{"asOf":"2026-07-24T15:22:29.275Z","block":"2100-2199 TITAN ST","blockUrl":"https://philadelphia.blockreport.homes/block/2100-2199-titan-st","address":"2122 TITAN ST","parcelNumber":"361104400","source":"https://property.phila.gov/?p=361104400","ownerType":"owner-occupied","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O51","buildingCodeNew":"22","buildingClass":"ROW 3 STY MASONRY+OTHER","buildingClassNew":"ROW TYPICAL","useLabel":"House","owner":"CLOUGHLEY NIAMH MARIA","coOwner":"PEZZOLLA FRANK PHILIP","marketValue":374500,"landAssessment":74900,"improvementAssessment":299600,"livableArea":1400,"yearBuilt":1920,"lastSale":{"price":449900,"date":"2021-04-19T04:00:00Z"},"openViolations":0,"violations":[{"number":"3262708","date":"2014-05-14","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3262709","date":"2014-05-14","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3262710","date":"2014-05-14","code":"PM-306.2/4","title":"VAC PROP REPLAC WIN/DRS 80%","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4116397","date":"2016-07-13","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4116396","date":"2016-07-13","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"431127","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2014-05-14","completedDate":"2015-04-09","violations":[{"number":"3262708","date":"2014-05-14","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3262709","date":"2014-05-14","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3262710","date":"2014-05-14","code":"PM-306.2/4","title":"VAC PROP REPLAC WIN/DRS 80%","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"545730","type":"STANDARD","priority":"STANDARD","responsibility":"VS","status":"CLOSED","createdDate":"2016-07-22","completedDate":"2016-11-29","violations":[{"number":"4116397","date":"2016-07-13","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4116396","date":"2016-07-13","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2014,"n":3,"worst":null},{"y":2016,"n":2,"worst":null}],"investigations":[{"caseNumber":"38040","date":"2005-04-25","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"431127","date":"2014-05-14","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"431127","date":"2014-06-18","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"431127","date":"2014-07-22","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"431127","date":"2015-04-09","type":"PRECOURT","status":"PASSED"},{"caseNumber":"545730","date":"2016-07-13","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"545730","date":"2016-09-08","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"545730","date":"2016-10-13","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"545730","date":"2016-11-28","type":"PRECOURT","status":"PASSED"}],"inspYears":[{"y":2014,"fails":2,"passes":0},{"y":2015,"fails":0,"passes":1},{"y":2016,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.93599842230298,"lng":-75.1796578964158,"geom":{"type":"Polygon","coordinates":[[[-75.179620935,39.936055482],[-75.179647572,39.935934246],[-75.17969428,39.935940548],[-75.179669033,39.936062186],[-75.179620935,39.936055482]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":3,"baths":2,"stories":2,"lotArea":630,"zoning":"RSA5","grade":"C","basement":"A","heater":"A","centralAir":true,"extCond":"3","intCond":"2","garage":null,"homestead":false,"mail":"2122 TITAN ST, PHILADELPHIA PA, 19146","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR ERECTION OF A REAR AND THIRD STORY ADDITION TO INCLUDE ROOF DECK AND PILOT HOUSE (FOR ACCESS TO ROOF DECK ONLY) TO AN EXISTING ATTACHED STRUCTURE. SIZE AND LOCATION AS SHOWN IN APPLICATION. FOR USE AS AN EXISTING SINGLE FAMILY HO","status":"CLOSED","outcome":"Denied","date":"2016-03-15","number":"25879","relatedPermit":"608494"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":4,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":100800,"taxable":100800,"land":7245,"improvement":93555,"taxableLand":7245,"taxableImprovement":93555,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":100800,"taxable":100800,"land":27619,"improvement":73181,"taxableLand":27619,"taxableImprovement":73181,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":100800,"taxable":100800,"land":27619,"improvement":73181,"taxableLand":27619,"taxableImprovement":73181,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":390000,"taxable":120000,"land":102000,"improvement":288000,"taxableLand":102000,"taxableImprovement":18000,"exemptLand":0,"exemptImprovement":270000},{"y":2020,"v":419600,"taxable":128621,"land":109222,"improvement":310378,"taxableLand":109222,"taxableImprovement":19399,"exemptLand":0,"exemptImprovement":290979},{"y":2021,"v":419600,"taxable":128621,"land":109222,"improvement":310378,"taxableLand":109222,"taxableImprovement":19399,"exemptLand":0,"exemptImprovement":290979},{"y":2022,"v":419600,"taxable":128621,"land":109222,"improvement":310378,"taxableLand":109222,"taxableImprovement":19399,"exemptLand":0,"exemptImprovement":290979},{"y":2023,"v":458800,"taxable":113782,"land":91760,"improvement":367040,"taxableLand":91760,"taxableImprovement":22022,"exemptLand":0,"exemptImprovement":345018},{"y":2024,"v":458800,"taxable":113782,"land":91760,"improvement":367040,"taxableLand":91760,"taxableImprovement":22022,"exemptLand":0,"exemptImprovement":345018},{"y":2025,"v":442300,"taxable":109690,"land":88460,"improvement":353840,"taxableLand":88460,"taxableImprovement":21230,"exemptLand":0,"exemptImprovement":332610},{"y":2026,"v":442300,"taxable":109690,"land":88460,"improvement":353840,"taxableLand":88460,"taxableImprovement":21230,"exemptLand":0,"exemptImprovement":332610},{"y":2027,"v":374500,"taxable":92876,"land":74900,"improvement":299600,"taxableLand":74900,"taxableImprovement":17976,"exemptLand":0,"exemptImprovement":281624}],"taxNow":1535,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"331701","date":"2011-03-28","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2011-10-04","scope":"INSTALL METAL LATH ON RONT BRICK WALL OF BUILDING AND STUCCO,AND PAINT."