{"asOf":"2026-07-23T18:32:32.542Z","block":"0-99 N 53RD ST","blockUrl":"https://philadelphia.blockreport.homes/block/0-99-n-53rd-st","address":"28 N 53RD ST","parcelNumber":"441168700","source":"https://property.phila.gov/?p=441168700","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":"GRAHAM BESSIE","coOwner":"DOROTHY","marketValue":135000,"landAssessment":27000,"improvementAssessment":108000,"livableArea":1320,"yearBuilt":1925,"lastSale":{"price":30000,"date":"1989-07-28T04:00:00Z"},"openViolations":3,"violations":[{"number":"VI-2020-038416","date":"2020-09-28","code":"PM15-304.7","title":"EXTERIOR STRUCTURE ROOF DRAINAGE","status":"COMPLIED","resolutionDate":"2021-01-22","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2023-090079","date":"2023-11-16","code":"A-301.1/4","title":"ALTER INTERIOR PORTION","status":"COMPLIED","resolutionDate":"2024-02-06","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-090080","date":"2023-11-16","code":"A-301.1/50","title":"NEW ELECTRICAL WIRING","status":"COMPLIED","resolutionDate":"2024-06-06","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-090081","date":"2023-11-16","code":"A-301.1/46","title":"HVAC SYSTEM","status":"COMPLIED","resolutionDate":"2024-06-06","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-090082","date":"2023-11-16","code":"A-301.1/54","title":"NEW PLUMBING","status":"COMPLIED","resolutionDate":"2024-06-06","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-090083","date":"2023-11-16","code":"A-203.2/1","title":"UNAPPROVED USED MATERIALS","status":"COMPLIED","resolutionDate":"2024-06-06","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2026-047102","date":"2026-06-25","code":"PM15-302.5","title":"EXTERIOR AREA RODENT HARBORAGE","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-047103","date":"2026-06-25","code":"PM15-304.2","title":"EXTERIOR STRUCTURE PROTECTIVE TREATMENT","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-047104","date":"2026-06-25","code":"PM15-304.7","title":"EXTERIOR STRUCTURE ROOF DRAINAGE","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"CF-2020-067463","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2020-09-28","completedDate":"2021-01-22","violations":[{"number":"VI-2020-038416","date":"2020-09-28","code":"PM15-304.7","title":"EXTERIOR STRUCTURE ROOF DRAINAGE","status":"COMPLIED","resolutionDate":"2021-01-22","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]},{"number":"CF-2023-119050","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CONSTRUCTION COMPLAINT INVESTIGATOR","status":"CLOSED","createdDate":"2023-11-16","completedDate":"2024-06-06","violations":[{"number":"VI-2023-090079","date":"2023-11-16","code":"A-301.1/4","title":"ALTER INTERIOR PORTION","status":"COMPLIED","resolutionDate":"2024-02-06","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-090080","date":"2023-11-16","code":"A-301.1/50","title":"NEW ELECTRICAL WIRING","status":"COMPLIED","resolutionDate":"2024-06-06","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-090081","date":"2023-11-16","code":"A-301.1/46","title":"HVAC SYSTEM","status":"COMPLIED","resolutionDate":"2024-06-06","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-090082","date":"2023-11-16","code":"A-301.1/54","title":"NEW PLUMBING","status":"COMPLIED","resolutionDate":"2024-06-06","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-090083","date":"2023-11-16","code":"A-203.2/1","title":"UNAPPROVED USED MATERIALS","status":"COMPLIED","resolutionDate":"2024-06-06","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2025-130192","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL PM EXTERIOR INVESTIGATOR","status":"IN VIOLATION","createdDate":"2025-12-03","completedDate":null,"violations":[{"number":"VI-2026-047102","date":"2026-06-25","code":"PM15-302.5","title":"EXTERIOR AREA RODENT HARBORAGE","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-047103","date":"2026-06-25","code":"PM15-304.2","title":"EXTERIOR STRUCTURE PROTECTIVE TREATMENT","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-047104","date":"2026-06-25","code":"PM15-304.7","title":"EXTERIOR STRUCTURE ROOF DRAINAGE","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2020,"n":1,"worst":null},{"y":2023,"n":5,"worst":null},{"y":2026,"n":3,"worst":null}],"investigations":[{"caseNumber":"CF-2020-067463","date":"2020-09-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-067463","date":"2020-12-01","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-067463","date":"2021-01-22","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-119050","date":"2023-11-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-119050","date":"2024-02-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-119050","date":"2024-06-06","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-130192","date":"2026-06-25","type":null,"status":"FAILED"}],"inspYears":[{"y":2020,"fails":2,"passes":0},{"y":2021,"fails":0,"passes":1},{"y":2023,"fails":1,"passes":0},{"y":2024,"fails":1,"passes":1},{"y":2026,"fails":1,"passes":0}],"taxOwed":3403.56,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":3403.56,"principalDue":2115.93,"penaltyDue":158.86,"interestDue":335.22,"otherChargesDue":793.55,"yearsOwed":3,"oldestYearOwed":2019,"mostRecentYearOwed":2021,"mostRecentPaymentDate":"2019-12-23","assessmentYear":2022,"totalAssessment":50700,"taxableAssessment":50700,"exemptAbatementAssessment":0,"homesteadValue":0,"netTaxAfterHomestead":709.7,"actionableAtSnapshot":true,"paymentAgreementAtSnapshot":false,"bankruptcyAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.961129920240566,"lng":-75.22689325082939,"geom":{"type":"Polygon","coordinates":[[[-75.226769333,39.961092984],[-75.22702738,39.961125837],[-75.227018797,39.961166334],[-75.226760444,39.961134893],[-75.226769333,39.961092984]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19139","beds":3,"baths":1,"stories":2,"lotArea":1095,"zoning":"RSA5","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"28 