{"asOf":"2026-07-28T16:36:10.264Z","block":"5100-5199 DARRAH ST","blockUrl":"https://philadelphia.blockreport.homes/block/5100-5199-darrah-st","address":"5110 DARRAH ST","parcelNumber":"622222800","source":"https://property.phila.gov/?p=622222800","ownerType":"absentee","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"U30","buildingCodeNew":"24","buildingClass":"ROW CONV/APT 2 STY MASON","buildingClassNew":"ROW PORCH FRONT","useLabel":"Apartment building","owner":"LAM PHILIP","coOwner":null,"marketValue":131500,"landAssessment":26300,"improvementAssessment":105200,"livableArea":1078,"yearBuilt":1945,"lastSale":{"price":45000,"date":"2017-12-08T05:00:00Z"},"openViolations":0,"violations":[{"number":"3928179","date":"2016-03-15","code":"CP-305","title":"RUBBISH/GARBAGE 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(R3)","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"523894","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2016-03-15","completedDate":"2016-06-16","violations":[{"number":"3928179","date":"2016-03-15","code":"CP-305","title":"RUBBISH/GARBAGE EXTERIOR-OWNER","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3928178","date":"2016-03-15","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"524011","type":"STANDARD","priority":"STANDARD","responsibility":"VS","status":"CLOSED","createdDate":"2016-03-16","completedDate":"2016-09-13","violations":[{"number":"3939636","date":"2016-03-15","code":"PM15-901.1","title":"VACANT PROPERTIES-GENERAL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3939634","date":"2016-03-15","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3939635","date":"2016-03-15","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"568347","type":"STANDARD","priority":"STANDARD","responsibility":"VS","status":"CLOSED","createdDate":"2016-12-30","completedDate":"2018-08-14","violations":[{"number":"4185610","date":"2016-12-29","code":"9-3902 (1)","title":"ONE AND TWO FAMILY (R3)","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2016,"n":6,"worst":null}],"investigations":[{"caseNumber":"42128","date":"2005-07-15","type":"L_CLIP","status":"FAILED"},{"caseNumber":"42128","date":"2005-08-13","type":"L_CLIP","status":"CLOSED"},{"caseNumber":"524011","date":"2016-03-15","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"524011","date":"2016-05-17","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"524011","date":"2016-09-12","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"568347","date":"2016-12-29","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"568347","date":"2017-02-03","type":"HCEU INSP","status":"PASSED"}],"inspYears":[{"y":2005,"fails":1,"passes":0},{"y":2016,"fails":3,"passes":1},{"y":2017,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.02123653622589,"lng":-75.07790947913898,"geom":{"type":"Polygon","coordinates":[[[-75.077763558,40.021181295],[-75.077793729,40.021149354],[-75.078057394,40.021291996],[-75.078019013,40.02132157],[-75.077763558,40.021181295]]]},"liDistrict":"EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19124","beds":3,"baths":2,"stories":2,"lotArea":1364,"zoning":"RM1","grade":"C","basement":"D","heater":"C","centralAir":false,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"416 HOWARD RD, CHERRY HILL NJ, 08034","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":86000,"taxable":86000,"land":15092,"improvement":70908,"taxableLand":15092,"taxableImprovement":70908,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":86000,"taxable":86000,"land":13502,"improvement":72498,"taxableLand":13502,"taxableImprovement":72498,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":86000,"taxable":86000,"land":13502,"improvement":72498,"taxableLand":13502,"taxableImprovement":72498,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":63300,"taxable":63300,"land":9938,"improvement":53362,"taxableLand":9938,"taxableImprovement":53362,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":65900,"taxable":65900,"land":10346,"improvement":55554,"taxableLand":10346,"taxableImprovement":55554,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":65900,"taxable":65900,"land":10346,"improvement":55554,"taxableLand":10346,"taxableImprovement":55554,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":65900,"taxable":65900,"land":10346,"improvement":55554,"taxableLand":10346,"taxableImprovement":55554,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":163300,"taxable":163300,"land":32660,"improvement":130640,"taxableLand":32660,"taxableImprovement":130640,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":163300,"taxable":163300,"land":32660,"improvement":130640,"taxableLand":32660,"taxableImprovement":130640,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":116700,"taxable":116700,"land":23340,"improvement":93360,"taxableLand":23340,"taxableImprovement":93360,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":116700,"taxable":116700,"land":23340,"improvement":93360,"taxableLand":23340,"taxableImprovement":93360,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":131500,"taxable":131500,"land":26300,"improvement":105200,"taxableLand":26300,"taxableImprovement":105200,"exemptLand":0,"exemptImprovement":0}],"taxNow":1634,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"274459","date":"2010-04-23","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2010-05-12","scope":"200 AMP CABLES, 2-GANG METER SOCKET, 2- 100 AMP CABLES AND GROUNDING TO EXISTING 2-100 AMP PANELS (20 CIRCUIT) ...IN ACCORDANCE WITH 2005 NEC"}],"storyTag":"Improved","storyDelta":1.56,"timeline":[{"y":2004,"k":"sale","p":45000},{"y":2005,"k":"sale","p":66000},{"y":2005,"k":"insp","w":"Inspection failed"},{"y":2008,"k":"sale","p":115000},{"y":2010,"k":"permit","w":"Electrical"},{"y":2016,"k":"viol","w":"6 L&I violations"},{"y":2016,"k":"insp","w":"L&I: 3 failed, 1 passed"},{"y":2017,"k":"insp","w":"Inspection passed"}],"rented":true,"licenses":[{"number":"247570","type":"Rental","status":"Closed","businessName":"LEVITT JOEL &","legalName":"LEVITT JOEL &","address":"5110 