{"asOf":"2026-07-31T23:11:09.264Z","block":"2400-2499 KENSINGTON AVE","blockUrl":"https://philadelphia.blockreport.homes/block/2400-2499-kensington-ave","address":"2422 KENSINGTON AVE","parcelNumber":"311038000","source":"https://property.phila.gov/?p=311038000","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"U50","buildingCodeNew":"22","buildingClass":"ROW CONV/APT 3 STY MASON","buildingClassNew":"ROW TYPICAL","useLabel":"Apartment building","owner":"BANTON ENTERPRISES LLC","coOwner":null,"marketValue":207400,"landAssessment":41480,"improvementAssessment":165920,"livableArea":2416,"yearBuilt":1875,"lastSale":{"price":250000,"date":"2016-09-09T04:00:00Z"},"openViolations":0,"violations":[{"number":"4857531","date":"2018-04-04","code":"9-3902 (1)","title":"ONE AND TWO FAMILY 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(R3)","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2018-11-07","underAppeal":false,"noticeUrl":null}]},{"number":"673263","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2019-02-09","completedDate":null,"noticeUrl":null,"violations":[{"number":"5066297","date":"2019-02-08","code":"A-301.1/66","title":"PERMZ- OR REMOVE ADVERTISING","status":"ERROR","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2019-06-21","underAppeal":false,"noticeUrl":null},{"number":"5066296","date":"2019-02-08","code":"9-3902 (1)","title":"ONE AND TWO FAMILY (R3)","status":"ERROR","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2019-06-21","underAppeal":false,"noticeUrl":null},{"number":"5066299","date":"2019-02-08","code":"FC-13-915.1","title":"FIRE ALARM 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INSP","status":"FAILED"},{"caseNumber":"662763","date":"2019-02-08","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"673263","date":"2019-04-17","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"673263","date":"2019-06-07","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"673263","date":"2019-06-21","type":"PRECOURT","status":"PASSED"},{"caseNumber":"693055","date":"2019-06-21","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"693055","date":"2019-06-28","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"712982","date":"2019-10-24","type":"HCEU INSP","status":"PASSED"}],"inspYears":[{"y":2018,"fails":3,"passes":0},{"y":2019,"fails":3,"passes":2}],"taxOwed":1496.64,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":1496.64,"principalDue":1056.43,"penaltyDue":94.09,"interestDue":169.96,"otherChargesDue":176.16,"yearsOwed":1,"oldestYearOwed":2020,"mostRecentYearOwed":2020,"mostRecentPaymentDate":"2021-12-14","assessmentYear":2022,"totalAssessment":86900,"taxableAssessment":86900,"exemptAbatementAssessment":0,"homesteadValue":0,"netTaxAfterHomestead":1216.43,"actionableAtSnapshot":false,"paymentAgreementAtSnapshot":true,"bankruptcyAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98690969840138,"lng":-75.13126555838616,"geom":{"type":"Polygon","coordinates":[[[-75.131209663,39.986811122],[-75.131362641,39.98697475],[-75.131328302,39.987014766],[-75.131162459,39.98683695],[-75.131209663,39.986811122]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2023-007836","type":"Fire Alarm Certification","inspectionDate":"2023-03-24","result":"Certified","expirationDate":"2024-03-24","buildingId":"1061627"},{"number":"BC-2025-029327","type":"Fire Alarm Certification","inspectionDate":"2025-11-05","result":"Certified","expirationDate":"2026-11-05","buildingId":"1061627"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19125","beds":null,"baths":null,"stories":3,"lotArea":1285,"zoning":"CMX2","grade":"C+","basement":"D","heater":"H","centralAir":null,"extCond":"5","intCond":"5","garage":null,"homestead":false,"mail":"356 W BRIDGE ST, NEW HOPE PA, 18938","mailOut":true,"appeals":[{"type":"RB_LIRB","grounds":"FILING PROPER PAPER WORK.","status":"OPEN","outcome":"MOOT","date":"2019-07-23","number":"37862","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":85200,"taxable":85200,"land":4662,"improvement":80538,"taxableLand":4662,"taxableImprovement":80538,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":85200,"taxable":85200,"land":28116,"improvement":57084,"taxableLand":28116,"taxableImprovement":57084,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":85200,"taxable":85200,"land":28116,"improvement":57084,"taxableLand":28116,"taxableImprovement":57084,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":95100,"taxable":95100,"land":31383,"improvement":63717,"taxableLand":31383,"taxableImprovement":63717,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":86900,"taxable":86900,"land":28677,"improvement":58223,"taxableLand":28677,"taxableImprovement":58223,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":86900,"taxable":86900,"land":28677,"improvement":58223,"taxableLand":28677,"taxableImprovement":58223,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":86900,"taxable":86900,"land":28677,"improvement":58223,"taxableLand":28677,"taxableImprovement":58223,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":86900,"taxable":86900,"land":17300,"improvement":69600,"taxableLand":17300,"taxableImprovement":69600,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":86900,"taxable":86900,"land":17300,"improvement":69600,"taxableLand":17300,"taxableImprovement":69600,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":187500,"taxable":187500,"land":37500,"improvement":150000,"taxableLand":37500,"taxableImprovement":150000,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":187500,"taxable":187500,"land":37500,"improvement":150000,"taxableLand":37500,"taxableImprovement":150000,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":207400,"taxable":207400,"land":41480,"improvement":165920,"taxableLand":41480,"taxableImprovement":165920,"exemptLand":0,"exemptImprovement":0}],"taxNow":2625,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"496441","date":"2013-09-24","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"EXPIRED","completedDate":null,"scope":"1500 