{"asOf":"2026-07-26T01:44:53.953Z","block":"1600-1699 S 22ND ST","blockUrl":"https://philadelphia.blockreport.homes/block/1600-1699-s-22nd-st","address":"1603 S 22ND ST","parcelNumber":"363000006","source":"https://property.phila.gov/?p=363000006","ownerType":"investor","kind":"multi-family","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"SC","buildingCodeNew":"25","buildingClass":"VACANT LAND COMMER < ACRE","buildingClassNew":"ROW MODERN","useLabel":"Multi-family","owner":"IBNM LLC","coOwner":null,"marketValue":609200,"landAssessment":121840,"improvementAssessment":487360,"livableArea":2400,"yearBuilt":2022,"lastSale":null,"openViolations":0,"violations":[{"number":"VI-2020-014550","date":"2020-07-01","code":"10-715","title":"LITTER ON VACANT LOTS","status":"COMPLIED","resolutionDate":"2020-11-04","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"CF-2020-032999","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2020-07-01","completedDate":"2020-11-05","violations":[{"number":"VI-2020-014550","date":"2020-07-01","code":"10-715","title":"LITTER ON VACANT LOTS","status":"COMPLIED","resolutionDate":"2020-11-04","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2020,"n":1,"worst":null}],"investigations":[{"caseNumber":"CF-2020-032999","date":"2020-07-01","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-032999","date":"2020-09-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-032999","date":"2020-11-05","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-008494","date":"2022-02-02","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-008494","date":"2022-02-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-011993","date":"2022-02-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-008494","date":"2022-02-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-011993","date":"2022-02-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-008494","date":"2022-03-22","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-011993","date":"2022-03-22","type":null,"status":"PASSED"}],"inspYears":[{"y":2020,"fails":2,"passes":1},{"y":2022,"fails":5,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.93202435337183,"lng":-75.18121444818638,"geom":null,"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2025-015270","type":"Fire Alarm Certification","inspectionDate":"2025-05-19","result":"Certified","expirationDate":"2026-05-19","buildingId":"3000102"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19145","beds":6,"baths":null,"stories":3,"lotArea":1056,"zoning":"CMX1","grade":null,"basement":"A","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"P.O BOX 679, BALA CYNWYD PA, 19004","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2025,"v":725000,"taxable":145000,"land":145000,"improvement":580000,"taxableLand":145000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":580000},{"y":2026,"v":725000,"taxable":145000,"land":145000,"improvement":580000,"taxableLand":145000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":580000},{"y":2027,"v":609200,"taxable":121840,"land":121840,"improvement":487360,"taxableLand":121840,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":487360}],"taxNow":2030,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"978799","date":"2020-07-23","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2022-05-25","scope":"APPLICATION IS FOR A NEW CONSTRUCTION OF AN ATTACHED BUILDING WITH A ROOF DECK AND A ROOF ACCESS STRUCTURE (SIZE AND LOCATION AS SHOWN ON PLANS/APPLICATION)"},{"number":"RP-2020-004186","date":"2020-08-17","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2022-05-31","scope":"for the erection of an attached structure with cellar, roof deck and pilot house to use as two family dwelling. building shall be as per approved zoning permit (ap# 996191)"},{"number":"CP-2020-005999","date":"2021-02-03","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-05-25","scope":"For the erection of a new, three (3) story attached structure (w/roof deck and pilot house enclosing access stairs only), to be used as Group R-2 (three (3) dwelling units), as per plans; separate permits required for all MEP/FSP work; building to be fully sprinklered as per NFPA 13R (Minimum); pedestrian protection required as per 2018 IBC Section 3306; see AP#978799 for zoning/use permit."},{"number":"FP-2021-000482","date":"2021-03-04","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2022-05-25","scope":"FOR THE INSTALLATION OF A TWO (2) INCH FIRE SERVICE LINE WITH BACKFLOW PREVENTOR FOR THE INSTALLATION OF A FIRE SUPPRESSION SYSTEM AS PER NFPA 13R AS PER APPROVED PLANS AND CALCULATIONS."},{"number":"FP-2021-000480","date":"2021-03-04","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2022-05-17","scope":"THE INSTALLATION OF TWO - ONE (1) INCH COMBINED SERVICE LINE FOR A FIRE & DOMESTIC SUPPLY LINE. MULTIPURPOSE RESIDENTIAL FIRE SPRINKLER SYSTEM DESIGNED IN ACCORDANCE WITH NFPA 13D FOR A TWO FAMILY DWELLING."