},{"number":"365943","date":"2011-09-30","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2011-11-16","scope":"INTERIOR DEMO OF ALL PLASTERED OLD SHEETROCK INCLUDING CLEANOUT AND REMOVAL OF ALL NON LOAD BEARING WALLS, NO STRUCTURAL WORK ON THIS PERMIT"},{"number":"734946","date":"2016-11-07","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-01-16","scope":"INTERIOR DEMO AND INTERIOR ALTERATIONS THROUGHOUT, TO INCLUDE DRYWALL THROUGHOUT, MOISTURE RESISTANT DRYWALL IN THE BATHROOM AND KITCHEN, NEW WINDOWS AND DOORS IN EXISTING OPENING. APPLICANT AGREES TO LIMIT THE CONSTRUCTION TO COMPLY WITH EZ PERMIT STANDARD FOR INTERIOR ALTERATIONS, DATED JANUARY 2011. DEVIATION FROM THE STANDARD WILL RESULT IN REVOCATION OF THIS PERMIT AND IMPOSITION OF FURTHER PENALTIES. NOTE: CONTRACTOR IS LISTED AS A \"SOLE PROPRIETOR\" AND HAS NO EMPLOYEES AND/OR WORKERS COMPENSATION INSURANCE - ALL SUBCONTRACTORS REQUIRE SEPARATE LICENSES AND INSURANCE SEPARATE PERMITS REQUIRED FOR PLUMBING, ELECTRICAL AND MECHANICAL WORK"},{"number":"744090","date":"2017-04-03","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2017-04-03","scope":"FOR THE ERECTION OF AN ADDITION WITH ROOF DECK AND ROOF DECK ACCESS STRUCTURE TO AN EXISTING ATTACHED BUILDING. SIZE AND LOCATION AS SHOWN ON APPROVED PLANS. MAINTAIN EXISTING USE AS SINGLE FAMILY HOUSEHOLD LIVING."},{"number":"744098","date":"2017-04-03","work":"Addition","type":"BP_ADDITON","description":"ADDITION PERMIT","status":"COMPLETED","completedDate":"2018-01-16","scope":"FOR THE INTERIOR ALTERATIONS AND NEW 3RD FLOOR ADDITION WITH NEW PILOT HOUSE AND ROOF DECK TO EXISTING TWO STORY TOWNHOUSE AS PER APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR ANY M.E.P. WORK."},{"number":"789142","date":"2017-06-05","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-06-14","scope":"REPLACE 5\" CURB TRAP TO HOUSE DRAIN WITH FAI PA20171561097 (SFD)- \"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\""},{"number":"798615","date":"2017-07-11","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-01-16","scope":"TOTAL REWIRE INCLUDING 200 AMP PER 2008 CODE"},{"number":"817995","date":"2017-09-21","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-01-16","scope":"2 1/2 BATH, 1-LAUNDRY, 1-KITCHEN SINK THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"818175","date":"2017-09-21","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2018-01-16","scope":"INSTALL (1) HVAC SYSTEM WITH DUCTWORK. (SFD)"}],"storyTag":"Renovated & sold on","storyDelta":5.92,"timeline":[{"y":2016,"k":"appeal","w":"Appeal denied"},{"y":2016,"k":"viol","w":"2 L&I violations"},{"y":2016,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2016,"k":"permit","w":"Major alteration"},{"y":2017,"k":"permit","w":"Zoning"},{"y":2017,"k":"permit","w":"Addition"},{"y":2017,"k":"permit","w":"Plumbing"},{"y":2017,"k":"permit","w":"Electrical"},{"y":2017,"k":"permit","w":"Plumbing"},{"y":2017,"k":"permit","w":"Mechanical"},{"y":2018,"k":"sale","p":401000},{"y":2021,"k":"sale","p":449900}],"rented":false,"licenses":[{"number":"721473","type":"Vacant Residential Property / Lot","status":"Closed","businessName":"JOHN & BARBARA J BOWDEN","legalName":"JOHN & BARBARA J BOWDEN","address":"2122 TITAN ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2016-11-28","latestIssueDate":"2016-11-28","expirationDate":"2017-11-27","inactiveDate":"2018-01-26"},{"number":"858521","type":"Rental","status":"Inactive","businessName":"Jason Derenick","legalName":"Jason Derenick ","address":"2122 TITAN ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2021-01-04","latestIssueDate":"2021-01-04","expirationDate":"2022-01-03","inactiveDate":"2022-03-04"}],"licenseActivity":[{"number":"858521","type":"Rental","businessName":"Jason Derenick","legalName":"Jason Derenick ","issuedDate":"2021-01-04","latestIssueDate":"2021-01-04","closureDate":"2022-03-04","expirationDate":"2022-01-03","inactiveDate":"2022-03-04","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"721473","type":"Vacant Residential Property / Lot","businessName":"JOHN & BARBARA J BOWDEN","legalName":"JOHN & BARBARA J BOWDEN","issuedDate":"2016-11-28","latestIssueDate":"2016-11-28","closureDate":"2018-01-26","expirationDate":"2017-11-27","inactiveDate":"2018-01-26","status":"Closed","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #25879: CLOSED · Denied; related permit 608494.","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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"4 failed, 2 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Nov 28, 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #721473: Closed since Jan 26, 2018","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":"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 5 historical violations across 2 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"}]}