{"asOf":"2026-07-25T12:10:25.274Z","block":"1900-1999 SIGEL ST","blockUrl":"https://philadelphia.blockreport.homes/block/1900-1999-sigel-st","address":"1926 SIGEL ST","parcelNumber":"481046400","source":"https://property.phila.gov/?p=481046400","ownerType":"absentee","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O30","buildingCodeNew":"22","buildingClass":"ROW 2 STY MASONRY","buildingClassNew":"ROW TYPICAL","useLabel":"House","owner":"CRISTINZIO JOSEPH","coOwner":null,"marketValue":183700,"landAssessment":36740,"improvementAssessment":146960,"livableArea":872,"yearBuilt":1920,"lastSale":{"price":250000,"date":"2021-09-28T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2026-055955","date":"2026-07-22","code":"9-3902 (1)","title":"RENTAL LICENSE- ONE & TWO FAMILY (R3)","status":"SVN ISSUED","resolutionDate":"2026-07-22","resolution":"SVN ISSUED"}],"violationCases":[{"number":"CF-2026-092610","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"QOL PROACTIVE RENTAL INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2026-07-22","completedDate":null,"violations":[{"number":"VI-2026-055955","date":"2026-07-22","code":"9-3902 (1)","title":"RENTAL LICENSE- ONE & TWO FAMILY (R3)","status":"SVN ISSUED","resolutionDate":"2026-07-22","resolution":"SVN ISSUED"}]}],"violYears":[{"y":2026,"n":1,"worst":null}],"investigations":[{"caseNumber":"CF-2026-092610","date":"2026-07-22","type":null,"status":null}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.92826382364394,"lng":-75.17783248463465,"geom":{"type":"Polygon","coordinates":[[[-75.177793827,39.928321982],[-75.177820386,39.928198891],[-75.177870837,39.928205245],[-75.177844931,39.928328786],[-75.177793827,39.928321982]]]},"liDistrict":"SOUTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19145","beds":2,"baths":1,"stories":2,"lotArea":630,"zoning":"RM1","grade":"C","basement":"C","heater":"A","centralAir":true,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"1328 W SHUNK ST, PHILADELPHIA PA, 19148","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":79200,"taxable":79200,"land":7245,"improvement":71955,"taxableLand":7245,"taxableImprovement":71955,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":79200,"taxable":79200,"land":14573,"improvement":64627,"taxableLand":14573,"taxableImprovement":64627,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":79200,"taxable":79200,"land":14573,"improvement":64627,"taxableLand":14573,"taxableImprovement":64627,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":114100,"taxable":114100,"land":20995,"improvement":93105,"taxableLand":20995,"taxableImprovement":93105,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":122700,"taxable":122700,"land":22577,"improvement":100123,"taxableLand":22577,"taxableImprovement":100123,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":122700,"taxable":122700,"land":22577,"improvement":100123,"taxableLand":22577,"taxableImprovement":100123,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":122700,"taxable":122700,"land":22577,"improvement":100123,"taxableLand":22577,"taxableImprovement":100123,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":160400,"taxable":160400,"land":32000,"improvement":128400,"taxableLand":32000,"taxableImprovement":128400,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":160400,"taxable":160400,"land":32000,"improvement":128400,"taxableLand":32000,"taxableImprovement":128400,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":255700,"taxable":255700,"land":51140,"improvement":204560,"taxableLand":51140,"taxableImprovement":204560,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":255700,"taxable":255700,"land":51140,"improvement":204560,"taxableLand":51140,"taxableImprovement":204560,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":183700,"taxable":183700,"land":36740,"improvement":146960,"taxableLand":36740,"taxableImprovement":146960,"exemptLand":0,"exemptImprovement":0}],"taxNow":3579,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"374149","date":"2011-11-16","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2011-12-28","scope":"SFD-COMPLETE WATER SERVICES PA1 CALL#20113190134"},{"number":"RP-2021-017274","date":"2021-11-16","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Expired","completedDate":"2023-11-16","scope":"**CONTRACTOR HAS A NOTORIZED LETTER WITH NO EMPLOYEES, SOLE WORKER**MUST UPLOAD SUB-CONTRACTOR INFORMATION IF APPLICABLE** 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 any modifications to exterior walls, party walls, floor/roof framing or foundations, including underpinning, excavation, and removal of foundation slab. WORK IN THE BASEMENT OR CELLAR IS NOT INCLUDED ON THE EZ ALT PERMIT. Separate permits required for Mechanical, Electric and Plumbing."