{"asOf":"2026-07-29T10:06:19.266Z","block":"2500-2599 N 11TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/2500-2599-n-11th-st","address":"2528 N 11TH ST","parcelNumber":"371194900","source":"https://property.phila.gov/?p=371194900","ownerType":"vacant","kind":"vacant land","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"SR","buildingCodeNew":null,"buildingClass":"VACANT LAND RESIDE < ACRE","buildingClassNew":null,"useLabel":"Vacant lot","owner":"T&I DEVELOPMENT LLC","coOwner":null,"marketValue":42500,"landAssessment":42500,"improvementAssessment":0,"livableArea":null,"yearBuilt":null,"lastSale":{"price":65000,"date":"2025-04-17T04:00:00Z"},"openViolations":0,"violations":[{"number":"4286440","date":"2009-11-04","code":"PM-307.1/2","title":"ROOF DETERIORATED","status":"RESOLVE","resolutionDate":null,"resolution":null},{"number":"4286439","date":"2009-11-04","code":"PM-307.1/1","title":"VACANT 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STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2023-06-13","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]},{"number":"CF-2023-099667","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2023-09-25","completedDate":"2023-11-22","violations":[{"number":"VI-2023-073911","date":"2023-09-25","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2023-11-22","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]},{"number":"CF-2024-125380","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2024-12-06","completedDate":"2025-01-03","violations":[{"number":"VI-2024-096897","date":"2024-12-06","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2025-01-02","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2024-096898","date":"2024-12-06","code":"PM15-302.8","title":"EXTERIOR AREA MOTOR VEHICLE WITHIN THE PROPERTY LINE","status":"COMPLIED","resolutionDate":"2025-01-02","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]}],"violYears":[{"y":2009,"n":2,"worst":"VACANT PROP UNSAFE"},{"y":2017,"n":6,"worst":"EXTERIOR STRUCT UNSAFE COND 3"},{"y":2023,"n":2,"worst":null},{"y":2024,"n":2,"worst":null}],"investigations":[{"caseNumber":"219681","date":"2009-11-04","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"219681","date":"2012-09-05","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"219681","date":"2012-11-30","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"219681","date":"2013-03-28","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"219681","date":"2013-05-26","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"219681","date":"2015-08-03","type":"PRECOURT","status":"FAILED"},{"caseNumber":"219681","date":"2016-01-21","type":"PRECOURT","status":"FAILED"},{"caseNumber":"219681","date":"2016-01-28","type":"PRECOURT","status":"FAILED"},{"caseNumber":"219681","date":"2016-06-14","type":"PRECOURT","status":"FAILED"},{"caseNumber":"219681","date":"2017-04-22","type":"PRECOURT","status":"FAILED"},{"caseNumber":"219681","date":"2017-06-23","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"590146","date":"2017-10-02","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"590146","date":"2017-10-02","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"590146","date":"2017-10-02","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"590146","date":"2017-10-02","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"590146","date":"2017-10-02","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"CF-2023-045140","date":"2023-05-17","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-045140","date":"2023-06-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-099667","date":"2023-09-25","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-099667","date":"2023-10-21","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-125380","date":"2024-12-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-125380","date":"2024-12-30","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-125380","date":"2024-12-30","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-125380","date":"2025-01-03","type":null,"status":"PASSED"}],"inspYears":[{"y":2009,"fails":1,"passes":0},{"y":2012,"fails":2,"passes":0},{"y":2013,"fails":1,"passes":0},{"y":2015,"fails":1,"passes":0},{"y":2016,"fails":3,"passes":0},{"y":2017,"fails":1,"passes":0},{"y":2023,"fails":4,"passes":0},{"y":2024,"fails":3,"passes":0},{"y":2025,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.99088352308938,"lng":-75.1499685834703,"geom":{"type":"Polygon","coordinates":[[[-75.149845048,39.990887282],[-75.14985426,39.990845949],[-75.150092668,39.99087993],[-75.150083308,39.990920776],[-75.149845048,39.990887282]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19133","beds":null,"baths":null,"stories":null,"lotArea":1028,"zoning":"RM1","grade":null,"basement":null,"heater":null,"centralAir":null,"extCond":null,"intCond":null,"garage":null,"homestead":false,"mail":"446 GERMANTOWN PIKE, LAFAYETTE HILL PA, 19444","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":34300,"taxable":34300,"land":4007,"improvement":30293,"taxableLand":4007,"taxableImprovement":30293,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":34300,"taxable":34300,"land":20580,"improvement":13720,"taxableLand":20580,"taxableImprovement":13720,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":14500,"taxable":14500,"land":14500,"improvement":0,"taxableLand":14500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":14500,"taxable":14500,"land":14500,"improvement":0,"taxableLand":14500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":14500,"taxable":14500,"land":14500,"improvement":0,"taxableLand":14500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":14500,"taxable":14500,"land":14500,"improvement":0,"taxableLand":14500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":14500,"taxable":14500,"land":14500,"improvement":0,"taxableLand":14500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":33500,"taxable":33500,"land":33500,"improvement":0,"taxableLand":33500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":33500,"taxable":33500,"land":33500,"improvement":0,"taxableLand":33500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":43400,"taxable":43400,"land":43400,"improvement":0,"taxableLand":43400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":43400,"taxable":43400,"land":43400,"improvement":0,"taxableLand":43400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":42500,"taxable":42500,"land":42500,"improvement":0,"taxableLand":42500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0}],"taxNow":608,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"811803","date":"2017-08-28","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2017-10-02","scope":"FOR THE COMPLETE DEMO OF A BLDG AS PART OF THE CITY OF PHILADELPHIA DEPT. OF LICENSES & INSPECTIONS DEMOLITION PROGRAM."