{"asOf":"2026-07-24T06:04:33.023Z","block":"5400-5499 W MONTGOMERY AVE","blockUrl":"https://philadelphia.blockreport.homes/block/5400-5499-w-montgomery-ave","address":"5473 W MONTGOMERY AVE","parcelNumber":"522019900","source":"https://property.phila.gov/?p=522019900","ownerType":"investor","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"R30","buildingCodeNew":"24","buildingClass":"ROW B/GAR 2 STY MASONRY","buildingClassNew":"ROW PORCH FRONT","useLabel":"House","owner":"BALA INVESTMENTS LLC","coOwner":null,"marketValue":171700,"landAssessment":34340,"improvementAssessment":137360,"livableArea":1276,"yearBuilt":1925,"lastSale":{"price":120000,"date":"2022-06-02T04:00:00Z"},"openViolations":7,"violations":[{"number":"2750087","date":"2013-03-27","code":"PM-102.0/1","title":"LICENSE-RES GENERAL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4434671","date":"2017-02-13","code":"PM15-507.1","title":"PLUMB SYSTEMS-STORM DRAINAGE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"VI-2026-011175","date":"2026-02-27","code":"PM15-304.7","title":"EXTERIOR STRUCTURE ROOF DRAINAGE","status":"COMPLIED","resolutionDate":"2026-04-22","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-011176","date":"2026-02-27","code":"PM15-604.3","title":"ELECTRICAL- HAZARD","status":"COMPLIED","resolutionDate":"2026-04-22","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-011177","date":"2026-02-27","code":"F-604.5 ","title":"EXTENSION CORDS\n","status":"COMPLIED","resolutionDate":"2026-04-22","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-011178","date":"2026-02-27","code":"F-604.6","title":"UNAPPROVED CONDITIONS\n","status":"COMPLIED","resolutionDate":"2026-03-17","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-011179","date":"2026-02-27","code":"PM15-504.1","title":"PLUMBING SYSTEMS- GENERAL","status":"COMPLIED","resolutionDate":"2026-04-22","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-011180","date":"2026-02-27","code":"PM15-305.3","title":"INTERIOR SURFACES","status":"COMPLIED","resolutionDate":"2026-04-22","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-011181","date":"2026-02-27","code":"PM15-304.13","title":"EXTERIOR STRUCTURE WINDOWS, SKYLIGHTS DOOR FRAMES","status":"COMPLIED","resolutionDate":"2026-04-22","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"374095","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2013-03-27","completedDate":"2013-05-09","violations":[{"number":"2750087","date":"2013-03-27","code":"PM-102.0/1","title":"LICENSE-RES GENERAL","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"572866","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2017-02-13","completedDate":null,"violations":[{"number":"4434671","date":"2017-02-13","code":"PM15-507.1","title":"PLUMB SYSTEMS-STORM DRAINAGE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"CF-2026-017459","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL SPECIAL PROJECTS","status":"IN VIOLATION","createdDate":"2026-02-27","completedDate":null,"violations":[{"number":"VI-2026-011175","date":"2026-02-27","code":"PM15-304.7","title":"EXTERIOR STRUCTURE ROOF DRAINAGE","status":"COMPLIED","resolutionDate":"2026-04-22","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-011176","date":"2026-02-27","code":"PM15-604.3","title":"ELECTRICAL- HAZARD","status":"COMPLIED","resolutionDate":"2026-04-22","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-011177","date":"2026-02-27","code":"F-604.5 ","title":"EXTENSION CORDS\n","status":"COMPLIED","resolutionDate":"2026-04-22","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-011178","date":"2026-02-27","code":"F-604.6","title":"UNAPPROVED CONDITIONS\n","status":"COMPLIED","resolutionDate":"2026-03-17","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-011179","date":"2026-02-27","code":"PM15-504.1","title":"PLUMBING SYSTEMS- GENERAL","status":"COMPLIED","resolutionDate":"2026-04-22","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-011180","date":"2026-02-27","code":"PM15-305.3","title":"INTERIOR SURFACES","status":"COMPLIED","resolutionDate":"2026-04-22","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-011181","date":"2026-02-27","code":"PM15-304.13","title":"EXTERIOR STRUCTURE WINDOWS, SKYLIGHTS DOOR FRAMES","status":"COMPLIED","resolutionDate":"2026-04-22","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2013,"n":1,"worst":null},{"y":2017,"n":1,"worst":null},{"y":2026,"n":7,"worst":null}],"investigations":[{"caseNumber":"374095","date":"2013-03-27","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"374095","date":"2013-05-09","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"572866","date":"2017-02-13","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"572866","date":"2017-04-07","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"572866","date":"2017-05-16","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"572866","date":"2017-08-25","type":"PRECOURT","status":"FAILED"},{"caseNumber":"572866","date":"2017-09-06","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"CF-2026-017459","date":"2026-02-27","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-017459","date":"2026-03-17","type":null,"status":"FAILED"}],"inspYears":[{"y":2013,"fails":1,"passes":1},{"y":2017,"fails":3,"passes":0},{"y":2026,"fails":2,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98384650979298,"lng":-75.2335067576697,"geom":{"type":"Polygon","coordinates":[[[-75.233445902,39.983750678],[-75.233498059,39.983739894],[-75.233567987,39.983942291],[-75.233515373,39.983952953],[-75.233445902,39.983750678]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19131","beds":3,"baths":1,"stories":2,"lotArea":1224,"zoning":"RSA5","grade":"C","basement":"H","heater":"H","centralAir":false,"extCond":"4","intCond":"4","garage":1,"homestead":false,"mail":"5421 WOODINE AVE, PHILADELPHIA PA, 