{"asOf":"2026-07-25T02:30:41.230Z","block":"2000-2099 S 9TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/2000-2099-s-9th-st","address":"2040 S 9TH ST","parcelNumber":"393429300","source":"https://property.phila.gov/?p=393429300","ownerType":"absentee","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"U50","buildingCodeNew":"22","buildingClass":"ROW CONV/APT 3 STY MASON","buildingClassNew":"ROW TYPICAL","useLabel":"Apartment building","owner":"SHI YU","coOwner":null,"marketValue":433400,"landAssessment":86680,"improvementAssessment":346720,"livableArea":2211,"yearBuilt":1915,"lastSale":{"price":280000,"date":"2016-06-30T04:00:00Z"},"openViolations":0,"violations":[{"number":"3944067","date":"2010-04-28","code":"A-503.1/1","title":"PROSECUTION INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3944068","date":"2010-04-28","code":"PM-102.3/1","title":"LICENSE-RES SFD/2FD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2797851","date":"2013-03-01","code":"PM-102.3/1","title":"LICENSE-RES SFD/2FD","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"232995","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2010-04-28","completedDate":"2016-05-20","violations":[{"number":"3944067","date":"2010-04-28","code":"A-503.1/1","title":"PROSECUTION INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3944068","date":"2010-04-28","code":"PM-102.3/1","title":"LICENSE-RES SFD/2FD","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"371552","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2013-03-05","completedDate":"2016-05-20","violations":[{"number":"2797851","date":"2013-03-01","code":"PM-102.3/1","title":"LICENSE-RES SFD/2FD","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2010,"n":2,"worst":null},{"y":2013,"n":1,"worst":null}],"investigations":[{"caseNumber":"232995","date":"2010-04-28","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"232995","date":"2010-06-03","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"232995","date":"2010-07-15","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"232995","date":"2010-07-15","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"232995","date":"2010-07-15","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"371552","date":"2013-03-01","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"371552","date":"2013-04-08","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"232995","date":"2013-04-16","type":"PRECOURT","status":"PASSED"},{"caseNumber":"371552","date":"2013-05-15","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"371552","date":"2016-05-20","type":"PRECOURT","status":"PASSED"}],"inspYears":[{"y":2010,"fails":4,"passes":0},{"y":2013,"fails":2,"passes":1},{"y":2016,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.92349043306162,"lng":-75.16146223034384,"geom":{"type":"Polygon","coordinates":[[[-75.161362521,39.923500287],[-75.161370993,39.923455939],[-75.161562958,39.923481809],[-75.161555738,39.923524057],[-75.161362521,39.923500287]]]},"liDistrict":"SOUTH","certifications":[{"number":"BC-2025-009596","type":"Fire Alarm Certification","inspectionDate":"2025-04-10","result":"Certified","expirationDate":"2026-04-10","buildingId":"1511430"},{"number":"BC-2026-006464","type":"Fire Alarm Certification","inspectionDate":"2026-03-10","result":"Certified","expirationDate":"2027-03-10","buildingId":"1511430"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19148","beds":3,"baths":3,"stories":3,"lotArea":955,"zoning":"CMX1","grade":"C","basement":"C","heater":"A","centralAir":false,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"618 SOUTH ST, PHILADELPHIA PA, 19147","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":156900,"taxable":156900,"land":14326,"improvement":142574,"taxableLand":14326,"taxableImprovement":142574,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":156900,"taxable":156900,"land":24320,"improvement":132580,"taxableLand":24320,"taxableImprovement":132580,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":156900,"taxable":156900,"land":24320,"improvement":132580,"taxableLand":24320,"taxableImprovement":132580,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":264900,"taxable":264900,"land":41060,"improvement":223840,"taxableLand":41060,"taxableImprovement":223840,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":287000,"taxable":287000,"land":44486,"improvement":242514,"taxableLand":44486,"taxableImprovement":242514,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":287000,"taxable":287000,"land":44486,"improvement":242514,"taxableLand":44486,"taxableImprovement":242514,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":287000,"taxable":287000,"land":44486,"improvement":242514,"taxableLand":44486,"taxableImprovement":242514,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":351200,"taxable":351200,"land":70240,"improvement":280960,"taxableLand":70240,"taxableImprovement":280960,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":351200,"taxable":351200,"land":70240,"improvement":280960,"taxableLand":70240,"taxableImprovement":280960,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":456600,"taxable":456600,"land":91320,"improvement":365280,"taxableLand":91320,"taxableImprovement":365280,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":456600,"taxable":456600,"land":91320,"improvement":365280,"taxableLand":91320,"taxableImprovement":365280,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":433400,"taxable":433400,"land":86680,"improvement":346720,"taxableLand":86680,"taxableImprovement":346720,"exemptLand":0,"exemptImprovement":0}],"taxNow":6391,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"GM-2023-010866","date":"2024-01-17","work":"Roof