{"asOf":"2026-07-27T20:57:42.025Z","block":"1900-1999 COTTMAN AVE","blockUrl":"https://philadelphia.blockreport.homes/block/1900-1999-cottman-ave","address":"1932 COTTMAN AVE","parcelNumber":"532370900","source":"https://property.phila.gov/?p=532370900","ownerType":"absentee","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"U30","buildingCodeNew":"23","buildingClass":"ROW CONV/APT 2 STY MASON","buildingClassNew":"ROW POST WAR","useLabel":"Apartment building","owner":"TANG KWOK YAN","coOwner":"HO PHONG VANG","marketValue":364400,"landAssessment":72880,"improvementAssessment":291520,"livableArea":2156,"yearBuilt":1958,"lastSale":{"price":247450,"date":"2015-08-18T04:00:00Z"},"openViolations":0,"violations":[{"number":"1404735","date":"2009-03-26","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPEXCP","resolutionDate":null,"resolution":null},{"number":"1404737","date":"2009-04-06","code":"FC-1008.1/3","title":"EGRESS DOOR OPENABLE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1404736","date":"2009-04-06","code":"A-301.1/51","title":"PERME- INST/REPL/REPAIR WIRE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1404739","date":"2009-04-06","code":"FC-914.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1404738","date":"2009-04-06","code":"FC-906.2/2","title":"FIRE EXTING-NEEDS INSP/TAG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2566973","date":"2012-07-30","code":"14-1704/10","title":"NON-REGULATED LACKS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"194974","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2009-03-27","completedDate":"2009-09-29","violations":[{"number":"1404735","date":"2009-03-26","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPEXCP","resolutionDate":null,"resolution":null},{"number":"1404737","date":"2009-04-06","code":"FC-1008.1/3","title":"EGRESS DOOR OPENABLE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1404736","date":"2009-04-06","code":"A-301.1/51","title":"PERME- INST/REPL/REPAIR WIRE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1404739","date":"2009-04-06","code":"FC-914.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1404738","date":"2009-04-06","code":"FC-906.2/2","title":"FIRE EXTING-NEEDS INSP/TAG","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"341278","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2012-07-30","completedDate":"2012-10-17","violations":[{"number":"2566973","date":"2012-07-30","code":"14-1704/10","title":"NON-REGULATED LACKS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2009,"n":5,"worst":null},{"y":2012,"n":1,"worst":null}],"investigations":[{"caseNumber":"194974","date":"2009-03-26","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"194974","date":"2009-04-06","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"194974","date":"2009-07-24","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"194974","date":"2009-09-28","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"341278","date":"2012-07-30","type":"BC INSP","status":"FAILED"},{"caseNumber":"341278","date":"2012-09-06","type":"BC INSP","status":"FAILED"},{"caseNumber":"341278","date":"2012-10-16","type":"BC INSP","status":"PASSED"}],"inspYears":[{"y":2009,"fails":2,"passes":2},{"y":2012,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.05133615056589,"lng":-75.06692189385062,"geom":{"type":"Polygon","coordinates":[[[-75.066777367,40.051444917],[-75.067013701,40.05119585],[-75.067066533,40.051226278],[-75.066831322,40.051476114],[-75.066777367,40.051444917]]]},"liDistrict":"EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19111","beds":4,"baths":2,"stories":2,"lotArea":2001,"zoning":"CMX1","grade":null,"basement":"F","heater":"A","centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"101 YORKTOWN RD, COLLEGEVILLE PA, 19426","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR VACANT SPACE ON 1ST FLOOR IN THE SAME BUILDING WITH TRANSLATION OFFICE ON 2ND FLOOR WITH EXISTING ONE (1) FAMILY DWELLING ABOVE IN AN EXISTING STRUCTURE.","status":"CLOSED","outcome":"Granted with conditions","date":"2011-08-30","number":"15565","relatedPermit":"339264"},{"type":"Zoning board appeal","grounds":"PERMIT FOR ONE (1) APARTMENT ON SECOND FLOOR IN THE SAME BUILDING WITH AN EXISTING COMMERCIAL SPACE ON FIRST FLOOR (USE REGISTRATION PERMIT REQUIRED PRIOR TO OCCUPANCY) AND ONE (1) APARTMENT ABOVE. (TOTAL 2 APARTMENTS ON LOT).","status":"CLOSED","outcome":"Granted","date":"2012-10-31","number":"18868","relatedPermit":"423170"},{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF ONE (1) ACCESSORY, STATICALLY ILLUMINATED WALL SIGN, ONE (1) ACCESSORY,\nDOUBLE-SIDED, STATICALLY ILLUMINATED FREESTANDING SIGN, AND TO DOCUMENT ONE (1) WINDOW\nSIGN, SIZE AND LOCATION AS SHOWN ON PLANS/APPLICATION.","status":"CLOSED","outcome":"Granted","date":"2016-05-10","number":"27201","relatedPermit":"659303"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":172900,"taxable":172900,"land":33221,"improvement":139679,"taxableLand":33221,"taxableImprovement":139679,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":172900,"taxable":172900,"land":48585,"improvement":124315,"taxableLand":48585,"taxableImprovement":124315,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":172900,"taxable":172900,"land":48585,"improvement":124315,"taxableLand":48585,"taxableImprovement":124315,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":187100,"taxable":187100,"land":52500,"improvement":134600,"taxableLand":52500,"taxableImprovement":134600,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":195000,"taxable":195000,"land":54717,"improvement":140283,"taxableLand":54717,"taxableImprovement":140283,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":195000,"taxable":195000,"land":54717,"improvement":140283,"taxableLand":54717,"taxableImprovement":140283,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":195000,"taxable":195000,"land":54717,"improvement":140283,"taxableLand":54717,"taxableImprovement":140283,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":231400,"taxable":231400,"land":46280,"improvement":185120,"taxableLand":46280,"taxableImprovement":185120,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":231400,"taxable":231400,"land":46280,"improvement":185120,"taxableLand":46280,"taxableImprovement":185120,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":381600,"taxable":381600,"land":76300,"improvement":305300,"taxableLand":76300,"taxableImprovement":305300,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":381600,"taxable":381600,"land":76300,"improvement":305300,"taxableLand":76300,"taxableImprovement":305300,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":364400,"taxable":364400,"land":72880,"improvement":291520,"taxableLand":72880,"taxableImprovement":291520,"exemptLand":0,"exemptImprovement":0}],"taxNow":5342,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"199296","date":"2009-02-03","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2010-01-05","scope":"UPGRADING FORM 100MAP TO 200AMP SERVICE, INSTALL 4 GANG METER SOCKET, 1-100AMP MAIN 20 CIRCUIT PANEL, 2-12 CIRCUIT PANEL, 1-8 CIRCUIT PANEL FOR HOUSE, 4 OUTLETS 2 IN EACH APARTMENT AS PER 2005 NEC (EAST DISTRICT)"},{"number":"211808","date":"2009-07-16","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2013-07-20","scope":"INSTALL AUTOMATIC MONITORED FIRE ALARM SYSTEM THROUGH OUT AS PER NFPA72 (EAST DISTRICT)"},{"number":"339264","date":"2011-08-30","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2011-08-30","scope":"LOWER LEVEL VACANT BEAUTY SALON. ONE COMMERCIAL SPACE-OFFICE, 1FD ON THE 3RD FLR. NO SIGN"},{"number":"423170","date":"2012-11-29","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2012-11-29","scope":"2ND FLOOR USE TO RESIDENTIAL. NO CHANGES TO OTHER USES"},{"number":"447021","date":"2013-01-17","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2013-01-17","scope":"BUSINESS/PROFESSIONAL OFFICE ON 1ST FLOOR WITH TWO (2) FAMILY DWELLING ABOVE. NO SIGN. NO ADDITION."},{"number":"476466","date":"2013-06-10","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2013-06-18","scope":"REPLACE WATER SERVICE FROM CURB TO HOUSE (SFD) PA20131590308"},{"number":"520475","date":"2014-02-20","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2014-02-20","scope":"FOR THE USE OF PERSONAL SERVICES ON THE FIRST FLOOR (NOT TO EXCEED 2000 SQFT) OF AN EXISTING BUILDING WITH TWO (2) EXISTING FAMILY DWELLING ABOVE. NO SIGNS ON THIS PERMIT."},{"number":"639616","date":"2015-09-17","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2015-09-17","scope":"CHANGE 1ST FLOOR OF VACANT BLDG INTO A INSURANCE AGENCY OFFICE -2ND AND 3RD FLOOR TO REMAIN THE SAME"},{"number":"659303","date":"2016-05-16","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2016-05-16","scope":"FOR THE ERECTION OF ONE (1) ACCESSORY, STATICALLY ILLUMINATED WALL SIGN, ONE (1) ACCESSORY, DOUBLE-SIDED, STATICALLY ILLUMINATED FREESTANDING SIGN, AND TO DOCUMENT ONE (1) WINDOW SIGN, SIZE AND LOCATION AS SHOWN ON PLANS/APPLICATION. ALL SIGNS ACCESSORY TO BUSINESS AND PROFESSIONAL OFFICES ON 1ST AND 2ND FLOOR OF AN EXISTING ATTACHED STRUCTURE, WITH PREVIOUSLY APPROVED USE OF SINGLE FAMILY HOUSEHOLD LIVING ON 3RD FLOOR."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2011,"k":"appeal","w":"Appeal granted with conditions"},{"y":2012,"k":"viol","w":"L&I violation"},{"y":2012,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2012,"k":"appeal","w":"Appeal granted"},{"y":2012,"k":"permit","w":"Use"},{"y":2013,"k":"permit","w":"Use"},{"y":2013,"k":"permit","w":"Plumbing"},{"y":2014,"k":"permit","w":"Use"},{"y":2015,"k":"sale","p":247450},{"y":2015,"k":"permit","w":"Use"},{"y":2016,"k":"appeal","w":"Appeal granted"},{"y":2016,"k":"permit","w":"Zoning/use"}],"rented":false,"licenses":[{"number":"486233","type":"Rental","status":"Inactive","businessName":"ANSHELE A SHUMSKY","legalName":"ANSHELE A SHUMSKY","address":"1932 COTTMAN AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2009-10-23","latestIssueDate":"2015-03-06","expirationDate":"2016-02-29","inactiveDate":"2016-04-29"}],"licenseActivity":[{"number":"486233","type":"Rental","businessName":"ANSHELE A SHUMSKY","legalName":"ANSHELE A SHUMSKY","issuedDate":"2009-10-23","latestIssueDate":"2015-03-06","closureDate":"2016-04-29","expirationDate":"2016-02-29","inactiveDate":"2016-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 65% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $231,400 to $381,600","no permit shown in 2024-2026"],"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":"Appeal #15565: CLOSED · Granted with conditions; related permit 339264. Use permit #339264: COMPLETED.","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":"rental-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as multi-family; no active Rental License row matched.","why":"A multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.","action":"Confirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"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 Oct 16, 2012.","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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"1 fire/suppression-related permit matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"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 6 historical violations across 2 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/"}],"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"}]}