{"asOf":"2026-07-27T13:10:17.458Z","block":"1200-1299 S 18TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/1200-1299-s-18th-st","address":"1225 S 18TH ST","parcelNumber":"365245910","source":"https://property.phila.gov/?p=365245910","ownerType":"owner-occupied","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O50","buildingCodeNew":"25","buildingClass":"ROW 3 STY MASONRY","buildingClassNew":"ROW MODERN","useLabel":"House","owner":"ADORNO KRISTEN E","coOwner":"KLEIN DAVID","marketValue":543300,"landAssessment":108660,"improvementAssessment":434640,"livableArea":2574,"yearBuilt":2012,"lastSale":{"price":695000,"date":"2024-05-10T04:00:00Z"},"openViolations":0,"violations":[{"number":"2012272","date":"2011-03-18","code":"A-301.1/46","title":"PERMB- INSTALL HVAC SYS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2025-016081","date":"2025-03-25","code":"A-301.1/24","title":"EXTERIOR WALL FINISHES","status":"COMPLIED","resolutionDate":"2025-03-28","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2025-016088","date":"2025-03-25","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2025-03-25","resolution":"SVN ISSUED"}],"violationCases":[{"number":"269686","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DS","status":"CLOSED","createdDate":"2011-03-18","completedDate":null,"violations":[{"number":"2012272","date":"2011-03-18","code":"A-301.1/46","title":"PERMB- INSTALL HVAC SYS","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2025-021453","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2025-03-25","completedDate":"2025-03-28","violations":[{"number":"VI-2025-016081","date":"2025-03-25","code":"A-301.1/24","title":"EXTERIOR WALL FINISHES","status":"COMPLIED","resolutionDate":"2025-03-28","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2025-021467","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2025-03-25","completedDate":"2025-07-23","violations":[{"number":"VI-2025-016088","date":"2025-03-25","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2025-03-25","resolution":"SVN ISSUED"}]}],"violYears":[{"y":2011,"n":1,"worst":null},{"y":2025,"n":2,"worst":null}],"investigations":[{"caseNumber":"269686","date":"2011-03-18","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"269686","date":"2011-04-25","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"CF-2025-021453","date":"2025-03-25","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-021467","date":"2025-03-25","type":null,"status":"FAILED"}],"inspYears":[{"y":2011,"fails":1,"passes":1},{"y":2025,"fails":2,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.935861783851365,"lng":-75.1735651661634,"geom":{"type":"Polygon","coordinates":[[[-75.173436393,39.935869057],[-75.17344596,39.935822751],[-75.173693163,39.935853563],[-75.173682135,39.935901449],[-75.173436393,39.935869057]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":5,"baths":3,"stories":3,"lotArea":1190,"zoning":"RSA5","grade":"C+","basement":"A","heater":"A","centralAir":true,"extCond":"3","intCond":"3","garage":null,"homestead":true,"mail":"1225 S 18TH ST, PHILADELPHIA PA, 19146","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF A FOUR (4) STORY ATTACHED SINGLE FAMILY DWELLING (MAXIMUM HEIGHT NOT TO EXCEED 44') TO INCLUDE ONE (1) OPEN-AIR PARKING SPACE (8'-6\" X 17'), A 6' HIGH WOOD FENCE AT THE SIDE AND REAR OF THE LOT, A 4' HIGH WOOD FEN","status":"CLOSED","outcome":"Granted with conditions","date":"2010-04-27","number":"10986","relatedPermit":"256376"},{"type":"LIRB SVN Appeal","grounds":"RE: Violation CF-2025-021467\n\nI received a violation for a sidewalk closure that I had already obtained. I am appealing this violation, since I had an active sidewalk closure.","status":"Closed","outcome":"Complete","date":"2026-04-08","number":"HA-2025-001359","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":16700,"taxable":16700,"land":16700,"improvement":0,"taxableLand":16700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":95400,"taxable":95400,"land":95400,"improvement":0,"taxableLand":95400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":95400,"taxable":95400,"land":95400,"improvement":0,"taxableLand":95400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":95400,"taxable":95400,"land":95400,"improvement":0,"taxableLand":95400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":430000,"taxable":82000,"land":82000,"improvement":348000,"taxableLand":82000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":348000},{"y":2021,"v":430000,"taxable":111773,"land":82000,"improvement":348000,"taxableLand":82000,"taxableImprovement":29773,"exemptLand":0,"exemptImprovement":318227},{"y":2022,"v":430000,"taxable":430000,"land":82000,"improvement":348000,"taxableLand":82000,"taxableImprovement":348000,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":525000,"taxable":525000,"land":199720,"improvement":325280,"taxableLand":199720,"taxableImprovement":325280,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":525000,"taxable":525000