{"asOf":"2026-07-25T17:31:38.784Z","block":"1000-1099 E LUZERNE ST","blockUrl":"https://philadelphia.blockreport.homes/block/1000-1099-e-luzerne-st","address":"1015 E LUZERNE ST","parcelNumber":"332020500","source":"https://property.phila.gov/?p=332020500","ownerType":"owner-occupied","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"R30","buildingCodeNew":"23","buildingClass":"ROW B/GAR 2 STY MASONRY","buildingClassNew":"ROW POST WAR","useLabel":"House","owner":"ROSA JOSE R","coOwner":"ESPINAL MARIA J","marketValue":229800,"landAssessment":45960,"improvementAssessment":183840,"livableArea":1206,"yearBuilt":1925,"lastSale":{"price":129900,"date":"2009-05-27T04:00:00Z"},"openViolations":0,"violations":[{"number":"888329","date":"2008-03-27","code":"PM-302.2/2","title":"EXT A-CLEAN 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NEEDED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1621524","date":"2010-03-18","code":"FC-1008.1/3","title":"EGRESS DOOR OPENABLE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2150161","date":"2011-07-21","code":"PM-000.0/1","title":"VIOLS-NONE FOUND","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2021-038040","date":"2021-06-14","code":"FC-13-305.1","title":"CLEARANCE IGNITION SOURCES","status":"COMPLIED","resolutionDate":"2021-07-16","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-038041","date":"2021-06-14","code":"FC-13-605.6","title":"OPEN JUNCTION BOXES","status":"COMPLIED","resolutionDate":"2021-07-20","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-038039","date":"2021-06-14","code":"FC-13-906.2","title":"FIRE EXTINGUISHERS TAGGED","status":"COMPLIED","resolutionDate":"2021-07-16","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"152976","type":"STANDARD","priority":"STANDARD","responsibility":"BRU","status":"CLOSED","createdDate":"2008-03-27","completedDate":"2009-03-14","violations":[{"number":"888329","date":"2008-03-27","code":"PM-302.2/2","title":"EXT A-CLEAN RUBBISH/GARBAGE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"227845","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2010-03-04","completedDate":"2010-03-08","violations":[{"number":"1609735","date":"2010-03-08","code":"PM-000.0/1","title":"VIOLS-NONE FOUND","status":"COMPEXCP","resolutionDate":null,"resolution":null}]},{"number":"229075","type":"HAZARDOUS","priority":"HAZARDOUS","responsibility":"HCEU","status":"CLOSED","createdDate":"2010-03-18","completedDate":"2010-03-24","violations":[{"number":"1621523","date":"2010-03-18","code":"A-503.1/2","title":"PROSEC- EMERG IMMED 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OPENABLE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"287842","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2011-07-21","completedDate":"2011-07-21","violations":[{"number":"2150161","date":"2011-07-21","code":"PM-000.0/1","title":"VIOLS-NONE FOUND","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2021-052139","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2021-06-15","completedDate":"2021-07-21","violations":[{"number":"VI-2021-038040","date":"2021-06-14","code":"FC-13-305.1","title":"CLEARANCE IGNITION SOURCES","status":"COMPLIED","resolutionDate":"2021-07-16","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-038041","date":"2021-06-14","code":"FC-13-605.6","title":"OPEN JUNCTION BOXES","status":"COMPLIED","resolutionDate":"2021-07-20","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-038039","date":"2021-06-14","code":"FC-13-906.2","title":"FIRE EXTINGUISHERS TAGGED","status":"COMPLIED","resolutionDate":"2021-07-16","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2008,"n":1,"worst":null},{"y":2010,"n":7,"worst":null},{"y":2011,"n":1,"worst":null},{"y":2021,"n":3,"worst":null}],"investigations":[{"caseNumber":"152976","date":"2008-03-27","type":"BRU INSP","status":"FAILED"},{"caseNumber":"152976","date":"2009-03-14","type":"BRU