{"asOf":"2026-07-24T05:11:34.325Z","block":"5300-5399 ANGORA TER","blockUrl":"https://philadelphia.blockreport.homes/block/5300-5399-angora-ter","address":"5302 ANGORA TER","parcelNumber":"511083200","source":"https://property.phila.gov/?p=511083200","ownerType":"owner-occupied","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"W30","buildingCodeNew":"32","buildingClass":"APT 2-4 UNITS 2 STY MASON","buildingClassNew":"TWIN CONVENTIONAL","useLabel":"Apartment building","owner":"PIERANTOZZI JANINE","coOwner":null,"marketValue":366600,"landAssessment":73320,"improvementAssessment":293280,"livableArea":2080,"yearBuilt":1925,"lastSale":{"price":330000,"date":"2021-10-18T04:00:00Z"},"openViolations":0,"violations":[{"number":"4662725","date":"2018-03-29","code":"FC-13-101115","title":"FIRE ESCAPE REPORT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2023-049413","date":"2023-07-12","code":"F-1104.16.5.1.8","title":"FIRE ESCAPE REPORT REQUIRED\n","status":"COMPLIED","resolutionDate":"2023-08-30","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2024-008650","date":"2024-02-08","code":"F-1104.16.5.1.10.R","title":"FIRE ESCAPE REPORT REQUIRED\n","status":"COMPLIED","resolutionDate":"2024-04-11","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}],"violationCases":[{"number":"626921","type":"STANDARD","priority":"STANDARD","responsibility":"AIU","status":"CLOSED","createdDate":"2018-03-29","completedDate":"2018-06-15","violations":[{"number":"4662725","date":"2018-03-29","code":"FC-13-101115","title":"FIRE ESCAPE REPORT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2023-065956","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"AUDITS AND INVESTIGATIONS BUILDING CERTS","status":"CLOSED","createdDate":"2023-07-12","completedDate":"2023-08-30","violations":[{"number":"VI-2023-049413","date":"2023-07-12","code":"F-1104.16.5.1.8","title":"FIRE ESCAPE REPORT REQUIRED\n","status":"COMPLIED","resolutionDate":"2023-08-30","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]},{"number":"CF-2024-010428","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"AUDITS AND INVESTIGATIONS BUILDING CERTS","status":"CLOSED","createdDate":"2024-02-08","completedDate":"2024-04-11","violations":[{"number":"VI-2024-008650","date":"2024-02-08","code":"F-1104.16.5.1.10.R","title":"FIRE ESCAPE REPORT REQUIRED\n","status":"COMPLIED","resolutionDate":"2024-04-11","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]}],"violYears":[{"y":2018,"n":1,"worst":null},{"y":2023,"n":1,"worst":null},{"y":2024,"n":1,"worst":null}],"investigations":[{"caseNumber":"626921","date":"2018-03-29","type":"AIU INSP","status":"FAILED"},{"caseNumber":"626921","date":"2018-05-07","type":"AIU INSP","status":"FAILED"},{"caseNumber":"626921","date":"2018-06-15","type":"AIU INSP","status":"PASSED"},{"caseNumber":"CF-2023-065956","date":"2023-07-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-065956","date":"2023-08-30","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-010428","date":"2024-02-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-010428","date":"2024-04-11","type":null,"status":"PASSED"}],"inspYears":[{"y":2018,"fails":2,"passes":1},{"y":2023,"fails":1,"passes":1},{"y":2024,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.9466571253873,"lng":-75.23027417012652,"geom":{"type":"Polygon","coordinates":[[[-75.230228035,39.946523532],[-75.230242935,39.946490524],[-75.230299218,39.946493663],[-75.230320368,39.946819644],[-75.230250364,39.946822781],[-75.230228035,39.946523532]]]},"liDistrict":"SOUTH","certifications":[{"number":"BC-2023-003894","type":"Fire Escape Report","inspectionDate":"2018-06-05","result":"Safe with Repair","expirationDate":"2023-06-05","buildingId":"1523673"},{"number":"BC-2023-016841","type":"Fire Escape Report","inspectionDate":"2023-06-01","result":"Safe with Repair","expirationDate":"2023-12-01","buildingId":"1523673"},{"number":"BC-2023-024431","type":"Fire Escape Report","inspectionDate":"2023-11-17","result":"Safe","expirationDate":"2028-11-17","buildingId":"1523673"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19143","beds":5,"baths":2,"stories":2,"lotArea":2342,"zoning":"RTA1","grade":"C+","basement":"C","heater":"A","centralAir":null,"extCond":"4","intCond":"2","garage":null,"homestead":false,"mail":"5302 ANGORA TER, PHILADELPHIA PA, 