{"asOf":"2026-07-24T01:27:59.261Z","block":"2500-2599 ALTER ST","blockUrl":"https://philadelphia.blockreport.homes/block/2500-2599-alter-st","address":"2522 ALTER ST","parcelNumber":"361231600","source":"https://property.phila.gov/?p=361231600","ownerType":"owner-occupied","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"SR","buildingCodeNew":"25","buildingClass":"VACANT LAND RESIDE < ACRE","buildingClassNew":"ROW MODERN","useLabel":"House","owner":"SCHUENEMANN SARA RUTH","coOwner":null,"marketValue":423800,"landAssessment":84760,"improvementAssessment":339040,"livableArea":1680,"yearBuilt":2020,"lastSale":{"price":415000,"date":"2019-08-22T04:00:00Z"},"openViolations":0,"violations":[{"number":"1817687","date":"2010-09-14","code":"PM-306.0/2","title":"VACANT LOT STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1817686","date":"2010-09-14","code":"CP-01","title":"CLIP 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CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2010,"n":2,"worst":null},{"y":2014,"n":2,"worst":null},{"y":2016,"n":2,"worst":null},{"y":2017,"n":2,"worst":null}],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.93950568882651,"lng":-75.18582527477268,"geom":{"type":"Polygon","coordinates":[[[-75.185837117,39.939569662],[-75.185787803,39.939563661],[-75.185813433,39.939441715],[-75.185862746,39.939447717],[-75.185837117,39.939569662]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":4,"baths":null,"stories":3,"lotArea":630,"zoning":"RM1","grade":null,"basement":"A","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"2522 ALTER ST, PHILADELPHIA PA, 19146","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR CONSTRUCTION OF A THREE STORTY ATTACHED STRUCTURE WITH CELLAR ROOF DECK AND ACCESS PILOT HOUSE. USE A SINGKE FAMILY HOUSEHOLD LIVING","status":"OPEN","outcome":"Granted with conditions","date":"2018-09-26","number":"34387","relatedPermit":"873717"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":8200,"taxable":8200,"land":8200,"improvement":0,"taxableLand":8200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":23100,"taxable":23100,"land":23100,"improvement":0,"taxableLand":23100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":23100,"taxable":23100,"land":23100,"improvement":0,"taxableLand":23100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":23100,"taxable":23100,"land":23100,"improvement":0,"taxableLand":23100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":23100,"taxable":23100,"land":23100,"improvement":0,"taxableLand":23100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":23100,"taxable":23100,"land":23100,"improvement":0,"taxableLand":23100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":23100,"taxable":23100,"land":23100,"improvement":0,"taxableLand":23100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":463700,"taxable":92740,"land":92740,"improvement":370960,"taxableLand":92740,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":370960},{"y":2024,"v":463700,"taxable":92740,"land":92740,"improvement":370960,"taxableLand":92740,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":370960},{"y":2025,"v":419800,"taxable":83960,"land":83960,"improvement":335840,"taxableLand":83960,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":335840},{"y":2026,"v":419800,"taxable":83960,"land":83960,"improvement":335840,"taxableLand":83960,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":335840},{"y":2027,"v":423800,"taxable":84760,"land":84760,"improvement":339040,"taxableLand":84760,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":339040}],"taxNow":1175,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"873717","date":"2018-10-26","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2018-10-26","scope":"FOR THE ERECTION OF A THREE (3) STORY ATTACHED STRUCTURE WITH CELLAR ROOF DECK AND ACCESS PILOT HOUSE; FOR USE AS A SINGLE FAMILY HOUSEHOLD LIVING, SIZE AND LOCATION AS SHOWN IN THE APPLICATION/PLAN."},{"number":"873720","date":"2018-11-01","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2019-07-02","scope":"FOR THE NEW CONSTRUCTION OF AN ATTACHED THREE (3) STORY SINGLE FAMILY DWELLING WITH CELLAR AND ROOF DECK ACCESSED BY A PILOTHOUSE AS PER PLAN."},{"number":"943991","date":"2019-01-24","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2019-06-21","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES- FOR THE INSTALLATION IF 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":"957233","date":"2019-03-22","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2019-06-21","scope":"TO AMEND THE PERMIT (A/P #873720) TO REVISE THE REAR FIRST STORY TO 5'-10\" ABOVE GRADE PLANE AS PER REVISED PLAN."},{"number":"963382","date":"2019-04-03","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-07-02","scope":"NEW 200AMP SERVICE COMPLETE WITH GROUNDING WIRING THROUGHOUT AS PER 2008 NEC"},{"number":"941838","date":"2019-04-04","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2019-07-02","scope":"FOR THE INSTALLATION OF AN AUTOMATIC SPRINKLER SYSTEM WITH A 1\" COMBINED FIRE & DOMESTIC SERVICE LINE FOR A THREE (3) STORY SINGLE FAMILY DWELLING WITH ROOFTOP STRUCTURE.SYSTEM INSTALLATION IN ACCORDANCE WITH NFPA 13D."},{"number":"965090","date":"2019-04-08","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-05-03","scope":"INSTALL HOUSE DRAIN, TRAP, FRESH AIR INLET AND 1\" COMBO, INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"965283","date":"2019-04-09","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-06-21","scope":"NEW CONSTRUCTION COMPLETE NEW 3 BATHS KIT/LAUNDRY AREA DRAIN AND WATER HEATER AS PER NOTARIZED LETTER CONTRACTOR HAS NO EMPLOYEES"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2016,"k":"viol","w":"2 L&I violations"},{"y":2017,"k":"viol","w":"2 L&I violations"},{"y":2018,"k":"appeal","w":"Appeal granted with conditions"},{"y":2018,"k":"permit","w":"Zoning/use"},{"y":2018,"k":"permit","w":"New construction"},{"y":2019,"k":"permit","w":"Mechanical"},{"y":2019,"k":"permit","w":"Administrative"},{"y":2019,"k":"permit","w":"Electrical"},{"y":2019,"k":"permit","w":"Suppression"},{"y":2019,"k":"permit","w":"Plumbing"},{"y":2019,"k":"permit","w":"Plumbing"},{"y":2019,"k":"land","p":415000}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 1907% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $23,100 to $463,700","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":"Appeal #34387: OPEN · Granted with conditions; related permit 873717. Use permit #873717: 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":"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 8 historical violations across 4 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.","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"}]}