{"asOf":"2026-07-25T16:11:00.709Z","block":"2300-2399 E FLETCHER ST","blockUrl":"https://philadelphia.blockreport.homes/block/2300-2399-e-fletcher-st","address":"2316 E FLETCHER ST","parcelNumber":"313051617","source":"https://property.phila.gov/?p=313051617","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":"DIGIORGIO CHARLOTTE","coOwner":"PRINCIPE ANTHONY","marketValue":850200,"landAssessment":170040,"improvementAssessment":680160,"livableArea":2796,"yearBuilt":2020,"lastSale":{"price":562000,"date":"2020-07-31T04:00:00Z"},"openViolations":0,"violations":[{"number":"2265405","date":"2011-11-01","code":"CP-01","title":"CLIP VIOLATION 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NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"561007","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2016-10-25","completedDate":"2016-12-20","violations":[{"number":"4124302","date":"2016-10-25","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4124301","date":"2016-10-25","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"590293","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2017-06-24","completedDate":"2017-09-07","violations":[{"number":"4360985","date":"2017-06-24","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4360984","date":"2017-06-24","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"647707","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2018-08-02","completedDate":"2018-08-29","violations":[{"number":"4764278","date":"2018-08-02","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4764279","date":"2018-08-02","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2011,"n":2,"worst":null},{"y":2014,"n":1,"worst":null},{"y":2015,"n":2,"worst":null},{"y":2016,"n":4,"worst":null},{"y":2017,"n":2,"worst":null},{"y":2018,"n":2,"worst":null}],"investigations":[{"caseNumber":"83319","date":"2006-10-05","type":"BC INSP","status":"FAILED"},{"caseNumber":"83319","date":"2006-10-17","type":"BC INSP","status":"PASSED"},{"caseNumber":"85288","date":"2008-08-27","type":"ADMIN INSP","status":"CLOSED"},{"caseNumber":"85288","date":"2008-08-27","type":"BC INSP","status":"CLOSED"},{"caseNumber":"85288","date":"2008-08-27","type":"BC INSP","status":"CLOSED"},{"caseNumber":"85288","date":"2008-08-27","type":"BC INSP","status":"CLOSED"},{"caseNumber":"85288","date":"2008-08-27","type":"CEASE INSP","status":"CLOSED"},{"caseNumber":"85288","date":"2008-08-27","type":"CEASE INSP","status":"CLOSED"},{"caseNumber":"85288","date":"2008-08-27","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"85288","date":"2008-08-27","type":"CEASE INSP","status":"CLOSED"}],"inspYears":[{"y":2006,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97842811558628,"lng":-75.12781023093375,"geom":{"type":"Polygon","coordinates":[[[-75.127675433,39.978474167],[-75.127915636,39.978348751],[-75.127945027,39.978382065],[-75.127704828,39.978507479],[-75.127675433,39.978474167]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2024-025588","type":"Sprinkler Certification","inspectionDate":"2024-09-16","result":"Certified","expirationDate":"2025-09-16","buildingId":"1548970"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19125","beds":3,"baths":3,"stories":3,"lotArea":1599,"zoning":"RSA5","grade":null,"basement":"D","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"2316 E FLETCHER ST, PHILADELPHIA PA, 19125","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR A LOT ADJUSTMENT TO CREATE FOUR (4) LOTS FROM THREE (3) EXISTING LOTS (2316, 2318, 2320 E. FLETCHER ST.), AND THE ERECTION OF FOUR (4) ATTACHED STRUCTURES WITH TWO (2) ROOF DECKS, AND A ROOF DECK ACCESS STRUCTURE EACH. SIZE AND L","status":"OPEN","outcome":"Granted with conditions","date":"2018-05-16","number":"33506","relatedPermit":"846592"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":6100,"taxable":6100,"land":6100,"improvement":0,"taxableLand":6100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":6100,"taxable":6100,"land":6100,"improvement":0,"taxableLand":6100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":90300,"taxable":90300,"land":90300,"improvement":0,"taxableLand":90300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":116400,"taxable":116400,"land":116400,"improvement":0,"taxableLand":116400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":116400,"taxable":116400,"land":116400,"improvement":0,"taxableLand":116400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":116400,"taxable":116400,"land":116400,"improvement":0,"taxableLand":116400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":550000,"taxable":110000,"land":110000,"improvement":440000,"taxableLand":110000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":440000},{"y":2024,"v":550000,"taxable":110000,"land":110000,"improvement":440000,"taxableLand":110000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":440000},{"y":2025,"v":704700,"taxable":140900,"land":140900,"improvement":563800,"taxableLand":140900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":563800},{"y":2026,"v":704700,"taxable":140900,"land":140900,"improvement":563800,"taxableLand":140900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":563800},{"y":2027,"v":850200,"taxable":170040,"land":170040,"improvement":680160,"taxableLand":170040,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":680160}],"taxNow":1972,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"88781","date":"2007-10-30","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2007-10-30","scope":"COMPLETE DEMOLITION OF 1 STORY GARAGE"},{"number":"88783","date":"2007-10-30","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2008-08-27","scope":"COMPLETE DEMO OF VACANT 1 STORY GARAGE"},{"number":"158923","date":"2008-07-01","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2008-07-01","scope":"SINGLE FAMILY DWELLING"},{"number":"162474","date":"2008-09-11","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"EXPIRED","completedDate":null,"scope":"ERECT 3 STORY STRUCTURE PER SUBMITTED SEALED PLANS."