{"asOf":"2026-07-31T06:08:01.855Z","block":"7900-7999 BUIST AVE","blockUrl":"https://philadelphia.blockreport.homes/block/7900-7999-buist-ave","address":"7912-16 BUIST AVE","parcelNumber":"405756130","source":"https://property.phila.gov/?p=405756130","ownerType":"absentee","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"A36","buildingCodeNew":"12","buildingClass":"DET 2 STY FRAME","buildingClassNew":"OTHER","useLabel":"House","owner":"GARNETT MACK","coOwner":"GARNETT MARGARET","marketValue":196800,"landAssessment":39360,"improvementAssessment":157440,"livableArea":1200,"yearBuilt":1965,"lastSale":{"price":1,"date":"2015-07-30T04:00:00Z"},"openViolations":0,"violations":[{"number":"4805041","date":"2018-09-11","code":"A-302.11/1","title":"PERMB- WK DONE W/O NOTIFY INSP","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2018-10-10","underAppeal":false,"noticeUrl":null},{"number":"4793286","date":"2018-08-29","code":"A-302.11/1","title":"PERMB- WK DONE W/O NOTIFY INSP","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2018-10-10","underAppeal":false,"noticeUrl":null}],"violationCases":[{"number":"653931","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DW","status":"CLOSED","createdDate":"2018-09-11","completedDate":"2018-10-10","noticeUrl":null,"violations":[{"number":"4805041","date":"2018-09-11","code":"A-302.11/1","title":"PERMB- WK DONE W/O NOTIFY INSP","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2018-10-10","underAppeal":false,"noticeUrl":null}]},{"number":"737086","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"noticeUrl":null,"violations":[{"number":"4793286","date":"2018-08-29","code":"A-302.11/1","title":"PERMB- WK DONE W/O NOTIFY INSP","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2018-10-10","underAppeal":false,"noticeUrl":null}]}],"violYears":[{"y":2018,"n":2,"worst":null}],"investigations":[{"caseNumber":"653931","date":"2018-09-11","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"653931","date":"2018-10-10","type":"BP_BLDG","status":"PASSED"}],"inspYears":[{"y":2018,"fails":1,"passes":1}],"taxOwed":2356.07,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":2356.07,"principalDue":1499.09,"penaltyDue":130.29,"interestDue":184.4,"otherChargesDue":542.29,"yearsOwed":2,"oldestYearOwed":2020,"mostRecentYearOwed":2021,"mostRecentPaymentDate":"2019-05-20","assessmentYear":2022,"totalAssessment":150300,"taxableAssessment":63600,"exemptAbatementAssessment":86700,"homesteadValue":0,"netTaxAfterHomestead":890.27,"actionableAtSnapshot":true,"paymentAgreementAtSnapshot":false,"bankruptcyAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.904268142509345,"lng":-75.24869357929302,"geom":{"type":"Polygon","coordinates":[[[-75.248585833,39.904083354],[-75.248954611,39.90428501],[-75.248802205,39.904453244],[-75.248432555,39.904251406],[-75.248585833,39.904083354]]]},"liDistrict":"SOUTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19153","beds":null,"baths":null,"stories":2,"lotArea":9563,"zoning":"RSA3","grade":null,"basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"PO BOX 33454, PHILADELPHIA PA, 19142","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":168100,"taxable":63600,"land":61200,"improvement":106900,"taxableLand":61200,"taxableImprovement":2400,"exemptLand":0,"exemptImprovement":104500},{"y":2017,"v":168100,"taxable":63600,"land":50430,"improvement":117670,"taxableLand":50430,"taxableImprovement":13170,"exemptLand":0,"exemptImprovement":104500},{"y":2018,"v":168100,"taxable":63600,"land":50430,"improvement":117670,"taxableLand":50430,"taxableImprovement":13170,"exemptLand":0,"exemptImprovement":104500},{"y":2019,"v":138700,"taxable":63600,"land":41600,"improvement":97100,"taxableLand":41600,"taxableImprovement":22000,"exemptLand":0,"exemptImprovement":75100},{"y":2020,"v":150300,"taxable":63600,"land":45079,"improvement":105221,"taxableLand":45079,"taxableImprovement":18521,"exemptLand":0,"exemptImprovement":86700},{"y":2021,"v":150300,"taxable":63600,"land":45079,"improvement":105221,"taxableLand":45079,"taxableImprovement":18521,"exemptLand":0,"exemptImprovement":86700},{"y":2022,"v":150300,"taxable":63600,"land":45079,"improvement":105221,"taxableLand":45079,"taxableImprovement":