{"asOf":"2026-07-26T06:45:15.807Z","block":"600-699 S 15TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/600-699-s-15th-st","address":"617-29 S 15TH ST","parcelNumber":"301266110","source":"https://property.phila.gov/?p=301266110","ownerType":"vacant","kind":"vacant land","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"SR","buildingCodeNew":null,"buildingClass":"VACANT LAND RESIDE < ACRE","buildingClassNew":null,"useLabel":"Vacant lot","owner":"SIRAVO DOMENICO G","coOwner":"SIRAVO PETER","marketValue":1022300,"landAssessment":1022300,"improvementAssessment":0,"livableArea":null,"yearBuilt":null,"lastSale":{"price":1,"date":"2021-01-13T05:00:00Z"},"openViolations":0,"violations":[{"number":"1890273","date":"2010-08-31","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPEXCP","resolutionDate":null,"resolution":null},{"number":"1890271","date":"2010-08-31","code":"14-1704/10","title":"NON-REGULATED LACKS PERMIT","status":"COMPEXCP","resolutionDate":null,"resolution":null},{"number":"1890272","date":"2010-08-31","code":"19-2602.1/1","title":"CAL LO","status":"COMPEXCP","resolutionDate":null,"resolution":null},{"number":"2277171","date":"2011-11-14","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4398512","date":"2017-06-02","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"249905","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2010-09-02","completedDate":"2011-02-23","violations":[{"number":"1890273","date":"2010-08-31","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPEXCP","resolutionDate":null,"resolution":null},{"number":"1890271","date":"2010-08-31","code":"14-1704/10","title":"NON-REGULATED LACKS PERMIT","status":"COMPEXCP","resolutionDate":null,"resolution":null},{"number":"1890272","date":"2010-08-31","code":"19-2602.1/1","title":"CAL LO","status":"COMPEXCP","resolutionDate":null,"resolution":null}]},{"number":"305956","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2011-11-14","completedDate":"2012-05-02","violations":[{"number":"2277171","date":"2011-11-14","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"586518","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2017-06-02","completedDate":"2017-12-13","violations":[{"number":"4398512","date":"2017-06-02","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2010,"n":3,"worst":null},{"y":2011,"n":1,"worst":null},{"y":2017,"n":1,"worst":null}],"investigations":[{"caseNumber":"249905","date":"2010-08-31","type":"BC INSP","status":"FAILED"},{"caseNumber":"249905","date":"2010-11-17","type":"BC INSP","status":"FAILED"},{"caseNumber":"249905","date":"2011-02-18","type":"BC INSP","status":"PASSED"},{"caseNumber":"305956","date":"2011-11-09","type":"BC INSP","status":"FAILED"},{"caseNumber":"305956","date":"2012-05-02","type":"BC INSP","status":"PASSED"},{"caseNumber":"586518","date":"2017-06-02","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"586518","date":"2017-07-25","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"586518","date":"2017-12-13","type":"HCEU INSP","status":"PASSED"}],"inspYears":[{"y":2010,"fails":2,"passes":0},{"y":2011,"fails":1,"passes":1},{"y":2012,"fails":0,"passes":1},{"y":2017,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.943194709176865,"lng":-75.16712014733143,"geom":{"type":"Polygon","coordinates":[[[-75.167274105,39.943046764],[-75.167205113,39.943371871],[-75.166966188,39.943342653],[-75.167035183,39.943017547],[-75.167274105,39.943046764]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":null,"baths":null,"stories":null,"lotArea":8140,"zoning":"CMX1","grade":null,"basement":null,"heater":null,"centralAir":null,"extCond":null,"intCond":null,"garage":null,"homestead":false,"mail":"1096 TEMPERANCE LANE, RICHBORO PA, 18954","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE RELOCATION OF LOT LINES TO CREATE SIX (6) LOTS FROM EIGHT (8) EXISTING LOTS (617-629 S 15TH AND 1441 BAINBRIDGE) TO REMAIN VACANT LOTS.                                   (FAST TRACK)","status":"CLOSED","outcome":"Granted with conditions","date":"2010-09-22","number":"12789","relatedPermit":"291504"},{"type":"Zoning board appeal","grounds":"PERMIT FOR THE RELOCATION OF LOT LINES TO CREATE ONE (1) LOT FROM SEVEN (7) EXISTING LOTS: NEW PARCEL 'A' FOR USE AS A PUBLIC PARKING LOT CONSISTING OF 25 PARKING SPACES (18'X8'6\" EACH) INCLUDING 1 HANDICAP ACCESSIBLE SPACE ON THE SAME LOT ","status":"CLOSED","outcome":"Granted with conditions","date":"2011-02-01","number":"14039","relatedPermit":"306352"},{"type":"RB_LIRB","grounds":"NEED TO EXTEND TIME FRAME TO COMPLY WITH PLANS  - ALSO ADJACENT CONSTRUCTION IS INTERFERING TO MAKE COMPLETION OF WORK DONE.","status":"CLOSED","outcome":"Withdrawn","date":"2012-05-02","number":"16872","relatedPermit":"305956"},{"type":"Zoning board appeal","grounds":"PERMIT FOR USE AS NON-ACCESSORY SURFACE PARKING WITH TWENTY-FIVE (25) SPACES INCLUDING ONE (1) VAN ACCESSIBLE SPACE. SIZE AND LOCATION AS SHOWN IN APPLICATION.","status":"OPEN","outcome":"Granted","date":"2017-10-04","number":"31130","relatedPermit":"796442"},{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR USE AS NON-ACCESSORY SURFACE PARKING WITH TWENTY-FIVE (25) SPACES INCLUDING ONE (1) VAN ACCESSIBLE SPACE, SIZE AND LOCATION AS SHOWN ON THE PLANS.","status":"Completed","outcome":"Granted with conditions","date":"2023-06-26","number":"ZP-2022-012593","relatedPermit":"ZP-2022-012593"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":327200,"taxable":327200,"land":327200,"improvement":0,"taxableLand":327200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":327200,"taxable":327200,"land":327200,"improvement":0,"taxableLand":327200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":327200,"taxable":327200,"land":327200,"improvement":0,"taxableLand":327200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":327200,"taxable":327200,"land":327200,"improvement":0,"taxableLand":327200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":327200,"taxable":327200,"land":327200,"improvement":0,"taxableLand":327200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":327200,"taxable":327200,"land":327200,"improvement":0,"taxableLand":327200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":327200,"taxable":327200,"land":327200,"improvement":0,"taxableLand":327200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":327200,"taxable":327200,"land":327200,"improvement":0,"taxableLand":327200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":327200,"taxable":327200,"land":327200,"improvement":0,"taxableLand":327200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":327200,"taxable":327200,"land":327200,"improvement":0,"taxableLand":327200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":327200,"taxable":327200,"land":327200,"improvement":0,"taxableLand":327200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":1022300,"taxable":1022300,"land":1022300,"improvement":0,"taxableLand":1022300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0}],"taxNow":4580,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"216157","date":"2009-05-18","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2009-05-18","scope":"COMPLETE DEMOLITION OF THREE STORY STRUCTURE TO CREATE A VACANT LOT."},{"number":"216162","date":"2009-05-18","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2009-11-27","scope":"COMPLETE DEMOLITION"},{"number":"306352","date":"2011-02-25","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2011-02-25","scope":"RELOCATION OF LOT LINES"},{"number":"326373","date":"2011-02-25","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2011-02-25","scope":"RELOCATION OF LOT LINES"},{"number":"326374","date":"2011-02-25","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2011-02-25","scope":"RELOCATION OF LOT LINES"},{"number":"326375","date":"2011-02-25","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2011-02-25","scope":"RELOCATION OF LOT LINES"},{"number":"326376","date":"2011-02-25","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2011-02-25","scope":"RELOCATION OF LOT LINES"},{"number":"326377","date":"2011-02-25","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2011-02-25","scope":"RELOCATION OF LOT LINES"},{"number":"326378","date":"2011-02-25","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2011-02-25","scope":"RELOCATION OF LOT LINES"},{"number":"326379","date":"2011-05-09","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2011-05-09","scope":"NEW PARKING LOT"},{"number":"328526","date":"2011-05-18","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2012-04-14","scope":"PARKING LOT STRIPING, LANDSCAPING, INSTALL PERMITER GATES WITHIN PROPERTY LINES."},{"number":"796442","date":"2017-11-06","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2017-11-06","scope":"FOR USE AS NON-ACCESSORY SURFACE PARKING WITH TWENTY-FIVE (25) SPACES INCLUDING ONE (1) VAN ACCESSIBLE SPACE. SIZE AND LOCATION AS SHOWN IN APPLICATION."