{"asOf":"2026-07-26T03:51:59.457Z","block":"2600-2699 EMERALD ST","blockUrl":"https://philadelphia.blockreport.homes/block/2600-2699-emerald-st","address":"2620 EMERALD ST","parcelNumber":"311073800","source":"https://property.phila.gov/?p=311073800","ownerType":"owner-occupied","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"SR","buildingCodeNew":"25","buildingClass":"VACANT LAND RESIDE < ACRE","buildingClassNew":"ROW MODERN","useLabel":"House","owner":"GENTRY NATE","coOwner":"TEMNIKOV MIKHAIL","marketValue":493800,"landAssessment":98760,"improvementAssessment":395040,"livableArea":2227,"yearBuilt":2021,"lastSale":{"price":550000,"date":"2023-08-22T04:00:00Z"},"openViolations":0,"violations":[{"number":"1639523","date":"2010-04-07","code":"PM-306.0/2","title":"VACANT LOT STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1639522","date":"2010-04-07","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4981539","date":"2019-02-11","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4981538","date":"2019-02-11","code":"A-302.10/4","title":"PERMB- REV ALTERAT NOT IN ORIG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4981540","date":"2019-02-11","code":"A-504.1/2","title":"SWO- CONTRARY TO GOOD PRACTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4981537","date":"2019-02-11","code":"A-302.10/2","title":"PERMB- WORK NOT SAME AS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5144642","date":"2019-08-13","code":"A-104.1/5","title":"DEBRIS REMOVE - 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SIZE AND LOCATION AS SHOWN ON PLANS AND APPLICATION. FOR USE AS SINGLE FAMILY HOUSEHOLD LIVING."},{"number":"917671","date":"2018-12-13","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2020-02-28","scope":"FOR THE ERECTION OF A THREE STORY ATTACHED BUILDING WITH ROOF DECK AND PILOTHOUSE AS PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKELRED IN ACCORDANCE WITH NFPA 13D AT MINIMUM. FOR ISSUANCE OF CERTIFICATE OF OCCUPANCY."},{"number":"943793","date":"2019-02-12","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2020-02-28","scope":"FOR THE INSTALLATION OF A NFPA 13D SYSTEM FOR A SINGLE FAMILY DWELLING. FIRE SUPPRESSION SYSTEM TO BE SERVICED BY A ONE INCH COMBINED FIRE SERVICE LINES WITH A WATER METER ASSEMBLY. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK.FIRE SUPPRESSION SYSTEM TO BE INSTALLED IN ACCORDANCE WITH NFPA 13D STANDARDS"},{"number":"949900","date":"2019-04-17","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-04-18","scope":"UNDERPINNING PIER"},{"number":"972054","date":"2019-05-01","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2020-02-10","scope":"INSTALL 1\" WATER LINE 5\" CURB TRAP 4\" MAIN DRAIN 4\" FAI INSTALL 15 FIXTURES AS PER 2004 PPC"},{"number":"987589","date":"2019-06-21","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2020-02-10","scope":"INSTALL ONE (2) HVAC SYSTEM WITH DUCT WORK (SFD).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":"997067","date":"2019-07-26","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2020-02-03","scope":"INSTALL 200AMP SERVICE, WIRE THROUGHOUT, ALSO OUTLETS, LIGHT FIXTURES, SWITCHES, GFCI'S, SMOKE AND CARBON DETECTORS AS PER 2014 NEC."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2010,"k":"viol","w":"2 L&I violations"},{"y":2017,"k":"land","p":45000},{"y":2017,"k":"permit","w":"Zoning/use"},{"y":2018,"k":"permit","w":"New construction"},{"y":2019,"k":"permit","w":"Suppression"},{"y":2019,"k":"permit","w":"Major alteration"},{"y":2019,"k":"permit","w":"Plumbing"},{"y":2019,"k":"permit","w":"Mechanical"},{"y":2019,"k":"viol","w":"10 L&I violations"},{"y":2019,"k":"permit","w":"Electrical"},{"y":2019,"k":"insp","w":"L&I: 3 failed, 2 passed"},{"y":2023,"k":"sale","p":550000}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 371% in 2026, but no matching permit appears in the property timeline.","evidence":["assessment moved from $116,800 to $550,000","no permit shown in 2025-2027"],"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":"Use permit #819025: 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"3 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Sep 25, 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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 12 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/"}],"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.","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"}]}