{"asOf":"2026-07-26T18:38:15.957Z","block":"13000-13099 RICHWOOD RD","blockUrl":"https://philadelphia.blockreport.homes/block/13000-13099-richwood-rd","address":"13032 RICHWOOD RD","parcelNumber":"583150800","source":"https://property.phila.gov/?p=583150800","ownerType":"owner-occupied","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"SR","buildingCodeNew":"05","buildingClass":"VACANT LAND RESIDE < ACRE","buildingClassNew":"SPLIT LEVEL","useLabel":"House","owner":"LUCA FRANK A","coOwner":"LUCA NANCY M","marketValue":695500,"landAssessment":139100,"improvementAssessment":556400,"livableArea":2212,"yearBuilt":2019,"lastSale":{"price":200000,"date":"2004-06-30T04:00:00Z"},"openViolations":0,"violations":[{"number":"4657969","date":"2018-01-03","code":"PM15-304.1H","title":"EXTERIOR STRUCT UNSAFE COND 8","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4657968","date":"2018-01-03","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4657967","date":"2018-01-03","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"617277","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2018-01-03","completedDate":"2018-08-08","violations":[{"number":"4657969","date":"2018-01-03","code":"PM15-304.1H","title":"EXTERIOR STRUCT UNSAFE COND 8","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4657968","date":"2018-01-03","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4657967","date":"2018-01-03","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2018,"n":3,"worst":"EXTERIOR STRUCT UNSAFE COND 8"}],"investigations":[{"caseNumber":"617277","date":"2018-08-08","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"617277","date":"2018-08-08","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"617277","date":"2018-08-08","type":"CSUINITIAL","status":"CLOSED"}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.12185733218734,"lng":-75.00634212124845,"geom":{"type":"Polygon","coordinates":[[[-75.006139439,40.121839834],[-75.00627118,40.121708242],[-75.006543365,40.121875329],[-75.006415073,40.122005747],[-75.006139439,40.121839834]]]},"liDistrict":"EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19116","beds":4,"baths":3,"stories":2,"lotArea":5940,"zoning":"RSD3","grade":null,"basement":"A","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":1,"homestead":false,"mail":"13032 RICHWOOD RD, PHILADELPHIA PA, 19116","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":294900,"taxable":264900,"land":106861,"improvement":188039,"taxableLand":106861,"taxableImprovement":158039,"exemptLand":0,"exemptImprovement":30000},{"y":2017,"v":294900,"taxable":264900,"land":88470,"improvement":206430,"taxableLand":88470,"taxableImprovement":176430,"exemptLand":0,"exemptImprovement":30000},{"y":2018,"v":123500,"taxable":93500,"land":88500,"improvement":35000,"taxableLand":88500,"taxableImprovement":5000,"exemptLand":0,"exemptImprovement":30000},{"y":2019,"v":105000,"taxable":65000,"land":105000,"improvement":0,"taxableLand":65000,"taxableImprovement":0,"exemptLand":40000,"exemptImprovement":0},{"y":2020,"v":105000,"taxable":60000,"land":105000,"improvement":0,"taxableLand":60000,"taxableImprovement":0,"exemptLand":45000,"exemptImprovement":0},{"y":2021,"v":401700,"taxable":88374,"land":88374,"improvement":313326,"taxableLand":88374,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":313326},{"y":2022,"v":401700,"taxable":88374,"land":88374,"improvement":313326,"taxableLand":88374,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":313326},{"y":2023,"v":401700,"taxable":80340,"land":80340,"improvement":321360,"taxableLand":80340,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":321360},{"y":2024,"v":401700,"taxable":80340,"land":80340,"improvement":321360,"taxableLand":80340,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":321360},{"y":2025,"v":672100,"taxable":134420,"land":134420,"improvement":537680,"taxableLand":134420,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":537680},{"y":2026,"v":672100,"taxable":134420,"land":134420,"improvement":537680,"taxableLand":134420,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":537680},{"y":2027,"v":695500,"taxable":139100,"land":139100,"improvement":556400,"taxableLand":139100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":556400}],"taxNow":1882,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"875340","date":"2018-05-09","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-11-13","scope":"SEAL LATERAL PA20181291637 \"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":"875674","date":"2018-05-11","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2018-05-11","scope":"TO ADDRESS UNSAFE L&I CASE #617277 FOR FIRE DAMAGE, PARTIALLY COLLAPSED MAIN ROOF & EXTERIOR WALLS; TO DOCUMENT THE COMPLETE DEMOLITION OF AN EXISTING TWO (2) STORY DETACHED STRUCTURE, WITH FOUNDATION TO REMAIN FOR FUTURE CONSTRUCTION; SEE AP#875675 FOR ALL PLANS/DOCUMENTS. FOR USE AS VACANT LOT."