{"asOf":"2026-07-29T02:50:03.598Z","block":"400-499 W WILLOW GROVE AVE","blockUrl":"https://philadelphia.blockreport.homes/block/400-499-w-willow-grove-ave","address":"401 W WILLOW GROVE AVE","parcelNumber":"775342000","source":"https://property.phila.gov/?p=775342000","ownerType":"owner-occupied","kind":"commercial","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":true,"institutional":true,"buildingCode":"WB0","buildingCodeNew":"620","buildingClass":"HSE WORSHIP ALL 2 STY MAS","buildingClassNew":"RELIGIOUS","useLabel":"Place of worship","owner":"ST MARTINS IN THE","coOwner":"FIELD","marketValue":1346500,"landAssessment":175045,"improvementAssessment":1171455,"livableArea":11403,"yearBuilt":1889,"lastSale":{"price":1,"date":"1943-01-01T04:00:00Z"},"openViolations":2,"violations":[{"number":"1704768","date":"2009-04-20","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1704769","date":"2009-04-20","code":"FC-914.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1704770","date":"2009-04-20","code":"FC-1011.1/2","title":"EGRESS EXIT SIGNS VISIBILITY","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1704772","date":"2009-04-20","code":"FC-1026.5/1","title":"EMERG LIGHTING REQ","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1704771","date":"2009-04-20","code":"FC-1011.1/1","title":"EGRESS EXIT SIGNS REQ","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1704773","date":"2009-04-20","code":"FC-1004.3/1","title":"EGRESS-ASSEM OCC SIGNS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2026-002238","date":"2026-01-12","code":"F-901.6","title":"INSPECTION, TESTING & MAINTENANCE\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-002239","date":"2026-01-12","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"197026","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2009-04-23","completedDate":"2010-07-29","violations":[{"number":"1704768","date":"2009-04-20","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1704769","date":"2009-04-20","code":"FC-914.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1704770","date":"2009-04-20","code":"FC-1011.1/2","title":"EGRESS EXIT SIGNS VISIBILITY","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1704772","date":"2009-04-20","code":"FC-1026.5/1","title":"EMERG LIGHTING REQ","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1704771","date":"2009-04-20","code":"FC-1011.1/1","title":"EGRESS EXIT SIGNS REQ","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1704773","date":"2009-04-20","code":"FC-1004.3/1","title":"EGRESS-ASSEM OCC SIGNS","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2026-003534","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL FIRE SAFETY INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-01-12","completedDate":null,"violations":[{"number":"VI-2026-002238","date":"2026-01-12","code":"F-901.6","title":"INSPECTION, TESTING & MAINTENANCE\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-002239","date":"2026-01-12","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2009,"n":6,"worst":null},{"y":2026,"n":2,"worst":null}],"investigations":[{"caseNumber":"197026","date":"2009-04-20","type":"CI INSP","status":"FAILED"},{"caseNumber":"197026","date":"2009-09-10","type":"CI INSP","status":"FAILED"},{"caseNumber":"197026","date":"2010-01-12","type":"CI INSP","status":"FAILED"},{"caseNumber":"197026","date":"2010-03-16","type":"CI INSP","status":"FAILED"},{"caseNumber":"197026","date":"2010-06-02","type":"CI INSP","status":"FAILED"},{"caseNumber":"197026","date":"2010-07-28","type":"CI INSP","status":"PASSED"},{"caseNumber":"CF-2026-003534","date":"2026-01-12","type":null,"status":"FAILED"}],"inspYears":[{"y":2009,"fails":2,"passes":0},{"y":2010,"fails":3,"passes":1},{"y":2026,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.06523582806357,"lng":-75.20677351787589,"geom":{"type":"Polygon","coordinates":[[[-75.206306552,40.065375097],[-75.206830287,40.064853441],[-75.207240482,40.065096558],[-75.206716748,40.065618215],[-75.206306552,40.065375097]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2024-022997","type":"Special