{"asOf":"2026-07-25T20:43:19.530Z","block":"2400-2499 E ALLEGHENY AVE","blockUrl":"https://philadelphia.blockreport.homes/block/2400-2499-e-allegheny-ave","address":"2425 E ALLEGHENY AVE","parcelNumber":"451003400","source":"https://property.phila.gov/?p=451003400","ownerType":"owner-occupied","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O50","buildingCodeNew":"22","buildingClass":"ROW 3 STY MASONRY","buildingClassNew":"ROW TYPICAL","useLabel":"Multi-family","owner":"KYRIAZIS GEORGE","coOwner":null,"marketValue":343300,"landAssessment":68660,"improvementAssessment":274640,"livableArea":1772,"yearBuilt":1915,"lastSale":{"price":358000,"date":"2022-05-20T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2022-005981","date":"2022-01-28","code":"PM15-604.3","title":"ELECTRICAL- HAZARD","status":"CLOSED","resolutionDate":"2024-12-07","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2022-005979","date":"2022-01-28","code":"PM15-304.15","title":"EXTERIOR STRUCTURE DOORS","status":"CLOSED","resolutionDate":"2024-12-07","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2022-005980","date":"2022-01-28","code":"9-3902 (2)","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"COMPLIED","resolutionDate":"2024-12-07","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}],"violationCases":[{"number":"CF-2022-007643","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2022-01-28","completedDate":"2024-12-07","violations":[{"number":"VI-2022-005981","date":"2022-01-28","code":"PM15-604.3","title":"ELECTRICAL- HAZARD","status":"CLOSED","resolutionDate":"2024-12-07","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2022-005979","date":"2022-01-28","code":"PM15-304.15","title":"EXTERIOR STRUCTURE DOORS","status":"CLOSED","resolutionDate":"2024-12-07","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2022-005980","date":"2022-01-28","code":"9-3902 (2)","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"COMPLIED","resolutionDate":"2024-12-07","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]}],"violYears":[{"y":2022,"n":3,"worst":null}],"investigations":[{"caseNumber":"CF-2022-007643","date":"2022-01-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-007643","date":"2022-03-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-007643","date":"2023-08-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-007643","date":"2024-12-07","type":null,"status":"PASSED"}],"inspYears":[{"y":2022,"fails":2,"passes":0},{"y":2023,"fails":1,"passes":0},{"y":2024,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98756229669726,"lng":-75.1050713638804,"geom":{"type":"Polygon","coordinates":[[[-75.104938842,39.987601222],[-75.105167714,39.987483241],[-75.105204096,39.987523026],[-75.104975398,39.987641381],[-75.104938842,39.987601222]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2023-018618","type":"Fire Alarm Certification","inspectionDate":"2023-09-11","result":"Certified","expirationDate":"2024-09-11","buildingId":"1074682"},{"number":"BC-2024-027304","type":"Fire Alarm Certification","inspectionDate":"2024-10-07","result":"Certified","expirationDate":"2025-10-07","buildingId":"1074682"},{"number":"BC-2024-027724","type":"Sprinkler Certification","inspectionDate":"2024-10-10","result":"Certified","expirationDate":"2025-10-10","buildingId":"1074682"},{"number":"BC-2025-023571","type":"Fire Alarm Certification","inspectionDate":"2025-09-09","result":"Certified","expirationDate":"2026-09-09","buildingId":"1074682"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19134","beds":5,"baths":3,"stories":3,"lotArea":1320,"zoning":"CMX1","grade":"C","basement":"C","heater":"B","centralAir":false,"extCond":"4","intCond":"4","garage":null,"homestead":true,"mail":"2425 E ALLEGHENY AVE, PHILADELPHIA PA, 19134","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":148700,"taxable":58200,"land":19568,"improvement":129132,"taxableLand":19568,"taxableImprovement":38632,"exemptLand":0,"exemptImprovement":90500},{"y":2017,"v":148700,"taxable":58200,"land":41785,"improvement":106915,"taxableLand":41785,"taxableImprovement":16415,"exemptLand":0,"exemptImprovement":90500},{"y":2018,"v":148700,"taxable":58200,"land":41785,"improvement":106915,"taxableLand":41785,"taxableImprovement":16415,"exemptLand":0,"exemptImprovement":90500},{"y":2019,"v":172200,"taxable":58200,"land":48389,"improvement":123811,"taxableLand":48389,"taxableImprovement":9811,"exemptLand":0,"exemptImprovement":114000},{"y":2020,"v":185500,"taxable":185500,"land":52126,"improvement":133374,"taxableLand":52126,"taxableImprovement":133374,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":185500,"taxable":185500,"land":52126,"improvement":133374,"taxableLand":52126,"taxableImprovement":133374,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":185500,"taxable":185500,"land":52126,"improvement":133374,"taxableLand":52126,"taxableImprovement":133374,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":268000,"taxable":188000,"land":53600,"improvement":214400,"taxableLand":53600,"taxableImprovement":134400,"exemptLand":0,"exemptImprovement":80000},{"y":2024,"v":268000,"taxable":268000,"land":53600,"improvement":214400,"taxableLand":53600,"taxableImprovement":214400,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":403100,"taxable":403100,"land":80620,"improvement":322480,"taxableLand":80620,"taxableImprovement":322480,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":403100,"taxable":403100,"land":80620,"improvement":322480,"taxableLand":80620,"taxableImprovement":322480,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":343300,"taxable":243300,"land":68660,"improvement":274640,"taxableLand":68660,"taxableImprovement":174640,"exemptLand":0,"exemptImprovement":100000}],"taxNow":5643,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"298697","date":"2010-08-30","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2010-12-20","scope":"REMOVE INTERIOR PLASTER AND REPLACE WITH DRYWALL AND REMOVE AND REPLACE HARDWOOD FLOORS FOR SFD."