},{"number":"EP-2021-002624","date":"2021-03-17","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-04-21","scope":"Install 200A Service cable with 3gang meter socket. Wire throughout outlets, switches, light fixtures, C/O and smoke detectors for two family dwelling as per NEC 2014 code."},{"number":"PP-2021-004426","date":"2021-03-19","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-05-17","scope":"1\" Water Service, House drain, curb trap, & fresh air inlet 8 Lav.. 4 tubs.. 6 water closet.. 2 laundry... 2 kitchen"},{"number":"PP-2021-004423","date":"2021-04-06","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-05-17","scope":"12 Lav.. 9 Water closets... 6 Shower.. 3 laundry... 3 kitchen HOUSE DRAIN HOUSE TRAP FAI 1\" DOMESTIC"},{"number":"EP-2021-002630","date":"2021-04-15","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-05-24","scope":"INSTALL A 300 AMP SERVICE, 4 GANG METER BANK, (3) 125 AMP PANELS & FEEDERS, (1) 100 AMP PANEL & FEEDER. WIRE THROUGHOUT COMMON AREA AND THREE UNITS LIGHTS, SWITCHES, RECEPTACLES, WIRING MECHANICAL & HVAC EQUIPMENT. INSTALL ANEW FIRE ALARM SYSTEM THROUGHOUT. AS PER THE 2017 NEC & 2016 NFPA-72."},{"number":"MP-2021-004150","date":"2021-10-21","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-05-17","scope":"FOR THE INSTALLATION OF APPLIANCES, REGISTERS / DIFFUSERS / GRILLES, AND ASSOCIATED DUCTWORK THROUGHOUT A THREE (3) STORY MULTI-FAMILY DWELLING. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IMC. APPLIANCES TO BE INSTALLED PER MANUFACTURER'S SPECIFICATIONS. IF SITE CONDITIONS VARY, CONTACT DESIGN ENGINEER PRIOR TO START OF WORK. SEE CP-2020-005999 FOR ASSOCIATED BUILDING PERMIT."},{"number":"MP-2020-003199","date":"2021-10-22","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-05-17","scope":"for the erection of an attached structure with cellar, roof deck and pilot house to use as two family dwelling. building shall be as per approved zoning permit (ap# 996191)"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2020,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction or Additions"},{"y":2021,"k":"permit","w":"New Construction or Additions"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2022,"k":"insp","w":"L&I: 5 failed, 2 passed"}],"rented":true,"licenses":[{"number":"905005","type":"Rental","status":"Active","businessName":"IBNM LLC","legalName":"IBNM LLC","address":"1603 S 22ND ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2022-09-02","latestIssueDate":"2026-07-21","expirationDate":"2027-09-01","inactiveDate":null},{"number":"914563","type":"Rental","status":"Active","businessName":"SHIV RENTALS PARTNERSHIP","legalName":"SHIV RENTALS PARTNERSHIP","address":"1603 S 22ND ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2023-01-17","latestIssueDate":"2025-12-14","expirationDate":"2027-01-16","inactiveDate":null}],"licenseActivity":[{"number":"914563","type":"Rental","businessName":"SHIV RENTALS PARTNERSHIP","legalName":"SHIV RENTALS PARTNERSHIP","issuedDate":"2023-01-17","latestIssueDate":"2025-12-14","closureDate":null,"expirationDate":"2027-01-16","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"905005","type":"Rental","businessName":"IBNM LLC","legalName":"IBNM LLC","issuedDate":"2022-09-02","latestIssueDate":"2026-07-21","closureDate":null,"expirationDate":"2027-09-01","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-25","units":3,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"The record identifies more than one dwelling/use.","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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through May 19, 2026","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":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"rental-license","level":"verify","title":"A rental license does not transfer with the deed","finding":"2 active Rental License records 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 (P.O BOX 679, BALA CYNWYD PA, 19004).","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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"7 failed, 3 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Mar 22, 2022.","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":"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":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as multi-family. BlockReport does not receive a current Commercial Trash account balance.","why":"Philadelphia charges qualifying small commercial, mixed-use, and multi-unit properties that use City collection; exemptions and private collection can change applicability. A use category alone does not prove a fee is due.","action":"Check the Commercial Trash account inside the date-effective Property Payoff.","url":"https://www.phila.gov/2026-06-09-pay-your-trash-fee-bill-by-june-30/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 1 historical violation across 1 case.","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/"}]}