{"asOf":"2026-07-27T11:56:28.747Z","block":"2700-2799 REED ST","blockUrl":"https://philadelphia.blockreport.homes/block/2700-2799-reed-st","address":"2725 REED ST","parcelNumber":"362114900","source":"https://property.phila.gov/?p=362114900","ownerType":"absentee","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O30","buildingCodeNew":"23","buildingClass":"ROW 2 STY MASONRY","buildingClassNew":"ROW POST WAR","useLabel":"House","owner":"CHEN GUI JIAO","coOwner":null,"marketValue":335000,"landAssessment":67000,"improvementAssessment":268000,"livableArea":1440,"yearBuilt":1923,"lastSale":{"price":115000,"date":"2018-04-13T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2024-047570","date":"2024-06-10","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2024-10-31","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2024-047571","date":"2024-06-10","code":"PM15-305.1","title":"INTERIOR UNSAFE GENERAL","status":"COMPLIED","resolutionDate":"2024-10-31","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2024-047572","date":"2024-06-10","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2024-10-31","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2024-047573","date":"2024-06-10","code":"A-301.1/38","title":"STRUCTURAL REPAIR","status":"COMPLIED","resolutionDate":"2024-10-31","resolution":"COMPLIED - PERMIT OBTAINED"}],"violationCases":[{"number":"CF-2024-059694","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2024-06-10","completedDate":"2024-10-31","violations":[{"number":"VI-2024-047570","date":"2024-06-10","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2024-10-31","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2024-047571","date":"2024-06-10","code":"PM15-305.1","title":"INTERIOR UNSAFE GENERAL","status":"COMPLIED","resolutionDate":"2024-10-31","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2024-047572","date":"2024-06-10","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2024-10-31","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2024-047573","date":"2024-06-10","code":"A-301.1/38","title":"STRUCTURAL REPAIR","status":"COMPLIED","resolutionDate":"2024-10-31","resolution":"COMPLIED - PERMIT OBTAINED"}]}],"violYears":[{"y":2024,"n":4,"worst":"UNSAFE STRUCTURE"}],"investigations":[{"caseNumber":"76577","date":"2006-08-24","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"76577","date":"2006-10-05","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"76577","date":"2006-10-13","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"CF-2024-059694","date":"2024-06-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-059694","date":"2024-10-31","type":null,"status":"PASSED"}],"inspYears":[{"y":2006,"fails":2,"passes":1},{"y":2024,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.935922531732764,"lng":-75.18992743012028,"geom":{"type":"Polygon","coordinates":[[[-75.189875738,39.936004967],[-75.189914112,39.935831263],[-75.189978816,39.935840187],[-75.189941289,39.936013136],[-75.189875738,39.936004967]]]},"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":1168,"zoning":"RSA5","grade":"C","basement":"C","heater":"A","centralAir":true,"extCond":"4","intCond":"2","garage":null,"homestead":false,"mail":"1175 S 10TH ST, PHILADELPHIA PA, 19147","mailOut":false,"appeals":[],"taxYears":[{"year":2014,"total":638.27,"principal":407.46,"interest":79.46,"penalty":28.52}],"taxNet":638.27,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":72500,"taxable":72500,"land":10979,"improvement":61521,"taxableLand":10979,"taxableImprovement":61521,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":72500,"taxable":72500,"land":17545,"improvement":54955,"taxableLand":17545,"taxableImprovement":54955,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":72500,"taxable":72500,"land":17545,"improvement":54955,"taxableLand":17545,"taxableImprovement":54955,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":150400,"taxable":150400,"land":36300,"improvement":114100,"taxableLand":36300,"taxableImprovement":114100,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":161800,"taxable":161800,"land":39051,"improvement":122749,"taxableLand":39051,"taxableImprovement":122749,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":161800,"taxable":161800,"land":39051,"improvement":122749,"taxableLand":39051,"taxableImprovement":122749,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":161800,"taxable":161800,"land":39051,"improvement":122749,"taxableLand":39051,"taxableImprovement":122749,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":188300,"taxable":188300,"land":37660,"improvement":150640,"taxableLand":37660,"taxableImprovement":150640,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":188300,"taxable":188300,"land":37660,"improvement":150640,"taxableLand":37660,"taxableImprovement":150640,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":215300,"taxable":215300,"land":43060,"improvement":172240,"taxableLand":43060,"taxableImprovement":172240,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":215300,"taxable":215300,"land":43060,"improvement":172240,"taxableLand":43060,"taxableImprovement":172240,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":335000,"taxable":335000,"land":67000,"improvement":268000,"taxableLand":67000,"taxableImprovement":268000,"exemptLand":0,"exemptImprovement":0}],"taxNow":3014,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"584814","date":"2015-01-15","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-02-09","scope":"5\"CURB