{"asOf":"2026-07-24T06:16:55.310Z","block":"2500-2599 SOUTH ST","blockUrl":"https://philadelphia.blockreport.homes/block/2500-2599-south-st","address":"2522 SOUTH ST","parcelNumber":"302005802","source":"https://property.phila.gov/?p=302005802","ownerType":"owner-occupied","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O50","buildingCodeNew":"25","buildingClass":"ROW 3 STY MASONRY","buildingClassNew":"ROW MODERN","useLabel":"Multi-family","owner":"DEFINO ANDREW","coOwner":"DEFINO MEGHAN","marketValue":1419100,"landAssessment":283820,"improvementAssessment":1135280,"livableArea":4994,"yearBuilt":1915,"lastSale":{"price":1,"date":"2022-03-11T05:00:00Z"},"openViolations":0,"violations":[{"number":"229313879","date":"2017-05-01","code":"PM15-304.7","title":"EXTERIOR STRUCT ROOF DRAINAGE","status":"COMPLIED","resolutionDate":"2021-03-01","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"229314386","date":"2019-03-13","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2020-11-27","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"229314385","date":"2019-03-13","code":"A-304.2/2","title":"SPEC INSP- NOT COMPLIED WITH","status":"COMPLIED","resolutionDate":"2020-11-27","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2020-015049","date":"2020-07-02","code":"A-302.10/3","title":"WORK OUTSIDE OF SCOPE","status":"COMPLIED","resolutionDate":"2020-12-28","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"581401","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":null,"status":"CLOSED","createdDate":"2017-05-01","completedDate":"2021-03-02","violations":[{"number":"229313879","date":"2017-05-01","code":"PM15-304.7","title":"EXTERIOR STRUCT ROOF DRAINAGE","status":"COMPLIED","resolutionDate":"2021-03-01","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"676203","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING","status":"CLOSED","createdDate":"2019-03-13","completedDate":"2020-11-27","violations":[{"number":"229314386","date":"2019-03-13","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2020-11-27","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"229314385","date":"2019-03-13","code":"A-304.2/2","title":"SPEC INSP- NOT COMPLIED WITH","status":"COMPLIED","resolutionDate":"2020-11-27","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]},{"number":"CF-2020-033708","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2020-07-02","completedDate":"2022-02-12","violations":[{"number":"VI-2020-015049","date":"2020-07-02","code":"A-302.10/3","title":"WORK OUTSIDE OF SCOPE","status":"COMPLIED","resolutionDate":"2020-12-28","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2017,"n":1,"worst":null},{"y":2019,"n":2,"worst":null},{"y":2020,"n":1,"worst":null}],"investigations":[{"caseNumber":"CF-2020-033708","date":"2020-07-02","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-033708","date":"2020-08-06","type":null,"status":"FAILED"},{"caseNumber":"676203","date":"2020-08-24","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-033708","date":"2020-09-18","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-033708","date":"2020-10-23","type":null,"status":"FAILED"},{"caseNumber":"676203","date":"2020-11-27","type":null,"status":"PASSED"},{"caseNumber":"581401","date":"2021-03-02","type":null,"status":"PASSED"},{"caseNumber":"CF-2020-033708","date":"2022-02-02","type":null,"status":"PASSED"}],"inspYears":[{"y":2020,"fails":5,"passes":1},{"y":2021,"fails":0,"passes":1},{"y":2022,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.94561282692758,"lng":-75.18250759256848,"geom":{"type":"Polygon","coordinates":[[[-75.182434299,39.945684303],[-75.182468238,39.945527244],[-75.182580885,39.945541349],[-75.182546947,39.94569841],[-75.182434299,39.945684303]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":false,"permits":true,"licenses":true},"zip":"19146","beds":6,"baths":5,"stories":3,"lotArea":1856,"zoning":"RM1","grade":null,"basement":"A","heater":"A","centralAir":true,"extCond":"2","intCond":"2","garage":1,"homestead":false,"mail":"2522 SOUTH ST, PHILADELPHIA PA, 19146","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2022,"v":1150000,"taxable":1150000,"land":327750,"improvement":822250,"taxableLand":327750,"taxableImprovement":822250,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":1150000,"taxable":1150000,"land":230000,"improvement":920000,"taxableLand":230000,"taxableImprovement":920000,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":1150000,"taxable":1150000,"land":230000,"improvement":920000,"taxableLand":230000,"taxableImprovement":920000,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":1276500,"taxable":751060,"land":255300,"improvement":1021200,"taxableLand":255300,"taxableImprovement":495760,"exemptLand":0,"exemptImprovement":525440},{"y":2026,"v":1276500,"taxable":751060,"land":255300,"improvement":1021200,"taxableLand":255300,"taxableImprovement":495760,"exemptLand":0,"exemptImprovement":525440},{"y":2027,"v":1419100,"taxable":834962,"land":283820,"improvement":1135280,"taxableLand":283820,"taxableImprovement":551142,"exemptLand":0,"exemptImprovement":584138}],"taxNow":10513,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"893345","date":"2018-08-24","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Expired","completedDate":"2023-04-05","scope":"BASEMENT UNDERPINNING AND NEW SLAB, REAR ONE-STORY PORTION UNDERPINNING AND NEW SLAB, REPLACEMENT OF WINDOWS AND LINTELS AND NEW BASEMENT EGRESS WELLS TO A SINGLE-FAMILY DWELLING AS PER PLANS."