{"asOf":"2026-07-26T23:23:15.595Z","block":"2600-2699 COLLINS ST","blockUrl":"https://philadelphia.blockreport.homes/block/2600-2699-collins-st","address":"2653 COLLINS ST","parcelNumber":"311203610","source":"https://property.phila.gov/?p=311203610","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":"BERGER SHAWN","coOwner":null,"marketValue":441800,"landAssessment":88360,"improvementAssessment":353440,"livableArea":1350,"yearBuilt":2020,"lastSale":{"price":389000,"date":"2020-08-25T04:00:00Z"},"openViolations":0,"violations":[{"number":"5087452","date":"2019-06-25","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"978998","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"5087452","date":"2019-06-25","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2019,"n":1,"worst":null}],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98520435765813,"lng":-75.12212977214027,"geom":{"type":"Polygon","coordinates":[[[-75.122056443,39.985150232],[-75.122092017,39.985131915],[-75.12220314,39.985258804],[-75.122167821,39.985276871],[-75.122056443,39.985150232]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19125","beds":3,"baths":2,"stories":3,"lotArea":660,"zoning":"RSA5","grade":null,"basement":"A","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"2653 COLLINS ST, PHILADELPHIA PA, 19125","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2020,"v":92000,"taxable":92000,"land":92000,"improvement":0,"taxableLand":92000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":92000,"taxable":92000,"land":92000,"improvement":0,"taxableLand":92000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":92000,"taxable":92000,"land":92000,"improvement":0,"taxableLand":92000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":26000,"taxable":26000,"land":26000,"improvement":0,"taxableLand":26000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":26000,"taxable":26000,"land":26000,"improvement":0,"taxableLand":26000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":414700,"taxable":82900,"land":82900,"improvement":331800,"taxableLand":82900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":331800},{"y":2026,"v":414700,"taxable":82900,"land":82900,"improvement":331800,"taxableLand":82900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":331800},{"y":2027,"v":441800,"taxable":88360,"land":88360,"improvement":353440,"taxableLand":88360,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":353440}],"taxNow":1160,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"978998","date":"2019-06-13","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2020-07-22","scope":"PROPOSED 3-STORY SINGLE FAMILY RESIDENCE WITH CELLAR, PILOT HOUSE & ROOF DECK, SIZE & LOCATION PER PLANS. MAX HEIGHT FROM GRADE TO T.O. ROOF 38'-0\". MAX HEIGHT FROM T.O. ROOF TO T.O. PILOT HOUSE 10'-0\".- SEE APPLICATION 979008 FOR PLANS"},{"number":"978996","date":"2019-06-13","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2019-06-13","scope":"ERECTION OF AN ATTACHED STRUCTURE WITH ROOF ACCESS STRUCTURE USE AS SINGLE FAMILY HOUSEHOLD LIVING WITH ROOF DECK ABOVE THIRD FLOOR LEVEL ACCESSED BY PILOT HOUSE (SIZE AND LOCATION AS SHOWN ON PLANS)"},{"number":"1003951","date":"2019-08-23","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2020-07-22","scope":"INSTALLATION OF AN AUTOMATIC FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 13D THROUGHOUT NEW THREE STORY BUILDING TO INCLUDE NEW 1-INCH COMBINED LINE AS PER APPROVED PLANS. SEE A/P NO. 999196 FOR APPROVED PLANS."},{"number":"1005674","date":"2019-08-27","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2020-07-17","scope":"INSTALL (1) HVAC SYSTEM WITH DUCTWORK. (SFD)"},{"number":"1007615","date":"2019-09-04","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-09-17","scope":"NEW HOUSE DRAIN HOUSE TRAP FAI WATER DISTRIBUTION CENTER INTO BLDG AS PER 2004 PPC"},{"number":"1010039","date":"2019-09-12","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-07-22","scope":"INSTALL 200AMP SERVICE AND GROUND, WIRE THROUGHOUT,INSTALL 7 15AMP CIRCUITS, 7 20AMP CIRCUITS, OUTLETS, SWITCHES, LIGHT FIXTURES, 110 SMOKE DETECTORS. AS PER 2014 NEC."},{"number":"1030730","date":"2019-11-26","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2020-07-17","scope":"3 WATER CLOSETS, 3 LAVS, 1 BATHTUB, 1 SHOWER, 1 LAUNDRY, 1 KITCHEN SINK, DISHWASHER AND 1 HOT WATER HEATER.."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"Zoning/use"},{"y":2019,"k":"viol","w":"L&I violation"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"Plumbing"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"New Construction or Additions"},{"y":2020,"k":"sale","p":389000}],"rented":true,"licenses":[{"number":"911645","type":"Rental","status":"Active","businessName":"Shawn Berger","legalName":"Shawn Berger","address":"2653 COLLINS ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2022-11-30","latestIssueDate":"2025-11-11","expirationDate":"2026-11-29","inactiveDate":null}],"licenseActivity":[{"number":"911645","type":"Rental","businessName":"Shawn Berger","legalName":"Shawn Berger","issuedDate":"2022-11-30","latestIssueDate":"2025-11-11","closureDate":null,"expirationDate":"2026-11-29","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 1495% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $26,000 to $414,700","no permit shown in 2024-2026"],"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 #978996: 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":"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 1 historical violation across 1 case.","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"}]}