Covering Replacement","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2024-02-12","scope":"EZ PERMIT RE-ROOFING- For the Installation of New Roof Coverings on Exiting Roofs as per attached standard. Deviations from these standards require submission of construction and site plans. Streets Department Permit is required for any sidewalk and street closures. Remove existing roof install new Firestone white granulated roof Install 1/2\" insulation Install base sheet Tie in perimeter"},{"number":"CP-2024-000443","date":"2024-02-21","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-04-14","scope":"FOR LEVEL II ALTERATIONS TO AN EXISTING APARTMENT BUILDING FOR USE AS A RESIDENTIAL (R-2) OCCUPANCY WITH THREE (3) DWELING UNITS., ALTERATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS, PROVIDE FINISHES/FURNISHINGS AND ACCESSIBILITY IMPROVEMENTS THROUGHOUT. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"PP-2024-003315","date":"2024-03-29","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-04-14","scope":"INSTALL 1-WC, 1-LAV, 1-SHOWER and 3 KITCHEN SINKS."},{"number":"EP-2024-003795","date":"2024-04-28","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-12-20","scope":"Install New 200 Amp Main Service With 4 Meters And Rewire All 3 New Apts With All new Outlets Switches, Lighting And Smoke/Co Detectors To NEC Code For New Electrical Wiring Of Building That Had a Small Fire"},{"number":"MP-2024-001182","date":"2024-06-03","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-04-14","scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS, AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."}],"storyTag":"Improved","storyDelta":0.63,"timeline":[{"y":2010,"k":"viol","w":"2 L&I violations"},{"y":2010,"k":"insp","w":"Inspection failed ×4"},{"y":2013,"k":"viol","w":"L&I violation"},{"y":2013,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2013,"k":"sale","p":171325},{"y":2016,"k":"sale","p":280000},{"y":2016,"k":"insp","w":"Inspection passed"},{"y":2024,"k":"permit","w":"Roof Covering Replacement"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"}],"rented":false,"licenses":[{"number":"599751","type":"Rental","status":"Inactive","businessName":"FLORENCE RESTIVO","legalName":"FLORENCE RESTIVO","address":"2040 S 9TH ST","revenueCode":"3202","rentalCategory":null,"units":3,"issuedDate":"2013-07-16","latestIssueDate":"2013-07-16","expirationDate":"2014-02-28","inactiveDate":null},{"number":"609885","type":"Rental","status":"Inactive","businessName":"WILLIAM WALTER MEI LIN WALTER","legalName":"WILLIAM WALTER MEI LIN WALTER","address":"2040 S 9TH ST","revenueCode":"3202","rentalCategory":null,"units":3,"issuedDate":"2013-11-07","latestIssueDate":"2016-02-27","expirationDate":"2017-02-28","inactiveDate":"2017-04-29"},{"number":"841987","type":"Rental","status":"Inactive","businessName":"Yu Shi (Residential Rental )","legalName":"Yu Shi","address":"2040 S 9TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2020-05-13","latestIssueDate":"2025-11-29","expirationDate":"2026-05-12","inactiveDate":"2026-07-10"}],"licenseActivity":[{"number":"841987","type":"Rental","businessName":"Yu Shi (Residential Rental )","legalName":"Yu Shi","issuedDate":"2020-05-13","latestIssueDate":"2025-11-29","closureDate":"2026-07-10","expirationDate":"2026-05-12","inactiveDate":"2026-07-10","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"609885","type":"Rental","businessName":"WILLIAM WALTER MEI LIN WALTER","legalName":"WILLIAM WALTER MEI LIN WALTER","issuedDate":"2013-11-07","latestIssueDate":"2016-02-27","closureDate":"2017-04-29","expirationDate":"2017-02-28","inactiveDate":"2017-04-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"599751","type":"Rental","businessName":"FLORENCE RESTIVO","legalName":"FLORENCE RESTIVO","issuedDate":"2013-07-16","latestIssueDate":"2013-07-16","closureDate":"2014-02-28","expirationDate":"2014-02-28","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","signals":[{"kind":"transition-activity","level":"watch","title":"Recent transition activity","summary":"The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.","evidence":["5 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment 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":"rental-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as multi-family; no active Rental License row matched.","why":"A multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.","action":"Confirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.","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":"6 failed, 2 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on May 20, 2016.","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":"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 3 historical violations across 2 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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Mar 10, 2027","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":"Confirm the certificate covers every applicable system and remains accepted by L&I.","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/"},{"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"}]}