},{"number":"EP-2021-014228","date":"2021-12-02","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2023-11-16","scope":"Install 100amp service complete with ground wire throughout building for Outlets Switches Lighting and Fixtures G.F.C.I smoke detector per NEC code 2014"},{"number":"PP-2021-022750","date":"2021-12-06","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2023-11-16","scope":"Changing out all the cast iron and copper to pvc and pex piping 1 1/2 bath, kitchen, washing machine, h20 box, main house drain stack rear yard drain hot and cold water lines hot water heater"},{"number":"MP-2022-000388","date":"2022-01-21","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Expired","completedDate":"2023-11-16","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. EACH HVAC UNIT TO BE SELF-CONTAINED WITHIN EACH DWELLING UNIT. NO PENETRATIONS OF RATED ASSEMBLIES. (1 -40,000 btu's of heat 92 % furnace, 1-2ton acoil, 1-2ton condenser, all duct work, 6 regs)."},{"number":"RP-2022-001640","date":"2022-03-14","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2025-01-08","scope":"FOR THE CONSTRUCTION /ALTERATIONS THROUGHOUT AN EXISTING ATTACHED STRUCTURE TO INCLUDE THE REPAIR OF REAR WALL AND WIDEN OF STAIRS . FOR A SINGLE- FAMILY HOUSEHOLD LIVING. AS PER PLANS. *************************NO UNDERPINNING ON THIS APPLICATION. SEPARATE PERMITS ARE REQUIRED FOR PLUMBING, MECH. OR ELECTRICAL WORK. **************************** AMENDMENT: TO UPDATE STAIR OPENING PLAN. AS PER APPROVED PLANS."},{"number":"PP-2024-005969","date":"2024-05-04","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-12-06","scope":"Changing out all the cast iron and copper to PVC and pex piping 1 1/2 bath, Kitchen, washing machine, water box, main house drain in basement, stack rear yard drain hot and cold water lines hot water heat"},{"number":"MP-2024-003415","date":"2024-08-01","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-12-06","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. EACH HVAC UNIT TO BE SELF-CONTAINED WITHIN EACH DWELLING UNIT. NO PENETRATIONS OF RATED ASSEMBLIES. 1-40,000 btus of heat 92% furnace ,1-2ton coil ,1-2ton condenser all duct work reg =6"},{"number":"EP-2024-000995","date":"2024-08-08","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-11-13","scope":"Install 100 amp service complete with ground wire throughout blding for outlet, switches, lighting fixtures G.F.C.I smoke detectors"}],"storyTag":"Renovated & sold on","storyDelta":1.17,"timeline":[{"y":2004,"k":"sale","p":260000},{"y":2011,"k":"permit","w":"Plumbing"},{"y":2021,"k":"sale","p":250000},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Alterations"},{"y":2022,"k":"permit","w":"Addition and/or Alterations"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"viol","w":"L&I violation"}],"rented":true,"licenses":[{"number":"244262","type":"Rental","status":"Inactive","businessName":"STEPHCO LLC","legalName":"STEPHCO LLC","address":"1926 SIGEL ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2004-03-26","latestIssueDate":"2004-03-26","expirationDate":"2005-02-28","inactiveDate":null},{"number":"266175","type":"Rental","status":"Inactive","businessName":"RJ3 INVESTMENT PROPERTIES LLC","legalName":"RJ3 INVESTMENT PROPERTIES LLC","address":"1926 SIGEL ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2004-06-02","latestIssueDate":"2014-05-03","expirationDate":"2015-02-28","inactiveDate":"2015-04-29"},{"number":"943048","type":"Rental","status":"Active","businessName":"Joseph Cristinzio","legalName":"Joseph Cristinzio","address":"1926 SIGEL ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2024-01-31","latestIssueDate":"2026-07-22","expirationDate":"2027-01-30","inactiveDate":null}],"licenseActivity":[{"number":"943048","type":"Rental","businessName":"Joseph Cristinzio","legalName":"Joseph Cristinzio","issuedDate":"2024-01-31","latestIssueDate":"2026-07-22","closureDate":null,"expirationDate":"2027-01-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"266175","type":"Rental","businessName":"RJ3 INVESTMENT PROPERTIES LLC","legalName":"RJ3 INVESTMENT PROPERTIES LLC","issuedDate":"2004-06-02","latestIssueDate":"2014-05-03","closureDate":"2015-04-29","expirationDate":"2015-02-28","inactiveDate":"2015-04-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"244262","type":"Rental","businessName":"STEPHCO LLC","legalName":"STEPHCO LLC","issuedDate":"2004-03-26","latestIssueDate":"2004-03-26","closureDate":"2005-02-28","expirationDate":"2005-02-28","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","signals":[{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 8 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2021","permit activity in 2021, 2022, 2024"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"legalChecks":[{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"4 permits not marked completed: RP-2021-017274 (Expired), EP-2021-014228 (Expired), PP-2021-022750 (Expired), MP-2022-000388 (Expired). At least one row also carries a completion date, so the City fields conflict.","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":"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 1920 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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 1 historical violation 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"}]}