{"asOf":"2026-07-24T18:59:08.974Z","block":"2600-2699 OAKFORD ST","blockUrl":"https://philadelphia.blockreport.homes/block/2600-2699-oakford-st","address":"2631 OAKFORD ST","parcelNumber":"362043200","source":"https://property.phila.gov/?p=362043200","ownerType":"absentee","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O30","buildingCodeNew":"25","buildingClass":"ROW 2 STY MASONRY","buildingClassNew":"ROW MODERN","useLabel":"House","owner":"BOUJAOUDE ZIAD","coOwner":null,"marketValue":493300,"landAssessment":98660,"improvementAssessment":394640,"livableArea":2248,"yearBuilt":1920,"lastSale":{"price":485000,"date":"2025-05-25T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2023-033827","date":"2023-05-15","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"SVN ISSUED","resolutionDate":"2023-05-15","resolution":"SVN ISSUED"},{"number":"VI-2023-035703","date":"2023-05-22","code":"A-402.1/1","title":"COMPL CONCEAL- BLDG PERM WORK","status":"COMPLIED","resolutionDate":"2023-12-22","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-035706","date":"2023-05-22","code":"A-301.1/54","title":"NEW PLUMBING","status":"CLOSED","resolutionDate":"2023-08-01","resolution":"CLOSED - WRITTEN IN ERROR"}],"violationCases":[{"number":"CF-2023-044008","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2023-05-15","completedDate":null,"violations":[{"number":"VI-2023-033827","date":"2023-05-15","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"SVN ISSUED","resolutionDate":"2023-05-15","resolution":"SVN ISSUED"}]},{"number":"CF-2023-046695","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"COMPLIED, BALANCE DUE","createdDate":"2023-05-22","completedDate":null,"violations":[{"number":"VI-2023-035703","date":"2023-05-22","code":"A-402.1/1","title":"COMPL CONCEAL- BLDG PERM WORK","status":"COMPLIED","resolutionDate":"2023-12-22","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2023-046709","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2023-05-22","completedDate":"2023-08-02","violations":[{"number":"VI-2023-035706","date":"2023-05-22","code":"A-301.1/54","title":"NEW PLUMBING","status":"CLOSED","resolutionDate":"2023-08-01","resolution":"CLOSED - WRITTEN IN ERROR"}]}],"violYears":[{"y":2023,"n":3,"worst":null}],"investigations":[{"caseNumber":"CF-2023-044008","date":"2023-05-15","type":null,"status":null},{"caseNumber":"CF-2023-046695","date":"2023-05-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-046709","date":"2023-05-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-046709","date":"2023-06-27","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-046695","date":"2023-06-27","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-046709","date":"2023-08-02","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-046695","date":"2023-08-02","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-046695","date":"2023-09-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-046695","date":"2023-10-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-046695","date":"2023-11-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-046695","date":"2023-12-22","type":null,"status":"PASSED"}],"inspYears":[{"y":2023,"fails":8,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.93805921554178,"lng":-75.18791057347404,"geom":{"type":"Polygon","coordinates":[[[-75.187867974,39.938144144],[-75.187904841,39.937968312],[-75.187953196,39.937974324],[-75.187916267,39.938150156],[-75.187867974,39.938144144]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2025-016335","type":"Fire Alarm Certification","inspectionDate":"2025-06-17","result":"Certified","expirationDate":"2026-06-17","buildingId":"1541459"},{"number":"BC-2025-019803","type":"Sprinkler Certification","inspectionDate":"2025-07-14","result":"Certified","expirationDate":"2026-07-14","buildingId":"1541459"},{"number":"BC-2026-020820","type":"Sprinkler Certification","inspectionDate":"2026-07-13","result":"Certified","expirationDate":"2027-07-13","buildingId":"1541459"},{"number":"BC-2026-019758","type":"Fire Alarm