{"asOf":"2026-07-31T19:10:55.500Z","block":"9100-9199 TORRESDALE AVE","blockUrl":"https://philadelphia.blockreport.homes/block/9100-9199-torresdale-ave","address":"9189 TORRESDALE AVE","parcelNumber":"778512305","source":"https://property.phila.gov/?p=778512305","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"VA0","buildingCodeNew":"612","buildingClass":"SCHOOL 1 STY MASONRY","buildingClassNew":"SCHOOL","useLabel":"School","owner":"LINCOLN (DE) LP","coOwner":null,"marketValue":2657400,"landAssessment":1727310,"improvementAssessment":930090,"livableArea":31458,"yearBuilt":1975,"lastSale":{"price":985483,"date":"2001-12-27T05:00:00Z"},"openViolations":0,"violations":[{"number":"1372742","date":"2009-06-04","code":"A-000.0/11","title":"VIOL BC MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2009-06-04","underAppeal":false,"noticeUrl":null}],"violationCases":[{"number":"204401","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2009-06-24","completedDate":"2009-06-24","noticeUrl":null,"violations":[{"number":"1372742","date":"2009-06-04","code":"A-000.0/11","title":"VIOL BC MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2009-06-04","underAppeal":false,"noticeUrl":null}]}],"violYears":[{"y":2009,"n":1,"worst":null}],"investigations":[{"caseNumber":"204401","date":"2009-06-04","type":"BC INSP","status":"PASSED"}],"inspYears":[{"y":2009,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.04952947979563,"lng":-74.9996081632102,"geom":{"type":"Polygon","coordinates":[[[-74.998516105,40.049045297],[-74.999246608,40.048966115],[-74.999555932,40.048964913],[-75.000551699,40.049847484],[-74.999931778,40.050265067],[-74.998516105,40.049045297]]]},"liDistrict":"EAST","certifications":[{"number":"BC-2021-003909","type":"Sprinkler Certification","inspectionDate":"2021-08-11","result":"Certified","expirationDate":"2022-08-11","buildingId":"1287779"},{"number":"BC-2022-011805","type":"Sprinkler Certification","inspectionDate":"2022-08-15","result":"Certified","expirationDate":"2023-08-15","buildingId":"1287779"},{"number":"BC-2022-011802","type":"Fire Alarm Certification","inspectionDate":"2022-08-15","result":"Certified","expirationDate":"2023-08-15","buildingId":"1287779"},{"number":"BC-2023-017362","type":"Sprinkler Certification","inspectionDate":"2023-08-15","result":"Certified","expirationDate":"2024-08-15","buildingId":"1287778"},{"number":"BC-2023-017359","type":"Fire Alarm Certification","inspectionDate":"2023-08-15","result":"Certified","expirationDate":"2024-08-15","buildingId":"1287778"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19136","beds":null,"baths":null,"stories":null,"lotArea":112657,"zoning":"I1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"50 ROCKFELLER PLZ 2ND F, NEW YORK NY, 10020","mailOut":true,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT For the following proposed uses within the existing structure:\nFraternal Organization (Members Only Organization)\nBusiness and Professional Office\nAssembly and Entertainment - Event Assembly Facility\nAssembly and Entertainment - Nigh","status":"Completed","outcome":"Granted","date":"2026-01-09","number":"ZP-2025-008643","relatedPermit":"ZP-2025-008643"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":2495200,"taxable":2495200,"land":1689900,"improvement":805300,"taxableLand":1689900,"taxableImprovement":805300,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":2495200,"taxable":2495200,"land":1689900,"improvement":805300,"taxableLand":1689900,"taxableImprovement":805300,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":2657400,"taxable":2657400,"land":1727310,"improvement":930090,"taxableLand":1727310,"taxableImprovement":930090,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":2657400,"taxable":2657400,"land":1727310,"improvement":930090,"taxableLand":1727310,"taxableImprovement":930090,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":2657400,"taxable":2657400,"land":1727310,"improvement":930090,"taxableLand":1727310,"taxableImprovement":930090,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":2657400,"taxable":2657400,"land":1727310,"improvement":930090,"taxableLand":1727310,"taxableImprovement":930090,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":2657400,"taxable":2657400,"land":1727310,"improvement":930090,"taxableLand":1727310,"taxableImprovement":930090,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":2657400,"taxable":2657400,"land":1727310,"improvement":930090,"taxableLand":1727310,"taxableImprovement":930090,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":2657400,"taxable":2657400,"land":1727310,"improvement":930090,"taxableLand":1727310,"taxableImprovement":930090,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":2657400,"taxable":2657400,"land":1727310,"improvement":930090,"taxableLand":1727310,"taxableImprovement":930090,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":2657400,"taxable":2657400,"land":1727310,"improvement":930090,"taxableLand":1727310,"taxableImprovement":930090,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":2657400,"taxable":2657400,"land":1727310,"improvement":930090,"taxableLand":1727310,"taxableImprovement":930090,"exemptLand":0,"exemptImprovement":0}],"taxNow":37198,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"737832","date":"2016-11-28","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"*ALL DEVICES ARE A ONE FOR ONE SWAP OUT*(1)FIRE ALARM PANEL(4) WALL STROBES,(3)MOUNTED HORN/STROBES,(7)ADDRESSABLE SMOKE DETECTORS,(6) ADDRESSABLE MANUAL PULL STATIONS,(7) CEILING HORN/STROBES,(1)SPRINKLER WATER FLOW ADDRESSABLE MODULE"},{"number":"PP-2021-019905","date":"2021-10-26","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-11-01","scope":"Install 50 feet of 4 inch storm drain"},{"number":"PP-2023-003489","date":"2023-03-16","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2023-09-28","scope":"1. Excavate lawn area where problem spots are. 2. Dig down to uncover and expose pipe. 3. Cut out and remove 40’ section of pipe. 4. Supply and install necessary pipe and fittings to install clean out up to grade and install 40’ of pipe. 5. Back fill excavated area and clean up. 6. Clean out will be installed in grass area."},{"number":"ZP-2025-008643","date":"2025-12-10","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Office - Business and Professional; Public, Civic, and Institutional - Fraternal Organization; Assembly and Entertainment - Nightclubs and Public Entertainment Venues; Assembly and Entertainment - Event Assembly Activity; Personal Services"},{"number":"GM-2026-001070","date":"2026-02-17","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Issued","completedDate":null,"scope":"EZ INTERIOR DEMOLITION- For the interior demolition on non-bearing partition wall and ceilings as per attached standard. Deviations from these standards require submission of construction and site plans. Structural alteration or repair is expressly PROHIBITED under this permit. Prohibited structural work includes but not limited to any modification to exterior walls, party wall, floor/roof framing and foundations, including underpinning, excavation and removal of foundation slab. Separate Streets Department permit required for sidewalk and street closures."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2009,"k":"viol","w":"L&I violation"},{"y":2009,"k":"insp","w":"Inspection passed"},{"y":2016,"k":"permit","w":"Electrical"},{"y":2021,"k":"permit","w":"Alterations"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2025,"k":"permit","w":"Change of Use"},{"y":2026,"k":"appeal","w":"Appeal granted"},{"y":2026,"k":"permit","w":"Interior Non-Load-Bearing Wall Demo."}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-30","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":["3 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-2025-008643: Completed · Granted; related permit ZP-2025-008643.","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: PP-2023-003489 (Expired), GM-2026-001070 (Issued). 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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Sprinkler Certification: Certified through Aug 15, 2024; Fire Alarm Certification: Certified through Aug 15, 2024","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":"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 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/"}]}