{"asOf":"2026-07-23T23:58:40.222Z","block":"2300-2399 E LEHIGH AVE","blockUrl":"https://philadelphia.blockreport.homes/block/2300-2399-e-lehigh-ave","address":"2308 E LEHIGH AVE","parcelNumber":"314252200","source":"https://property.phila.gov/?p=314252200","ownerType":"absentee","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"W50","buildingCodeNew":"25","buildingClass":"APT 2-4 UNITS 3 STY MASON","buildingClassNew":"ROW MODERN","useLabel":"Apartment building","owner":"QIU SHUO","coOwner":"SHEN RIJING","marketValue":847300,"landAssessment":169400,"improvementAssessment":677900,"livableArea":3848,"yearBuilt":2017,"lastSale":{"price":805000,"date":"2018-08-22T04:00:00Z"},"openViolations":0,"violations":[{"number":"1491426","date":"2009-10-13","code":"PM-306.0/2","title":"VACANT LOT 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CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"702662","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"4406109","date":"2017-07-19","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2009,"n":2,"worst":null},{"y":2013,"n":3,"worst":null},{"y":2014,"n":1,"worst":null},{"y":2015,"n":2,"worst":null},{"y":2016,"n":5,"worst":null},{"y":2017,"n":1,"worst":null}],"investigations":[{"caseNumber":"2541","date":"2002-09-18","type":"L_INITIAL","status":"PASSED"},{"caseNumber":"21811","date":"2004-01-29","type":"L_INITIAL","status":"CLOSED"},{"caseNumber":"409418","date":"2013-10-29","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"409418","date":"2013-12-02","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"409418","date":"2014-01-29","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"417976","date":"2014-01-29","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"417976","date":"2014-04-01","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"417976","date":"2014-06-19","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"519246","date":"2016-02-08","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"519246","date":"2016-03-21","type":"HCEU INSP","status":"CLOSED"}],"inspYears":[{"y":2002,"fails":0,"passes":1},{"y":2013,"fails":2,"passes":0},{"y":2014,"fails":2,"passes":2},{"y":2016,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98309396420523,"lng":-75.11926868802867,"geom":{"type":"Polygon","coordinates":[[[-75.119093958,39.983156492],[-75.119407562,39.982990664],[-75.119443039,39.983031245],[-75.119129848,39.983197228],[-75.119093958,39.983156492]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2024-013857","type":"Sprinkler Certification","inspectionDate":"2024-04-17","result":"Certified","expirationDate":"2025-04-17","buildingId":"3000287"},{"number":"BC-2025-031430","type":"Sprinkler Certification","inspectionDate":"2025-11-13","result":"Certified","expirationDate":"2026-11-13","buildingId":"3000287"},{"number":"BC-2026-004495","type":"Fire Alarm Certification","inspectionDate":"2026-01-09","result":"Certified","expirationDate":"2027-01-09","buildingId":"3000287"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19125","beds":7,"baths":6,"stories":3,"lotArea":1908,"zoning":"RSA5","grade":"B-","basement":"A","heater":"A","centralAir":true,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"22 BROAD LEAF TR, MALVERN PA, 19355","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":16300,"taxable":16300,"land":16300,"improvement":0,"taxableLand":16300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":50200,"taxable":50200,"land":50200,"improvement":0,"taxableLand":50200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":50200,"taxable":50200,"land":50200,"improvement":0,"taxableLand":50200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":777400,"taxable":178802,"land":178802,"improvement":598598,"taxableLand":178802,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":598598},{"y