,"land":199720,"improvement":325280,"taxableLand":199720,"taxableImprovement":325280,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":525600,"taxable":425600,"land":105120,"improvement":420480,"taxableLand":105120,"taxableImprovement":320480,"exemptLand":0,"exemptImprovement":100000},{"y":2026,"v":525600,"taxable":425600,"land":105120,"improvement":420480,"taxableLand":105120,"taxableImprovement":320480,"exemptLand":0,"exemptImprovement":100000},{"y":2027,"v":543300,"taxable":443300,"land":108660,"improvement":434640,"taxableLand":108660,"taxableImprovement":334640,"exemptLand":0,"exemptImprovement":100000}],"taxNow":5958,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"256376","date":"2010-04-30","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2010-04-30","scope":"NEW CONSTRUCTION OF A THREE STORY SINGLE FAMILY DWELLING W/FLAT ROOF AND CELLAR WITH FOURTH STORY PILOT HOUSE AND ROOF DECK WITHIN 12\" OF FIN. 3RD STORY ROOF WITH REAR OFF STREET PARKING STALL AS PER PLANS"},{"number":"295551","date":"2010-11-10","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2011-11-01","scope":"FOR THE ERECTION OF A 3 STORY SFD WITH 4TH STORY PILOT HOUSE AND ROOF DECK WITH 12\" OF FINISHED 3RD STORY AS PER PLANS."},{"number":"316841","date":"2011-01-13","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2011-10-11","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM THROUGHOUT SFD."},{"number":"325331","date":"2011-02-16","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2011-10-11","scope":"3RD FLOOR BATHROOM,TOILET,SINK,TUB,2ND FLOOOR BATH TOILET,SINK,TUB,WASHER BOX,1ST FLOOR KITCHEN SINK, BASEMENT TOILET,SINK,WATER HEATER"},{"number":"326950","date":"2011-02-28","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2011-09-07","scope":"INSTALL 1 200AMP SERVICE AND PANEL,37 SWITCHES,80 RECEPTACLES,22 LIGHT FIXTURES,8 SMOKE DETECTORS,1 A/C 1 HEATER AS PER 2008 NEC"},{"number":"332611","date":"2011-03-30","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2011-10-11","scope":"INSTALL 2 HVAC UNITS (SFD) - SEE HANSEN CASE #269686"},{"number":"334399","date":"2011-04-07","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2011-05-02","scope":"INSTALL 5\" LATERAL WITH 5\" CURB TRAP, 2\" FIRE AND DOMESTIC SERVICE"},{"number":"GM-2025-002680","date":"2025-03-25","work":"Wall Covering Replacement","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2025-04-14","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."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2011,"k":"permit","w":"Suppression"},{"y":2011,"k":"permit","w":"Plumbing"},{"y":2011,"k":"permit","w":"Electrical"},{"y":2011,"k":"permit","w":"Mechanical"},{"y":2011,"k":"permit","w":"Plumbing"},{"y":2011,"k":"viol","w":"L&I violation"},{"y":2011,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2024,"k":"sale","p":695000},{"y":2025,"k":"permit","w":"Wall Covering Replacement"},{"y":2025,"k":"viol","w":"2 L&I violations"},{"y":2025,"k":"insp","w":"Inspection failed ×2"},{"y":2026,"k":"appeal","w":"Appeal complete"}],"rented":false,"licenses":[{"number":"648924","type":"Rental","status":"Closed","businessName":"LOUIS A ZAHNER","legalName":"LOUIS A ZAHNER","address":"1225 S 18TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2014-12-04","latestIssueDate":"2024-03-15","expirationDate":"2025-02-28","inactiveDate":null}],"licenseActivity":[{"number":"648924","type":"Rental","businessName":"LOUIS A ZAHNER","legalName":"LOUIS A ZAHNER","issuedDate":"2014-12-04","latestIssueDate":"2024-03-15","closureDate":"2025-02-28","expirationDate":"2025-02-28","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"post-purchase-work","level":"watch","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 1 permit event matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2024","permit activity in 2025"],"caveat":"This does not show that the property is listed or that a sale is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 351% in 2020, but no matching permit appears in the property timeline.","evidence":["assessment moved from $95,400 to $430,000","no permit shown in 2019-2021"],"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 #10986: CLOSED · Granted with conditions; related permit 256376. Use permit #256376: 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"3 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Mar 25, 2025.","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":"homestead","level":"verify","title":"Homestead is tied to owner occupancy and the deed","finding":"OPA shows the Homestead Exemption.","why":"Philadelphia limits Homestead to an owner’s primary residence. The City says a deed change can require a new application or update.","action":"A buyer should apply in their own name and not assume the seller’s benefit continues.","url":"https://www.phila.gov/documents/homestead-exemption-application/"},{"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/"}],"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"}]}