{"asOf":"2026-07-27T20:54:26.518Z","block":"5100-5199 WILLOWS AVE","blockUrl":"https://philadelphia.blockreport.homes/block/5100-5199-willows-ave","address":"5110 WILLOWS AVE","parcelNumber":"511118000","source":"https://property.phila.gov/?p=511118000","ownerType":"owner-occupied","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"C30","buildingCodeNew":"07","buildingClass":"DET W/D GAR 2 STY MASONRY","buildingClassNew":"CONVENTIONAL","useLabel":"House","owner":"BARD WALTER","coOwner":"BARD VALERIE","marketValue":265100,"landAssessment":53020,"improvementAssessment":212080,"livableArea":1664,"yearBuilt":1925,"lastSale":{"price":1,"date":"2019-08-31T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2026-006261","date":"2026-02-03","code":"A-202.4","title":"FAILURE TO PROVIDE REPORTS","status":"COMPLIED","resolutionDate":"2026-04-06","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-006262","date":"2026-02-03","code":"A-402.5","title":"OCCUPIED W/O FINAL APPROVAL","status":"COMPLIED","resolutionDate":"2026-04-06","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"CF-2026-009654","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2026-02-03","completedDate":"2026-04-06","violations":[{"number":"VI-2026-006261","date":"2026-02-03","code":"A-202.4","title":"FAILURE TO PROVIDE REPORTS","status":"COMPLIED","resolutionDate":"2026-04-06","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-006262","date":"2026-02-03","code":"A-402.5","title":"OCCUPIED W/O FINAL APPROVAL","status":"COMPLIED","resolutionDate":"2026-04-06","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2026,"n":2,"worst":null}],"investigations":[{"caseNumber":"4301","date":"2002-11-21","type":"L_INITIAL","status":"PASSED"},{"caseNumber":"CF-2026-009654","date":"2026-02-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-009654","date":"2026-03-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-009654","date":"2026-04-06","type":null,"status":"PASSED"}],"inspYears":[{"y":2002,"fails":0,"passes":1},{"y":2026,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.9464004192097,"lng":-75.22447432897937,"geom":{"type":"Polygon","coordinates":[[[-75.224326675,39.946315273],[-75.224378895,39.946280106],[-75.224621141,39.946483582],[-75.224568224,39.946520603],[-75.224326675,39.946315273]]]},"liDistrict":"SOUTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19143","beds":null,"baths":null,"stories":2,"lotArea":2000,"zoning":"RSA3","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"5","garage":1,"homestead":true,"mail":"5110 WILLOWS AVE, PHILADELPHIA PA, 19143","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":65500,"taxable":35500,"land":10800,"improvement":54700,"taxableLand":10800,"taxableImprovement":24700,"exemptLand":0,"exemptImprovement":30000},{"y":2017,"v":65500,"taxable":35500,"land":11312,"improvement":54188,"taxableLand":11312,"taxableImprovement":24188,"exemptLand":0,"exemptImprovement":30000},{"y":2018,"v":65500,"taxable":35500,"land":11312,"improvement":54188,"taxableLand":11312,"taxableImprovement":24188,"exemptLand":0,"exemptImprovement":30000},{"y":2019,"v":83300,"taxable":43300,"land":14386,"improvement":68914,"taxableLand":14386,"taxableImprovement":28914,"exemptLand":0,"exemptImprovement":40000},{"y":2020,"v":90300,"taxable":45300,"land":15595,"improvement":74705,"taxableLand":15595,"taxableImprovement":29705,"exemptLand":0,"exemptImprovement":45000},{"y":2021,"v":90300,"taxable":45300,"land":15595,"improvement":74705,"taxableLand":15595,"taxableImprovement":29705,"exemptLand":0,"exemptImprovement":45000},{"y":2022,"v":90300,"taxable":45300,"land":15595,"improvement":74705,"taxableLand":15595,"taxableImprovement":29705,"exemptLand":0,"exemptImprovement":45000},{"y":2023,"v":195400,"taxable":115400,"land":39080,"improvement":156320,"taxableLand":39080,"taxableImprovement":76320,"exemptLand":0,"exemptImprovement":80000},{"y":2024,"v":195400,"taxable":115400,"land":39080,"improvement":156320,"taxableLand":39080,"taxableImprovement":76320,"exemptLand":0,"exemptImprovement":80000},{"y":2025,"v":212200,"taxable":112200,"land":42440,"improvement":169760,"taxableLand":42440,"taxableImprovement":69760,"exemptLand":0,"exemptImprovement":100000},{"y":2026,"v":212200,"taxable":112200,"land":42440,"improvement":169760,"taxableLand":42440,"taxableImprovement":69760,"exemptLand":0,"exemptImprovement":100000},{"y":2027,"v":265100,"taxable":165100,"land":53020,"improvement":212080,"taxableLand":53020,"taxableImprovement":112080,"exemptLand":0,"exemptImprovement":100000}],"taxNow":1571,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"926083","date":"2018-11-08","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-11-15","scope":"REPLACE CURB TRAP BACK,FAI AND MAIN DRAIN-PA1#20183100874-\"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":"RP-2022-009883","date":"2022-09-11","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2026-04-06","scope":"EZ RESIDENTIAL ALTERATIONS STANDARDS PERMIT - SFD Property 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. NO WORK MAY BE PERFORMED IN THE BASEMENT OR CELLAR. Separate permits required for Mechanical, Electric and Plumbing. This permit is for the Alterations approved by the PHDC as per Work Order Number: 169331 - Second Floor Full 3-piece bathroom remodel and enlarging door, installing Non-Load bearing partitions, insulation, door assembly, grab bars, bathroom floor, new floor, installing under floor plumbing; 1-24inch lavatory; 1 H/C toilet; 1- 36X60 Shower stall; installing one(1) ground-fault receptacle circuit, electric wall heater, exhaust fan, medicine cabinet & light for the 2nd floor for Philadelphia Housing Development Corporation (PHDC) for the AMP repair program."},{"number":"EP-2022-009156","date":"2022-09-12","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2026-04-06","scope":"Electrical Permit for combo RP-2022-009883"},{"number":"PP-2022-013314","date":"2022-09-12","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-05-01","scope":"Plumbing Permit (Interior) for combo RP-2022-009883"},{"number":"EP-2022-009582","date":"2022-09-24","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-10-06","scope":"Replace 100 AMP panel Install dedicated line using wire mode Install hardwire smoke/carbon detector as per 2014 nec"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2002,"k":"insp","w":"Inspection passed"},{"y":2018,"k":"permit","w":"Plumbing"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Alterations"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"viol","w":"2 L&I violations"},{"y":2026,"k":"insp","w":"L&I: 2 failed, 1 passed"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-25","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"The history also contains “OCCUPIED W/O FINAL APPROVAL.”","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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"2 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Apr 6, 2026.","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":"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 and appears related-party/family-held.","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":"homestead","level":"verify","title":"Homestead is tied to owner occupancy and the deed","finding":"OPA shows the Homestead Exemption.","why":"Philadelphia limits Homestead to an owner’s primary residence. The City says a deed change can require a new application or update.","action":"A buyer should apply in their own name and not assume the seller’s benefit continues.","url":"https://www.phila.gov/documents/homestead-exemption-application/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 2 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/"},{"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"}]}