{"asOf":"2026-07-26T08:38:07.287Z","block":"1600-1699 N 20TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/1600-1699-n-20th-st","address":"1616 N 20TH ST","parcelNumber":"472127902","source":"https://property.phila.gov/?p=472127902","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":false,"taxExempt":true,"institutional":true,"buildingCode":"U50","buildingCodeNew":null,"buildingClass":"ROW CONV/APT 3 STY MASON","buildingClassNew":null,"useLabel":"Apartment building","owner":"PHILADELPHIA HOUSING AUTH","coOwner":null,"marketValue":4500000,"landAssessment":900000,"improvementAssessment":3600000,"livableArea":null,"yearBuilt":null,"lastSale":{"price":1,"date":"2022-09-21T04:00:00Z"},"openViolations":0,"violations":[{"number":"211963745","date":"2019-05-01","code":"PM15-302.9","title":"EXTERIOR AREA GRAFFITI","status":"COMPLIED","resolutionDate":"2020-11-27","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"211961003","date":"2019-05-01","code":"PM15-304.6","title":"EXTERIOR STRUCTURE WALLS","status":"COMPLIED","resolutionDate":"2020-11-27","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"211961001","date":"2019-05-01","code":"FC-13-505","title":"PREMISES IDENTIFICATION REQ'D","status":"COMPLIED","resolutionDate":"2020-11-27","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"211963744","date":"2019-05-01","code":"PM15-304.2","title":"EXTERIOR STRUCT PROTECTIVE TRE","status":"COMPLIED","resolutionDate":"2020-11-27","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}],"violationCases":[{"number":"683272","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2019-05-05","completedDate":"2020-11-30","violations":[{"number":"211963745","date":"2019-05-01","code":"PM15-302.9","title":"EXTERIOR AREA GRAFFITI","status":"COMPLIED","resolutionDate":"2020-11-27","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"211961003","date":"2019-05-01","code":"PM15-304.6","title":"EXTERIOR STRUCTURE WALLS","status":"COMPLIED","resolutionDate":"2020-11-27","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"211961001","date":"2019-05-01","code":"FC-13-505","title":"PREMISES IDENTIFICATION REQ'D","status":"COMPLIED","resolutionDate":"2020-11-27","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"211963744","date":"2019-05-01","code":"PM15-304.2","title":"EXTERIOR STRUCT PROTECTIVE TRE","status":"COMPLIED","resolutionDate":"2020-11-27","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]}],"violYears":[{"y":2019,"n":4,"worst":null}],"investigations":[{"caseNumber":"683272","date":"2020-11-30","type":null,"status":"PASSED"}],"inspYears":[{"y":2020,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.979307731721114,"lng":-75.16852065998866,"geom":{"type":"Polygon","coordinates":[[[-75.167707217,39.97904268],[-75.169400348,39.97926545],[-75.169331238,39.979574412],[-75.167636382,39.979347217],[-75.167707217,39.97904268]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19121","beds":null,"baths":null,"stories":null,"lotArea":87630,"zoning":"ICMX","grade":null,"basement":null,"heater":null,"centralAir":null,"extCond":null,"intCond":null,"garage":null,"homestead":false,"mail":"2013 RIDGE AVE, PHILADELPHIA PA, 19121","mailOut":false,"appeals":[{"type":"BBS Permit Denial","grounds":"NEW CONSTRUCTION OF A TWO (2) STORY DETACHED BUILDING WITH ACCESSORY PARKING LOT FOR USE AS A WAREHOUSE WITH ACCESSORY OFFICE AS PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED. *2018 IBC