{"asOf":"2026-07-26T18:44:23.190Z","block":"1500-1599 FONTAIN ST","blockUrl":"https://philadelphia.blockreport.homes/block/1500-1599-fontain-st","address":"1542 FONTAIN ST","parcelNumber":"321027500","source":"https://property.phila.gov/?p=321027500","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O30","buildingCodeNew":"25","buildingClass":"ROW 2 STY MASONRY","buildingClassNew":"ROW MODERN","useLabel":"Multi-family","owner":"LOPSONZSKI 1542 FONTAIN ST LP","coOwner":null,"marketValue":697200,"landAssessment":139440,"improvementAssessment":557760,"livableArea":2824,"yearBuilt":2023,"lastSale":{"price":135000,"date":"2020-11-20T05:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2022-086497","date":"2022-11-16","code":"A-301.1/69","title":"EXTERIOR BRICK VENEER","status":"COMPLIED","resolutionDate":"2023-10-11","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-086498","date":"2022-11-16","code":"A-301.1/5","title":"TOTAL DEMOLITION","status":"COMPLIED","resolutionDate":"2023-10-11","resolution":"COMPLIED - PERMIT OBTAINED"}],"violationCases":[{"number":"CF-2022-115965","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2022-11-16","completedDate":"2023-10-11","violations":[{"number":"VI-2022-086497","date":"2022-11-16","code":"A-301.1/69","title":"EXTERIOR BRICK VENEER","status":"COMPLIED","resolutionDate":"2023-10-11","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-086498","date":"2022-11-16","code":"A-301.1/5","title":"TOTAL DEMOLITION","status":"COMPLIED","resolutionDate":"2023-10-11","resolution":"COMPLIED - PERMIT OBTAINED"}]}],"violYears":[{"y":2022,"n":2,"worst":null}],"investigations":[{"caseNumber":"CF-2022-115965","date":"2022-11-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-115965","date":"2022-12-30","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-115965","date":"2023-10-11","type":null,"status":"PASSED"}],"inspYears":[{"y":2022,"fails":2,"passes":0},{"y":2023,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.984323703955404,"lng":-75.15958681051501,"geom":{"type":"Polygon","coordinates":[[[-75.159594382,39.984405392],[-75.159545107,39.984399053],[-75.159579239,39.984242016],[-75.159628513,39.984248354],[-75.159594382,39.984405392]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19121","beds":10,"baths":10,"stories":3,"lotArea":812,"zoning":"RM1","grade":"C","basement":"D","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"2542 W FAIRVIEW ST, ALLENTOWN PA, 18104","mailOut":true,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR NEW CONSTRUCTION OF AN ATTACHED BUILDING WITH CELLAR, ROOF DECK AND ROOF-DECK ACCESS STRUCTURE FOR USE AS TWO-FAMILY HOUSEHOLD LIVING.","status":"Completed","outcome":"Granted","date":"2021-07-20","number":"ZP-2020-010143","relatedPermit":"ZP-2020-010143"}],"taxYears":[{"year":2009,"total":300,"principal":0,"interest":0,"penalty":0},{"year":2012,"total":3422.3,"principal":1996.51,"interest":748.71,"penalty":139.8},{"year":2013,"total":4370.01,"principal":2718.37,"interest":774.74,"penalty":190.29},{"year":2014,"total":4127.75,"principal":2696.75,"interest":525.87,"penalty":188.77},{"year":2015,"total":3841.35,"principal":2696.75,"interest":283.16,"penalty":188.77},{"year":2016,"total":2215.21,"principal":1954.26,"interest":29.32,"penalty":19.54}],"taxNet":18276.62,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":121400,"taxable":121400,"land":6496,"improvement":114904,"taxableLand":6496,"taxableImprovement":114904,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":121400,"taxable":121400,"land":20274,"improvement":101126,"taxableLand":20274,"taxableImprovement":101126,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":121400,"taxable":121400,"land":20274,"improvement":101126,"taxableLand":20274,"taxableImprovement":101126,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":170000,"taxable":170000,"land":28300,"improvement":141700,"taxableLand":28300,"taxableImprovement":141700,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":175800,"taxable":175800,"land":29266,"improvement":146534,"taxableLand":29266,"taxableImprovement":146534,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":175800,"taxable":175800,"land":29266,"improvement":146534,"taxableLand":29266,"taxableImprovement":146534,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":175800,"taxable":175800,"land":29266,"improvement":146534,"taxableLand":29266,"taxableImprovement":146534,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":154400,"taxable":154400,"land":30880,"improvement":123520,"taxableLand":30880,"taxableImprovement":123520,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":154400,"taxable":154400,"land":30880,"improvement":123520,"taxableLand":30880,"taxableImprovement":123520,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":650000,"taxable":151667,"land":130000,"improvement":520000,"taxableLand":130000,"taxableImprovement":21667,"exemptLand":0,"exemptImprovement":498333},{"y":2026,"v":650000,"taxable":203667,"land":130000,"improvement":520000,"taxableLand":130000,"taxableImprovement":73667,"exemptLand":0,"exemptImprovement":446333},{"y":2027,"v":697200,"taxable":274232,"land":139440,"improvement":557760,"taxableLand":139440,"taxableImprovement":134792,"exemptLand":0,"exemptImprovement":422968}],"taxNow":2851,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2020-010143","date":"2021-06-30","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2024-07-09","scope":"FOR NEW CONSTRUCTION OF AN ATTACHED BUILDING WITH CELLAR, ROOF DECK AND ROOF-DECK ACCESS STRUCTURE. (REFERENCE ZBA NOD CAL# MI-2021-000983)"},{"number":"RP-2021-015546","date":"2022-03-02","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Expired","completedDate":"2022-10-31","scope":"FOR CONSTRUCTION OF AN ATTACHED FOUR-STORY STRUCTURE TO INCLUDE UNDERPINNING; FOR USE AS TWO-FAMILY HOUSEHOLD LIVING; SHEETING AND SHORING AS PRESCRIBED IN THE GEOTECH REPORT; SEPARATE PERMITS REQUIRED FOR ELECTRICAL, MECHANICAL, PLUMBING, AND SPRINKLER (NFPA 13R) WORK. ENERGY CODE COMPLIANCE IN ACCORDANCE WITH 2018 IBC. PRIOR TO ISSUANCE OF C/O SUBMITTAL OF AIR BARRIER CHECKLIST AND ENVELOPE TESTING CERTIFICATE IS REQUIRED, BOTH TO BE COMPLETED BY AN APPROVED PARTY."