},{"number":"314124","date":"2010-11-30","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"TOTAL REWIRE OF UNIT DUE TO FIRE AS PER 2008 NEC (EAST DIST)"},{"number":"1030297","date":"2019-12-05","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2019-12-05","scope":"FOR USE AS A MULTI-FAMILY (3 UNITS) HOUSEHOLD LIVING."},{"number":"CP-2022-004362","date":"2023-03-28","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-09-28","scope":"FOR LEGALIZATION OF WORK PERFORMED WITHOUT PERMITS FOR MULTI-FAMILY HOUSEHOLD LIVING (THREE DWELLING UNITS). BUILDING TO BE FULLY SPRINLERED WITH NFPA 13R. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPRRESSION."},{"number":"FP-2023-000450","date":"2023-05-11","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2023-09-28","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13R THROUGHOUT THE BUILDING TO INCLUDE 2\" MAIN FIRE SERVICE LINE WITH A 2\" WILKINS 950XLT2 BACKFLOW PREVENTION ASSEMBLY AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"ZP-2025-004417","date":"2025-05-20","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR A REAR ADDITION TO AN EXISTING STRUCTURE. SIZE AND LOCATION AS SHOWN ON THE PLAN."},{"number":"CP-2025-003955","date":"2025-10-14","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR LEVEL II ALTERATIONS AND ADDITION (WITH NO CHANGE IN OCCUPANCY) AT EXISTING ATTACHED BUILDING. BUILDING TO BE FULLY SPRINKLERED WITH NFPA 13. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION."},{"number":"EP-2026-001255","date":"2026-02-24","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2026-06-01","scope":"New cable by means of fishing to the 2nd floor for new lighting and receptacles for 2 rooms."},{"number":"FP-2025-002547","date":"2026-03-09","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"FOR EXPANSION OF EXISTING FIRE SPRINKLER SYSTEM PER APPROVED PLANS, HYDRAULIC CALCULATIONS AND NFPA 13."}],"storyTag":"New construction","storyDelta":1.24,"timeline":[{"y":2019,"k":"permit","w":"Use"},{"y":2022,"k":"sale","p":358000},{"y":2022,"k":"viol","w":"3 L&I violations"},{"y":2022,"k":"insp","w":"Inspection failed ×2"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"insp","w":"Inspection failed"},{"y":2024,"k":"insp","w":"Inspection passed"},{"y":2025,"k":"permit","w":"New construction, addition, GFA change"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"Addition and/or Alterations"}],"rented":true,"licenses":[{"number":"935306","type":"Rental","status":"Active","businessName":"George Kyriazis","legalName":"George Kyriazis","address":"2425 E ALLEGHENY AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2023-10-10","latestIssueDate":"2025-09-10","expirationDate":"2026-10-09","inactiveDate":null}],"licenseActivity":[{"number":"935306","type":"Rental","businessName":"George Kyriazis","legalName":"George Kyriazis","issuedDate":"2023-10-10","latestIssueDate":"2025-09-10","closureDate":null,"expirationDate":"2026-10-09","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-24","units":3,"signals":[{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 6 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2022","permit activity in 2023, 2025, 2026"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #1030297: COMPLETED.","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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"2 permits not marked completed: CP-2025-003955 (Issued), FP-2025-002547 (Issued).","why":"Issued work is not the same as approved final work. L&I uses final inspections and required certifications to close construction permits; expired, withdrawn, and completed are different City statuses.","action":"Open the permit file and confirm final inspections, holds, and any resulting occupancy certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Sep 9, 2026; Sprinkler Certification: Certified through Oct 10, 2025","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":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"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 1915 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, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Dec 7, 2024.","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":"homestead","level":"verify","title":"Homestead is tied to owner occupancy and the deed","finding":"OPA shows the Homestead Exemption.","why":"Philadelphia limits Homestead to an owner’s primary residence. The City says a deed change can require a new application or update.","action":"A buyer should apply in their own name and not assume the seller’s benefit continues.","url":"https://www.phila.gov/documents/homestead-exemption-application/"},{"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 1 case.","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"}]}