":630000,"land":126000,"improvement":504000,"taxableLand":126000,"taxableImprovement":504000,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":630000,"taxable":630000,"land":126000,"improvement":504000,"taxableLand":126000,"taxableImprovement":504000,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":738700,"taxable":738700,"land":147700,"improvement":591000,"taxableLand":147700,"taxableImprovement":591000,"exemptLand":0,"exemptImprovement":0}],"taxNow":8819,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"543988","date":"2014-07-03","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2014-07-03","scope":"TWO FAMILY DWELLING"},{"number":"614355","date":"2015-06-02","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-06-09","scope":"REPLACE 3/4\" WATER LINE PA20151490400 \"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"643498","date":"2017-07-06","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2017-07-06","scope":"FOR THREE (3) FAMILY DWELLING IN AN EXISTING STRUCTURE."},{"number":"902102","date":"2018-08-22","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2021-01-11","scope":"FOR LEVEL II ALTERATIONS TO THREE EXISTING BUILDINGS (1929, 1931, AND 1933 CHRISTIAN STREET) WITH LEGALIZATION OF THE EXISTING BREECHES OF THE PARTY WALL. THREE SEPARATE BUILDINGS TO BE TREATED AS ONE BUILDING FOR USE AS A TEN FAMILY DWELLING. WORK TO INCLUDE THE ERECTION OF A ONE STORY REAR ADDITION ON THE FIRST FLOOR LEVEL (1929 CHRISTIAN STREET). APPLICATION GRANTED VARIANCE UNDER BBS CASE NO.33826 WITH THE FOLLOWING PROVISOS: NFPA 13R TO BE SPRINKLERED THROUGHOUT THE CONNECTED BIUILDING. ADDITIONAL DOOR TO ENCLOSE STAIR WITHIN 1929 CHRISTIAN STREET AT THE SECOND FLOOR LEVEL WITH NON COMPLIANT LANDING, AND FOR SECOND FLOOR CLOSET THAT OPENS DIRECTLY INTO THE STAIR AT 1931 CHRISTIAN STREET SHALL BE SEPARATE FROM STAIR BY A LOCKED ONE HOUR FIRE RATED DOOR WITH NO TENANT STORAGE. SPRINKLER HEADS SHALL BE INSTALLED ABOVE WINDOW OPENINGS AT THE NEW ADDITION. FIRE ALARM SYSTEM TO BE INSTALLED THROUGHOUT THE COMBINED BUILDINGS. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN PROFESSIONAL PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK.IF FIELD CONDITIONS VARY CONTACT DESIGN PROFESSIONAL PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK.PLEASE REFER TO AP#818631 FOR APPROVED PLANS AND DOCUMENTATION."},{"number":"948551","date":"2019-08-05","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2020-12-17","scope":"SUPPLY AND INSTALL WATER AND DRAINAGE LINES TO 1 TOILET, 1 VANITY, 1 TUB, 1 KITCHEN SINK."},{"number":"1010851","date":"2019-09-16","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2020-12-17","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES-(1) high efficency heater and 1 ac unit)-No roof top equipment approved on this permit. For the installation if New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans."},{"number":"1036130","date":"2019-12-19","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-05-18","scope":"REWIRE 1ST FLOOR UNIT OUTLETS SWITCHES LIGHTING FIXTURES 120V INTERCONNECTED SMOKE ALARMS WITH BATTERY BACKUP AS PER 2017 NEC"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":1999,"k":"sale","p":46666.67},{"y":2014,"k":"permit","w":"Use"},{"y":2015,"k":"permit","w":"Plumbing"},{"y":2017,"k":"appeal","w":"Appeal granted with conditions"},{"y":2017,"k":"permit","w":"Use"},{"y":2018,"k":"permit","w":"Addition and/or Alteration"},{"y":2019,"k":"permit","w":"Alterations"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"New Construction"}],"rented":true,"licenses":[{"number":"654362","type":"Rental","status":"Active","businessName":"1929 PARTNERS LP","legalName":"1929 PARTNERS LP","address":"1933 CHRISTIAN ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2015-02-06","latestIssueDate":"2026-04-06","expirationDate":"2027-04-30","inactiveDate":null}],"licenseActivity":[{"number":"654362","type":"Rental","businessName":"1929 PARTNERS LP","legalName":"1929 PARTNERS LP","issuedDate":"2015-02-06","latestIssueDate":"2026-04-06","closureDate":null,"expirationDate":"2027-04-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-25","units":3,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 105% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $307,300 to $630,000","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 #26277: CLOSED · Granted with conditions; related permit 643498. Use permit #543988: 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":"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 (15 ST ASAPHS RD, BALA CYNWYD PA, 19004).","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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"2 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 and appears related-party/family-held.","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":"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/"}],"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"}]}