},{"number":"PP-2022-017224","date":"2022-11-30","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2023-06-06","scope":"Seal lateral"},{"number":"ZP-2022-014135","date":"2023-01-30","work":"Full Demolition","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"COMPLETE DEMOLITION OF ALL STRUCTURES ON SITE WITH THE EXCEPTION OF THE FOUNDATION"},{"number":"GM-2023-000815","date":"2023-02-09","work":"Party Wall Protection","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2024-11-26","scope":"EZ Wall Protection Permit- Obtain permits for the application of exterior wall sidings for the purpose of finishing walls exposed during demolition (including party walls and independent bearing walls abutting party walls) without submitting plans by meeting the Conditions and Design Limitations below. Any deviations from this permit standard will result in permit revocation. (ZP-2022-014135 & DP-2022-001638) Wall Covering details: Any openings in exposed party wall will be filled with masonry or concrete patches. A metal lathe and stucco will be applied as finish."},{"number":"DP-2022-001638","date":"2023-02-13","work":"Minor Demolition","type":"Demolition","description":"Demolition Permit","status":"Completed","completedDate":"2023-10-12","scope":"FOR LEGALIZATION OF DEMOLITION OF PREVIOUS TWO-STORY BUILDING AS PER APPROVED PLANS AND DOCUMENTS."},{"number":"RP-2023-003090","date":"2023-10-05","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2024-07-09","scope":"FOR NEW CONSTRUCTION OF AN ATTACHED FOUR-STORY BUILDING WITH CELLAR, ROOF DECK AND ROOF-DECK ACCESS STRUCTURE FOR USE AS TWO-FAMILY HOUSEHOLD LIVING. BUILDING TO BE FULLY SPRINKLERED WITH NFPA 13R. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION."},{"number":"FP-2023-001651","date":"2023-10-10","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2024-07-09","scope":"FOR THE INSTALLATION OF AN AUTOMATIC WET SPRINKLER SYSTEM THROUGHOUT A FOUR (4) STORY TWO-FAMILY DWELLING TO INCLUDE A TWO (2) INCH FIRE SERVICE LINE AND A TWO (2) INCH BACKFLOW PREVENTION DEVICE. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH NFPA 13R BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA. IF SITE CONDITIONS VARY, CONTACT DESIGN ENGINEER PRIOR TO START OF WORK. SEE RP-2023-003090 FOR ASSOCIATED BUILDING PERMIT."},{"number":"MP-2023-003577","date":"2023-10-17","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-07-03","scope":"Mechanical / Fuel Gas Permit for combo RP-2023-003090"},{"number":"PP-2023-015175","date":"2023-11-28","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-04-08","scope":"INSTALL SANITARY AND STORM MD, CT, FAI & (2) 1\" WDPs"},{"number":"PP-2023-011352","date":"2023-12-19","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-07-09","scope":"Plumbing Permit (Interior) for combo RP-2023-003090"},{"number":"EP-2023-007670","date":"2024-01-05","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-06-27","scope":"Electrical Permit for combo RP-2023-003090"},{"number":"SP-2023-000734","date":"2024-02-21","work":"Excavation","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Completed","completedDate":"2024-07-03","scope":"Site / Utility Permit for RP-2023-003090"}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2023,"k":"permit","w":"Full Demolition"},{"y":2023,"k":"permit","w":"Party Wall Protection"},{"y":2023,"k":"permit","w":"Minor Demolition"},{"y":2023,"k":"insp","w":"Inspection passed"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"demo"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"New Construction or Additions"},{"y":2023,"k":"permit","w":"New Construction or Additions"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"Excavation"}],"rented":true,"licenses":[{"number":"951285","type":"Rental","status":"Active","businessName":"Lopsonzski 1542 Fontain St LP","legalName":"Lopsonzski 1542 Fontain St LP","address":"1542 FONTAIN ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2024-05-13","latestIssueDate":"2026-03-30","expirationDate":"2027-05-12","inactiveDate":null}],"licenseActivity":[{"number":"951285","type":"Rental","businessName":"Lopsonzski 1542 Fontain St LP","legalName":"Lopsonzski 1542 Fontain St LP","issuedDate":"2024-05-13","latestIssueDate":"2026-03-30","closureDate":null,"expirationDate":"2027-05-12","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-25","units":2,"signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2022"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"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-2020-010143: Completed · Granted; related permit ZP-2020-010143.","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: RP-2021-015546 (Expired), PP-2022-017224 (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":"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 (2542 W FAIRVIEW ST, ALLENTOWN PA, 18104).","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":"2 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Oct 11, 2023.","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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"3 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":"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 2 historical violations 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"}]}