},{"number":"655830","date":"2015-12-03","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2017-04-12","scope":"EXTENSION OF PERMIT #162474 PURSUANT TO PA ACT 46 OF 2010 AS MODIFIED BY ACT 87 OF 2012. THIS EXTENSION TO EXPIRE ON JULY 1, 2016 UNLESS EXTENDED BY OTHER PORTIONS OF THE PHILADELPHIA CODE. CONTACT DISTRICT OFFICE TO INSTITUTE THE REQUIRED INSPECTIONS"},{"number":"846592","date":"2018-08-03","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2018-08-03","scope":"FOR A LOT ADJUSTMENT TO CREATE FOUR (4) LOTS (PREMISES \"A\", PREMISES \"B\", PREMISES \"C\" AND PREMISES \"D\") FROM THREE (3) EXISTING LOTS (2316 E. FLETCHER ST., 2318 E. FLETCHER ST. AND 2320 E. FLETCHER ST.). SIZES AND LOCATIONS AS SHOWN IN APPLICATION/PLANS. NO CHANGE IN ANY STRUCTURE HEIGHT OR AREA THIS PERMIT."},{"number":"895954","date":"2019-02-05","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2019-02-05","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH ROOF DECK ACCESSED BY A ROOF DECK ACCESS STRUCTURE, FOR USE AS A SINGLE FAMILY HOUSEHOLD LIVING, SIZE AND LOCATION AS SHOWN IN THE APPLICATION/PLAN."},{"number":"895958","date":"2019-02-19","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2020-05-29","scope":"FOR THE NEW CONSTRUCTION OF AN ATTACHED THREE (3) STORY SINGLE FAMILY DWELLING WITH ROOF DECK ACCESSED BY A PILOT HOUSE AS PER PLANS,"},{"number":"959498","date":"2019-05-30","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2020-05-29","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM AND 1\" COMBINED SERVICE IN ACCORDANCE WITH NFPA 13D THROUGHOUT THE ENTIRE BUILDING (EXCLUDING UNOCCUPIED CRAWLSPACE). ALL WORK SHALL COMPLY WITH THE APPROVED PLANS , HYDRAULIC CALCULATIONS, AND APPROVED BUILDING PERMIT. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA. ANY DEVIATIONS WILL REQUIRE A SEPARATE PERMIT."},{"number":"1000827","date":"2019-08-08","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2020-05-29","scope":"INSTALL ONE SYSTEM 90K BTU @ 90% WITH ALL DUCT WORK AND A/C UNIT"},{"number":"1011871","date":"2019-09-19","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2020-05-29","scope":"INSTALL 1\"WATER SERVICE,HOUSE DRAIN,HOUSE TRAP,FAI,STACK,AREA DRAIN,WASTE AND WATER LINES TO 3-TUBS,3-TOILETS,3-LAVS,1-WASHERS,1-KITCHEN SINKS AND 1-WATER HEATERS-PA1#20192613035-\"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\"THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004 - THE INSTALLATION DOES NOT INCLUDE GARBAGE DISPOSAL OR DISHWASHER"},{"number":"1016306","date":"2019-10-04","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-05-29","scope":"INSTALL 200AMP SERVICE, WIRE THROUGHOUT, PANEL, SWITCHES, LIGHT FIXTURES, OUTLETS, GFCI'S, SMOKE AND CARBON MONOXIDE DETECTORS, TV AND PHONE LINES AS PER 2014 NEC."},{"number":"PP-2023-003018","date":"2023-03-07","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2024-03-19","scope":"REPAIR/REPLACE MD, CT & FAI"}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2018,"k":"appeal","w":"Appeal granted with conditions"},{"y":2018,"k":"viol","w":"2 L&I violations"},{"y":2018,"k":"permit","w":"Zoning"},{"y":2018,"k":"land","p":20000},{"y":2019,"k":"permit","w":"Zoning/use"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"New Construction or Additions"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2020,"k":"sale","p":562000},{"y":2023,"k":"permit","w":"Alterations"}],"rented":false,"licenses":[{"number":"681180","type":"Rental","status":"Inactive","businessName":"MICHAEL HUGHES REAL ESTATE LLC","legalName":"MICHAEL HUGHES REAL ESTATE LLC","address":"2316 E FLETCHER ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2015-10-20","latestIssueDate":"2015-10-20","expirationDate":"2016-10-31","inactiveDate":"2016-12-30"}],"licenseActivity":[{"number":"681180","type":"Rental","businessName":"MICHAEL HUGHES REAL ESTATE LLC","legalName":"MICHAEL HUGHES REAL ESTATE LLC","issuedDate":"2015-10-20","latestIssueDate":"2015-10-20","closureDate":"2016-12-30","expirationDate":"2016-10-31","inactiveDate":"2016-12-30","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #88781: 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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"2 permits not marked completed: 162474 (EXPIRED), PP-2023-003018 (Expired). At least one row also carries a completion date, so the City fields conflict.","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":"attention","title":"A life-safety certification appears expired","finding":"Sprinkler Certification: Certified through Sep 16, 2025","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":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"1 failed, 1 passed, and 8 CLOSED investigation outcomes are in the fetched history; the latest dated visit was CLOSED on Aug 27, 2008.","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":"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 13 historical violations across 7 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"}]}