TRAP REPLACEMENT-PA#20150150816-\"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":"GM-2024-000677","date":"2024-01-23","work":"Wall Covering Replacement","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2024-04-03","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."},{"number":"RP-2024-008937","date":"2024-09-16","work":"Make Safe Permit For RP","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2024-11-01","scope":"MAKE SAFE PERMIT- TO MAKE SAFE AS PER SUBMITTED PLANS AND as per Engineer's report to repair fire damaged floor and exterior wall to resolve case #CF-2024-059694. Abutting sidewalk must be closed with fencing a minimum of 6' in height. Separate Streets Department permit required for sidewalk closure. A separate permit is required for any additional alterations that are not specifically addressed on case #CF-2024-059694. In accordance with Code Bulletin PM-1801, a PA professional engineer is required to monitor repairs made under this permit. The engineer must submit a sealed statement to the Department confirming that the structure is in sound condition at completion.\""},{"number":"RP-2024-011938","date":"2024-12-12","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2025-03-28","scope":"For interior alterations to an existing attached single-family dwelling per plans. Separate permits are required for all associated Mechanical, Electrical, and Plumbing work. Basement to remain non-habitable, to be used for storage and utilities only."},{"number":"PP-2024-017172","date":"2024-12-19","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-03-28","scope":"KITCHEN"},{"number":"EP-2024-012145","date":"2024-12-20","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-03-27","scope":"Full re-wire of a single family home to include all new wiring, devices, receptacles, switches, lighting, smoke detectors and appliance connections per NEC code. New 200 amp service and grounding per NEC code."}],"storyTag":"Renovated & sold on","storyDelta":4.75,"timeline":[{"y":2006,"k":"sale","p":20000},{"y":2006,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2015,"k":"permit","w":"Plumbing"},{"y":2018,"k":"sale","p":115000},{"y":2024,"k":"permit","w":"Wall Covering Replacement"},{"y":2024,"k":"viol","w":"4 L&I violations incl UNSAFE STRUCTURE"},{"y":2024,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2024,"k":"permit","w":"Make Safe Permit For RP"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"}],"rented":true,"licenses":[{"number":"460554","type":"Rental","status":"Inactive","businessName":",GUVEYIAN BOB METERISSIAN JOHN","legalName":",GUVEYIAN BOB METERISSIAN JOHN","address":"2725 REED ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2008-11-10","latestIssueDate":"2014-03-01","expirationDate":"2015-02-28","inactiveDate":"2015-04-29"},{"number":"921727","type":"Rental","status":"Active","businessName":"CHEN GUI JIAO","legalName":"CHEN GUI JIAO","address":"2725 REED ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2023-04-21","latestIssueDate":"2026-07-25","expirationDate":"2027-04-20","inactiveDate":null}],"licenseActivity":[{"number":"921727","type":"Rental","businessName":"CHEN GUI JIAO","legalName":"CHEN GUI JIAO","issuedDate":"2023-04-21","latestIssueDate":"2026-07-25","closureDate":null,"expirationDate":"2027-04-20","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"460554","type":"Rental","businessName":",GUVEYIAN BOB METERISSIAN JOHN","legalName":",GUVEYIAN BOB METERISSIAN JOHN","issuedDate":"2008-11-10","latestIssueDate":"2014-03-01","closureDate":"2015-04-29","expirationDate":"2015-02-28","inactiveDate":"2015-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"transition-activity","level":"watch","title":"Recent transition activity","summary":"The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.","evidence":["5 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 56% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $215,300 to $335,000","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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 4 historical violations across 1 case.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"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":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1923 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":"3 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Oct 31, 2024.","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/"}],"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"}]}