},{"number":"887055","date":"2018-06-20","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2018-08-08","scope":"TO ADDRESS UNSAFE L&I CASE #617277 FOR FIRE DAMAGE, PARTIALLY COLLAPSED MAIN ROOF & EXTERIOR WALLS; FOR THE COMPLETE DEMOLITION, DOWN TO THE FOUNDATION SLAB (TO REMAIN AS PER WAIVER), OF AN EXISTING TWO (2) STORY DETACHED STRUCTURE PREVIOUS USED AS SINGLE-FAMILY HOUSEHOLD LIVING, AS PER PLANS; TO BE DEMOLISHED USING MECHANICAL EQUIPMENT; PEDESTRIAN PROTECTION TO BE IN PLACE PRIOR TO START OF WORK AND TO BE MAINTAINED DURING ALL DEMOLITION ACTIVITIES. * CONTRACTOR TO USE SUMP PUMP TO PREVENT WATER ACCUMULATION WITHIN REMAINING FOUNDATION. * MUST START NEW CONSTRUCTION WORK WITHIN 30 DAYS OF DEMOLITION COMPLETION; IF NOT, MUST PROVIDE PERMANENT SOLUTION FOR FOUNDATION DRAINAGE UNTIL NEW CONSTRUCTION WORK BEGINS. * 21 DAY POSTED AND NOTICE WAIVED DUE TO UNSAFE CASE. * ASBESTOS WALL TIES TO REMOVED PRIOR TO DEMOLITION. * SAFETY ZONE REQUIRED WITHIN 12 FEET OF BUILDING."},{"number":"911237","date":"2018-09-18","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2018-09-18","scope":"ERECTION OF A DETACHED STRUCTURE."},{"number":"884202","date":"2018-09-18","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2019-04-16","scope":"FOR THE ERECTION OF A DETACHED SINGLE FAMILY DWELLING ON AN EXISTING FOUNDATION. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. BUILDING IS NOT SPRINKLERED. SEPARATE PERMITS REQUIRED FOR MECHANCIAL, ELECTRICAL, AND PLUMBING WORK."},{"number":"916892","date":"2018-10-09","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-04-16","scope":"3 WATER CLOSETS. 3 LAV. 1 TUB. 2 SHOWER. 1 WASHER BOX. 1 KITCHEN SINK AS PER PHILADELPHIA 2004 PLUMBING CODE."},{"number":"927860","date":"2018-11-15","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2019-04-16","scope":"INSTALLATION OF (2) DIRECT VENT FURNACES WITH FULLY DUCTED SUPPLY AND RETURN AIR."},{"number":"933273","date":"2018-12-07","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-04-17","scope":"INSTALLATION OF 1-200AMP SERVICE 58 RECEPTACLES 10 GFCI 47 LIGHT OUTLETS 45 SWITCHES 6 INTERCONNECTED SMOKE DETECTORS WITH BATTERY BACKUP 3 INTERCONNECTED SMOKE/CARBON MONOXIDE DETECTORS 1 GAS RANGE OUTLET 1 HAS HOT SUMP PUMP 1 MICROWAVE OUTLET 1 GARBAGE DISPOSAL OUTLET 1 DISHWASHER OUTLET 1 GAS RANGE OUTLET 1 GAS HOT WATER HEATER OUTLET 2 GAS HOUSE HEATER 2 LINE FOR A/C 1 DOOR BELL 3 BATH EXHAUST FANS 1 WASHER/DRYER OUTLET"},{"number":"958808","date":"2019-03-19","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-04-18","scope":"1/2 SERVICE FROM WATER MAIN TO CURB"}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2004,"k":"land","p":200000},{"y":2018,"k":"permit","w":"Plumbing"},{"y":2018,"k":"permit","w":"Zoning/use"},{"y":2018,"k":"permit","w":"Demolition"},{"y":2018,"k":"viol","w":"3 L&I violations incl EXTERIOR STRUCT UNSAFE COND 8"},{"y":2018,"k":"demo"},{"y":2018,"k":"permit","w":"Zoning/use"},{"y":2018,"k":"permit","w":"New construction"},{"y":2018,"k":"permit","w":"Plumbing"},{"y":2018,"k":"permit","w":"Mechanical"},{"y":2018,"k":"permit","w":"Electrical"},{"y":2019,"k":"permit","w":"Plumbing"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 67% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $401,700 to $672,100","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":"Use permit #875674: 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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 3 historical violations across 1 case.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"}],"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.","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"}]}