N 53RD ST, PHILADELPHIA PA, 19139","mailOut":false,"appeals":[],"taxYears":[{"year":2016,"total":961.17,"principal":800.06,"interest":12,"penalty":8}],"taxNet":961.17,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":49700,"taxable":49700,"land":5146,"improvement":44554,"taxableLand":5146,"taxableImprovement":44554,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":49700,"taxable":49700,"land":7455,"improvement":42245,"taxableLand":7455,"taxableImprovement":42245,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":49700,"taxable":49700,"land":7455,"improvement":42245,"taxableLand":7455,"taxableImprovement":42245,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":48800,"taxable":48800,"land":7300,"improvement":41500,"taxableLand":7300,"taxableImprovement":41500,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":50700,"taxable":50700,"land":7584,"improvement":43116,"taxableLand":7584,"taxableImprovement":43116,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":50700,"taxable":50700,"land":7584,"improvement":43116,"taxableLand":7584,"taxableImprovement":43116,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":50700,"taxable":50700,"land":7584,"improvement":43116,"taxableLand":7584,"taxableImprovement":43116,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":81900,"taxable":81900,"land":16380,"improvement":65520,"taxableLand":16380,"taxableImprovement":65520,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":81900,"taxable":81900,"land":16380,"improvement":65520,"taxableLand":16380,"taxableImprovement":65520,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":114800,"taxable":114800,"land":22960,"improvement":91840,"taxableLand":22960,"taxableImprovement":91840,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":114800,"taxable":114800,"land":22960,"improvement":91840,"taxableLand":22960,"taxableImprovement":91840,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":135000,"taxable":135000,"land":27000,"improvement":108000,"taxableLand":27000,"taxableImprovement":108000,"exemptLand":0,"exemptImprovement":0}],"taxNow":1607,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"RP-2023-012437","date":"2024-01-11","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2024-04-23","scope":"EZ PERMIT STANDARDS 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. 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, underpinning and excavations (i.e., digging in basement). Any work/alterations to the basement/cellar are expressly prohibited unless documented as an existing habitable space with heights and means of egress per conditions of the EZ standard. separate permits required for mechanical, electric and plumbing, etc. *No basement alterations of any kind were proposed or approved for this permit* *No structural alterations of any kind were proposed or approved for this permit* APPROVED SCOPE OF WORK THE APPROVED ALTERATIONS FOR THIS PERMIT ARE LIMITED TO NON-STRUCTURAL ALTERATIONS THROUGHOUT THE FIRST AND SECOND FLOOR PER SUBMITTED ENGINEER LETTER."},{"number":"MP-2024-000635","date":"2024-02-20","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-04-22","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. Install 92% 70k BTU gas heater, AC, ductwork, and 7 diffusers"},{"number":"PP-2024-003313","date":"2024-03-12","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-04-22","scope":"install piping and finish for the following fixtures Basement- hot water heater 1st fl- Kitchen sink 2nd fl- Toilet, lav, tub Yard drain"},{"number":"EP-2024-000674","date":"2024-03-13","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-04-01","scope":"100 amp service, interior wiring fishing, outlets, switches, lights, hard wired smokes, AS PER NEC 2017"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2020,"k":"viol","w":"L&I violation"},{"y":2021,"k":"insp","w":"Inspection passed"},{"y":2023,"k":"viol","w":"5 L&I violations"},{"y":2023,"k":"insp","w":"Inspection failed"},{"y":2023,"k":"sale","p":73000},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2026,"k":"viol","w":"3 L&I violations"},{"y":2026,"k":"insp","w":"Inspection failed"}],"rented":true,"licenses":[{"number":"0952929","type":"Rental","status":"Active","businessName":"2727 LLC","legalName":"2727 LLC","address":"28 N 53RD ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2024-05-31","latestIssueDate":"2026-06-01","expirationDate":"2027-05-30","inactiveDate":null}],"licenseActivity":[{"number":"0952929","type":"Rental","businessName":"2727 LLC","legalName":"2727 LLC","issuedDate":"2024-05-31","latestIssueDate":"2026-06-01","closureDate":null,"expirationDate":"2027-05-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"record-pressure","level":"strong","title":"Records to verify together","summary":"Several independent, separately dated records stack up here and deserve prompt verification.","evidence":["3 open L&I violations","$3,404 appeared in the City's June 2022 delinquency snapshot","a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2023, 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 4 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2023","permit activity in 2024"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"legalChecks":[{"id":"violations","level":"attention","title":"3 open L&I violations","finding":"9 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$3,403.56 was recorded in the City’s 2022-06 delinquency snapshot for 2019–2021.","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":"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":"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":"5 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jun 25, 2026.","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/"}],"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"}]}