{"asOf":"2026-07-26T16:23:13.196Z","block":"1000-1099 DORRANCE ST","blockUrl":"https://philadelphia.blockreport.homes/block/1000-1099-dorrance-st","address":"1040 DORRANCE ST","parcelNumber":"301382900","source":"https://property.phila.gov/?p=301382900","ownerType":"owner-occupied","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O30","buildingCodeNew":"25","buildingClass":"ROW 2 STY MASONRY","buildingClassNew":"ROW MODERN","useLabel":"House","owner":"HOEPP MICHAEL","coOwner":"MONTE ALBERT","marketValue":710500,"landAssessment":142100,"improvementAssessment":568400,"livableArea":1706,"yearBuilt":1920,"lastSale":{"price":701000,"date":"2023-10-27T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.9391434690878,"lng":-75.17426456084941,"geom":{"type":"Polygon","coordinates":[[[-75.174172492,39.939150977],[-75.174180814,39.939113083],[-75.17435663,39.939135961],[-75.174348308,39.939173855],[-75.174172492,39.939150977]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":3,"baths":3,"stories":2,"lotArea":700,"zoning":"RSA5","grade":"C","basement":"A","heater":"A","centralAir":true,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"1040 DORRANCE ST, PHILADELPHIA PA, 19146","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF AN ADDITION ABOVE AN EXISTING BUILDING WITH ROOF DECK ACCESSED BY A ROOF DECK ACCESS STRUCTURE. FOR A SINGLE-FAMILY HOUSEHOLD LIVING. SIZE AND LOCATION AS PER PLANS","status":"OPEN","outcome":"HELD/INFO","date":"2020-01-21","number":"38590","relatedPermit":"997158"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":248600,"taxable":248600,"land":12670,"improvement":235930,"taxableLand":12670,"taxableImprovement":235930,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":248600,"taxable":248600,"land":66376,"improvement":182224,"taxableLand":66376,"taxableImprovement":182224,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":248600,"taxable":248600,"land":66376,"improvement":182224,"taxableLand":66376,"taxableImprovement":182224,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":300500,"taxable":300500,"land":80200,"improvement":220300,"taxableLand":80200,"taxableImprovement":220300,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":293700,"taxable":293700,"land":78385,"improvement":215315,"taxableLand":78385,"taxableImprovement":215315,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":293700,"taxable":293700,"land":78385,"improvement":215315,"taxableLand":78385,"taxableImprovement":215315,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":293700,"taxable":293700,"land":78385,"improvement":215315,"taxableLand":78385,"taxableImprovement":215315,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":293700,"taxable":293700,"land":58700,"improvement":235000,"taxableLand":58700,"taxableImprovement":235000,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":678000,"taxable":296500,"land":135600,"improvement":542400,"taxableLand":135600,"taxableImprovement":160900,"exemptLand":0,"exemptImprovement":381500},{"y":2025,"v":678000,"taxable":296500,"land":135600,"improvement":542400,"taxableLand":135600,"taxableImprovement":160900,"exemptLand":0,"exemptImprovement":381500},{"y":2026,"v":678000,"taxable":296500,"land":135600,"improvement":542400,"taxableLand":135600,"taxableImprovement":160900,"exemptLand":0,"exemptImprovement":381500},{"y":2027,"v":710500,"taxable":310713,"land":142100,"improvement":568400,"taxableLand":142100,"taxableImprovement":168613,"exemptLand":0,"exemptImprovement":399787}],"taxNow":4150,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"200239","date":"2009-02-09","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2009-02-11","scope":"REPLACE 5X4 CURB TRAP AND REPLACING 10' OF 4\" MAIN IN HOUSE AND INSTALLING NEW 3/4\" WATER DISTRIBUTION PIPE"},{"number":"997158","date":"2020-09-02","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":"2020-05-11","scope":"AMENDMMENT: TO DOCUMENT THE CHANGE IN ROOF DECK ACCESS STRUCTURE. FOR THE ERECTION OF AN ADDITION ABOVE AN EXISTING ATTACHED STRUCTURE WITH ROOF DECK ACCESSED BY A ROOF DECK ACCESS STRUCTURE. FOR A SINGLE FAMILY HOUSEHOLD LIVING. SIZE AND LOCATION AS PER PLANS."},{"number":"RP-2020-002518","date":"2021-08-04","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2023-05-02","scope":"RENOVATE ENTIRE TWO-STORY SINGLE FAMILY DWELLING AND ADD NEW 3RD STORY AND PILOT HOUSE AND ROOF DECK"},{"number":"GM-2021-014332","date":"2021-12-28","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2022-01-07","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."},{"number":"PP-2022-008066","date":"2022-05-24","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-05-01","scope":"Installation of 3 full bathrooms, kitchen sink , laundry , water heater AS PER PPC 2018"},{"number":"MP-2022-003066","date":"2022-07-19","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-05-01","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES - For the installation of New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans. EACH HVAC UNIT TO BE SELF-CONTAINED WITHIN EACH DWELLING UNIT. NO PENETRATIONS OF RATED ASSEMBLIES. (2 Self Contained Units, Ductwork, (2) 40,000 BTU 96% Efficiency Gas Furnace, (2) 2 ton AC units, (2) 2 ton Coils)."},{"number":"EP-2022-006718","date":"2022-08-09","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-04-24","scope":"Full electrical rewire as per Local amendments and NEC 2014 codes. New wiring for receptacle switches and recessed lighting. New 200 amp service."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2009,"k":"permit","w":"Plumbing"},{"y":2020,"k":"appeal","w":"Appeal held/info"},{"y":2020,"k":"permit","w":"New construction, addition, GFA change"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Interior Non-Load-Bearing Wall Demo."},{"y":2022,"k":"permit","w":"New Construction or Additions"},{"y":2022,"k":"permit","w":"Addition and/or Alterations"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"sale","p":701000}],"rented":false,"licenses":[{"number":"258246","type":"Rental","status":"Inactive","businessName":"SABRINA G HARRIS","legalName":"SABRINA G HARRIS","address":"1040 DORRANCE ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2002-03-07","latestIssueDate":"2002-03-07","expirationDate":"2003-02-28","inactiveDate":"2012-12-22"}],"licenseActivity":[{"number":"258246","type":"Rental","businessName":"SABRINA G HARRIS","legalName":"SABRINA G HARRIS","issuedDate":"2002-03-07","latestIssueDate":"2002-03-07","closureDate":"2012-12-22","expirationDate":"2003-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 131% in 2024, but no matching permit appears in the property timeline.","evidence":["assessment moved from $293,700 to $678,000","no permit shown in 2023-2025"],"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 #38590: OPEN · HELD/INFO; related permit 997158.","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":"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/"}],"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"}]}