INSP","status":"PASSED"},{"caseNumber":"227845","date":"2010-03-08","type":"HC FAMILY","status":"PASSED"},{"caseNumber":"229075","date":"2010-03-18","type":"HC FAMILY","status":"FAILED"},{"caseNumber":"229075","date":"2010-03-24","type":"HC FAMILY","status":"PASSED"},{"caseNumber":"287842","date":"2011-07-21","type":"HC FAMILY","status":"PASSED"},{"caseNumber":"CF-2021-052139","date":"2021-06-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-052139","date":"2021-07-21","type":null,"status":"PASSED"}],"inspYears":[{"y":2008,"fails":1,"passes":0},{"y":2009,"fails":0,"passes":1},{"y":2010,"fails":1,"passes":2},{"y":2011,"fails":0,"passes":1},{"y":2021,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.008590323157414,"lng":-75.10806560191453,"geom":{"type":"Polygon","coordinates":[[[-75.108000987,40.008691593],[-75.108048378,40.008479027],[-75.108131234,40.008490074],[-75.108082159,40.00870231],[-75.108000987,40.008691593]]]},"liDistrict":"EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19124","beds":3,"baths":1,"stories":2,"lotArea":1808,"zoning":"RSA5","grade":"C","basement":"H","heater":"H","centralAir":false,"extCond":"4","intCond":"3","garage":1,"homestead":true,"mail":"1015 E LUZERNE ST, PHILADELPHIA PA, 19124","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF A ONE (1) STORY ADDITION (NOT TO EXCEED THIRTY-FIVE FEET (35'-0\") IN HEIGHT) FOR USE AS AN EAT-IN RESTAURANT WITH A MINIMUM OF THIRTY (30) SEATS AND ALL FOOD SERVED ON NON-DISPOSABLE WARE FOR CONSUMPTION BY PATRON","status":"CLOSED","outcome":"Denied","date":"2011-04-27","number":"14371","relatedPermit":"307827"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":93400,"taxable":63400,"land":22601,"improvement":70799,"taxableLand":22601,"taxableImprovement":40799,"exemptLand":0,"exemptImprovement":30000},{"y":2017,"v":93400,"taxable":63400,"land":14010,"improvement":79390,"taxableLand":14010,"taxableImprovement":49390,"exemptLand":0,"exemptImprovement":30000},{"y":2018,"v":93400,"taxable":63400,"land":14010,"improvement":79390,"taxableLand":14010,"taxableImprovement":49390,"exemptLand":0,"exemptImprovement":30000},{"y":2019,"v":137100,"taxable":97100,"land":20500,"improvement":116600,"taxableLand":20500,"taxableImprovement":76600,"exemptLand":0,"exemptImprovement":40000},{"y":2020,"v":147700,"taxable":102700,"land":22155,"improvement":125545,"taxableLand":22155,"taxableImprovement":80545,"exemptLand":0,"exemptImprovement":45000},{"y":2021,"v":147700,"taxable":102700,"land":22155,"improvement":125545,"taxableLand":22155,"taxableImprovement":80545,"exemptLand":0,"exemptImprovement":45000},{"y":2022,"v":147700,"taxable":102700,"land":22155,"improvement":125545,"taxableLand":22155,"taxableImprovement":80545,"exemptLand":0,"exemptImprovement":45000},{"y":2023,"v":197100,"taxable":117100,"land":39420,"improvement":157680,"taxableLand":39420,"taxableImprovement":77680,"exemptLand":0,"exemptImprovement":80000},{"y":2024,"v":197100,"taxable":117100,"land":39420,"improvement":157680,"taxableLand":39420,"taxableImprovement":77680,"exemptLand":0,"exemptImprovement":80000},{"y":2025,"v":218100,"taxable":118100,"land":43620,"improvement":174480,"taxableLand":43620,"taxableImprovement":74480,"exemptLand":0,"exemptImprovement":100000},{"y":2026,"v":218100,"taxable":118100,"land":43620,"improvement":174480,"taxableLand":43620,"taxableImprovement":74480,"exemptLand":0,"exemptImprovement":100000},{"y":2027,"v":229800,"taxable":129800,"land":45960,"improvement":183840,"taxableLand":45960,"taxableImprovement":83840,"exemptLand":0,"exemptImprovement":100000}],"taxNow":1653,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"231863","date":"2009-08-13","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2009-08-13","scope":"USE TO FAMILY DAYCARE IN BASEMENT WITH 4 CHILDREN. 