18521,"exemptLand":0,"exemptImprovement":86700},{"y":2023,"v":133700,"taxable":63600,"land":26740,"improvement":106960,"taxableLand":26740,"taxableImprovement":36860,"exemptLand":0,"exemptImprovement":70100},{"y":2024,"v":133700,"taxable":63600,"land":26740,"improvement":106960,"taxableLand":26740,"taxableImprovement":36860,"exemptLand":0,"exemptImprovement":70100},{"y":2025,"v":134500,"taxable":63600,"land":26900,"improvement":107600,"taxableLand":26900,"taxableImprovement":36700,"exemptLand":0,"exemptImprovement":70900},{"y":2026,"v":134500,"taxable":63600,"land":26900,"improvement":107600,"taxableLand":26900,"taxableImprovement":36700,"exemptLand":0,"exemptImprovement":70900},{"y":2027,"v":196800,"taxable":63600,"land":39360,"improvement":157440,"taxableLand":39360,"taxableImprovement":24240,"exemptLand":0,"exemptImprovement":133200}],"taxNow":890,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"729031","date":"2016-10-14","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-01-24","scope":"EZ PERMIT STADARD ALTERATIONS- 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."},{"number":"731256","date":"2016-10-24","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-01-24","scope":"REPLACE EXISTING 200 AMP SERVICE. INSTALL 5 GFCI RECEPTACLES. REPLACE 20 OUTLETS, 10 SWITCHES, 1O FIXTURES AS PER 2008 NEC (WEST DISTRICT)"},{"number":"737086","date":"2017-06-20","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-10-10","scope":"INTERIOR/EXTERIOR RENOVATION OF A SINGLE FAMILY DETACHED STRUCTURE INCLUDING REMOVE OLD SIDING. INSTALL NEW SIDING BUILT DECK AT BACK SIDE OF HOUSE 6X10 22 WINDOW. INSTALL TAKE OUT OLD WINDOW. INSTALL HARD WOOD FLOORING, THROUGH HOUSE SHEET ROCK ENTIRE HOUSE. PAINT HOUSE. INSTALL NEW ROOF FLAT ROOF SMALL A SHINGLE. DETAILS AS PER ATTACHED PLAN.SEPERATE PERMIT REQUIRED FOR ELECTRICAL, MECHANICAL AND PLUMBING WORK.CONTRACTOR SHALL PROVIDE TEMPORARY SHORING PRIOR TO REMOVING WALLS, BEAMS AND COLUMNS TO SAFE GUARD THE PROPERTY."},{"number":"789952","date":"2017-06-20","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2017-06-20","scope":"DEMOLITION AND REBUILDING OF THE REAR ONE STORY ADDITION AND ERECTION OF A DECK ON FIRST FLOOR REAR WITH NO CHANGES TO THE BUILDING FRONT OF AN EXISTING DETACHED STRUCTURE FOR USE AS A SINGLE FAMILY HOUSEHOLD LIVING. SIZE AND LOCATION AS SHOWN ON THE ATTACHED PLAN."},{"number":"809173","date":"2017-08-17","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-10-10","scope":"INSTALL WATER AND DRAIN LINEES FOR 1 KITCHEN,(1)3PC BATH,1 LAUNDRY AND 1 POWDER ROOM (SFD)THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"916020","date":"2018-10-04","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2018-10-10","scope":"SFD DUCTWORK RAN FOR HEATING AND COOLING UNIT."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2016,"k":"permit","w":"Alteration"},{"y":2016,"k":"permit","w":"Electrical"},{"y":2017,"k":"permit","w":"Major alteration"},{"y":2017,"k":"permit","w":"Zoning"},{"y":2017,"k":"permit","w":"Plumbing"},{"y":2018,"k":"viol","w":"2 L&I violations"},{"y":2018,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2018,"k":"permit","w":"Mechanical"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-30","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 46% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $134,500 to $196,800","no permit shown in 2026-2028"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$2,356.07 was recorded in the City’s 2022-06 delinquency snapshot for 2020–2021.","why":"That is historical evidence, not today’s amount due. A current exemption, payment, credit, or assistance agreement can coexist with an older snapshot row.","action":"Check period balances and request a dated Property Payoff statement for settlement.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"1 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Oct 10, 2018.","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 and appears related-party/family-held.","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/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 2 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/"}],"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"}]}