Hazards Certification","inspectionDate":"2024-05-23","result":"Certified","expirationDate":"2025-05-23","buildingId":"1122862"},{"number":"BC-2024-018158","type":"Sprinkler Certification","inspectionDate":"2024-05-23","result":"Certified","expirationDate":"2025-05-23","buildingId":"1122862"},{"number":"BC-2025-009301","type":"Fire Alarm Certification","inspectionDate":"2024-10-18","result":"Certified","expirationDate":"2025-10-18","buildingId":"1122862"},{"number":"BC-2025-009273","type":"Fire Alarm Certification","inspectionDate":"2024-10-18","result":"Deficient","expirationDate":null,"buildingId":"1122862"},{"number":"BC-2025-009305","type":"Fire Alarm Certification","inspectionDate":"2024-10-18","result":"Certified","expirationDate":"2025-10-18","buildingId":"1122862"},{"number":"BC-2025-009299","type":"Fire Alarm Certification","inspectionDate":"2024-10-18","result":"Certified","expirationDate":"2025-10-18","buildingId":"1122862"},{"number":"BC-2025-009293","type":"Fire Alarm Certification","inspectionDate":"2024-10-18","result":"Certified","expirationDate":"2025-10-18","buildingId":"1122862"},{"number":"BC-2024-033047","type":"Special Hazards Certification","inspectionDate":"2024-12-13","result":"Certified","expirationDate":"2025-12-13","buildingId":"1122862"},{"number":"BC-2025-012671","type":"Special Hazards Certification","inspectionDate":"2025-05-09","result":"Certified","expirationDate":"2026-05-09","buildingId":"1122862"},{"number":"BC-2025-032092","type":"Fire Alarm Certification","inspectionDate":"2025-10-21","result":"Deficient","expirationDate":null,"buildingId":"1122862"},{"number":"BC-2025-028890","type":"Sprinkler Certification","inspectionDate":"2025-10-21","result":"Certified","expirationDate":"2026-10-21","buildingId":"1122862"},{"number":"BC-2025-030953","type":"Special Hazards Certification","inspectionDate":"2025-11-20","result":"Certified","expirationDate":"2026-11-20","buildingId":"1122862"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19118","beds":null,"baths":null,"stories":null,"lotArea":34800,"zoning":"RSD1","grade":"B","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"401 W WILLOW GROVE AVE, PHILADELPHIA PA, 19118","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":1263100,"taxable":0,"land":870000,"improvement":393100,"taxableLand":0,"taxableImprovement":0,"exemptLand":870000,"exemptImprovement":393100},{"y":2017,"v":1263100,"taxable":0,"land":870000,"improvement":393100,"taxableLand":0,"taxableImprovement":0,"exemptLand":870000,"exemptImprovement":393100},{"y":2018,"v":1346500,"taxable":0,"land":175045,"improvement":1171455,"taxableLand":0,"taxableImprovement":0,"exemptLand":175045,"exemptImprovement":1171455},{"y":2019,"v":1346500,"taxable":0,"land":175045,"improvement":1171455,"taxableLand":0,"taxableImprovement":0,"exemptLand":175045,"exemptImprovement":1171455},{"y":2020,"v":1346500,"taxable":0,"land":175045,"improvement":1171455,"taxableLand":0,"taxableImprovement":0,"exemptLand":175045,"exemptImprovement":1171455},{"y":2021,"v":1346500,"taxable":0,"land":175045,"improvement":1171455,"taxableLand":0,"taxableImprovement":0,"exemptLand":175045,"exemptImprovement":1171455},{"y":2022,"v":1346500,"taxable":0,"land":175045,"improvement":1171455,"taxableLand":0,"taxableImprovement":0,"exemptLand":175045,"exemptImprovement":1171455},{"y":2023,"v":1346500,"taxable":0,"land":175045,"improvement":1171455,"taxableLand":0,"taxableImprovement":0,"exemptLand":175045,"exemptImprovement":1171455},{"y":2024,"v":1346500,"taxable":0,"land":175045,"improvement":1171455,"taxableLand":0,"taxableImprovement":0,"exemptLand":175045,"exemptImprovement":1171455},{"y":2025,"v":1346500,"taxable":0,"land":175045,"improvement":1171455,"taxableLand":0,"taxableImprovement":0,"exemptLand":175045,"exemptImprovement":1171455},{"y":2026,"v":1346500,"taxable":0,"land":175045,"improvement":1171455,"taxableLand":0,"taxableImprovement":0,"exemptLand":175045,"exemptImprovement":1171455},{"y":2027,"v":1346500,"taxable":0,"land":175045,"improvement":1171455,"taxableLand":0,"taxableImprovement":0,"exemptLand":175045,"exemptImprovement":1171455}],"taxNow":0,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"280480","date":"2010-05-25","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2010-08-02","scope":"ADD EXIT & EMERGENCY LIGHTING THROUGHOUT ENTIRE PROPERTY."