REVIEW*","status":"Completed","outcome":"Approved","date":"2024-07-19","number":"CP-2022-003489","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2022,"v":632300,"taxable":0,"land":452603,"improvement":179697,"taxableLand":0,"taxableImprovement":0,"exemptLand":452603,"exemptImprovement":179697},{"y":2023,"v":632300,"taxable":0,"land":452603,"improvement":179697,"taxableLand":0,"taxableImprovement":0,"exemptLand":452603,"exemptImprovement":179697},{"y":2024,"v":632301,"taxable":0,"land":452603,"improvement":179698,"taxableLand":0,"taxableImprovement":0,"exemptLand":452603,"exemptImprovement":179698},{"y":2025,"v":632300,"taxable":0,"land":126460,"improvement":505840,"taxableLand":0,"taxableImprovement":0,"exemptLand":126460,"exemptImprovement":505840},{"y":2026,"v":632300,"taxable":0,"land":126460,"improvement":505840,"taxableLand":0,"taxableImprovement":0,"exemptLand":126460,"exemptImprovement":505840},{"y":2027,"v":4500000,"taxable":0,"land":900000,"improvement":3600000,"taxableLand":0,"taxableImprovement":0,"exemptLand":900000,"exemptImprovement":3600000}],"taxNow":0,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2021-016461","date":"2021-12-27","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE COMPLETE DEMOLITION OF ALL EXISTING STRUCTURES AND FOR THE ERECTION OF A DETACHED STRUCTURE. SIZE AND LOCATION AS SHOWN ON PLANS. SEE ZP-2021-011037 FOR PREVIOUSLY APPROVED LOT ADJUSTMENT (CONSOLIDATION)."},{"number":"PP-2022-008862","date":"2022-06-08","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-03-07","scope":"SEAL SEWER LATERAL"},{"number":"ZP-2022-006882","date":"2022-06-30","work":"Full Demolition","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE COMPLETE DEMOLITION OF ALL EXISTING STRUCTURES ON LOT"},{"number":"DP-2022-000875","date":"2022-08-08","work":"Minor Demolition","type":"Demolition","description":"Demolition Permit","status":"Completed","completedDate":"2023-06-07","scope":"**TO BE DEMOLISHED SIMULTANEOUSLY WITH 1618 N 20TH ST; SEE DP-2022-000871 FOR DEMOLITION PERMIT OF 1618 N 20TH ST** FOR THE COMPLETE DEMOLITION OF ONE EXISTING ATTACHED THREE (3) STORY VACANT COMMERICAL STRUCTURE BY HAND DEMOLITION ONLY; ALL PERMITTED DEMOLITION ACTIVITY TO BE IN ACCORDANCE WITH APPROVED SITE SAFETY DEMOLITION PLAN & SUCH PLAN TO BE MAINTAINED ON SITE AT ALL TIMES IN ACCORDANCE WITH PHILADELPHIA ADMINISTRATIVE CODE; ANY DEVIATION WILL REQUIRE AN AMENDED BUILDING PERMIT. PEDESTRIAN PROTECTION TO BE IN PLACE PRIOR TO START OF WORK AND TO BE MAINTAINED DURING ALL DEMOLITION ACTIVITIES. * A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED WITHIN 7.5 FEET OF BUILDING FACADES IN ACCORDANCE WITH SECTION 3306 OF THE IBC. SEPARATE BUILDING AND/OR STREETS DEPARTMENT PERMITS ARE REQUIRED. IF FIELD CONDITIONS VARY CONTACT DESIGN PROFESSIONAL PRIOR TO THE START OF ANY WORK. * ASBESTOS REMEDIATION REQUIRED PRIOR TO START OF WORK."},{"number":"CP-2022-003489","date":"2023-01-09","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"NEW CONSTRUCTION OF A TWO (2) STORY DETACHED BUILDING WITH ACCESSORY PARKING LOT FOR USE AS A WAREHOUSE WITH ACCESSORY OFFICE AS PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED. *2018 IBC REVIEW* **SEPARATE PERMITS REQUIRED FOR MEP & FIRE SUPPRESSION WORK** AMENDMENT APPROVED 11/30/23 AMEND NEW CONSTRUCTION PERMIT CP-2022-003489 FOR CHANGES TO FLOOR LAYOUT AS PER APPROVED PLANS. AMENDMENT APPROVED 8/16/24 AMEND NEW CONSTRUCTION PERMIT CP-2022-003489 TO DOCUMENT ROOF SLOPE AS PER APPROVED PLANS AND BBS VARIANCE NO. MI-2024-004311."},{"number":"EP-2023-009102","date":"2024-01-15","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2026-02-11","scope":"INSTALL 600 AMP 277/480V SERVICE & MDP, TRANSFORMERS, PANELS & FEEDERS. INSTALL A 150 AMP FIRE PUMP SERVICE. INSTALL A 200 KW GENERATOR, 400 AMP PANEL & (2) ATS. INSTALL LIGHTS NORMAL, EMERGENCY. INSTALL SWITCHES, SENSORS, & LIGHTING CONTROLS. INSTALL RECEPTACLES,FURNITURE FEEDS & FLOOR BOXES. PROVIDE POWER FOR THE DOOR OPERATORS, CHARGING STATIONS, MECHANICAL, HVAC, & ELEVATOR EQUIPMENT. INSTALL A NEW FIRE ALARM SYSTEM. ALL WORK IN ACCORDANCE WITH THE 2017 NEC."