{"asOf":"2026-07-25T13:45:02.010Z","block":"2700-2799 LIVINGSTON ST","blockUrl":"https://philadelphia.blockreport.homes/block/2700-2799-livingston-st","address":"2713 LIVINGSTON ST","parcelNumber":"312121700","source":"https://property.phila.gov/?p=312121700","ownerType":"vacant","kind":"vacant land","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"R30","buildingCodeNew":null,"buildingClass":"ROW B/GAR 2 STY MASONRY","buildingClassNew":null,"useLabel":"Vacant lot","owner":"TERRA FIRMA REDEVELOPMENT LLC","coOwner":null,"marketValue":124100,"landAssessment":124100,"improvementAssessment":0,"livableArea":null,"yearBuilt":null,"lastSale":{"price":420000,"date":"2021-03-21T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2025-028220","date":"2025-05-03","code":"A-302.8","title":"POSTING OF PERMITS \n","status":"SVN ISSUED","resolutionDate":"2025-05-03","resolution":"SVN ISSUED"},{"number":"VI-2025-028221","date":"2025-05-03","code":"A-104.1/5","title":"DEBRIS REMOVE- CONSTRUCTION","status":"SVN ISSUED","resolutionDate":"2025-05-03","resolution":"SVN ISSUED"}],"violationCases":[{"number":"CF-2025-037279","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2025-05-03","completedDate":"2026-03-25","violations":[{"number":"VI-2025-028220","date":"2025-05-03","code":"A-302.8","title":"POSTING OF PERMITS \n","status":"SVN ISSUED","resolutionDate":"2025-05-03","resolution":"SVN ISSUED"}]},{"number":"CF-2025-037284","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2025-05-03","completedDate":"2026-03-25","violations":[{"number":"VI-2025-028221","date":"2025-05-03","code":"A-104.1/5","title":"DEBRIS REMOVE- CONSTRUCTION","status":"SVN ISSUED","resolutionDate":"2025-05-03","resolution":"SVN ISSUED"}]}],"violYears":[{"y":2025,"n":2,"worst":null}],"investigations":[{"caseNumber":"CF-2025-037279","date":"2025-05-03","type":null,"status":null},{"caseNumber":"CF-2025-037284","date":"2025-05-03","type":null,"status":null}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97990147400775,"lng":-75.11525083408075,"geom":{"type":"Polygon","coordinates":[[[-75.115343383,39.979951405],[-75.115277458,39.979985937],[-75.115158062,39.979851108],[-75.115224403,39.979817297],[-75.115343383,39.979951405]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19134","beds":null,"baths":null,"stories":null,"lotArea":1254,"zoning":"RSA5","grade":null,"basement":null,"heater":null,"centralAir":null,"extCond":null,"intCond":null,"garage":null,"homestead":false,"mail":"4408 LANCASTER AVE #404, PHILADELPHIA PA, 19104","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR THE COMPLETE DEMOLITION OF ALL EXISTING STRUCTURES ON THE LOT; FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH A GARAGE AND ROOF DECK ACCESSED BY A ROOF DECK ACCESS STRUCTURE; FOR USE AS SINGLE-FAMILY HOUSEHOLD LIVING; SIZE AND LO","status":"Completed","outcome":"Granted with conditions","date":"2022-02-03","number":"ZP-2021-010650","relatedPermit":"ZP-2021-010650"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":4,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":127600,"taxable":127600,"land":17933,"improvement":109667,"taxableLand":17933,"taxableImprovement":109667,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":127600,"taxable":127600,"land":27051,"improvement":100549,"taxableLand":27051,"taxableImprovement":100549,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":127600,"taxable":127600,"land":27051,"improvement":100549,"taxableLand":27051,"taxableImprovement":100549,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":144200,"taxable":144200,"land":30500,"improvement":113700,"taxableLand":30500,"taxableImprovement":113700,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":155400,"taxable":155400,"land":32869,"improvement":122531,"taxableLand":32869,"taxableImprovement":122531,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":155400,"taxable":155400,"land":32869,"improvement":122531,"taxableLand":32869,"taxableImprovement":122531,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":155400,"taxable":155400,"land":32869,"improvement":122531,"taxableLand":32869,"taxableImprovement":122531,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":217600,"taxable":217600,"land":43520,"improvement":174080,"taxableLand":43520,"taxableImprovement":174080,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":217600,"taxable":217600,"land":43520,"improvement":174080,"taxableLand":43520,"taxableImprovement":174080,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":120000,"taxable":120000,"land":120000,"improvement":0,"taxableLand":120000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":120000,"taxable":120000,"land":120000,"improvement":0,"taxableLand":120000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":124100,"taxable":124100,"land":124100,"improvement":0,"taxableLand":124100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0}],"taxNow":1680,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2021-010650","date":"2022-01-19","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE COMPLETE DEMOLITION OF ALL EXISTING STRUCTURES ON THE LOT; FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH A GARAGE AND ROOF DECK ACCESSED BY A ROOF DECK ACCESS STRUCTURE; FOR USE AS SINGLE-FAMILY HOUSEHOLD LIVING; SIZE AND LOCATION AS SHOWN IN THE APPLICATION/PLAN. Administrative review approved on 11/28/22: pilot house location was updated/shifted in plan to align with architectural permit set. Revised plan stamped"},{"number":"RP-2022-005457","date":"2023-06-27","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Issued","completedDate":null,"scope":"NEW CONSTRUCTION OF A FOUR (4) STORY ATTACHED BUILDING WITH ROOF DECK AND ROOF DECK ACCESS STRUCTURE FOR USE AS A SINGLE-FAMILY DWELLING AS PER APPROVED PLANS. BUILDING REQUIRED TO BE SPRINKLERED AS PER NFPA-13R. ALL WORK TO BE DONE AS PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. ** SEPERATE PERMITS REQUIRED FOR FIRE SUPPRESSION AND PLUMBING WORK **"},{"number":"MP-2023-002047","date":"2024-01-11","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"Mechanical / Fuel Gas Permit for combo RP-2022-005457"},{"number":"EP-2023-004088","date":"2024-01-11","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"Electrical Permit for combo RP-2022-005457"},{"number":"ZP-2023-013996","date":"2024-01-26","work":"Full Demolition","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"For complete demolition of the existing structure."