DARRAH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2003-05-30","latestIssueDate":"2003-05-30","expirationDate":"2004-02-29","inactiveDate":"2012-12-22"},{"number":"311292","type":"Rental","status":"Closed","businessName":"MARC T DE SANTO","legalName":"MARC T DE SANTO","address":"5110 DARRAH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2005-03-28","latestIssueDate":"2005-03-28","expirationDate":"2006-02-28","inactiveDate":"2012-12-22"},{"number":"321085","type":"Rental","status":"Closed","businessName":"BORIS BARANOV","legalName":"BORIS BARANOV","address":"5110 DARRAH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2005-06-03","latestIssueDate":"2007-01-31","expirationDate":"2008-02-29","inactiveDate":"2012-12-22"},{"number":"440398","type":"Rental","status":"Closed","businessName":"NIGEL & CARLA PILGRIM","legalName":"NIGEL & CARLA PILGRIM","address":"5110 DARRAH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2008-04-03","latestIssueDate":"2015-09-03","expirationDate":"2016-02-29","inactiveDate":"2016-04-29"},{"number":"713660","type":"Vacant Residential Property / Lot","status":"Closed","businessName":"NIGEL & CARLA PILGRIM","legalName":"NIGEL & CARLA PILGRIM","address":"5110 DARRAH ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2016-09-09","latestIssueDate":"2016-09-09","expirationDate":"2017-09-08","inactiveDate":null},{"number":"751670","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"SPECIALIZED ASSET MANAGEMENT","legalName":"SPECIALIZED ASSET MANAGEMENT","address":"5110 DARRAH ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2017-09-15","latestIssueDate":"2017-09-15","expirationDate":"2018-09-14","inactiveDate":"2018-11-13"},{"number":"765648","type":"Rental","status":"Inactive","businessName":"PHILIP LAM","legalName":"PHILIP LAM","address":"5110 DARRAH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2018-02-12","latestIssueDate":"2022-08-18","expirationDate":"2023-02-11","inactiveDate":"2023-04-12"},{"number":"786740","type":"Rental","status":"Active","businessName":"Philip Lam (Lam Properties Philadelphia)","legalName":"Philip Lam","address":"5110 DARRAH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2018-08-21","latestIssueDate":"2025-07-25","expirationDate":"2026-08-20","inactiveDate":null}],"licenseActivity":[{"number":"786740","type":"Rental","businessName":"Philip Lam (Lam Properties Philadelphia)","legalName":"Philip Lam","issuedDate":"2018-08-21","latestIssueDate":"2025-07-25","closureDate":null,"expirationDate":"2026-08-20","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"765648","type":"Rental","businessName":"PHILIP LAM","legalName":"PHILIP LAM","issuedDate":"2018-02-12","latestIssueDate":"2022-08-18","closureDate":"2023-04-12","expirationDate":"2023-02-11","inactiveDate":"2023-04-12","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"751670","type":"Vacant Residential Property / Lot","businessName":"SPECIALIZED ASSET MANAGEMENT","legalName":"SPECIALIZED ASSET MANAGEMENT","issuedDate":"2017-09-15","latestIssueDate":"2017-09-15","closureDate":"2018-11-13","expirationDate":"2018-09-14","inactiveDate":"2018-11-13","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"713660","type":"Vacant Residential Property / Lot","businessName":"NIGEL & CARLA PILGRIM","legalName":"NIGEL & CARLA PILGRIM","issuedDate":"2016-09-09","latestIssueDate":"2016-09-09","closureDate":"2017-09-08","expirationDate":"2017-09-08","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false},{"number":"440398","type":"Rental","businessName":"NIGEL & CARLA PILGRIM","legalName":"NIGEL & CARLA PILGRIM","issuedDate":"2008-04-03","latestIssueDate":"2015-09-03","closureDate":"2016-04-29","expirationDate":"2016-02-29","inactiveDate":"2016-04-29","status":"Closed","statusLabel":"Inactive","active":false},{"number":"321085","type":"Rental","businessName":"BORIS BARANOV","legalName":"BORIS BARANOV","issuedDate":"2005-06-03","latestIssueDate":"2007-01-31","closureDate":"2012-12-22","expirationDate":"2008-02-29","inactiveDate":"2012-12-22","status":"Closed","statusLabel":"Inactive","active":false},{"number":"311292","type":"Rental","businessName":"MARC T DE SANTO","legalName":"MARC T DE SANTO","issuedDate":"2005-03-28","latestIssueDate":"2005-03-28","closureDate":"2012-12-22","expirationDate":"2006-02-28","inactiveDate":"2012-12-22","status":"Closed","statusLabel":"Inactive","active":false},{"number":"247570","type":"Rental","businessName":"LEVITT JOEL &","legalName":"LEVITT JOEL &","issuedDate":"2003-05-30","latestIssueDate":"2003-05-30","closureDate":"2012-12-22","expirationDate":"2004-02-29","inactiveDate":"2012-12-22","status":"Closed","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-27","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 148% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $65,900 to $163,300","no permit shown in 2022-2024"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"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":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (416 HOWARD RD, CHERRY HILL NJ, 08034).","why":"A tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.","action":"Verify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.","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 1945 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":"4 failed, 2 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Feb 3, 2017.","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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #713660: Closed; Vacant Residential Property / Lot #751670: Inactive since Nov 13, 2018","why":"A license record proves the licensed activity existed at that time. An inactive or expired license does not establish that the business still operates—or that it may legally reopen under the same use.","action":"If business income matters, verify the current tenant, use registration, and active license in eCLIPSE.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/licenses/business-licenses/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 6 historical violations across 3 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"}]}