{"asOf":"2026-07-27T03:09:10.873Z","block":"8400-8499 PINE RD","blockUrl":"https://philadelphia.blockreport.homes/block/8400-8499-pine-rd","address":"8400 PINE RD","parcelNumber":"778506000","source":"https://property.phila.gov/?p=778506000","ownerType":"owner-occupied","kind":"commercial","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":true,"institutional":true,"buildingCode":"WA0","buildingCodeNew":"238","buildingClass":"HSE WORSHIP ALL 1 STY MAS","buildingClassNew":"MEDICAL OFFICE BLDNG","useLabel":"Place of worship","owner":"SOC CATH MEDICAL","coOwner":"MISSIONARIES INC","marketValue":3409100,"landAssessment":443183,"improvementAssessment":2965917,"livableArea":39490,"yearBuilt":1860,"lastSale":{"price":1,"date":"1939-07-11T04:00:00Z"},"openViolations":0,"violations":[{"number":"4796305","date":"2018-07-23","code":"FC-13-915","title":"CERTIFICATION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4796304","date":"2018-07-23","code":"FC-13-605.6","title":"OPEN JUNCTION BOXES","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"645587","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2018-07-23","completedDate":"2018-10-17","violations":[{"number":"4796305","date":"2018-07-23","code":"FC-13-915","title":"CERTIFICATION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4796304","date":"2018-07-23","code":"FC-13-605.6","title":"OPEN JUNCTION BOXES","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2018,"n":2,"worst":null}],"investigations":[{"caseNumber":"645587","date":"2018-07-23","type":"CI INSP","status":"FAILED"},{"caseNumber":"645587","date":"2018-08-31","type":"CI INSP","status":"FAILED"},{"caseNumber":"645587","date":"2018-10-17","type":"CI INSP","status":"PASSED"}],"inspYears":[{"y":2018,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.08428343227671,"lng":-75.07796954374172,"geom":{"type":"Polygon","coordinates":[[[-75.081178561,40.084123012],[-75.077802378,40.085770608],[-75.076374028,40.08724969],[-75.074576619,40.086169939],[-75.074591404,40.085577033],[-75.074823067,40.084789638],[-75.074919523,40.084581865],[-75.075045518,40.084383642],[-75.075199485,40.084197439],[-75.075369114,40.084034014],[-75.075654194,40.083822081],[-75.076539741,40.08325851],[-75.076995232,40.082996844],[-75.079929744,40.081665055],[-75.080409233,40.081966627],[-75.082043798,40.083285537],[-75.081178561,40.084123012]]]},"liDistrict":"EAST","certifications":[{"number":"BC-2023-015995","type":"Fire Alarm Certification","inspectionDate":"2023-08-02","result":"Certified","expirationDate":"2024-08-02","buildingId":"1263218"},{"number":"BC-2025-006722","type":"Fire Alarm Certification","inspectionDate":"2024-09-23","result":"Certified","expirationDate":"2025-09-23","buildingId":"1263218"},{"number":"BC-2025-028134","type":"Fire Alarm Certification","inspectionDate":"2025-08-19","result":"Certified","expirationDate":"2026-08-19","buildingId":"1263218"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19111","beds":null,"baths":null,"stories":null,"lotArea":1976000,"zoning":"RSD1","grade":"B","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"8400 PINE RD, PHILADELPHIA PA, 19111","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF A ONE STORY ADDITION JOINING TWO EXISTING STRUCTURES FOR THE EXTENSION OF AN EXISTING CHURCH CONVENT ON THE SAME LOT WITH AN EXISTING SANITARIUM FOR DRUG FREE THERAPEUTIC CARE AND ACCESSORY PARKING.","status":"OPEN","outcome":"Granted","date":"2007-08-22","number":"2668","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":3198000,"taxable":0,"land":580800,"improvement":2617200,"taxableLand":0,"taxableImprovement":0,"exemptLand":580800,"exemptImprovement":2617200},{"y":2017,"v":3198000,"taxable":0,"land":580800,"improvement":2617200,"taxableLand":0,"taxableImprovement":0,"exemptLand":580800,"exemptImprovement":2617200},{"y":2018,"v":3409100,"taxable":0,"land":443183,"improvement":2965917,"taxableLand":0,"taxableImprovement":0,"exemptLand":443183,"exemptImprovement":2965917},{"y":2019,"v":3409100,"taxable":0,"land":443183,"improvement":2965917,"taxableLand":0,"taxableImprovement":0,"exemptLand":443183,"exemptImprovement":2965917},{"y":2020,"v":3409100,"taxable":0,"land":443183,"improvement":2965917,"taxableLand":0,"taxableImprovement":0,"exemptLand":443183,"exemptImprovement":2965917},{"y":2021,"v":3409100,"taxable":0,"land":443183,"improvement":2965917,"taxableLand":0,"taxableImprovement":0,"exemptLand":443183,"exemptImprovement":2965917},{"y":2022,"v":3409100,"taxable":0,"land":443183,"improvement":2965917,"taxableLand":0,"taxableImprovement":0,"exemptLand":443183,"exemptImprovement":2965917},{"y":2023,"v":3409100,"taxable":0,"land":443183,"improvement":2965917,"taxableLand":0,"taxableImprovement":0,"exemptLand":443183,"exemptImprovement":2965917},{"y":2024,"v":3409100,"taxable":0,"land":443183,"improvement":2965917,"taxableLand":0,"taxableImprovement":0,"exemptLand":443183,"exemptImprovement":2965917},{"y":2025,"v":3409100,"taxable":0,"land":443183,"improvement":2965917,"taxableLand":0,"taxableImprovement":0,"exemptLand":443183,"exemptImprovement":2965917},{"y":2026,"v":3409100,"taxable":0,"land":443183,"improvement":2965917,"taxableLand":0,"taxableImprovement":0,"exemptLand":443183,"exemptImprovement":2965917},{"y":2027,"v":3409100,"taxable":0,"land":443183,"improvement":2965917,"taxableLand":0,"taxableImprovement":0,"exemptLand":443183,"exemptImprovement":2965917}],"taxNow":0,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"78178","date":"2007-08-30","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2007-08-30","scope":"SAME