},{"number":"PP-2024-002320","date":"2024-02-21","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-09-23","scope":"Lateral seal for demolition"},{"number":"GM-2024-002219","date":"2024-03-10","work":"Party Wall Protection","type":"General Permit Minor","description":"General Permit Minor","status":"Issued","completedDate":null,"scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."},{"number":"DP-2023-001614","date":"2024-05-28","work":"Minor Demolition","type":"Demolition","description":"Demolition Permit","status":"Completed","completedDate":"2024-11-12","scope":"FOR THE COMPLETE DEMOLITION OF THE EXISTING TWO (2) STORY MASONRY STRUCTURE. ALL PERMITTED DEMOLITION ACTIVITY TO BE DONE IN ACCORDANCE WITH SITE SAFETY DEMOLITION PLAN AND SUCH PLAN TO BE MAINTAINED ON SITE AT ALL TIMES. DEMOLITION TO BE DONE BY HAND AND WITH HAND TOOLS ONLY. PROTECTION OF PEDESTRIANS, PUBLIC RIGHT-OF-WAY, AND ADJACENT PROPERTIES TO BE IN PLACE PRIOR TO START OF WORK. SEPARATE STREETS DEPARTMENT APPROVAL REQUIRED FOR RIGHT-OF-WAY ENCROACHMENT OR CLOSURE."},{"number":"FP-2024-002551","date":"2025-01-07","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF SPRINKLER SYSTEM PER NFPA 13R WITH 2-INCH FIRE SERVICE LINE AND BFP DEVICE AS PER APPROVED PLANS."},{"number":"PP-2023-006030","date":"2025-08-12","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"Plumbing Permit (Interior) for combo RP-2022-005457"},{"number":"PP-2023-006029","date":"2025-10-21","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"Plumbing Permit (Exterior Building Drainage) for combo RP-2022-005457"},{"number":"PP-2023-006028","date":"2026-01-22","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"Plumbing Permit (Water Distribution) for combo RP-2022-005457"}],"storyTag":"Torn down & rebuilt","storyDelta":5.19,"timeline":[{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"Full Demolition"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2024,"k":"permit","w":"Party Wall Protection"},{"y":2024,"k":"permit","w":"Minor Demolition"},{"y":2024,"k":"demo"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"viol","w":"2 L&I violations"},{"y":2025,"k":"permit","w":"New Construction or Additions"},{"y":2025,"k":"permit","w":"New Construction or Additions"},{"y":2026,"k":"permit","w":"New Construction or Additions"}],"rented":false,"licenses":[{"number":"496716","type":"Rental","status":"Inactive","businessName":"TERESA BADILLO & STEPHANIE SAMANIEGO","legalName":"TERESA BADILLO & STEPHANIE SAMANIEGO","address":"2713 LIVINGSTON ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2010-03-25","latestIssueDate":"2010-03-25","expirationDate":"2011-02-28","inactiveDate":"2012-12-22"},{"number":"650610","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"NANCY NOWAKOWSKI (WELLS FARGO)","legalName":"NANCY NOWAKOWSKI","address":"2713 LIVINGSTON ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2014-12-20","latestIssueDate":"2014-12-20","expirationDate":"2015-02-28","inactiveDate":"2015-04-29"},{"number":"676600","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"WELLS FARGO HOME MORTGAGE (F2303-04J)","legalName":"WELLS FARGO HOME MORTGAGE","address":"2713 LIVINGSTON ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2015-09-04","latestIssueDate":"2015-09-04","expirationDate":"2016-09-30","inactiveDate":"2016-11-29"}],"licenseActivity":[{"number":"676600","type":"Vacant Residential Property / Lot","businessName":"WELLS FARGO HOME MORTGAGE (F2303-04J)","legalName":"WELLS FARGO HOME MORTGAGE","issuedDate":"2015-09-04","latestIssueDate":"2015-09-04","closureDate":"2016-11-29","expirationDate":"2016-09-30","inactiveDate":"2016-11-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"650610","type":"Vacant Residential Property / Lot","businessName":"NANCY NOWAKOWSKI (WELLS FARGO)","legalName":"NANCY NOWAKOWSKI","issuedDate":"2014-12-20","latestIssueDate":"2014-12-20","closureDate":"2015-04-29","expirationDate":"2015-02-28","inactiveDate":"2015-04-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"496716","type":"Rental","businessName":"TERESA BADILLO & STEPHANIE SAMANIEGO","legalName":"TERESA BADILLO & STEPHANIE SAMANIEGO","issuedDate":"2010-03-25","latestIssueDate":"2010-03-25","closureDate":"2012-12-22","expirationDate":"2011-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","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":["10 permit events since 2023","demolition activity 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":"Appeal #ZP-2021-010650: Completed · Granted with conditions; related permit ZP-2021-010650.","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":"8 permits not marked completed: RP-2022-005457 (Issued), MP-2023-002047 (Issued), EP-2023-004088 (Issued), GM-2024-002219 (Issued), FP-2024-002551 (Issued).","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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"2 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #650610: Inactive since Apr 29, 2015; Vacant Residential Property / Lot #676600: Inactive since Nov 29, 2016","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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 2 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/"}]}