{"asOf":"2026-07-26T07:09:40.119Z","block":"2500-2599 S PHILIP ST","blockUrl":"https://philadelphia.blockreport.homes/block/2500-2599-s-philip-st","address":"2548 S PHILIP ST","parcelNumber":"391313500","source":"https://property.phila.gov/?p=391313500","ownerType":"owner-occupied","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":"GOMBOS REBECCA","coOwner":null,"marketValue":192900,"landAssessment":38580,"improvementAssessment":154320,"livableArea":994,"yearBuilt":1925,"lastSale":{"price":268000,"date":"2022-04-05T04:00:00Z"},"openViolations":0,"violations":[{"number":"2498960","date":"2012-04-17","code":"PM-102.4/2","title":"LICENSE-VAC RES 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REPAIR/MAINTAIN","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"563565","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2016-11-15","completedDate":null,"violations":[{"number":"4558683","date":"2016-11-14","code":"9-3902 (1)","title":"ONE AND TWO FAMILY (R3)","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4558684","date":"2016-11-14","code":"PM15-304.2","title":"EXTERIOR STRUCT PROTECTIVE TRE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"636234","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2018-05-29","completedDate":"2018-08-17","violations":[{"number":"4689137","date":"2018-05-24","code":"9-3902 (1)","title":"ONE AND TWO FAMILY (R3)","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4689138","date":"2018-05-24","code":"PM15-304.2","title":"EXTERIOR STRUCT PROTECTIVE 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INSP","status":"FAILED"},{"caseNumber":"324363","date":"2012-05-31","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"327054","date":"2012-06-15","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"324363","date":"2012-07-09","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"324363","date":"2012-07-09","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"342108","date":"2012-08-01","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"324363","date":"2012-08-01","type":"PRECOURT","status":"PASSED"},{"caseNumber":"342108","date":"2013-03-14","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"563565","date":"2016-11-14","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"563565","date":"2017-12-05","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"563565","date":"2018-01-12","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"563565","date":"2018-05-24","type":"PRECOURT","status":"PASSED"},{"caseNumber":"636234","date":"2018-05-24","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"636234","date":"2018-08-16","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"665332","date":"2018-11-05","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"665332","date":"2019-02-01","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"665332","date":"2019-06-28","type":"HCEU INSP","status":"PASSED"}],"inspYears":[{"y":2012,"fails":4,"passes":2},{"y":2013,"fails":0,"passes":1},{"y":2016,"fails":1,"passes":0},{"y":2017,"fails":1,"passes":0},{"y":2018,"fails":2,"passes":2},{"y":2019,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.91591251857685,"lng":-75.15193071531706,"geom":{"type":"Polygon","coordinates":[[[-75.151839449,39.915921354],[-75.151847887,39.91588189],[-75.152022605,39.915904324],[-75.152014586,39.9159427],[-75.151839449,39.915921354]]]},"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":691,"zoning":"RSA5","grade":"C","basement":"D","heater":"H","centralAir":false,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"2548 S PHILIP ST, PHILADELPHIA PA, 19148","mailOut":false,"appeals":[{"type":"RB_LIRB","grounds":"THIS HOME HAS BEEN TENANT OCCUPIED SINCE I BECAME OWNER IN 2006. THE LAST TENANTS WERE IN THE PROCESS OF VACATING THE PROPERTY AT THE TIME OF INSPECTION ON 4/17/12; THEY HAD POSSESSION UNTIL 4/30/12. THE PROPERTY IS NOT BEING PREPARED FOR T","status":"OPEN","outcome":"City affirmed","date":"2012-07-11","number":"18000","relatedPermit":"324363"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":5,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":94500,"taxable":94500,"land":9883,"improvement":84617,"taxableLand":9883,"taxableImprovement":84617,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":94500,"taxable":94500,"land":15214,"improvement":79286,"taxableLand":15214,"taxableImprovement":79286,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":94500,"taxable":94500,"land":15214,"improvement":79286,"taxableLand":15214,"taxableImprovement":79286,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":125100,"taxable":125100,"land":20140,"improvement":104960,"taxableLand":20140,"taxableImprovement":104960,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":135500,"taxable":135500,"land":21814,"improvement":113686,"taxableLand":21814,"taxableImprovement":113686,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":135500,"taxable":135500,"land":21814,"improvement":113686,"taxableLand":21814,"taxableImprovement":113686,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":135500,"taxable":135500,"land":21814,"improvement":113686,"taxableLand":21814,"taxableImprovement":113686,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":169900,"taxable":169900,"land":33980,"improvement":135920,"taxableLand":33980,"taxableImprovement":135920,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":169900,"taxable":169900,"land":33980,"improvement":135920,"taxableLand":33980,"taxableImprovement":135920,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":194300,"taxable":194300,"land":38860,"improvement":155440,"taxableLand":38860,"taxableImprovement":155440,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":194300,"taxable":194300,"land":38860,"improvement":155440,"taxableLand":38860,"taxableImprovement":155440,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":192900,"taxable":192900,"land":38580,"improvement":154320,"taxableLand":38580,"taxableImprovement":154320,"exemptLand":0,"exemptImprovement":0}],"taxNow":2720,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"426711","date":"2012-09-11","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2013-04-04","scope":"SIDING