{"asOf":"2026-07-26T14:13:14.548Z","block":"1500-1599 EMILY ST","blockUrl":"https://philadelphia.blockreport.homes/block/1500-1599-emily-st","address":"1526 EMILY ST","parcelNumber":"481117300","source":"https://property.phila.gov/?p=481117300","ownerType":"owner-occupied","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":289300,"landAssessment":57860,"improvementAssessment":231440,"livableArea":868,"yearBuilt":1920,"lastSale":{"price":1000000,"date":"2019-10-04T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2026-055925","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-2026-092557","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-2026-055925","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-2026-092557","date":"2026-07-22","type":null,"status":null}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.92541611340855,"lng":-75.17199233482889,"geom":{"type":"Polygon","coordinates":[[[-75.171957702,39.92547485],[-75.171965697,39.925355711],[-75.172031077,39.925364112],[-75.172005164,39.925480979],[-75.171957702,39.92547485]]]},"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":350,"zoning":"RSA5","grade":"C","basement":"A","heater":"A","centralAir":true,"extCond":"3","intCond":"2","garage":null,"homestead":false,"mail":"1526 EMILY ST, PHILADELPHIA PA, 19145","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":74400,"taxable":74400,"land":5950,"improvement":68450,"taxableLand":5950,"taxableImprovement":68450,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":74400,"taxable":74400,"land":13690,"improvement":60710,"taxableLand":13690,"taxableImprovement":60710,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":74400,"taxable":74400,"land":13690,"improvement":60710,"taxableLand":13690,"taxableImprovement":60710,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":107300,"taxable":107300,"land":19744,"improvement":87556,"taxableLand":19744,"taxableImprovement":87556,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":115400,"taxable":115400,"land":21234,"improvement":94166,"taxableLand":21234,"taxableImprovement":94166,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":115400,"taxable":115400,"land":21234,"improvement":94166,"taxableLand":21234,"taxableImprovement":94166,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":115400,"taxable":115400,"land":21234,"improvement":94166,"taxableLand":21234,"taxableImprovement":94166,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":182200,"taxable":182200,"land":36400,"improvement":145800,"taxableLand":36400,"taxableImprovement":145800,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":182200,"taxable":182200,"land":36400,"improvement":145800,"taxableLand":36400,"taxableImprovement":145800,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":185300,"taxable":185300,"land":37060,"improvement":148240,"taxableLand":37060,"taxableImprovement":148240,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":185300,"taxable":185300,"land":37060,"improvement":148240,"taxableLand":37060,"taxableImprovement":148240,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":289300,"taxable":289300,"land":57860,"improvement":231440,"taxableLand":57860,"taxableImprovement":231440,"exemptLand":0,"exemptImprovement":0}],"taxNow":2594,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"1018172","date":"2019-10-10","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-11-06","scope":"REPLACE CURB TRAP AND FAI-PA1#20192830779-\"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"1025020","date":"2019-11-05","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2019-12-06","scope":"INTERIOR DEMOLITION THRU OUT. INTERIOR DEMOLITION OF NON-LOAD BEARING WALLS ONLY, NO STRUCTURAL WORK ON THIS PERMIT. APPLICANT AGREES TO LIMIT THE DEMOLITION TO COMPLY WITH EZ INTERIOR DEMOLITION PERMIT STANDARDS. NOTE: 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.) (DEVIATION FROM THE STANDARD WILL RESULT IN REVOCATION OF THIS PERMIT AND IMPOSITION OF FURTHER PENALTIES.) SEPARATE PERMITS REQUIRED FOR PLUMBING ELECTRICAL AND MECHANICAL WORK. NO OTHER WORK ALLOWED UNDER THIS PERMIT."},{"number":"1027354","date":"2019-11-26","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Issued","completedDate":null,"scope":"INSTALL WINDOWS, DOORS, HARDWOOD FLOOR AND FRAMING PER SUBMITTED PLAN"},{"number":"1034492","date":"2019-12-11","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2026-02-12","scope":"INSTALL HOUSE DRAIN,STACK,WASTE AND WATER LINES TO 1-TOILET,1-TUB,1-VANITY,1-KITCHEN SINK AND 1-WATER HEATER.THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"1035587","date":"2019-12-16","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"ON AN EXISTING 100AMP SERVICE,REWIRE THROUGHOUT SFD WITH RECEPTS,SWITCHES,LIGHTS,FIXTURES,SMOKES AND CO DETECTORS AS PER 2014 NEC (SOUTH DISTRICT)"},{"number":"1046631","date":"2020-02-03","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Expired","completedDate":"2022-11-22","scope":"INSTALL 60,000 BTU OF HEAT WITH 2 TON OF A/C CENTRAL AIR AND RELATED DUCT WORK"},{"number":"MP-2024-003408","date":"2024-08-14","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Expired","completedDate":"2026-06-06","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. MULTI FAMILY - EACH HVAC UNIT TO BE SELF-CONTAINED WITHIN EACH DWELLING UNIT. NO PENETRATIONS OF RATED ASSEMBLIES. 1- 92% 40K BTU furnace, 1- 2 ton coil/ condenser, ductwork, & 6 registers"}],"storyTag":"New construction","storyDelta":27.57,"timeline":[{"y":2003,"k":"sale","p":35000},{"y":2019,"k":"sale","p":1000000},{"y":2019,"k":"permit","w":"Plumbing"},{"y":2019,"k":"permit","w":"Demolition"},{"y":2019,"k":"permit","w":"Addition and/or Alteration"},{"y":2019,"k":"permit","w":"Alterations"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2026,"k":"viol","w":"L&I violation"}],"rented":true,"licenses":[{"number":"528412","type":"Rental","status":"Inactive","businessName":"FRANCIS LUCAS (LUCAS SHEILA)","legalName":"FRANCIS LUCAS","address":"1526 EMILY ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2011-03-23","latestIssueDate":"2014-04-22","expirationDate":"2015-02-28","inactiveDate":"2015-04-29"},{"number":"859229","type":"Rental","status":"Active","businessName":"Joseph Cristinzio","legalName":"Joseph Cristinzio","address":"1526 EMILY ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2021-01-14","latestIssueDate":"2026-07-22","expirationDate":"2027-01-13","inactiveDate":null}],"licenseActivity":[{"number":"859229","type":"Rental","businessName":"Joseph Cristinzio","legalName":"Joseph Cristinzio","issuedDate":"2021-01-14","latestIssueDate":"2026-07-22","closureDate":null,"expirationDate":"2027-01-13","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"528412","type":"Rental","businessName":"FRANCIS LUCAS (LUCAS SHEILA)","legalName":"FRANCIS LUCAS","issuedDate":"2011-03-23","latestIssueDate":"2014-04-22","closureDate":"2015-04-29","expirationDate":"2015-02-28","inactiveDate":"2015-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 56% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $185,300 to $289,300","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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"5 permits not marked completed: 1027354 (Issued), 1034492 (Expired), 1035587 (Issued), 1046631 (Expired), MP-2024-003408 (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"}]}