{"asOf":"2026-07-23T21:34:04.692Z","block":"1900-1999 W BERKS ST","blockUrl":"https://philadelphia.blockreport.homes/block/1900-1999-w-berks-st","address":"1935 W BERKS ST","parcelNumber":"321136801","source":"https://property.phila.gov/?p=321136801","ownerType":"investor","kind":"multi-family","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"LC0","buildingCodeNew":"25","buildingClass":"IND WAREHOUSE MASONRY","buildingClassNew":"ROW MODERN","useLabel":"Industrial building","owner":"E & M PROPERTY GROUP LLC","coOwner":null,"marketValue":1000000,"landAssessment":200000,"improvementAssessment":800000,"livableArea":4258,"yearBuilt":2020,"lastSale":{"price":1,"date":"2019-10-17T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98310290995591,"lng":-75.16633672165148,"geom":{"type":"Polygon","coordinates":[[[-75.166392885,39.982986364],[-75.166338846,39.983227308],[-75.166280564,39.983219422],[-75.166334587,39.982978546],[-75.166392885,39.982986364]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2025-024119","type":"Fire Alarm Certification","inspectionDate":"2025-09-12","result":"Certified","expirationDate":"2026-09-12","buildingId":"1549219"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19121","beds":null,"baths":null,"stories":3,"lotArea":null,"zoning":"RM1","grade":null,"basement":"I","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"268 E HERON ROAD, SOUTHAMPTON PA, 18966","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2020,"v":55000,"taxable":55000,"land":55000,"improvement":0,"taxableLand":55000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":706900,"taxable":98966,"land":98966,"improvement":607934,"taxableLand":98966,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":607934},{"y":2022,"v":706900,"taxable":98966,"land":98966,"improvement":607934,"taxableLand":98966,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":607934},{"y":2023,"v":706900,"taxable":98966,"land":98966,"improvement":607934,"taxableLand":98966,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":607934},{"y":2024,"v":706900,"taxable":98966,"land":98966,"improvement":607934,"taxableLand":98966,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":607934},{"y":2025,"v":890700,"taxable":178140,"land":178140,"improvement":712560,"taxableLand":178140,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":712560},{"y":2026,"v":890700,"taxable":178140,"land":178140,"improvement":712560,"taxableLand":178140,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":712560},{"y":2027,"v":1000000,"taxable":200000,"land":200000,"improvement":800000,"taxableLand":200000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":800000}],"taxNow":2494,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"1050860","date":"2020-02-19","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2022-08-16","scope":"EZ INTERIOR DEMOLITION- For the interior demolition on non-bearing partition wall and ceilings as per attached standard. Deviations from these standards require submission of construction and site plans. . Structural alteration or repair is expressly prohibited under this permit. Prohibited structural work includes any modification to exterior walls, party walls, floor/roof framing or foundations."},{"number":"CP-2020-002135","date":"2020-07-15","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2021-04-19","scope":"**Amendment dated 9/22/2020 - add rubber water-stop to foundation as per revised structural plan and engineer's letter dated 8/24/2020; no other changes on this permit.** FOR THE ERECTION OF A FOUR (4) STORY ATTACHED STRUCTURE AS PER APPROVED PLANS. FOR USE AS THREE (3) DWELLING UNITS. STRUCTURE TO BE FULLY SPRINKLERED IN ACCORDANCE WITH NFPA 13R MINIMUM. **SEPARATE PERMITS REQUIRED FOR MEP AND FIRE SUPPRESSION WORK.** **2018 IBC**"},{"number":"EP-2020-009040","date":"2020-11-09","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-04-12","scope":"300 AMP incoming service, wiring throughout by 2017 NEC CODE New fire alarm installation per 2016 NFPA 72"},{"number":"FP-2020-002150","date":"2020-11-13","work":"Rough-In","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2020-12-04","scope":"Rough-In Permit for FP-2020-002047 INSTALLATION OF A FIRE SPRINKLER SYSTEM IN ACCORDANCE WITH NFPA 13R"},{"number":"PP-2020-011563","date":"2020-11-18","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-01-04","scope":"Curb trap, fai,house drain,1 1/2 inch water service"},{"number":"MP-2020-005608","date":"2020-12-01","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-04-19","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES- For the installation of New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans."},{"number":"FP-2020-002047","date":"2020-12-04","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2021-04-19","scope":"FOR THE INSTALLATION OF A 2-INCH FIRE SERVICE LINE FOR AN AUTOMATIC FIRE SUPPRESSION SPRINKLER SYSTEM WITH A BACKFLOW PREVENTION ASSEMBLY IN ACCORDANCE WITH NFPA 13R. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/HYDRAULIC CALCULATIONS."},{"number":"PP-2020-014948","date":"2021-01-09","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-04-19","scope":"Interior plumbing,8 WC,8 TUBS,8 LAVATORIES, 3 LAUNDRIES, 3 KITCHENS, 3 WH"},{"number":"ZP-2021-003971","date":"2021-10-18","work":"Parking Only","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR A PARKING ADDITION ACCESSED THROUGH THE REAR OF A PREVIOUSLY APPROVED MULTI-FAMILY STRUCTURE."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2020,"k":"permit","w":"Interior Non-Load-Bearing Wall Demo."},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"Rough-In"},{"y":2020,"k":"permit","w":"New Construction or Additions"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction or Additions"},{"y":2021,"k":"permit","w":"Parking Only"}],"rented":true,"licenses":[{"number":"879700","type":"Rental","status":"Active","businessName":"E&M PROPERTY GROUP","legalName":"E&M PROPERTY GROUP","address":"1935 W BERKS ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2021-10-18","latestIssueDate":"2025-11-19","expirationDate":"2026-10-17","inactiveDate":null}],"licenseActivity":[{"number":"879700","type":"Rental","businessName":"E&M PROPERTY GROUP","legalName":"E&M PROPERTY GROUP","issuedDate":"2021-10-18","latestIssueDate":"2025-11-19","closureDate":null,"expirationDate":"2026-10-17","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 26% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $706,900 to $890,700","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":"The record identifies more than one dwelling/use.","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":"1 permit not marked completed: 1050860 (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 (268 E HERON ROAD, SOUTHAMPTON PA, 18966).","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":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"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":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Sep 12, 2026","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/"}]}