},{"number":"551196","date":"2014-08-21","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"ERECTION OF EXTERIOR ACCESSIBLE RAMP AND ALTERATIONS TO EXTRYWAY AS PER PLANS."},{"number":"692764","date":"2016-07-05","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2016-09-19","scope":"FOR ALTERATIONS TO AN EXISTING EXTERIOR EXIT STAIR TO PROVIDE NEW CONCRETE RETAINING WALL, NEW CONCRETE SLAB, INSTALLATION OF NEW STAIR TREADS, HAND RAILS, AND STUCCO FINISH. (IEBC 2009, COMPLIANCE PATH, WORK-AREA METHOD: LVL I ALTERATONS)"},{"number":"908937","date":"2018-10-03","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"EXPIRED","completedDate":null,"scope":"REMOVAL AND REPLACEMENT OF EXISTING BOILER IN THE BASEMENT OF AN EXISTING CHURCH BUILDING AS PER APPROVED PLANS."},{"number":"OP-2020-000063","date":"2020-06-22","work":"Temporary Tents and Canopies","type":"Operations","description":"Operations Permit","status":"Expired","completedDate":"2025-06-11","scope":"2- 30x45 temporary tent"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2009,"k":"viol","w":"6 L&I violations"},{"y":2009,"k":"insp","w":"Inspection failed ×2"},{"y":2010,"k":"permit","w":"Electrical"},{"y":2010,"k":"insp","w":"L&I: 3 failed, 1 passed"},{"y":2014,"k":"permit","w":"Major alteration"},{"y":2016,"k":"permit","w":"Major alteration"},{"y":2018,"k":"permit","w":"Mechanical"},{"y":2020,"k":"permit","w":"Temporary Tents and Canopies"},{"y":2026,"k":"viol","w":"2 L&I violations"},{"y":2026,"k":"insp","w":"Inspection failed"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-28","signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["2 open L&I violations","failed L&I inspection activity in 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."}],"legalChecks":[{"id":"building-certifications","level":"urgent","title":"A life-safety certification is deficient","finding":"Special Hazards Certification: Certified through Nov 20, 2026; Sprinkler Certification: Certified through Oct 21, 2026; Fire Alarm Certification: Deficient","why":"Fire-protection certifications apply to the named system and inspection period only; they are not a whole-building safety certificate. Philadelphia generally requires annual sprinkler, standpipe, fire-alarm, special-hazard, and emergency-power inspections where those systems exist.","action":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"3 permits not marked completed: 551196 (EXPIRED), 908937 (EXPIRED), OP-2020-000063 (Expired). At least one row also carries a completion date, so the City fields conflict.","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":"violations","level":"attention","title":"2 open L&I violations","finding":"8 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"6 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jan 12, 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":"full-tax-exemption","level":"verify","title":"OPA shows a full exemption; its legal basis is unverified","finding":"OPA currently marks the land and building assessment fully tax-exempt; BlockReport does not receive the exemption determination or basis.","why":"Full OPA exemptions can have different legal bases, including government, religious, charitable/institutional, veteran, or other treatment. The current owner/use record is not a buyer’s tax forecast.","action":"Confirm the exact exemption basis, buyer eligibility, and next tax-year treatment directly with OPA.","url":"https://www.phila.gov/departments/office-of-property-assessment/tax-exemptions-and-abatements/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as commercial. 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/"}],"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/"}]}