19143","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":67300,"taxable":67300,"land":12021,"improvement":55279,"taxableLand":12021,"taxableImprovement":55279,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":67300,"taxable":67300,"land":10566,"improvement":56734,"taxableLand":10566,"taxableImprovement":56734,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":67300,"taxable":67300,"land":10566,"improvement":56734,"taxableLand":10566,"taxableImprovement":56734,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":64400,"taxable":64400,"land":10100,"improvement":54300,"taxableLand":10100,"taxableImprovement":54300,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":73900,"taxable":73900,"land":11590,"improvement":62310,"taxableLand":11590,"taxableImprovement":62310,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":73900,"taxable":73900,"land":11590,"improvement":62310,"taxableLand":11590,"taxableImprovement":62310,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":73900,"taxable":73900,"land":11590,"improvement":62310,"taxableLand":11590,"taxableImprovement":62310,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":258500,"taxable":258500,"land":51700,"improvement":206800,"taxableLand":51700,"taxableImprovement":206800,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":258500,"taxable":258500,"land":51700,"improvement":206800,"taxableLand":51700,"taxableImprovement":206800,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":258500,"taxable":258500,"land":51700,"improvement":206800,"taxableLand":51700,"taxableImprovement":206800,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":258500,"taxable":258500,"land":51700,"improvement":206800,"taxableLand":51700,"taxableImprovement":206800,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":366600,"taxable":366600,"land":73320,"improvement":293280,"taxableLand":73320,"taxableImprovement":293280,"exemptLand":0,"exemptImprovement":0}],"taxNow":3618,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"MP-2021-005928","date":"2021-09-28","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Expired","completedDate":"2025-12-29","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. (Install two 80% Eff. 80,000 BTU Gas furnaces Exhausted via chimney vent to the exterior (Side). NO DUCTWORK OR DIFFUSERS ARE BEING INSTALLED. )"},{"number":"ZP-2021-015451","date":"2021-12-07","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Two-Family"},{"number":"EP-2024-004558","date":"2024-05-09","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-07-19","scope":"2nd floor unit 100amp 20ckt sub Panel x1 1st floor unit 100amp 30ckt Panel x1 2 gang meter X2-100amp x1 200 Amp SEU 2 Story x1 2nd floor unit 100amp 20ckt Panel x1 Grounding system x1 15 Amp AFCI Circuit x5 20 Amp AFCI Circuit x10 15 amp Duplex x13 20 amp Duplex x4 Light Switch x12 3way Light Switch x2 Light Fixture x12 Door Light x2 Lamp Holder x5 Bathroom fan with light x1 motion Light x3 20 amp GFCI x1 Smoke & Carbon monoxide detector x2 Smoke detector x2 20 Amp AFCI Circuit x10 15 Amp AFCI Circuit x6 15 amp Duplex x16 20 amp Duplex x3 Bathroom fan with light x1 Light Switch x9 3way Light Switch x2 Light Fixture x10 4 inch recessed lights x3 Lutron Caseta Wireless dimmer and Pico remote control x1 Smoke & Carbon monoxide detector x1 Smoke detector x3 FISH ONLY per 2017 NEC"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2018,"k":"viol","w":"L&I violation"},{"y":2018,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2021,"k":"permit","w":"Addition and/or Alterations"},{"y":2021,"k":"sale","p":330000},{"y":2021,"k":"permit","w":"Change of Use"},{"y":2023,"k":"viol","w":"L&I violation"},{"y":2023,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"viol","w":"L&I violation"},{"y":2024,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":true,"licenses":[{"number":"882790","type":"Rental","status":"Active","businessName":"Janine Pierantozzi","legalName":"Janine Pierantozzi","address":"5302 ANGORA TER","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2021-12-07","latestIssueDate":"2026-05-16","expirationDate":"2026-12-06","inactiveDate":null}],"licenseActivity":[{"number":"882790","type":"Rental","businessName":"Janine Pierantozzi","legalName":"Janine Pierantozzi","issuedDate":"2021-12-07","latestIssueDate":"2026-05-16","closureDate":null,"expirationDate":"2026-12-06","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-23","units":2,"signals":[{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 3 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2021","permit activity in 2021, 2024"],"caveat":"This does not show that the property is listed or that a sale is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 42% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $258,500 to $366,600","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":"The record identifies more than one dwelling/use.","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: MP-2021-005928 (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 1925 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":"4 failed, 3 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Apr 11, 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":"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 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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Escape Report: Safe through Nov 17, 2028","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":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"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"}]}