},{"number":"PP-2023-016848","date":"2024-05-13","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2026-04-13","scope":"INSTALL 2 INCH WATER SERVICE, 1 BUILDING DRAIN, 1CURB TRAP, 1 FAIL, 3 EYEWASH SHOWERS, 3 HOSE BIBBS, 10 WATER CLOSETS, 4 URINALS, 2 MOP SINKS, 10 LAVATORIES, 2 ELECTRIC WATER COOLERS, 3 KITCHEN SINKS, 1 BACKFLOW PREVENTER, 1 HOT WATER HEATER, 12 ROOF DRAINS AND 13 FLOOR DRAINS ACCORDING TO THE 2018 PPC AND PER PLANS."},{"number":"FP-2023-002567","date":"2025-02-10","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2026-04-13","scope":"FOR THE INSTALLATION OF AN AUTOMATIC WET SPRINKLER SYSTEM IN ACCORDANCE WITH NFPA 13 TO INCLUDE AN EIGHT (8) INCH FIRE SERVICE LINE AND AN EIGHT (8) INCH BACKFLOW PREVENTER. SYSTEM TO BE SERVED BY A FIRE PUMP INSTALLED IN A COMPLIANT FIRE PUMP ROOM IN ACCORDANCE WITH NFPA 20. ALL WORK TO BE DONE PER APPROVED PLANS BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA. IF SITE CONDITIONS VARY, CONTACT DESIGN ENGINEER PRIOR TO START OF WORK. SEE CP-2022-003489 FOR ASSOCIATED BUILDING PERMIT."}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2019,"k":"viol","w":"4 L&I violations"},{"y":2020,"k":"insp","w":"Inspection passed"},{"y":2021,"k":"permit","w":"New construction, addition, GFA change"},{"y":2022,"k":"permit","w":"Alterations"},{"y":2022,"k":"permit","w":"Full Demolition"},{"y":2022,"k":"permit","w":"Minor Demolition"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"demo"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"New Construction or Additions"},{"y":2024,"k":"appeal","w":"Appeal approved"},{"y":2025,"k":"permit","w":"New Construction"}],"rented":false,"licenses":[{"number":"256559","type":"Rental","status":"Inactive","businessName":"SYLVIA WHITE","legalName":"SYLVIA WHITE","address":"1616 N 20TH ST","revenueCode":"3202","rentalCategory":null,"units":3,"issuedDate":"2003-07-17","latestIssueDate":"2003-07-17","expirationDate":"2004-02-29","inactiveDate":"2012-12-22"}],"licenseActivity":[{"number":"256559","type":"Rental","businessName":"SYLVIA WHITE","legalName":"SYLVIA WHITE","issuedDate":"2003-07-17","latestIssueDate":"2003-07-17","closureDate":"2012-12-22","expirationDate":"2004-02-29","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","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":["4 permit events since 2023","1 zoning/board appeal since 2023","demolition activity since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 612% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $632,300 to $4,500,000","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":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #CP-2022-003489: Completed · Approved.","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":"1 permit not marked completed: CP-2022-003489 (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":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"3 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":"full-tax-exemption","level":"verify","title":"OPA shows a full exemption; its legal basis is unverified","finding":"OPA currently marks the land and building assessment fully tax-exempt; BlockReport does not receive the exemption determination or basis.","why":"Full OPA exemptions can have different legal bases, including government, religious, charitable/institutional, veteran, or other treatment. The current owner/use record is not a buyer’s tax forecast.","action":"Confirm the exact exemption basis, buyer eligibility, and next tax-year treatment directly with OPA.","url":"https://www.phila.gov/departments/office-of-property-assessment/tax-exemptions-and-abatements/"},{"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 4 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/"}]}