SQUARE FEET, INTERIOR DEMOLITION OF NON LOAD BEARING WALLS AND CEILINGS ONLY. NO OTHER WORK ALLOWED UNDER THIS PERMIT. NO STRUCTURAL CHANGES. MUST MAINTAIN ALL CODE REQUIRED FIRE RATING ON WALL AND FLOOR/CEILING ASSEMBLIES. THREE SETS OF PLANS DRAWN TO PROFESSIONAL QUALITY ARE TO BE SUBMITTED FOR REVIEW AND APPROVAL BY THE DEPARTMENT BEFORE WORK ON RENOVATION STARTS. CONTACT STREETS DEPARTMENT FOR DUMPSTER PERMIT AND FOOTWAY CLOSURE PERMITS."},{"number":"534226","date":"2014-11-19","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2015-07-14","scope":"FOR PRESCRIPTIVE ALTERATIONS FOR ERECTION OF EXTERIOR WALL/STOREFRONT OF FIRE-RETARDANT TREATED LIGHT-FRAME WOOD CONSTRUCTION W. STUCCO FINISH AT 1ST FLOOR FRONTAGE OF AN EXISTING THREE (3) STORY ABOVE GRADE PLANE, W. BASEMENT, MIXED-USE TWO (2) FAMILY BUILDING."},{"number":"994957","date":"2019-07-19","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2019-07-19","scope":"MEDITATION AND YOGA INSTRUCTION ON THE FIRST FLOOR OF AN EXISTING"},{"number":"ZP-2025-005284","date":"2025-06-03","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Personal Services"},{"number":"CP-2025-002251","date":"2025-08-29","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-11-22","scope":"FOR LEVEL II ALTERATION WITHOUT CHANGE OF OCCUPANCY CLASSIFICATION TO CREATE A PERSONAL SERVICES (MEDITATION-YOGA INSTRUCTION) ON THE 1ST FLOOR OF AN EXISTING STRUCTURE AS PER APPROVED PLANS. BUILDING IS NOT SPRINKLERED. SEPARATE PERMITS REQUIRED FOR MEP WORK."},{"number":"PP-2025-012853","date":"2025-10-03","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-11-21","scope":"New water lines and drain lines for (2) Toilets (1)Kitchen Sink (2)Showers (2) Lav's connecting into existing water lines and drain lines in basement . Replace 15ft section of pvc piping to cast iron piping to meet code."}],"storyTag":"Renovated & sold on","storyDelta":249,"timeline":[{"y":2013,"k":"permit","w":"Demolition"},{"y":2014,"k":"permit","w":"Major alteration"},{"y":2016,"k":"sale","p":250000},{"y":2018,"k":"viol","w":"L&I violation"},{"y":2018,"k":"insp","w":"Inspection failed ×3"},{"y":2019,"k":"viol","w":"14 L&I violations"},{"y":2019,"k":"permit","w":"Use"},{"y":2019,"k":"appeal","w":"Appeal moot"},{"y":2019,"k":"insp","w":"L&I: 3 failed, 2 passed"},{"y":2025,"k":"permit","w":"Change of Use"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Alterations"}],"rented":false,"licenses":[{"number":"249147","type":"Rental","status":"Inactive","businessName":"GRECO JOSEPHINE","legalName":"GRECO JOSEPHINE","address":"2422 KENSINGTON AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2001-04-05","latestIssueDate":"2001-04-05","expirationDate":"2002-02-28","inactiveDate":"2012-12-22"}],"licenseActivity":[{"number":"249147","type":"Rental","businessName":"GRECO JOSEPHINE","legalName":"GRECO JOSEPHINE","issuedDate":"2001-04-05","latestIssueDate":"2001-04-05","closureDate":"2012-12-22","expirationDate":"2002-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-30","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":["3 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #994957: COMPLETED. The history also contains “CO- NEW USE OCCUPIED PRE-CO.”","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":"1 permit not marked completed: 496441 (EXPIRED).","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":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$1,496.64 was recorded in the City’s 2022-06 delinquency snapshot for 2020.","why":"That is historical evidence, not today’s amount due. A current exemption, payment, credit, or assistance agreement can coexist with an older snapshot row.","action":"Check period balances and request a dated Property Payoff statement for settlement.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"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":"6 failed, 2 passed, and 5 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Oct 24, 2019.","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":"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 15 historical violations across 4 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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Nov 5, 2026","why":"Fire-protection certifications apply to the named system and inspection period only; they are not a whole-building safety certificate. Philadelphia generally requires annual sprinkler, standpipe, fire-alarm, special-hazard, and emergency-power inspections where those systems exist.","action":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"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"}]}