Certification","inspectionDate":"2026-07-13","result":"Certified","expirationDate":"2027-07-13","buildingId":"1541459"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":3,"baths":1,"stories":3,"lotArea":910,"zoning":"RM1","grade":"C","basement":"A","heater":"A","centralAir":true,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"16 SYCAMORE LA, MORRESTOWN NJ, 08057","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF ADDITIONS TO INCLUDE\nSTRUCTURE (FOR STAIRS ENCLOSURE ONLY).SIZES AND LOCATIONS AS SHOWN IN THE\nAPPLICATION/PLAN. FOR USE AS MULTI-FAMILY HOUSEHOLD LIVING [THREE (3)DWELLING UNITS]","status":"OPEN","outcome":"Granted with conditions","date":"2019-02-13","number":"35803","relatedPermit":"921150"}],"taxYears":[{"year":2016,"total":1379.86,"principal":1185.42,"interest":17.78,"penalty":11.85}],"taxNet":1379.86,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":75400,"taxable":75400,"land":10374,"improvement":65026,"taxableLand":10374,"taxableImprovement":65026,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":75400,"taxable":75400,"land":18247,"improvement":57153,"taxableLand":18247,"taxableImprovement":57153,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":75400,"taxable":75400,"land":18247,"improvement":57153,"taxableLand":18247,"taxableImprovement":57153,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":68200,"taxable":68200,"land":16500,"improvement":51700,"taxableLand":16500,"taxableImprovement":51700,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":73300,"taxable":73300,"land":17734,"improvement":55566,"taxableLand":17734,"taxableImprovement":55566,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":73300,"taxable":73300,"land":17734,"improvement":55566,"taxableLand":17734,"taxableImprovement":55566,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":73300,"taxable":73300,"land":17734,"improvement":55566,"taxableLand":17734,"taxableImprovement":55566,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":88100,"taxable":88100,"land":17620,"improvement":70480,"taxableLand":17620,"taxableImprovement":70480,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":88100,"taxable":88100,"land":17620,"improvement":70480,"taxableLand":17620,"taxableImprovement":70480,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":330000,"taxable":330000,"land":66000,"improvement":264000,"taxableLand":66000,"taxableImprovement":264000,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":330000,"taxable":330000,"land":66000,"improvement":264000,"taxableLand":66000,"taxableImprovement":264000,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":493300,"taxable":493300,"land":98660,"improvement":394640,"taxableLand":98660,"taxableImprovement":394640,"exemptLand":0,"exemptImprovement":0}],"taxNow":4619,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"902747","date":"2018-08-20","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2019-05-02","scope":"INTERIOR DEMO OF NON LOAD BEARING WALLS ONLY NO STRUCTUAL WORK ON THIS PERMIT"},{"number":"921150","date":"2020-01-31","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2020-01-31","scope":"FOR THE ERECTION OF ADDITIONS WITH A ROOF DECK AND ROOF DECK ACCESS STRUCTURE( FOR STAIRS ENCLOSURE ONLY).SIZES AND LOCATIONS AS SHOWN IN THE APPLICATION/PLAN.FOR USE AS MULTI-FAMILY HOUSEHOLD LIVING[THREE(3) DWELLING UNITS].WITH NO BEDROOMS IN THE BASEMENT AS PER ZBA APPROVAL."},{"number":"CP-2020-000869","date":"2020-05-27","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-05-22","scope":"FOR THE ADDITION OF A THREE (3) STORY REAR ADDITION AND A THIRD FLOOR ADDITION INCLUDING A ROOF DECK, AND A ROOF DECK ACCESS STRUCTURE ON TOP OF AN EXISTING THREE (2) STORY ATTACHED STRUCTURE AND INTERIOR ALTERATIONS. SIZE AND LOCATION AS SHOWN IN APPLICATION/PLAN. STRUCTURE TO BE FULLY SPRINKLERED IN ACCORDANCE WITH NFPA 13. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, AND PLUMBING WORK. **IBC 2018** AMENDMENT APPROVED 8/2/25 AMEND ALTERATIONS/ADDITION PERMIT CP-2020-000869 TO DOCUMENT INCREASE IN HEIGHT DURING CONSTRUCTION AS PER APPROVED PLANS AND ENGINEER'S REPORT."},{"number":"FP-2020-001712","date":"2020-10-14","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2023-08-16","scope":"FOR THE INSTALLATION OF A FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 13, WITH A TWO-INCH FIRE SERVICE LINE; FOR THE INSTALLATION OF A BACKFLOW PREVENTION ASSEMBLY, AS PER APPROVED PLANS."