2 OF THE CHILDREN UNDER THE AGE OF 2.5. PREP AND SERVE FOOD"},{"number":"ZP-2026-002498","date":null,"work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Denied","completedDate":null,"scope":null}],"storyTag":"Improved","storyDelta":1.17,"timeline":[{"y":2008,"k":"viol","w":"L&I violation"},{"y":2008,"k":"sale","p":60000},{"y":2009,"k":"sale","p":129900},{"y":2009,"k":"insp","w":"Inspection passed"},{"y":2009,"k":"permit","w":"Use"},{"y":2010,"k":"viol","w":"7 L&I violations"},{"y":2010,"k":"insp","w":"L&I: 1 failed, 2 passed"},{"y":2011,"k":"appeal","w":"Appeal denied"},{"y":2011,"k":"viol","w":"L&I violation"},{"y":2011,"k":"insp","w":"Inspection passed"},{"y":2021,"k":"viol","w":"3 L&I violations"},{"y":2021,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":false,"licenses":[{"number":"496791","type":"Child Care Facility","status":"Inactive","businessName":"MARA FERRER (MERCEDES DAYCARE)","legalName":"MARA FERRER","address":"1015 E LUZERNE ST","revenueCode":"3397","rentalCategory":null,"units":null,"issuedDate":"2010-03-26","latestIssueDate":"2010-03-26","expirationDate":"2011-02-28","inactiveDate":"2011-04-29"},{"number":"539393","type":"Child Care Facility","status":"Inactive","businessName":"MARIA ESPINAL","legalName":"MARIA ESPINAL","address":"1015 E LUZERNE ST","revenueCode":"3397","rentalCategory":null,"units":null,"issuedDate":"2011-07-21","latestIssueDate":"2024-02-14","expirationDate":"2025-02-28","inactiveDate":"2025-04-29"},{"number":"0964620","type":"Child Care Facility","status":"Active","businessName":"MARA FERRER (MERCEDES DAYCARE LLC)","legalName":"MARA FERRER","address":"1015 E LUZERNE ST","revenueCode":"3397","rentalCategory":null,"units":null,"issuedDate":"2024-10-31","latestIssueDate":"2026-04-15","expirationDate":"2026-10-30","inactiveDate":null}],"licenseActivity":[{"number":"0964620","type":"Child Care Facility","businessName":"MARA FERRER (MERCEDES DAYCARE LLC)","legalName":"MARA FERRER","issuedDate":"2024-10-31","latestIssueDate":"2026-04-15","closureDate":null,"expirationDate":"2026-10-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"539393","type":"Child Care Facility","businessName":"MARIA ESPINAL","legalName":"MARIA ESPINAL","issuedDate":"2011-07-21","latestIssueDate":"2024-02-14","closureDate":"2025-04-29","expirationDate":"2025-02-28","inactiveDate":"2025-04-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"496791","type":"Child Care Facility","businessName":"MARA FERRER (MERCEDES DAYCARE)","legalName":"MARA FERRER","issuedDate":"2010-03-26","latestIssueDate":"2010-03-26","closureDate":"2011-04-29","expirationDate":"2011-02-28","inactiveDate":"2011-04-29","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":"Appeal #14371: CLOSED · Denied; related permit 307827. Use permit #231863: 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":"1 permit not marked completed: ZP-2026-002498 (Denied).","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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"3 failed, 5 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jul 21, 2021.","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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Child Care Facility #496791: Inactive since Apr 29, 2011; Child Care Facility #539393: Inactive since Apr 29, 2025","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":"homestead","level":"verify","title":"Homestead is tied to owner occupancy and the deed","finding":"OPA shows the Homestead Exemption.","why":"Philadelphia limits Homestead to an owner’s primary residence. The City says a deed change can require a new application or update.","action":"A buyer should apply in their own name and not assume the seller’s benefit continues.","url":"https://www.phila.gov/documents/homestead-exemption-application/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 12 historical violations across 5 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. Because OPA dates this building before 1978, separately obtain the required federal/City lead disclosures and any test results.","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"}]}