19131","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":73600,"taxable":73600,"land":8568,"improvement":65032,"taxableLand":8568,"taxableImprovement":65032,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":73600,"taxable":73600,"land":12144,"improvement":61456,"taxableLand":12144,"taxableImprovement":61456,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":73600,"taxable":73600,"land":12144,"improvement":61456,"taxableLand":12144,"taxableImprovement":61456,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":73600,"taxable":73600,"land":12144,"improvement":61456,"taxableLand":12144,"taxableImprovement":61456,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":95300,"taxable":95300,"land":14222,"improvement":81078,"taxableLand":14222,"taxableImprovement":81078,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":95300,"taxable":95300,"land":14222,"improvement":81078,"taxableLand":14222,"taxableImprovement":81078,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":95300,"taxable":95300,"land":14222,"improvement":81078,"taxableLand":14222,"taxableImprovement":81078,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":127600,"taxable":127600,"land":25500,"improvement":102100,"taxableLand":25500,"taxableImprovement":102100,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":127600,"taxable":127600,"land":25500,"improvement":102100,"taxableLand":25500,"taxableImprovement":102100,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":174100,"taxable":174100,"land":34820,"improvement":139280,"taxableLand":34820,"taxableImprovement":139280,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":174100,"taxable":174100,"land":34820,"improvement":139280,"taxableLand":34820,"taxableImprovement":139280,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":171700,"taxable":171700,"land":34340,"improvement":137360,"taxableLand":34340,"taxableImprovement":137360,"exemptLand":0,"exemptImprovement":0}],"taxNow":2437,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"MP-2021-008009","date":"2022-03-02","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Expired","completedDate":"2023-05-16","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. (install 2.5 ton 13 seer ac ducane, install 2.5 ton coil ducane, install 95% 60,000 btu ducane gas furnace)."},{"number":"EP-2022-008288","date":"2022-08-19","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2023-03-07","scope":"Rewire all outlets, switches, and lights by fishing. Install 30 recess lights. Install 100 amp service & 30 space panel as per 2014 nec"},{"number":"RP-2022-007942","date":"2022-08-22","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Expired","completedDate":"2023-05-16","scope":"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 INCLUDES ANY MODIFICATION TO EXTERIOR WALLS, PARTY WALLS, FLOOR/ROOF FRAMING OR FOUNDATIONS; UNDERPINNING AND EXCAVATIONS (I.E. DIGGING IN BASEMENT). ANY WORK/ALTERATIONS TO THE BASEMENT/CELLAR IS EXPRESSLY PROHIBITED UNLESS DOCUMENTED AS AN EXISTING HABITABLE SPACE WITH HEIGHTS AND MEANS OF EGRESS PER CONDITIONS OF THE EZ STANDARD. Separate permits required for Mechanical, Electric and Plumbing, ETC. PROPOSED ALTERATIONS FOR BASEMENT, FIRST AND SECOND FLOORS PER SUBMITTED ENGINEER LETTER. Clean existing debris, replace two closets ,remodeling 3 bathrooms ,replace kitchen cabinets, install drywall, prime and paint, install vinyl floors, replace 5 windows"},{"number":"PP-2022-013694","date":"2022-09-26","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2023-05-16","scope":"Rough and finish of 2 full bathrooms and kitchen sink"}],"storyTag":"New construction","storyDelta":1,"timeline":[{"y":2013,"k":"viol","w":"L&I violation"},{"y":2013,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2017,"k":"viol","w":"L&I violation"},{"y":2017,"k":"insp","w":"Inspection failed ×3"},{"y":2021,"k":"sale","p":75000},{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"sale","p":120000},{"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":2026,"k":"viol","w":"7 L&I violations"},{"y":2026,"k":"insp","w":"Inspection failed ×2"}],"rented":false,"licenses":[{"number":"577265","type":"Rental","status":"Inactive","businessName":"DALIN FUNDING LP (SCOTT WESTFALL AGT)","legalName":"DALIN FUNDING LP","address":"5473 W MONTGOMERY AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2012-11-07","latestIssueDate":"2020-02-19","expirationDate":"2021-02-28","inactiveDate":"2021-04-29"},{"number":"925709","type":"Rental","status":"Expired","businessName":"Bala Investments, LLC (Bala Investments, LLC)","legalName":"Bala Investments, LLC","address":"5473 W MONTGOMERY AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2023-06-07","latestIssueDate":"2025-07-07","expirationDate":"2026-06-06","inactiveDate":null}],"licenseActivity":[{"number":"925709","type":"Rental","businessName":"Bala Investments, LLC (Bala Investments, LLC)","legalName":"Bala Investments, LLC","issuedDate":"2023-06-07","latestIssueDate":"2025-07-07","closureDate":"2026-06-06","expirationDate":"2026-06-06","inactiveDate":null,"status":"Expired","statusLabel":"Expired","active":false},{"number":"577265","type":"Rental","businessName":"DALIN FUNDING LP (SCOTT WESTFALL AGT)","legalName":"DALIN FUNDING LP","issuedDate":"2012-11-07","latestIssueDate":"2020-02-19","closureDate":"2021-04-29","expirationDate":"2021-02-28","inactiveDate":"2021-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["7 open L&I violations","failed L&I inspection activity in 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 4 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2022","permit activity in 2022"],"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: MP-2021-008009 (Expired), EP-2022-008288 (Expired), RP-2022-007942 (Expired), PP-2022-013694 (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":"violations","level":"attention","title":"7 open L&I violations","finding":"9 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"6 failed, 1 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Mar 17, 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/"}],"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"}]}