{"asOf":"2026-07-27T15:51:26.009Z","block":"2500-2599 S 2ND ST","blockUrl":"https://philadelphia.blockreport.homes/block/2500-2599-s-2nd-st","address":"2533 S 2ND ST","parcelNumber":"391275400","source":"https://property.phila.gov/?p=391275400","ownerType":"absentee","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O30","buildingCodeNew":"24","buildingClass":"ROW 2 STY MASONRY","buildingClassNew":"ROW PORCH FRONT","useLabel":"House","owner":"CHIANG HAO","coOwner":null,"marketValue":261100,"landAssessment":52220,"improvementAssessment":208880,"livableArea":1077,"yearBuilt":1925,"lastSale":{"price":1,"date":"2019-07-24T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[{"caseNumber":"90388","date":"2006-11-15","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"90623","date":"2006-11-16","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"90623","date":"2006-11-16","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"91345","date":"2006-11-22","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"91345","date":"2008-01-03","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"90388","date":"2008-11-19","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"60934","date":"2008-11-19","type":"HCEU INSP","status":"PASSED"}],"inspYears":[{"y":2006,"fails":3,"passes":0},{"y":2008,"fails":0,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.91610203325382,"lng":-75.15095636945809,"geom":{"type":"Polygon","coordinates":[[[-75.15086181,39.916109496],[-75.150869919,39.916070397],[-75.151051057,39.916094669],[-75.151042932,39.916133607],[-75.15086181,39.916109496]]]},"liDistrict":"SOUTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19148","beds":3,"baths":1,"stories":2,"lotArea":736,"zoning":"RSA5","grade":"C","basement":"D","heater":"A","centralAir":true,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"34 E GERMANTOWN AVE #328, NORRISTOWN PA, 19401","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":172500,"taxable":172500,"land":10913,"improvement":161587,"taxableLand":10913,"taxableImprovement":161587,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":172500,"taxable":172500,"land":26384,"improvement":146116,"taxableLand":26384,"taxableImprovement":146116,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":172500,"taxable":172500,"land":26384,"improvement":146116,"taxableLand":26384,"taxableImprovement":146116,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":193900,"taxable":193900,"land":29657,"improvement":164243,"taxableLand":29657,"taxableImprovement":164243,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":210100,"taxable":210100,"land":32135,"improvement":177965,"taxableLand":32135,"taxableImprovement":177965,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":210100,"taxable":210100,"land":32135,"improvement":177965,"taxableLand":32135,"taxableImprovement":177965,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":210100,"taxable":210100,"land":32135,"improvement":177965,"taxableLand":32135,"taxableImprovement":177965,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":232000,"taxable":232000,"land":46400,"improvement":185600,"taxableLand":46400,"taxableImprovement":185600,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":232000,"taxable":232000,"land":46400,"improvement":185600,"taxableLand":46400,"taxableImprovement":185600,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":259600,"taxable":259600,"land":51920,"improvement":207680,"taxableLand":51920,"taxableImprovement":207680,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":259600,"taxable":259600,"land":51920,"improvement":207680,"taxableLand":51920,"taxableImprovement":207680,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":261100,"taxable":261100,"land":52220,"improvement":208880,"taxableLand":52220,"taxableImprovement":208880,"exemptLand":0,"exemptImprovement":0}],"taxNow":3634,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"99305","date":"2007-08-28","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2008-11-19","scope":"INTERIOR NON BEARING PARTITIONS(FRAMING) THROUGHOUT 1ST AND 2ND FLOORS INSULATION REQUIRED AT ALL EXTERIOR WALLS(NO STRUCTUAL WORK INCLUDED ON THIS PERMIT),STUCCO REAR WALL,REPLACE FRONT PORCH FLOOR WITH 2X10 JOISTS,REPLACE 4 JOISTS IN REAR @ 1ST FLOOR .REPLACE ALL WINDOWS AND DOORS SAME OPENINGS.REPAIR BACK BAY @ 2ND FLOOR REAR.SEPERATE PERMITS REQUIRED FOR ELEC,PLUMBING AND HVAC.APPLICANT AGREES TO LIMIT CONSTRUCTION TO EZ PERMIT STANDARD.DEVIATION FROM THIS STANDARD WILL RESULT IN THE REVOCATION OF THIS PERMIT AND IMPOSITION OF FURTHER PENALTIES.267-228-5637 (BILL)"},{"number":"102477","date":"2007-09-12","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2008-04-21","scope":"HOUSE DRAIN"},{"number":"149030","date":"2008-04-30","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2008-06-03","scope":"INSTALL 1 GIBSON HVAC UNIT, 90% (SFD)"},{"number":"158178","date":"2008-06-13","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2009-01-13","scope":"REWIRE HOUSE TO 2005 NEC. EXISTING SERVICE TO REMAIN."},{"number":"165834","date":"2008-07-22","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2009-02-12","scope":"REMOVE AND REPLACE BRICK VENEER ON THE FIRST FLOOR FRONT ON EXISTING FOUNDATION USING WALL TIES EV ERY 2 SQUARE FEET. NO OTHER WORK ALLOWED ON THIS PERMIT. APPLICANT AGREES TO LIMIT CONSTRUCTION TO COMPLY WITH EZ PERMIT STANDARD DATED FEBRUARY, 2007. DEVIATION FROM THIS PERMIT WILL RESULT IN THE REVOCATION OF THIS PERMIT AND THE IMPOSITION OF FURTHER PENALTIES."}],"storyTag":"Renovated & sold on","storyDelta":1,"timeline":[{"y":2006,"k":"insp","w":"Inspection failed ×3"},{"y":2007,"k":"sale","p":85000},{"y":2007,"k":"permit","w":"Major alteration"},{"y":2007,"k":"permit","w":"Plumbing"},{"y":2008,"k":"permit","w":"Mechanical"},{"y":2008,"k":"permit","w":"Electrical"},{"y":2008,"k":"permit","w":"Alteration"},{"y":2008,"k":"insp","w":"Inspection passed ×2"},{"y":2016,"k":"sale","p":170000}],"rented":true,"licenses":[{"number":"392521","type":"Rental","status":"Inactive","businessName":"DIMENNA ANNA MARIA","legalName":"DIMENNA ANNA MARIA","address":"2533 S 2ND ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2006-11-27","latestIssueDate":"2006-11-27","expirationDate":"2007-02-28","inactiveDate":"2012-12-22"},{"number":"850185","type":"Rental","status":"Active","businessName":"Hao Chiang (Hao Chiang)","legalName":"Hao Chiang","address":"2533 S 2ND ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2020-08-31","latestIssueDate":"2025-09-30","expirationDate":"2026-08-30","inactiveDate":null}],"licenseActivity":[{"number":"850185","type":"Rental","businessName":"Hao Chiang (Hao Chiang)","legalName":"Hao Chiang","issuedDate":"2020-08-31","latestIssueDate":"2025-09-30","closureDate":null,"expirationDate":"2026-08-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"392521","type":"Rental","businessName":"DIMENNA ANNA MARIA","legalName":"DIMENNA ANNA MARIA","issuedDate":"2006-11-27","latestIssueDate":"2006-11-27","closureDate":"2012-12-22","expirationDate":"2007-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[],"legalChecks":[{"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 (34 E GERMANTOWN AVE #328, NORRISTOWN PA, 19401).","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 1925 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 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Nov 19, 2008.","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":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"}],"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"}]}