{"asOf":"2026-07-26T23:23:15.595Z","block":"2600-2699 COLLINS ST","blockUrl":"https://philadelphia.blockreport.homes/block/2600-2699-collins-st","address":"2608 COLLINS ST","parcelNumber":"311198501","source":"https://property.phila.gov/?p=311198501","ownerType":"owner-occupied","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O50","buildingCodeNew":"25","buildingClass":"ROW 3 STY MASONRY","buildingClassNew":"ROW MODERN","useLabel":"House","owner":"LUONG JOSEPHINE","coOwner":null,"marketValue":466500,"landAssessment":93300,"improvementAssessment":373200,"livableArea":1613,"yearBuilt":2017,"lastSale":{"price":385000,"date":"2017-10-26T04:00:00Z"},"openViolations":0,"violations":[{"number":"1390912","date":"2009-07-14","code":"PM-306.0/2","title":"VACANT LOT STANDARD","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"1390911","date":"2009-07-14","code":"CP-102","title":"LICENSE - VACANT LOT","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4126123","date":"2016-10-26","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4126124","date":"2016-10-26","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"206427","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2009-07-14","completedDate":null,"violations":[{"number":"1390912","date":"2009-07-14","code":"PM-306.0/2","title":"VACANT LOT STANDARD","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"1390911","date":"2009-07-14","code":"CP-102","title":"LICENSE - VACANT LOT","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"561271","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2016-10-26","completedDate":"2016-12-22","violations":[{"number":"4126123","date":"2016-10-26","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4126124","date":"2016-10-26","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2009,"n":2,"worst":null},{"y":2016,"n":2,"worst":null}],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98487455788021,"lng":-75.12328852777532,"geom":{"type":"Polygon","coordinates":[[[-75.123217157,39.984827867],[-75.123259256,39.984806198],[-75.123360035,39.984922086],[-75.123318202,39.98494281],[-75.123217157,39.984827867]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19125","beds":3,"baths":null,"stories":3,"lotArea":700,"zoning":"RSA5","grade":"C+","basement":"A","heater":"A","centralAir":true,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"2608 COLLINS ST, PHILADELPHIA PA, 19125","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":9900,"taxable":9900,"land":9900,"improvement":0,"taxableLand":9900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":22700,"taxable":22700,"land":22700,"improvement":0,"taxableLand":22700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":372400,"taxable":85652,"land":85652,"improvement":286748,"taxableLand":85652,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":286748},{"y":2019,"v":372400,"taxable":85652,"land":85652,"improvement":286748,"taxableLand":85652,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":286748},{"y":2020,"v":392400,"taxable":90181,"land":90181,"improvement":302219,"taxableLand":90181,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":302219},{"y":2021,"v":392400,"taxable":90181,"land":90181,"improvement":302219,"taxableLand":90181,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":302219},{"y":2022,"v":392400,"taxable":90181,"land":90181,"improvement":302219,"taxableLand":90181,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":302219},{"y":2023,"v":392400,"taxable":78400,"land":78400,"improvement":314000,"taxableLand":78400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":314000},{"y":2024,"v":392400,"taxable":78400,"land":78400,"improvement":314000,"taxableLand":78400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":314000},{"y":2025,"v":454700,"taxable":90900,"land":90900,"improvement":363800,"taxableLand":90900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":363800},{"y":2026,"v":454700,"taxable":90900,"land":90900,"improvement":363800,"taxableLand":90900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":363800},{"y":2027,"v":466500,"taxable":155500,"land":93300,"improvement":373200,"taxableLand":93300,"taxableImprovement":62200,"exemptLand":0,"exemptImprovement":311000}],"taxNow":1272,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"796267","date":"2017-07-25","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2017-07-25","scope":"NEW 3 STORY SFD UNIT WITH ROOF ACCESS STRUCTURE AND ROOF DECK SET BACK 5 FT, INTERMEDIATE LOT, BOUNDED BY 2 STORY AND 3 STORY