{"asOf":"2026-07-27T13:50:53.695Z","block":"4700-4799 TACONY ST","blockUrl":"https://philadelphia.blockreport.homes/block/4700-4799-tacony-st","address":"4700 TACONY ST","parcelNumber":"453425600","source":"https://property.phila.gov/?p=453425600","ownerType":"absentee","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"U30","buildingCodeNew":"22","buildingClass":"ROW CONV/APT 2 STY MASON","buildingClassNew":"ROW TYPICAL","useLabel":"Apartment building","owner":"MICHAEL GEORGE GREISS","coOwner":null,"marketValue":288900,"landAssessment":57780,"improvementAssessment":231120,"livableArea":2294,"yearBuilt":1910,"lastSale":{"price":3,"date":"2011-10-06T04:00:00Z"},"openViolations":0,"violations":[{"number":"1491953","date":"2009-10-13","code":"PM-307.1/6","title":"FLOOR/CEILING PARTIALLY COLL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1491954","date":"2009-10-13","code":"PM-307.1/8","title":"WALL BULGED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3082969","date":"2014-02-03","code":"PM-406.1/1","title":"MECH FAC INSTALL/REPAIR-RES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3082968","date":"2014-02-03","code":"PM-307.3/1","title":"UNFIT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3077588","date":"2014-02-04","code":"PM-405.3/1","title":"INT-PLMBG FIXTURES-RES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3077587","date":"2014-02-04","code":"FC-915.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"217267","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2009-10-13","completedDate":"2012-09-12","violations":[{"number":"1491953","date":"2009-10-13","code":"PM-307.1/6","title":"FLOOR/CEILING PARTIALLY COLL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1491954","date":"2009-10-13","code":"PM-307.1/8","title":"WALL BULGED","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"418055","type":"HAZARDOUS","priority":"HAZARDOUS","responsibility":"HCEU","status":"CLOSED","createdDate":"2014-02-04","completedDate":"2014-03-04","violations":[{"number":"3082969","date":"2014-02-03","code":"PM-406.1/1","title":"MECH FAC INSTALL/REPAIR-RES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3082968","date":"2014-02-03","code":"PM-307.3/1","title":"UNFIT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"418057","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2014-02-04","completedDate":"2014-03-04","violations":[{"number":"3077588","date":"2014-02-04","code":"PM-405.3/1","title":"INT-PLMBG FIXTURES-RES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3077587","date":"2014-02-04","code":"FC-915.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2009,"n":2,"worst":null},{"y":2014,"n":4,"worst":null}],"investigations":[{"caseNumber":"30140","date":"2004-08-09","type":"L_CLIP","status":"FAILED"},{"caseNumber":"30140","date":"2004-09-15","type":"L_CLIP","status":"CLOSED"},{"caseNumber":"63408","date":"2006-07-12","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"63408","date":"2006-12-07","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"217267","date":"2009-10-13","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"217267","date":"2012-04-10","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"418055","date":"2014-02-03","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"418057","date":"2014-02-03","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"418055","date":"2014-02-10","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"418055","date":"2014-03-04","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"418057","date":"2014-03-04","type":"HCEU INSP","status":"PASSED"}],"inspYears":[{"y":2004,"fails":1,"passes":0},{"y":2006,"fails":1,"passes":1},{"y":2009,"fails":1,"passes":0},{"y":2012,"fails":0,"passes":1},{"y":2014,"fails":3,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.007874673918494,"lng":-75.07612736575014,"geom":{"type":"Polygon","coordinates":[[[-75.076062366,40.007745922],[-75.076134277,40.007736684],[-75.076191232,40.00800551],[-75.076122474,40.008014548],[-75.076062366,40.007745922]]]},"liDistrict":"EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19137","beds":4,"baths":4,"stories":1,"lotArea":1758,"zoning":"CMX1","grade":"C","basement":"D","heater":"B","centralAir":false,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"9931 LORRY PL, PHILADELPHIA PA, 19114","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT IS FOR A (4) FOUR FAMILY DWELLING.","status":"OPEN","outcome":"Granted with conditions","date":"2007-10-02","number":"1619","relatedPermit":null},{"type":"Building standards appeal","grounds":"ON 11/29/2012, THE DEPARTMENT OF LICENSES AND INSPECTIONS ISSUED A NOTICE OF REFUSAL FOR APPLICATION #426786.","status":"OPEN","outcome":"APPROVED","date":"2013-02-05","number":"19597","relatedPermit":"426786"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":153700,"taxable":153700,"land":19999,"improvement":133701,"taxableLand":19999,"taxableImprovement":133701,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":153700,"taxable":153700,"land":39501,"improvement":114199,"taxableLand":39501,"taxableImprovement":114199,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":153700,"taxable":153700,"land":39501,"improvement":114199,"taxableLand":39501,"taxableImprovement":114199,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":121000,"taxable":121000,"land":31097,"improvement":89903,"taxableLand":31097,"taxableImprovement":89903,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":130400,"taxable":130400,"land":33513,"improvement":96887,"taxableLand":33513,"taxableImprovement":96887,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":130400,"taxable":130400,"land":33513,"improvement":96887,"taxableLand":33513,"taxableImprovement