EXISTING USES;ERECTION OF A 1 STORY ADDITION FOR USE AS A KITCHEN/DINING AREA TO RESIDENCE (CONVENT),TOILET ROOM; HT 19'"},{"number":"70859","date":"2007-10-01","work":"Addition","type":"BP_ADDITON","description":"ADDITION PERMIT","status":"COMPLETED","completedDate":"2008-04-11","scope":"ONE STORY INFIL ADDITION BETWEEN TWO EXISTING RESIDENCE HALLS FOR USE AS A DINING FACILITY."},{"number":"111517","date":"2007-11-06","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2008-04-11","scope":"INSTALL NEW EXTENSION OF EXISTING 4\" CAST IRON MAIN HOUSE DRAIN. INSTALL 3 NEW VENT STACKS FOR FIXTURES. INSTALL FIXTURE BRANCH DRAINS TO ONE MOP SINK, TWO SEPARATE KITCHEN SINKS, ONE WATER CLOSET, FOUR FLOOR DRAINS, ONE LAVATORY SINK."},{"number":"124605","date":"2008-01-03","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2008-04-09","scope":"DINING ROOM ADDITION AND KITCHEN, NEW SERVICE AND SWITCHES AND RECEPTACLES AND LIGHTING (EAST DIST)"},{"number":"127775","date":"2008-01-22","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2016-05-25","scope":"INSTALLATION OF A 5.25KW ROOFTOP SOLAR PHOTO VOLTAIC SYSTEM USING UL LISTED EQUIPMENT AND NEC APPROVED INSTALLATION. INTERCONNECTED WITH THE UTILITY GRID IN ACCORDANCE WITH PECO(EAST DISTRICT)"},{"number":"226818","date":"2009-07-28","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"REPLACE SERVICE CONDUCTORS FROM PECO POLE TO TRANSFORMER DUE TO FAILURE."},{"number":"298485","date":"2010-08-27","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2010-08-31","scope":"REPLACE HOUSE TRAP AND FRESH AIR INLET PA#2010-2390468(EAST DIS)"},{"number":"780823","date":"2017-05-04","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-05-09","scope":"REPLACE SECTION OF MAIN HOUSE DRAIN PA20171232353 (HOUSE OF WORSHIP)"},{"number":"PP-2023-017212","date":"2024-01-04","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-05-29","scope":"REPLACE 6\" BACKFLOW DEVICE."},{"number":"FP-2024-000657","date":"2024-05-13","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF ONE (1) NEW EIGHT (8) INCH BACKFLOW PREVENTER ON AN EXISTING EIGHT (8) INCH FIRE SERVICE LINE AS PER APPROVED PLANS AND IN ACCORDANCE WITH NFPA 13. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. IF SITE CONDITIONS VARY, CONTACT DESIGN PROFESSIONAL PRIOR TO START OF WORK."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2007,"k":"permit","w":"Zoning/use"},{"y":2007,"k":"permit","w":"Addition"},{"y":2007,"k":"permit","w":"Plumbing"},{"y":2008,"k":"permit","w":"Electrical"},{"y":2008,"k":"permit","w":"Electrical"},{"y":2009,"k":"permit","w":"Electrical"},{"y":2010,"k":"permit","w":"Plumbing"},{"y":2017,"k":"permit","w":"Plumbing"},{"y":2018,"k":"viol","w":"2 L&I violations"},{"y":2018,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"}],"rented":false,"licenses":[{"number":"202817","type":"Food Preparing and Serving","status":"Closed","businessName":"THERAPEUTIC CENTER AT FOX CHASE","legalName":"THERAPEUTIC CENTER AT FOX CHASE","address":"8400 PINE RD","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2004-04-29","latestIssueDate":"2013-04-17","expirationDate":"2014-04-30","inactiveDate":null}],"licenseActivity":[{"number":"202817","type":"Food Preparing and Serving","businessName":"THERAPEUTIC CENTER AT FOX CHASE","legalName":"THERAPEUTIC CENTER AT FOX CHASE","issuedDate":"2004-04-29","latestIssueDate":"2013-04-17","closureDate":"2014-04-30","expirationDate":"2014-04-30","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #78178: 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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: FP-2024-000657 (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":"2 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Oct 17, 2018.","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":"Food Preparing and Serving #202817: Closed","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":"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/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 2 historical violations 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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Aug 19, 2026","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":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"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/"}]}