{"asOf":"2026-07-29T08:41:27.878Z","block":"5400-5499 LANSDOWNE AVE","blockUrl":"https://philadelphia.blockreport.homes/block/5400-5499-lansdowne-ave","address":"5431-43 LANSDOWNE AVE","parcelNumber":"783259400","source":"https://property.phila.gov/?p=783259400","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":true,"institutional":false,"buildingCode":"JM0","buildingCodeNew":"610","buildingClass":"AMUS REC COMPLEX MASONRY","buildingClassNew":"RECREATIONAL/HEALTH","useLabel":"Commercial","owner":"CITY OF PHILA","coOwner":"BAKER PLAYGROUND","marketValue":346300,"landAssessment":45019,"improvementAssessment":301281,"livableArea":650,"yearBuilt":1950,"lastSale":{"price":2,"date":"1964-09-02T04:00:00Z"},"openViolations":0,"violations":[{"number":"3404519","date":"2014-11-25","code":"PM-307.1/1","title":"VACANT PROP UNSAFE","status":"DEMOLISH","resolutionDate":null,"resolution":null},{"number":"3725349","date":"2014-12-15","code":"PM-307.1/9","title":"WALL FRACTURED","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"461592","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2014-11-25","completedDate":"2015-10-03","violations":[{"number":"3404519","date":"2014-11-25","code":"PM-307.1/1","title":"VACANT PROP UNSAFE","status":"DEMOLISH","resolutionDate":null,"resolution":null}]},{"number":"463499","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2014-12-15","completedDate":"2015-12-07","violations":[{"number":"3725349","date":"2014-12-15","code":"PM-307.1/9","title":"WALL FRACTURED","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2014,"n":2,"worst":"VACANT PROP UNSAFE"}],"investigations":[{"caseNumber":"463499","date":"2014-12-16","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"463499","date":"2015-09-13","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"461592","date":"2015-09-19","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"463499","date":"2015-09-30","type":"CSUFINAL","status":"PASSED"},{"caseNumber":"463499","date":"2015-09-30","type":"CSUINITIAL","status":"CLOSED"}],"inspYears":[{"y":2014,"fails":1,"passes":0},{"y":2015,"fails":1,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.977362088758404,"lng":-75.2312170702315,"geom":{"type":"Polygon","coordinates":[[[-75.231341325,39.976991232],[-75.231472151,39.977673313],[-75.231099341,39.977750081],[-75.230961624,39.977033578],[-75.231341325,39.976991232]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2026-006594","type":"Fire Alarm Certification","inspectionDate":"2025-12-30","result":"Certified","expirationDate":"2026-12-30","buildingId":"1471434"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19131","beds":null,"baths":null,"stories":null,"lotArea":28317,"zoning":"SPPOA","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"1600 ARCH ST, PHILADELPHIA PA, 19103","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":298100,"taxable":0,"land":283200,"improvement":14900,"taxableLand":0,"taxableImprovement":0,"exemptLand":283200,"exemptImprovement":14900},{"y":2017,"v":298100,"taxable":0,"land":283200,"improvement":14900,"taxableLand":0,"taxableImprovement":0,"exemptLand":283200,"exemptImprovement":14900},{"y":2018,"v":317700,"taxable":0,"land":41301,"improvement":276399,"taxableLand":0,"taxableImprovement":0,"exemptLand":41301,"exemptImprovement":276399},{"y":2019,"v":317700,"taxable":0,"land":41301,"improvement":276399,"taxableLand":0,"taxableImprovement":0,"exemptLand":41301,"exemptImprovement":276399},{"y":2020,"v":317700,"taxable":0,"land":41301,"improvement":276399,"taxableLand":0,"taxableImprovement":0,"exemptLand":41301,"exemptImprovement":276399},{"y":2021,"v":317700,"taxable":0,"land":41301,"improvement":276399,"taxableLand":0,"taxableImprovement":0,"exemptLand":41301,"exemptImprovement":276399},{"y":2022,"v":317700,"taxable":0,"land":41301,"improvement":276399,"taxableLand":0,"taxableImprovement":0,"exemptLand":41301,"exemptImprovement":276399},{"y":2023,"v":346300,"taxable":0,"land":45019,"improvement":301281,"taxableLand":0,"taxableImprovement":0,"exemptLand":45019,"exemptImprovement":301281},{"y":2024,"v":346300,"taxable":0,"land