},{"number":"891672","date":"2018-08-24","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Expired","completedDate":"2023-04-05","scope":"BASEMENT UNDERPINNING AND NEW SLAB, REAR ONE-STORY PORTION UNDERPINNING AND NEW SLAB, REPLACEMENT OF WINDOWS AND LINTELS AND NEW BASEMENT EGRESS WELLS TO A SINGLE-FAMILY DWELLING AS PER PLANS."},{"number":"930975","date":"2019-01-08","work":"Amend for conversion","type":"Administrative","description":"Administrative Permit","status":"Completed","completedDate":"2022-01-10","scope":"AMEND PERMIT #893345 THE PROPOSED REPLACEMENT WINDOWS TO THE FRONT FACADE HAVE CHANGED IN SIZE"},{"number":"930976","date":"2019-01-08","work":"Amend for conversion","type":"Administrative","description":"Administrative Permit","status":"Completed","completedDate":"2022-01-10","scope":"AMEND PERMIT #891672 THE PROPOSED EGRESS WELL LOCATIONS AND SIZE HAVE CHANGED."},{"number":"1008644","date":"2019-10-17","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-06-11","scope":"FOR THE CONSTRUCTION OF THIRD STORY REAR ADDITION AND PILOTHOUSE WITH ROOF DECK, AND ALTERATIONS THROUGHOUT TO CREATE A THREE (3) FAMILY DWELLING, AS PER APPROVED PLANS. **BUILDING TO BE SPRINKLERED PER NFPA 13 DUE TO MAX. AREA OF EXTERIOR WALL OPENINGS**"},{"number":"1037508","date":"2020-01-09","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2024-06-11","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13 THROUGHOUT THE BUILDING TO INCLUDE 2\" MAIN FIRE SERVICE LINE WITH 2-1/2\" AMES 2000SS BACKFLOW PREVENTION ASSEMBLY AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"1051691-RI","date":"2020-02-21","work":"Rough-In","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-06-17","scope":"INSTALL NEW FIRE ALARM SYSTEM ACCORDANCE TO PLAN. WIRE UP PLACES TO INCLUDE RECEPTACLES, SWITCHES, LIGHTS TO PLAN 400AMP SEVICE WITH 1200 AMP, 2 150AMP, 1 60AMP FOR HOUSE PANEL PER NFPA 72 AND 2014 NEC (SOUTH DIST) INSTALL NEW FIRE ALARM SYSTEM ACCORDANCE TO PLAN. WIRE UP PLACES TO INCLUDE RECEPTACLES, SWITCHES, LIGHTS TO PLAN 400AMP SEVICE WITH 1200 AMP, 2 150AMP, 1 60AMP FOR HOUSE PANEL PER NFPA 72 AND 2014 NEC (SOUTH DIST)"},{"number":"1055006","date":"2020-03-04","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-04-05","scope":"INSTALL THREE SYSTEMS,ONE 110K BTU GAS FURNACE IN BASEMENT, ONE 110K BTU GAS FURNACE ON 2ND FL AND ONE SYSTEM ON 3RD FL 110K GAS FURNCE ALL SYSTEMS ARE 98%, TWO 16 SEER 3.5 TON CONDENSER IN YARD AND ONE 16 SEER 5 TON CONDENSER"},{"number":"1056542","date":"2020-03-11","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2020-05-08","scope":"31 PLUMBING FIXTURES WITH PIPING FOR THE RENOVATION OF 3 STORY 3 FAMILY DWELLING"},{"number":"1051691","date":"2020-06-17","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-12-21","scope":"INSTALL NEW FIRE ALARM SYSTEM ACCORDANCE TO PLAN. WIRE UP PLACES TO INCLUDE RECEPTACLES, SWITCHES, LIGHTS TO PLAN 400AMP SEVICE WITH 1200 AMP, 2 150AMP, 1 60AMP FOR HOUSE PANEL PER NFPA 72 AND 2014 NEC (SOUTH DIST) INSTALL NEW FIRE ALARM SYSTEM ACCORDANCE TO PLAN. WIRE UP PLACES TO INCLUDE RECEPTACLES, SWITCHES, LIGHTS TO PLAN 400AMP SEVICE WITH 1200 AMP, 2 150AMP, 1 60AMP FOR HOUSE PANEL PER NFPA 72 AND 2014 NEC (SOUTH DIST)"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2019,"k":"permit","w":"Amend for conversion"},{"y":2019,"k":"viol","w":"2 L&I violations"},{"y":2019,"k":"permit","w":"Addition and/or Alteration"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"Rough-In"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"Alterations"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"viol","w":"L&I violation"},{"y":2020,"k":"insp","w":"L&I: 5 failed, 1 passed"},{"y":2021,"k":"insp","w":"Inspection passed"},{"y":2022,"k":"insp","w":"Inspection passed"}],"rented":false,"licenses":[{"number":"0960989","type":"Rental","status":"Inactive","businessName":"Andrew DeFino","legalName":"Andrew DeFino","address":"2522 SOUTH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2024-09-11","latestIssueDate":"2024-09-11","expirationDate":"2025-09-10","inactiveDate":"2025-11-09"}],"licenseActivity":[{"number":"0960989","type":"Rental","businessName":"Andrew DeFino","legalName":"Andrew DeFino","issuedDate":"2024-09-11","latestIssueDate":"2024-09-11","closureDate":"2025-11-09","expirationDate":"2025-09-10","inactiveDate":"2025-11-09","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"The record identifies more than one dwelling/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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"2 permits not marked completed: 893345 (Expired), 891672 (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-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as multi-family; no active Rental License row matched.","why":"A multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.","action":"Confirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"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 Feb 2, 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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"4 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.","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":"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 4 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/"},{"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"}]}