{"asOf":"2026-07-23T16:36:00.133Z","block":"0-99 HERMAN ST","blockUrl":"https://philadelphia.blockreport.homes/block/0-99-herman-st","address":"25 HERMAN ST","parcelNumber":"592085200","source":"https://property.phila.gov/?p=592085200","ownerType":"investor","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O50","buildingCodeNew":"24","buildingClass":"ROW 3 STY MASONRY","buildingClassNew":"ROW PORCH FRONT","useLabel":"House","owner":"BR REALTY LLC","coOwner":null,"marketValue":180700,"landAssessment":36140,"improvementAssessment":144560,"livableArea":1476,"yearBuilt":1910,"lastSale":{"price":4500,"date":"2020-12-18T05:00:00Z"},"openViolations":0,"violations":[{"number":"4843862","date":"2018-10-17","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4843863","date":"2018-10-17","code":"PM15-308.1","title":"RUBBISH AND GARBAGE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4843860","date":"2018-10-17","code":"PM15-108.2","title":"VACANT AND OPEN","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4843861","date":"2018-10-17","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"VI-2022-009328","date":"2022-02-10","code":"PM15-304.1(I)","title":"EXTERIOR FLOORING","status":"COMPLIED","resolutionDate":"2022-05-18","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-009326","date":"2022-02-10","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2022-05-18","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-009329","date":"2022-02-10","code":"PM15-304.1(E)","title":"STRUCTURAL DETERIORATION","status":"COMPLIED","resolutionDate":"2022-05-18","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-009327","date":"2022-02-10","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2022-05-18","resolution":"COMPLIED - PERMIT OBTAINED"}],"violationCases":[{"number":"659578","type":"STANDARD","priority":"STANDARD","responsibility":"VS","status":"CLOSED","createdDate":"2018-10-17","completedDate":"2018-11-14","violations":[{"number":"4843862","date":"2018-10-17","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4843863","date":"2018-10-17","code":"PM15-308.1","title":"RUBBISH AND GARBAGE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4843860","date":"2018-10-17","code":"PM15-108.2","title":"VACANT AND OPEN","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4843861","date":"2018-10-17","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"CF-2022-011184","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2022-02-10","completedDate":"2022-05-18","violations":[{"number":"VI-2022-009328","date":"2022-02-10","code":"PM15-304.1(I)","title":"EXTERIOR FLOORING","status":"COMPLIED","resolutionDate":"2022-05-18","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-009326","date":"2022-02-10","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2022-05-18","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-009329","date":"2022-02-10","code":"PM15-304.1(E)","title":"STRUCTURAL DETERIORATION","status":"COMPLIED","resolutionDate":"2022-05-18","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-009327","date":"2022-02-10","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2022-05-18","resolution":"COMPLIED - PERMIT OBTAINED"}]}],"violYears":[{"y":2018,"n":4,"worst":null},{"y":2022,"n":4,"worst":"UNSAFE STRUCTURE"}],"investigations":[{"caseNumber":"659578","date":"2018-10-17","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"659578","date":"2018-10-30","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"CF-2022-011184","date":"2022-02-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-011184","date":"2022-05-18","type":null,"status":"PASSED"}],"inspYears":[{"y":2018,"fails":1,"passes":0},{"y":2022,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.04164774955342,"lng":-75.1787126375397,"geom":{"type":"Polygon","coordinates":[[[-75.178578038,40.041599855],[-75.17861202,40.041563766],[-75.178846805,40.041693934],[-75.178809426,40.041731172],[-75.178578038,40.041599855]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19144","beds":null,"baths":null,"stories":3,"lotArea":1315,"zoning":"RSA3","grade":"C","basement":"D","heater":"B","centralAir":false,"extCond":"7","intCond":"4","garage":null,"homestead":false,"mail":"5138 LARCHWOOD AVE, PHILADELPHIA PA, 19143","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR A TWO (2) FAMILY HOUSEHOLD LIVING IN AN EXISTING STRUCTURE.","status":"Completed","outcome":"Granted with conditions","date":"2021-10-21","number":"ZP-2021-002134","relatedPermit":"ZP-2021-002134"}],"taxYears":[{"year":2014,"total":1980.76,"principal":1274.41,"interest":248.51,"penalty":89.21},{"year":2015,"total":1679.18,"principal":1274.41,"interest":133.81,"penalty":89.21},{"year":2016,"total":1538.31,"principal":1331.27,"interest":19.96,"penalty":13.31}],"taxNet":5198.25,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":112700,"taxable":82700,"land":8150,"improvement":104550,"taxableLand":8150,"taxableImprovement":74550,"exemptLand":0,"exemptImprovement":30000},{"y":2017,"v":112700,"taxable":82700,"land":16905,"improvement":95795,"taxableLand":16905,"taxableImprovement":65795,"exemptLand":0,"exemptImprovement":30000},{"y":2018,"v":112700,"taxable":82700,"land":16905,"improvement":95795,"taxableLand":16905,"taxableImprovement":65795,"exemptLand":0,"exemptImprovement":30000},{"y":2019,"v":93400,"taxable":53400,"land":14010,"improvement":79390,"taxableLand":14010,"taxableImprovement":39390,"exemptLand":0,"exemptImprovement":40000},{"y":2020,"v":89400,"taxable":44400,"land":13410,"improvement":75990,"taxableLand":13410,"taxableImprovement":30990,"exemptLand":0,"exemptImprovement":45000},{"y":2021,"v":89400,"taxable":44400,"land":13410,"improvement":75990,"taxableLand":13410,"taxableImprovement":30990,"exemptLand":0,"exemptImprovement":45000},{"y":2022,"v":89400,"taxable":44400,"land":13410,"improvement":75990,"taxableLand":13410,"taxableImprovement":30990,"exemptLand":0,"exemptImprovement":45000},{"y":2023,"v":145200,"taxable":65200,"land":29040,"improvement":116160,"taxableLand":29040,"taxableImprovement":36160,"exemptLand":0,"exemptImprovement":80000},{"y":2024,"v":145200,"taxable":65200,"land":29040,"improvement":116160,"taxableLand":29040,"taxableImprovement":36160,"exemptLand":0,"exemptImprovement":80000},{"y":2025,"v":188100,"taxable":188100,"land":37620,"improvement":150480,"taxableLand":37620,"taxableImprovement":150480,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":188100,"taxable":188100,"land":37620,"improvement":150480,"taxableLand":37620,"taxableImprovement":150480,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":180700,"taxable":180700,"land":36140,"improvement":144560,"taxableLand":36140,"taxableImprovement":144560,"exemptLand":0,"exemptImprovement":0}],"taxNow":2633,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"663094","date":"2016-01-13","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-02-11","scope":"REPLACE BATHROOM WASTE LINES, REPLACE VANITY/TOILET/TUB"},{"number":"ZP-2021-002134","date":"2021-09-29","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Two-Family"},{"number":"RP-2022-003238","date":"2022-04-28","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2022-05-20","scope":"MAKE SAFE PERMIT TO COMPLY WITH CF-2022-011184 TO INCLUDE REPLACEMENT OF FRONT PORCH AND REPAIRS TO MASONRY EXTERIOR WALLS IN ACCORDANCE WITH APPROVED PLANS, ENGINEERING REPORT AND CODE BULLETIN PM-1801. LICENSED PA PROFESSIONAL ENGINEER IS REQUIRED TO MONITOR REPAIRS MADE UNDER THIS PERMIT. THE ENGINEER MUST SUBMIT A SEALED STATEMENT TO THE DEPARTMENT CONFIRMING THAT THE STRUCTURE IS IN SOUND CONDITION AT COMPLETION. SEPARATE PERMITS REQUIRED FOR ADDITIONAL ALTERATIONS NOT ADDRESSED IN APPROVED PLANS."},{"number":"ZP-2022-009160","date":"2022-09-13","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF AN ADDITION ABOVE THE EXISTING ATTACHED STRUCTURE. SIZE AND LOCATION AS SHOWN IN APPLICATION/PLANS."},{"number":"RP-2022-005833","date":"2022-10-02","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2023-02-14","scope":"RENOVATION OF TWO FAMILY DWELLING"},{"number":"PP-2022-014703","date":"2022-10-21","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-02-13","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."},{"number":"EP-2022-009005","date":"2022-10-26","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-02-02","scope":"Install 200 amp service, install outlets, lights, switches, Gfi's, smokes and carbons throughout as per 2014 nec"},{"number":"MP-2022-005506","date":"2022-10-31","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-02-13","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. (Duct work with system hvac installation. (Two) 2pc Goodman Airhendler 2.5ton and Heat Pump 2.5ton 30000Btu, 14 Seer, 1000Cfm, Heat package 10kWt=2pc Digital thermostat 2H1C=2pc)"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2018,"k":"insp","w":"Inspection failed"},{"y":2020,"k":"sale","p":4500},{"y":2021,"k":"permit","w":"Change of Use"},{"y":2021,"k":"appeal","w":"Appeal granted with conditions"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"viol","w":"4 L&I violations incl UNSAFE STRUCTURE"},{"y":2022,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2022,"k":"permit","w":"New construction, addition, GFA change"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"New Construction or Additions"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Addition and/or Alterations"}],"rented":true,"licenses":[{"number":"691673","type":"Rental","status":"Inactive","businessName":"CHERYL WATSON","legalName":"CHERYL WATSON","address":"25 HERMAN ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2016-02-19","latestIssueDate":"2016-02-19","expirationDate":"2017-02-01","inactiveDate":"2017-04-02"},{"number":"908159","type":"Rental","status":"Active","businessName":"BR REALTY LLC","legalName":"BR REALTY LLC","address":"25 HERMAN ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2022-10-11","latestIssueDate":"2025-10-18","expirationDate":"2026-10-10","inactiveDate":null}],"licenseActivity":[{"number":"908159","type":"Rental","businessName":"BR REALTY LLC","legalName":"BR REALTY LLC","issuedDate":"2022-10-11","latestIssueDate":"2025-10-18","closureDate":null,"expirationDate":"2026-10-10","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"691673","type":"Rental","businessName":"CHERYL WATSON","legalName":"CHERYL WATSON","issuedDate":"2016-02-19","latestIssueDate":"2016-02-19","closureDate":"2017-04-02","expirationDate":"2017-02-01","inactiveDate":"2017-04-02","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","units":2,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #ZP-2021-002134: Completed · Granted with conditions; related permit ZP-2021-002134.","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 8 historical violations across 2 cases.","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":"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 1910 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":"2 failed, 1 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on May 18, 2022.","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"}]}