":2020,"v":777400,"taxable":178802,"land":178802,"improvement":598598,"taxableLand":178802,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":598598},{"y":2021,"v":777400,"taxable":178802,"land":178802,"improvement":598598,"taxableLand":178802,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":598598},{"y":2022,"v":777400,"taxable":178802,"land":178802,"improvement":598598,"taxableLand":178802,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":598598},{"y":2023,"v":1258600,"taxable":251720,"land":251720,"improvement":1006880,"taxableLand":251720,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1006880},{"y":2024,"v":1258600,"taxable":251720,"land":251720,"improvement":1006880,"taxableLand":251720,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1006880},{"y":2025,"v":847300,"taxable":169460,"land":169460,"improvement":677840,"taxableLand":169460,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":677840},{"y":2026,"v":847300,"taxable":169460,"land":169460,"improvement":677840,"taxableLand":169460,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":677840},{"y":2027,"v":847300,"taxable":169400,"land":169400,"improvement":677900,"taxableLand":169400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":677900}],"taxNow":2372,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"702645","date":"2016-11-18","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2016-11-18","scope":"FOR THE ERECTION OF AN ATTACHED BUILDING W. ACCESSORY USE ROOF DECKS & ROOF DECK ACCESS STRUCTURES; SIZE & LOCATION AS SHOWN IN APPLICATION. FOR USE AS HOUSEHOLD LIVING FOR THREE (3) FAMILIES."},{"number":"702662","date":"2016-11-18","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2018-07-12","scope":"FOR THE ERECTION OF A THREE (3) STORY ABOVE GRADE PLANE, W. OCCUPIED BASEMENT & ROOFTOP STRUCTURES W. PRIVATE ROOF DECKS, OF LIGHT-FRAME WOOD CONSTRUCTION WITH REINFORCED CONCRETE FOUNDATION SYSTEM ALONGSIDE STUCCO & MASONRY VENEER EXTERIOR WALL ASSEMBLIES; BUILDING TO BE FULLY SPRINKLERED. SEPARATE PERMIT REQ'D FOR ANY MECH., ELEC., PLUMB. & FIRESUPP WORK. SITE TO BE EXCAVATED AT AREAS ADJACENT TO EXISTING STRUCTURE(S) NOT WITHIN THE SCOPE OF THIS PERMIT. PERMIT HOLDER TO NOTIFY OWNER(S) OF ADJOINING PROPERTY(IES) NO LESS THAN TEN (10) DAYS PRIOR TO COMMENCEMENT OF PERMITTED WORK. SEPARATE BUILDING PERMIT REQ'D SHOULD UNDERPINNING WORK BE REQUIRED AT SITE. A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQ'D W/IN 4.5 FT OF BLDG. FACADE PER PHILA. BLDG. CODE SEC. B-3306. SEPARATE L+I &/OR STREETS DEPT. PERMIT(S) MAY BE REQ'D."},{"number":"744961","date":"2017-01-04","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2017-01-04","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE (NTE 38' HIGH), ROOF DECK ACCESSED BY A PILOTHOUSE FOR A MULTI-FAMILY HOUSEHOLD LIVING ( THREE(3) DWELLING UNITS). SIZE AND LOCATION AS SHOWN ON THE APPLICATION /PLANS"},{"number":"745322","date":"2017-02-17","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2017-10-26","scope":"AMEND BLDG. PRMT# 702662: ADD BEDROOM IN BASEMENT & EGRESS WELL UNDER FRONT ENTRY STEPS & FOR UNDERPINNING WORK TO CREATE FULL HEIGHT BASEMENT AT PREVIOUSLY APPROVED CRAWLSPACE AREAS. SPECIAL INSPECTOR TO CONTINOUSLY INSPECT UNDERPINNING WORK; NO UNDERPINNING WORK TO BE PERFORMED W/O SPECIAL INSPECTOR PRESENT."},{"number":"770987","date":"2017-04-24","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2018-07-12","scope":"FOR THE INSTALLATION OF AN AUTOMATIC SPRINKLER SYSTEM IN ACCORDANCE WITH NFPA 13R, THROUGHOUT A NEW, THREE (3) STORY ABOVE-GRADE ATTACHED STRUCTURE USED AS MULTI-FAMILY HOUSEHOLD LIVING, USING A NEW, 2\" FIRE LINE AND A NEW 2\" BACKFLOW PREVENTION DEVICE, AS PER PLANS."