BUILDINGS"},{"number":"796269","date":"2017-07-25","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2017-10-23","scope":"NEW CONSTRUCTION OF A THREE (3) STORY WOOD-FRAME BUILDING WITH CONTINUOUSLY SHEATHED EXTERIOR, RATED SIDE WALLS, ON REINFORCED CONCRETE FOOTINGS / BASEMENT FOUNDATION WALLS WITH REAR EGRESS WELL, ROOF DECK ACCESS STRUCTURE AND FIBERGLASS ROOF DECK ABOVE; FOR USE AS A SINGLE-FAMILY DWELLING THROUGHOUT. SEPARATE PERMITS REQUIRED FOR FIRE SUPPRESSION, MECHANICAL, ELECTRICAL AND PLUMBING SYSTEMS. **PROTECT R-O-W AND ADJACENT PROEPRTIES DURING ALL CONSTRUCTION ACTIVITY**"},{"number":"807722","date":"2017-08-11","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-10-19","scope":"WIRE THROUGHOUT NEW HOME- LIGHTS, SWITCHES, RECEPTACLES, TV, PHONE, INTERCONNECTED SMOKE AND /CO DETECTORS. INSTALL 200A ELECTRIC SERVICE WITH A 40- CIRCUIT PANEL... ALL WORK IN ACCORDANCE WITH 2008 NEC FOR A ONE FAMILY BUILDING (NEW CONSTRUCTION)"},{"number":"808112","date":"2017-08-14","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2017-10-23","scope":"COMPLETE (1) HVAC SYSTEM, 1 90K BTU FURNACE @ 90%, 2 1/2 TON A/C WITH ALL RELATED DUCTWORK."},{"number":"806092","date":"2017-09-07","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2017-10-23","scope":"INSTALLATION OF A FIRE SUPPRESSION SYSTEM. 1\" FEED MAIN, 1\" RISER, 1\" CROSS MAIN, 1\" BRANCH LINE."},{"number":"815191","date":"2017-09-11","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-09-13","scope":"INSTALL 5\" LATERAL,CURB TRAP,FAI AND 1\" RFSS WATER SERVICE PA20172510619(SFD)\"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"818418","date":"2017-09-22","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-10-23","scope":"INSTALLATION OF 3 WATER CLOSETS 4 LAVY SINKS, 2 BATHTUBS, 1 SHOWER, 1 LAUNDRY, 1 KITCHEN SINK, 1 DISHWASHER, 1 SEWAGE EJECTOR KIT (FEDERAL #VSAF-4F-1-4 - THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLYMBING CODE 2004"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2009,"k":"viol","w":"2 L&I violations"},{"y":2009,"k":"land","p":3500},{"y":2016,"k":"viol","w":"2 L&I violations"},{"y":2017,"k":"land","p":62500},{"y":2017,"k":"permit","w":"Zoning/use"},{"y":2017,"k":"permit","w":"New construction"},{"y":2017,"k":"permit","w":"Electrical"},{"y":2017,"k":"permit","w":"Mechanical"},{"y":2017,"k":"permit","w":"Suppression"},{"y":2017,"k":"permit","w":"Plumbing"},{"y":2017,"k":"permit","w":"Plumbing"},{"y":2017,"k":"sale","p":385000}],"rented":true,"licenses":[{"number":"486393","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"RYAN F GALLAHER","legalName":"RYAN F GALLAHER","address":"2608 COLLINS ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2009-10-26","latestIssueDate":"2011-04-21","expirationDate":"2012-02-29","inactiveDate":"2012-12-22"},{"number":"842718","type":"Rental","status":"Active","businessName":"Josephine Luong (Josephine Luong)","legalName":"Josephine Luong","address":"2608 COLLINS ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2020-05-29","latestIssueDate":"2026-05-29","expirationDate":"2027-05-28","inactiveDate":null}],"licenseActivity":[{"number":"842718","type":"Rental","businessName":"Josephine Luong (Josephine Luong)","legalName":"Josephine Luong","issuedDate":"2020-05-29","latestIssueDate":"2026-05-29","closureDate":null,"expirationDate":"2027-05-28","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"486393","type":"Vacant Residential Property / Lot","businessName":"RYAN F GALLAHER","legalName":"RYAN F GALLAHER","issuedDate":"2009-10-26","latestIssueDate":"2011-04-21","closureDate":"2012-12-22","expirationDate":"2012-02-29","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #796267: 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":"rental-license","level":"verify","title":"A rental license does not transfer with the deed","finding":"1 active Rental License record matched.","why":"If dwelling space is rented, the buyer must obtain a new annual Rental License; the seller’s license is not transferable. New applications require proof of ownership and legal occupancy, tax compliance, no open L&I violations, and lead compliance where applicable.","action":"Plan the buyer’s replacement license before settlement.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #486393: Inactive since Dec 22, 2012","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":"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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 4 historical violations across 2 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"}]}