{"asOf":"2026-07-25T15:23:58.158Z","block":"4200-4299 HOWELL ST","blockUrl":"https://philadelphia.blockreport.homes/block/4200-4299-howell-st","address":"4232 HOWELL ST","parcelNumber":"622000005","source":"https://property.phila.gov/?p=622000005","ownerType":"vacant","kind":"vacant land","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"U30","buildingCodeNew":null,"buildingClass":"ROW CONV/APT 2 STY MASON","buildingClassNew":null,"useLabel":"Apartment building","owner":"L7A PROPERTIES LLC","coOwner":null,"marketValue":35700,"landAssessment":35700,"improvementAssessment":0,"livableArea":null,"yearBuilt":null,"lastSale":{"price":1,"date":"2025-02-18T05:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2026-041186","date":"2026-06-09","code":"B-3306.2.2","title":"NO SIDEWALK CLOSURE PERMIT\n","status":"SVN ISSUED","resolutionDate":"2026-06-09","resolution":"SVN ISSUED"}],"violationCases":[{"number":"CF-2026-066977","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"CONSTRUCTION COMPLAINT INVESTIGATOR","status":"CLOSED","createdDate":"2026-06-09","completedDate":"2026-06-18","violations":[{"number":"VI-2026-041186","date":"2026-06-09","code":"B-3306.2.2","title":"NO SIDEWALK CLOSURE PERMIT\n","status":"SVN ISSUED","resolutionDate":"2026-06-09","resolution":"SVN ISSUED"}]}],"violYears":[{"y":2026,"n":1,"worst":null}],"investigations":[{"caseNumber":"CF-2026-066977","date":"2026-06-09","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-066977","date":"2026-06-09","type":null,"status":null}],"inspYears":[{"y":2026,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.02105715340339,"lng":-75.06458528951252,"geom":{"type":"Polygon","coordinates":[[[-75.06473137,40.021022725],[-75.064489428,40.021149346],[-75.064439199,40.021092614],[-75.064679413,40.020965094],[-75.06473137,40.021022725]]]},"liDistrict":"EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19135","beds":null,"baths":null,"stories":null,"lotArea":2070,"zoning":"RSA5","grade":null,"basement":null,"heater":null,"centralAir":null,"extCond":null,"intCond":null,"garage":null,"homestead":false,"mail":"1937 KENTWOOD ST, PHILADELPHIA PA, 19116","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR THE ERECTION OF AN ATTACHED BUILDING WITH A ROOF DECK AND ROOF DECK ACCESS STRUCTURE FOR THE USE AS TWO FAMILY HOUSEHOLD LIVING. SIZE AND LOCATION AS SHOWN ON PLANS.","status":"Completed","outcome":"Granted","date":"2024-07-09","number":"ZP-2023-011578","relatedPermit":"ZP-2023-011578"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2026,"v":28000,"taxable":28000,"land":28000,"improvement":0,"taxableLand":28000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":35700,"taxable":35700,"land":35700,"improvement":0,"taxableLand":35700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0}],"taxNow":392,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"ZP-2023-010186","date":"2023-09-18","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Vacant"},{"number":"ZP-2023-011578","date":"2024-06-05","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"AMENDMENT APPROVED AS OF 12/29/2025: TO CHANGE THE BUILDING TYPE TO DETACHED; FOR THE REDUCTION IN GROSS FLOOR AREA, CHANGE IN BUILDING HEIGHT AND FOR THE REMOVAL OF ROOF DECK AND ROOF DECK ACCESS STRUCTURE FROM ORIGINAL APPROVAL. SIZE AND LOCATION AS SHOWN ON AMENDED PLANS. FOR THE ERECTION OF AN ATTACHED BUILDING WITH A ROOF DECK AND ROOF DECK ACCESS STRUCTURE. SIZE AND LOCATION AS SHOWN ON PLANS."},{"number":"RP-2025-010672","date":"2026-05-07","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Issued","completedDate":null,"scope":"FOR NEW CONSTRUCTION OF A TWO-STORY WOOD-FRAME DETACHED STRUCTURE ON REINFORCED CONCRETE FOOTINGS/FOUNDATIONS . FOR USE AS A TWO-FAMILY DWELLING THROUGHOUT. BUILDING SHALL BE FULLY SPRINKLERED PER MFPA 13D MIN.** EXCAVATION, MECHANICAL, ELECTRICAL, PLUMBING WORK TO BE INCLUDED .** SEPARATE PERMITS REQUIRED FOR ALL FIRE SUPPRESSION SYSTEM INSTALLATION. **PROTECTION OF RIGHT-OF-WAY / PEDESTRIANS / ADJACENT PROPERTIES REQUIRED DURING ALL CONSTRUCTION.**ENERGY CODE COMPLIANCE IN ACCORDANCE WITH 2018 IECC. PRIOR TO ISSUANCE OF C.O SUBMITTAL OF AIR BARRIER CHECKLIST AND ENVELOPE TESTING CERTIFICATE IS REQUIRED.** BOTH TO BE COMPLETED BY AN APPROVED PARTY.**"},{"number":"FP-2026-001249","date":"2026-07-14","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"THE INSTALLATION OF A ONE (1) INCH COMBINED SERVICE LINE FOR A FIRE & DOMESTIC SUPPLY LINE AND FIRE SERVICE LINE WITH REMOTE TOILET CONNECTION PER PLANS. MULTIPURPOSE RESIDENTIAL FIRE SPRINKLER SYSTEM DESIGNED IN ACCORDANCE WITH NFPA 13D. ALL WORK SHALL BE ACCORDANCE WITH APPROVED PLANS, HYDRAULIC CALCULATIONS, AND APPROVED BUILDING PERMIT. SEPARATE PERMITS REQUIRED FOR ALL PLUMBING WORK."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2023,"k":"permit","w":"Change of Use"},{"y":2024,"k":"permit","w":"New construction, addition, GFA change"},{"y":2024,"k":"appeal","w":"Appeal granted"},{"y":2026,"k":"permit","w":"New Construction"},{"y":2026,"k":"viol","w":"L&I violation"},{"y":2026,"k":"permit","w":"New Construction"},{"y":2026,"k":"insp","w":"Inspection failed"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-24","signals":[{"kind":"transition-activity","level":"watch","title":"Recent transition activity","summary":"The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.","evidence":["4 permit events since 2023","1 zoning/board appeal since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #ZP-2023-011578: Completed · Granted; related permit ZP-2023-011578.","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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"2 permits not marked completed: RP-2025-010672 (Issued), FP-2026-001249 (Issued).","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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"1 failed, 0 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jun 9, 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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"2 fire/suppression-related permits 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":"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.","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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 1 historical violation 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/"}]}