":96887,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":130400,"taxable":130400,"land":33513,"improvement":96887,"taxableLand":33513,"taxableImprovement":96887,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":200000,"taxable":200000,"land":40000,"improvement":160000,"taxableLand":40000,"taxableImprovement":160000,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":200000,"taxable":200000,"land":40000,"improvement":160000,"taxableLand":40000,"taxableImprovement":160000,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":250000,"taxable":250000,"land":50000,"improvement":200000,"taxableLand":50000,"taxableImprovement":200000,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":250000,"taxable":250000,"land":50000,"improvement":200000,"taxableLand":50000,"taxableImprovement":200000,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":288900,"taxable":288900,"land":57780,"improvement":231120,"taxableLand":57780,"taxableImprovement":231120,"exemptLand":0,"exemptImprovement":0}],"taxNow":3500,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"59398","date":"2007-05-07","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALL A NEW FIRE ALARM SYSTEM. (EAST DISTRICT)"},{"number":"64480","date":"2008-03-25","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2008-03-25","scope":"USE: 1ST FL. FRONT-1 APT., 1ST FL. REAR-1 APT., 2ND FL. FRONT-1 APT., 2ND FL. REAR-1 APT. - TOTAL OF (4) APTS."},{"number":"251165","date":"2009-12-04","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2010-03-15","scope":"REPAIR DAMAGED MASONRY WALL DUE TO VEHICLE IMPACT ADEQUATELY SHORE STRUCTURE PRIOR TO AND DURING MASONRY WALL REPAIRS. REMOVE DAMAGED MASONRY STORY LEVEL APPROX. 60 SQ.FT.AND RELPACE W / NEW MASONRY. NO SCAFFOLDING OR CLOSURE OR PARTIAL CLOSURE OF SIDEWALK WITHOUT STREET'S DEPT. STREET CLOSURE PERMIT. REPLACE WINDOW AND STUCCO IN AREA OF REPAIR SEPARATE PERMIT REQUIRED FOR ELECTRICAL WORK AND ANY OTHER WORK NOT SPECIFICALLY APPROVED REPLACE WINDOW AND STUCCO. PERMIT TO COMPLY CASE #217267 TO MULTI-FAMILY DWELLING"},{"number":"398091","date":"2012-06-22","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2012-12-18","scope":"REPLACE OLD 4 GANG 100 AMP METER BOX WITH NEW 5 GANG 100 AMP METER BOX PLUS HOUSE PANEL - AS PER 2008 NEC"},{"number":"437861","date":"2012-11-14","work":"Zoning admin review","type":"ZP_ADMIN","description":"ZONING ADMIN REVIEW","status":"COMPLETED","completedDate":"2012-11-14","scope":"APPLYING FOR PA ACT 46 TO USE AS A FOUR FAMILY DWELLING."},{"number":"426786","date":"2013-03-04","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2013-10-01","scope":"FOR CERTIFICATE OF OCCUPANCY WITH MINOR ALTERATION AS PER PLAN. NO SPRINKLER SYSTEM REQUIRED. THE EXISTING FIRE ALARM SYSTEM SHALL BE CONVERTED TO MONITORED (SUPERVISED) FIRE ALARM SYSTEM AS PER VARIANCE 19597."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2007,"k":"appeal","w":"Appeal granted with conditions"},{"y":2008,"k":"permit","w":"Use"},{"y":2009,"k":"viol","w":"2 L&I violations"},{"y":2009,"k":"insp","w":"Inspection failed"},{"y":2009,"k":"permit","w":"Major alteration"},{"y":2012,"k":"permit","w":"Electrical"},{"y":2012,"k":"insp","w":"Inspection passed"},{"y":2012,"k":"permit","w":"Zoning admin review"},{"y":2013,"k":"appeal","w":"Appeal approved"},{"y":2013,"k":"permit","w":"Alteration"},{"y":2014,"k":"viol","w":"4 L&I violations"},{"y":2014,"k":"insp","w":"L&I: 3 failed, 2 passed"}],"rented":true,"licenses":[{"number":"404413","type":"Rental","status":"Inactive","businessName":"LAURICE GREISS - WASSEF (AGT: GEORGE GREISS)","legalName":"LAURICE GREISS - WASSEF","address":"4700 TACONY ST","revenueCode":"3202","rentalCategory":null,"units":3,"issuedDate":"2007-03-26","latestIssueDate":"2011-02-28","expirationDate":"2012-02-29","inactiveDate":"2012-02-29"},{"number":"556164","type":"Rental","status":"Active","businessName":"GEORGE GREISS MICHAEL","legalName":"GEORGE GREISS MICHAEL","address":"4700 TACONY ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":4,"issuedDate":"2012-02-29","latestIssueDate":"2026-03-18","expirationDate":"2027-02-28","inactiveDate":null}],"licenseActivity":[{"number":"556164","type":"Rental","businessName":"GEORGE GREISS MICHAEL","legalName":"GEORGE GREISS MICHAEL","issuedDate":"2012-02-29","latestIssueDate":"2026-03-18","closureDate":null,"expirationDate":"2027-02-28","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"404413","type":"Rental","businessName":"LAURICE GREISS - WASSEF (AGT: GEORGE GREISS)","legalName":"LAURICE GREISS - WASSEF","issuedDate":"2007-03-26","latestIssueDate":"2011-02-28","closureDate":"2012-02-29","expirationDate":"2012-02-29","inactiveDate":"2012-02-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","units":4,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 53% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $130,400 to $200,000","no permit shown in 2022-2024"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #1619: OPEN · Granted with conditions. Use permit #64480: 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":"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 1910 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":"6 failed, 4 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Mar 4, 2014.","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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"2 fire/suppression-related permits matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"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.","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":"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 6 historical violations across 3 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"}]}