},{"number":"772932","date":"2017-05-05","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-07-10","scope":"NEW CONSTRUCTION: INTERIOR PLUMBING OF A 3-STORY ATTACHED STRUCTURE WITH (3) DWELLING UNITS. THE INSTALLATION SHALL COMPLY WITH THE PHILADELPHIA PLUMBING CODE, 2004. ADDITIONAL PERMITS ARE REQUIRED FOR THE 5\" SEWER LATERAL & THE (3)-1\" DOMESTIC WATER DISTRIBUTION SERVICES TO THE STREET MAINS."},{"number":"787331","date":"2017-05-27","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2018-07-10","scope":"INSTALL (3) HEAT PUMPS WITH DUCTWORK. (MULTI-FAMILY)"},{"number":"810911","date":"2017-08-25","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-09-18","scope":"INSTALL 5\" COMBINE HOUSE DRAIN HOUSE TRAP FRESH AIR INLET THREE WATER SERVICE 1\" EACH AS PER PHILADELPHIA 2004 PLUMBING CODE"},{"number":"816192","date":"2017-10-17","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-07-11","scope":"INSTALL 600A SERVICE AND WIRE THROUGHOUT FOR OUTLETS, SWITCHES,LIGHTS & SMOKES ACCORDING TO 2008 NEC CODE. EAST DISTRICT & INSTALL FIRE ALARM SYSTEM THROUGHOUT ACCORDING TO NFPA 72"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2016,"k":"insp","w":"Inspection failed"},{"y":2016,"k":"permit","w":"Zoning/use"},{"y":2016,"k":"permit","w":"New construction"},{"y":2017,"k":"permit","w":"Zoning/use"},{"y":2017,"k":"permit","w":"Administrative"},{"y":2017,"k":"permit","w":"Suppression"},{"y":2017,"k":"permit","w":"Plumbing"},{"y":2017,"k":"permit","w":"Mechanical"},{"y":2017,"k":"viol","w":"L&I violation"},{"y":2017,"k":"permit","w":"Plumbing"},{"y":2017,"k":"permit","w":"Electrical"},{"y":2018,"k":"sale","p":805000}],"rented":true,"licenses":[{"number":"789281","type":"Rental","status":"Active","businessName":"Shuo Qiu & Rijing Shen","legalName":"Shuo Qiu & Rijing Shen","address":"2308 E LEHIGH AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2018-09-18","latestIssueDate":"2025-08-27","expirationDate":"2026-09-16","inactiveDate":null}],"licenseActivity":[{"number":"789281","type":"Rental","businessName":"Shuo Qiu & Rijing Shen","legalName":"Shuo Qiu & Rijing Shen","issuedDate":"2018-09-18","latestIssueDate":"2025-08-27","closureDate":null,"expirationDate":"2026-09-16","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-23","units":3,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 62% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $777,400 to $1,258,600","no permit shown in 2022-2024"],"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 #702645: 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":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (22 BROAD LEAF TR, MALVERN PA, 19355).","why":"A tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.","action":"Verify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"5 failed, 3 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was CLOSED on Mar 21, 2016.","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":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as multi-family. BlockReport does not receive a current Commercial Trash account balance.","why":"Philadelphia charges qualifying small commercial, mixed-use, and multi-unit properties that use City collection; exemptions and private collection can change applicability. A use category alone does not prove a fee is due.","action":"Check the Commercial Trash account inside the date-effective Property Payoff.","url":"https://www.phila.gov/2026-06-09-pay-your-trash-fee-bill-by-june-30/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 14 historical violations across 9 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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Sprinkler Certification: Certified through Nov 13, 2026; Fire Alarm Certification: Certified through Jan 9, 2027","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":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"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"}]}