},{"number":"804057","date":"2017-12-08","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-08-14","scope":"INSTALL 100AMP SERVICE ON EXISTING POLE IN EMT CONDUIT 100AMP PANEL.INSTALL TWO GROUND RODS.INSTALL 1 OUTLET UNDER NEME3R PANEL OUTLET WILL BE GFCI TEMPER RESISTENET AND WEATHER PROFF.INTSTALL TWO LED LIGHTS ABOVE PANEL FOR PARKING LIGHITNG PER 2008 NEC (PARKING LOT)"},{"number":"ZP-2022-012593","date":"2023-06-07","work":"Parking Only","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"PERMIT FOR USE AS NON-ACCESSORY SURFACE PARKING WITH TWENTY-FIVE (25) SPACES INCLUDING ONE (1) VAN ACCESSIBLE SPACE, SIZE AND LOCATION AS SHOWN ON THE PLANS."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2011,"k":"permit","w":"Major alteration"},{"y":2011,"k":"viol","w":"L&I violation"},{"y":2011,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2012,"k":"appeal","w":"Appeal withdrawn"},{"y":2012,"k":"insp","w":"Inspection passed"},{"y":2017,"k":"viol","w":"L&I violation"},{"y":2017,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2017,"k":"appeal","w":"Appeal granted"},{"y":2017,"k":"permit","w":"Use"},{"y":2017,"k":"permit","w":"Electrical"},{"y":2023,"k":"permit","w":"Parking Only"},{"y":2023,"k":"appeal","w":"Appeal granted with conditions"}],"rented":false,"licenses":[{"number":"200908","type":"Food Preparing and Serving","status":"Inactive","businessName":"SOUTH VALLEY INN INC","legalName":"SOUTH VALLEY INN INC","address":"617-29 S 15TH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2004-05-06","latestIssueDate":"2008-05-13","expirationDate":"2009-04-30","inactiveDate":"2012-12-22"},{"number":"562029","type":"Public Garage / Parking Lot","status":"Inactive","businessName":"DOMENICO SIRAVO","legalName":"DOMENICO SIRAVO","address":"617-29 S 15TH ST","revenueCode":"3371","rentalCategory":null,"units":null,"issuedDate":"2012-05-02","latestIssueDate":"2022-02-11","expirationDate":"2022-12-31","inactiveDate":"2023-03-01"},{"number":"934689","type":"Public Garage / Parking Lot","status":"Active","businessName":"Siravo and Sons Real Estate Management","legalName":"Siravo and Sons Real Estate Management","address":"617-29 S 15TH ST","revenueCode":"3371","rentalCategory":null,"units":null,"issuedDate":"2023-10-03","latestIssueDate":"2025-09-30","expirationDate":"2026-10-02","inactiveDate":null}],"licenseActivity":[{"number":"934689","type":"Public Garage / Parking Lot","businessName":"Siravo and Sons Real Estate Management","legalName":"Siravo and Sons Real Estate Management","issuedDate":"2023-10-03","latestIssueDate":"2025-09-30","closureDate":null,"expirationDate":"2026-10-02","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"562029","type":"Public Garage / Parking Lot","businessName":"DOMENICO SIRAVO","legalName":"DOMENICO SIRAVO","issuedDate":"2012-05-02","latestIssueDate":"2022-02-11","closureDate":"2023-03-01","expirationDate":"2022-12-31","inactiveDate":"2023-03-01","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"200908","type":"Food Preparing and Serving","businessName":"SOUTH VALLEY INN INC","legalName":"SOUTH VALLEY INN INC","issuedDate":"2004-05-06","latestIssueDate":"2008-05-13","closureDate":"2012-12-22","expirationDate":"2009-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","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":["1 permit event since 2023","1 zoning/board appeal since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 212% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $327,200 to $1,022,300","no permit shown in 2026-2028"],"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 #14039: CLOSED · Granted with conditions; related permit 306352. Use permit #216157: COMPLETED. The history also contains “PERM Z- NEW 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"5 failed, 3 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Dec 13, 2017.","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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Preparing and Serving #200908: Inactive since Dec 22, 2012; Public Garage / Parking Lot #562029: Inactive since Mar 1, 2023","why":"A license record proves the licensed activity existed at that time. An inactive or expired license does not establish that the business still operates—or that it may legally reopen under the same use.","action":"If business income matters, verify the current tenant, use registration, and active license in eCLIPSE.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/licenses/business-licenses/"},{"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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 5 historical violations across 3 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/"}],"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/"}]}