},{"number":"EP-2020-009220","date":"2020-11-05","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-08-26","scope":"400 amp service, (4) GANG METER BANK, (2) 150 amp panels, (1) 200 amp panel, & (1) 60 amp house panel.. wiring throughout lights, switches, receptacles, hvac equipment, install fire alarm system throughout as per 2017 nec & 2016 nfpa-72."},{"number":"PP-2020-012529","date":"2020-11-21","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-08-16","scope":"New bathroom in each unit (3 units total) with tub/shower combo, toilet, sink, and washer dryer combo in each mechanical room. New kitchen in each unit with sink and dishwasher. Sump pump and ejector pump in basement only."},{"number":"MP-2021-001493","date":"2021-04-16","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-09-08","scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS, AND APPLIANCES WITH ASSOCIATED DUCTWORK FOR AN EXPANDED THREE (3) STORY ATTACHED STRUCTURE TO BE USED AS GROUP R-2 (THREE (3) DWELLING UNITS), AS PER PLANS; APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK; SEE CP-2020-000869 FOR ADDITION/ALTERATION PERMIT."}],"storyTag":"New construction","storyDelta":6.46,"timeline":[{"y":2018,"k":"permit","w":"Demolition"},{"y":2019,"k":"appeal","w":"Appeal granted with conditions"},{"y":2020,"k":"permit","w":"Zoning/use"},{"y":2020,"k":"sale","p":167500},{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2020,"k":"permit","w":"New Construction or Additions"},{"y":2021,"k":"permit","w":"Addition and/or Alterations"},{"y":2023,"k":"viol","w":"3 L&I violations"},{"y":2023,"k":"insp","w":"L&I: 8 failed, 2 passed"},{"y":2025,"k":"sale","p":485000}],"rented":true,"licenses":[{"number":"224191","type":"Rental","status":"Inactive","businessName":"RUBEN GRAY","legalName":"RUBEN GRAY","address":"2631 OAKFORD ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2004-03-30","latestIssueDate":"2013-02-09","expirationDate":"2014-02-28","inactiveDate":null},{"number":"0990616","type":"Rental","status":"Active","businessName":"Ziad Boujaoude","legalName":"Ziad Boujaoude","address":"2631 OAKFORD ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2025-10-06","latestIssueDate":"2025-10-06","expirationDate":"2026-10-05","inactiveDate":null}],"licenseActivity":[{"number":"0990616","type":"Rental","businessName":"Ziad Boujaoude","legalName":"Ziad Boujaoude","issuedDate":"2025-10-06","latestIssueDate":"2025-10-06","closureDate":null,"expirationDate":"2026-10-05","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"224191","type":"Rental","businessName":"RUBEN GRAY","legalName":"RUBEN GRAY","issuedDate":"2004-03-30","latestIssueDate":"2013-02-09","closureDate":"2014-02-28","expirationDate":"2014-02-28","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","units":3,"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 2023"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 49% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $330,000 to $493,300","no permit shown in 2026-2028"],"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 #35803: OPEN · Granted with conditions; related permit 921150. Use permit #921150: COMPLETED. The history also contains “OCCUPIED W/O TCO OR CO.”","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":"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 (16 SYCAMORE LA, MORRESTOWN NJ, 08057).","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":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1920 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"8 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Dec 22, 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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 3 historical violations across 3 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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Jul 13, 2027; Sprinkler Certification: Certified through Jul 13, 2027","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/"},{"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"}]}