":45019,"improvement":301281,"taxableLand":0,"taxableImprovement":0,"exemptLand":45019,"exemptImprovement":301281},{"y":2025,"v":346300,"taxable":0,"land":45019,"improvement":301281,"taxableLand":0,"taxableImprovement":0,"exemptLand":45019,"exemptImprovement":301281},{"y":2026,"v":346300,"taxable":0,"land":45019,"improvement":301281,"taxableLand":0,"taxableImprovement":0,"exemptLand":45019,"exemptImprovement":301281},{"y":2027,"v":346300,"taxable":0,"land":45019,"improvement":301281,"taxableLand":0,"taxableImprovement":0,"exemptLand":45019,"exemptImprovement":301281}],"taxNow":0,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"51338","date":"2007-01-22","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-06-22","scope":"INSTALL 20AMP OUTDOOR DISCONNECT WITH 20 AMP GFCI RECEPTACLE"},{"number":"ZP-2024-002365","date":"2024-08-06","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2026-03-31","scope":"FOR THE ERECTION OF AN ADDITION TO AN EXISTING DETACHED STRUCTURE AS SHOWN ON APPLICATION/PLANS. *AMENDMENT TO CORRECT PROPERTY LINES*"},{"number":"CP-2024-002403","date":"2024-09-12","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2026-03-31","scope":"FOR THE CONSTRUCTION OF AN ADDITION TO AN EXISTING DETACHED STRUCTURE TO INCLUDE RENOVATIONS TO EXISTING STRUCTURE AND UPGRADES TO EXISTING RESTROOMS. FOR USE AS PREVIOUSLY APPROVED. AS PER APPROVED PLANS."},{"number":"PP-2024-012780","date":"2024-09-19","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2026-03-25","scope":"Demolition of existing fixtures and new rough in of new fixtures including 3-water closets, 3- lavs, 1-mop receptor and 1 drinking fountain, HOT WATER HEATER 9 FIXTURES"},{"number":"EP-2024-009070","date":"2024-10-02","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2026-02-17","scope":"Replace main panelboard (Panel 'A') in place of existing. New branch circuits throughout. New lighting and outlets."},{"number":"ZP-2025-004836","date":"2025-05-31","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2025-09-05","scope":"For the erection of one (1) non-illuminated accessory wall sign. Size and location as shown on plans."},{"number":"MP-2025-003126","date":"2025-06-13","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2026-03-25","scope":"For installation of HVAC system as per approved plans."},{"number":"GP-2025-005076","date":"2025-06-13","work":"Sign","type":"General","description":"General Permit","status":"Completed","completedDate":"2025-09-05","scope":"FOR THE ERECTION OF ONE (1) NON-ILLUMINATED WALL SIGN ON AN EXISTING STRUCTURE. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."},{"number":"SP-2025-000854","date":"2025-08-12","work":"General Earth Disturbance ONLY","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Completed","completedDate":"2026-03-31","scope":"Removal existing commercial playground equipment and protective rubber surfacing, and replacement of new commercial playground equipment and protective rubber playground surfacing as per approved plans."}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2014,"k":"viol","w":"2 L&I violations incl VACANT PROP UNSAFE"},{"y":2014,"k":"insp","w":"Inspection failed"},{"y":2015,"k":"insp","w":"L&I: 1 failed, 2 passed"},{"y":2015,"k":"demo"},{"y":2024,"k":"permit","w":"New construction, addition, GFA change"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"New Construction or Additions"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"permit","w":"Sign"},{"y":2025,"k":"permit","w":"General Earth Disturbance ONLY"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-28","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":["8 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 2 historical violations across 2 cases.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","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":"2 failed, 2 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Sep 30, 2015.","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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Dec 30, 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/"}]}