OVER EXISTING BAY AT REAR,REPATCH EXISTING REAR WALL-FIRST FLOOR CEMENT"},{"number":"RP-2021-015006","date":"2021-09-27","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2022-01-26","scope":"EZ PERMIT STANDARDS ALTERATIONS - (EZ Standards - Rubber Roof, Parge walls, Change 4 windows in existing openings, Replace doors in existing openings, Replace cabinets and countertop, Replace vanities, Replace flooring, Replace Tile, and repair siding). For alterations to an Existing One Family Dwelling as per attached standard. Deviations from this standard will result in permit revocation and require submission of construction plans. Separate permits are required for plumbing and electrical work and the installation of heating/cooling appliances. STRUCTURAL ALTERATION OR REPAIR IS EXPRESSLY PROHIBITED UNDER THIS PERMIT. PROHIBITED STRUCTURAL WORK INCLUDES ANY MODIFICATION TO EXTERIOR WALLS, PARTY WALLS, FLOOR/ROOF FRAMING OR FOUNDATIONS; INCLUDING UNDERPINNING, EXCAVATION, AND REMOVAL OF FOUNDATION SLAB. NO WORK MAY BE PERFORMED IN THE BASEMENT OR CELLAR."},{"number":"MP-2021-006154","date":"2021-09-28","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-01-26","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES - For the installation of New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans. EACH HVAC UNIT TO BE SELF-CONTAINED WITHIN EACH DWELLING UNIT. NO PENETRATIONS OF RATED ASSEMBLIES. (installed carrier 95% 60000btu gas furnace and 2.5 ton ac 13seer with coil and new duct works)."},{"number":"EP-2021-011172","date":"2021-10-05","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-01-26","scope":"Replace Existing outlets And Switches No New Wiring, Install New LED Lights And Install New 30amp Circuit With Disconnect And Breaker For New Condensing Unit For AC as per 2014 NEC"}],"storyTag":"Renovated & sold on","storyDelta":3.47,"timeline":[{"y":2012,"k":"permit","w":"Alteration"},{"y":2016,"k":"viol","w":"2 L&I violations"},{"y":2016,"k":"insp","w":"Inspection failed"},{"y":2017,"k":"insp","w":"Inspection failed"},{"y":2018,"k":"viol","w":"5 L&I violations"},{"y":2018,"k":"insp","w":"L&I: 2 failed, 2 passed"},{"y":2019,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2021,"k":"sale","p":136000},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Addition and/or Alterations"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"sale","p":268000}],"rented":false,"licenses":[{"number":"226090","type":"Rental","status":"Inactive","businessName":"BECKER SCOTT","legalName":"BECKER SCOTT","address":"2548 S PHILIP ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2005-01-28","latestIssueDate":"2005-01-28","expirationDate":"2006-01-28","inactiveDate":"2012-08-31"},{"number":"569037","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"TINA ALVA","legalName":"TINA ALVA","address":"2548 S PHILIP ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2012-07-18","latestIssueDate":"2012-07-18","expirationDate":"2013-02-28","inactiveDate":null},{"number":"782181","type":"Rental","status":"Closed","businessName":"Tina Alva","legalName":"Tina Alva","address":"2548 S PHILIP ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2018-07-03","latestIssueDate":"2021-06-13","expirationDate":"2022-07-02","inactiveDate":"2022-08-31"}],"licenseActivity":[{"number":"782181","type":"Rental","businessName":"Tina Alva","legalName":"Tina Alva","issuedDate":"2018-07-03","latestIssueDate":"2021-06-13","closureDate":"2022-08-31","expirationDate":"2022-07-02","inactiveDate":"2022-08-31","status":"Closed","statusLabel":"Inactive","active":false},{"number":"569037","type":"Vacant Residential Property / Lot","businessName":"TINA ALVA","legalName":"TINA ALVA","issuedDate":"2012-07-18","latestIssueDate":"2012-07-18","closureDate":"2013-02-28","expirationDate":"2013-02-28","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"226090","type":"Rental","businessName":"BECKER SCOTT","legalName":"BECKER SCOTT","issuedDate":"2005-01-28","latestIssueDate":"2005-01-28","closureDate":"2012-08-31","expirationDate":"2006-01-28","inactiveDate":"2012-08-31","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #18000: OPEN · City affirmed; related permit 324363.","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":"9 failed, 6 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jun 28, 2019.","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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #569037: Inactive","why":"A license record proves the licensed activity existed at that time. An inactive or expired license does not establish that the business still operates—or that it may legally reopen under the same use.","action":"If business income matters, verify the current tenant, use registration, and active license in eCLIPSE.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/licenses/business-licenses/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 14 historical violations across 6 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. 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"}]}