},{"number":"ZP-2022-011272","date":"2022-10-27","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2025-08-16","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH A CELLAR AND A ROOF DECK WITH A ROOF ACCESS STRUCTURE. SIZE AND LOCATION AS SHOWN ON PLANS."},{"number":"RP-2022-010915","date":"2023-01-13","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Expired","completedDate":"2023-10-28","scope":"FOR THE CONSTRUCTION OF AN ATTACHED STRUCTURE WITH CELLAR AND ROOF DECK ACCESSED BY A ROOF DECK ACCESS STRUCTURE. FOR A TWO-FAMILY HOUSEHOLD LIVING. AS PER PLANS. *****************SEPARATE PERMITS ARE REQUIRED FOR PLUMBING, MECH., OR ELECTRICAL WORK. ********************************"},{"number":"RP-2023-013168","date":"2024-07-13","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2025-08-16","scope":"FOR THE ERECTION OF AN ATTACHED THREE (3) STORY STRUCTURE WITH A ROOF DECK AND ROOF ACCESS STRUCTURE FOR THE USE AS TWO-FAMILY DWELLING UNITS. BUILDING IS FULLY SPRINKLERED IN ACCORDANCE WITH NFPA 13D. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. **A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED WITHIN THE BUILDING FACADE IN ACCORDANCE WITH SECTION 3306 OF THE 2018 IBC. SEPARATE BUILDING AND/OR STREETS DEPARTMENT PERMIT REQUIRED PRIOR TO THE START OF ANY WORK. ** SEPARATE PERMIITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"SP-2024-000710","date":"2024-08-08","work":"Excavation","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Completed","completedDate":"2025-08-16","scope":"Site / Utility Permit for RP-2023-013168"},{"number":"FP-2025-001068","date":"2025-05-28","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-08-16","scope":"FOR THE INSTALLATION OF AN AUTOMATIC WET SPRINKLER SYSTEM THROUGHOUT A THREE (3) STORY TWO-FAMILY DWELLING TO INCLUDE A ONE (1) INCH COMBINED DOMESTIC & FIRE SERVICE LINE. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH NFPA 13D BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA. SEE RP-2023-013168 FOR ASSOCIATED BUILDING PERMIT."},{"number":"PP-2024-008849","date":"2025-06-03","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-08-16","scope":"Plumbing Permit (Water Distribution) for combo RP-2023-013168"},{"number":"PP-2024-008851","date":"2025-06-03","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-08-16","scope":"Plumbing Permit (Interior) for combo RP-2023-013168"},{"number":"PP-2024-008850","date":"2025-06-03","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-08-16","scope":"Plumbing Permit (Exterior Building Drainage) for combo RP-2023-013168"},{"number":"MP-2024-002876","date":"2025-06-20","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-08-16","scope":"Mechanical / Fuel Gas Permit for combo RP-2023-013168"},{"number":"EP-2024-006158","date":"2025-06-25","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-07-31","scope":"Electrical Permit for combo RP-2023-013168"}],"storyTag":"Torn down & rebuilt","storyDelta":20.67,"timeline":[{"y":2024,"k":"viol","w":"2 L&I violations"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"insp","w":"Inspection failed ×3"},{"y":2024,"k":"permit","w":"Excavation"},{"y":2025,"k":"sale","p":65000},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"New Construction or Additions"},{"y":2025,"k":"permit","w":"New Construction or Additions"},{"y":2025,"k":"permit","w":"New Construction or Additions"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"insp","w":"Inspection passed"}],"rented":true,"licenses":[{"number":"0994478","type":"Rental","status":"Active","businessName":"T&I DEVELOPMENT LLC","legalName":"T&I DEVELOPMENT LLC","address":"2528 N 11TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2025-11-26","latestIssueDate":"2025-11-26","expirationDate":"2026-11-25","inactiveDate":null}],"licenseActivity":[{"number":"0994478","type":"Rental","businessName":"T&I DEVELOPMENT LLC","legalName":"T&I DEVELOPMENT LLC","issuedDate":"2025-11-26","latestIssueDate":"2025-11-26","closureDate":null,"expirationDate":"2026-11-25","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-28","units":2,"signals":[{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 6 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2025","permit activity in 2025"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: RP-2022-010915 (Expired). At least one row also carries a completion date, so the City fields conflict.","why":"Issued work is not the same as approved final work. L&I uses final inspections and required certifications to close construction permits; expired, withdrawn, and completed are different City statuses.","action":"Open the permit file and confirm final inspections, holds, and any resulting occupancy certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 12 historical violations across 5 cases.","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":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (446 GERMANTOWN PIKE, LAFAYETTE HILL PA, 19444).","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":"16 failed, 1 passed, and 7 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jan 3, 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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"2 fire/suppression-related permits matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","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/"}]}