{"asOf":"2026-07-28T08:37:35.127Z","block":"2700-2799 SOUTHAMPTON RD","blockUrl":"https://philadelphia.blockreport.homes/block/2700-2799-southampton-rd","address":"2700 SOUTHAMPTON RD","parcelNumber":"786503425","source":"https://property.phila.gov/?p=786503425","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":true,"institutional":true,"buildingCode":"ZP0","buildingCodeNew":"813","buildingClass":"MISC MILIT INSTAL MASONRY","buildingClassNew":"MILITARY INSTALLATION","useLabel":"Commercial","owner":"COMMONWEALTH OF PENNA","coOwner":"DEPART OF MILITARY & VET","marketValue":12220100,"landAssessment":3425200,"improvementAssessment":8794900,"livableArea":129890,"yearBuilt":1970,"lastSale":{"price":1,"date":"2016-10-21T04:00:00Z"},"openViolations":1,"violations":[{"number":"519891","date":"2007-03-17","code":"19-2602.1/1","title":"CAL LO","status":"COMPEXCP","resolutionDate":null,"resolution":null},{"number":"519892","date":"2007-03-17","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPEXCP","resolutionDate":null,"resolution":null},{"number":"655625","date":"2007-08-17","code":"A-503.1/1","title":"PROSECUTION INFO","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"655626","date":"2007-08-17","code":"A-901.13/1","title":"PENALTY- NO BLDG PERM INFO","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"655621","date":"2007-08-17","code":"A-301.1/21","title":"PERMB- FLAT WALL SIGN","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"655622","date":"2007-08-17","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"655623","date":"2007-08-17","code":"A-301.1/66","title":"PERMZ- OR REMOVE ADVERTISING","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"655624","date":"2007-08-17","code":"A-501.1/1","title":"BLDG PERMIT REQUIRED","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"661852","date":"2007-08-22","code":"A-000.0/11","title":"VIOL BC MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4954792","date":"2019-02-19","code":"A-301.1/26","title":"PERMB- REPL ROOF COVERING","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4954793","date":"2019-02-19","code":"A-901.13/1","title":"PENALTY- NO BLDG PERM INFO","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"VI-2026-006149","date":"2026-02-03","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"105758","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2007-03-19","completedDate":"2007-08-16","violations":[{"number":"519891","date":"2007-03-17","code":"19-2602.1/1","title":"CAL LO","status":"COMPEXCP","resolutionDate":null,"resolution":null},{"number":"519892","date":"2007-03-17","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPEXCP","resolutionDate":null,"resolution":null}]},{"number":"124590","type":"STANDARD","priority":"STANDARD","responsibility":"SU","status":"CLOSED","createdDate":"2007-08-17","completedDate":null,"violations":[{"number":"655625","date":"2007-08-17","code":"A-503.1/1","title":"PROSECUTION INFO","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"655626","date":"2007-08-17","code":"A-901.13/1","title":"PENALTY- NO BLDG PERM INFO","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"655621","date":"2007-08-17","code":"A-301.1/21","title":"PERMB- FLAT WALL SIGN","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"655622","date":"2007-08-17","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"655623","date":"2007-08-17","code":"A-301.1/66","title":"PERMZ- OR REMOVE ADVERTISING","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"655624","date":"2007-08-17","code":"A-501.1/1","title":"BLDG PERMIT REQUIRED","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"125533","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2007-08-23","completedDate":"2007-08-23","violations":[{"number":"661852","date":"2007-08-22","code":"A-000.0/11","title":"VIOL BC MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"674022","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DE","status":"CLOSED","createdDate":"2019-02-19","completedDate":"2019-02-21","violations":[{"number":"4954792","date":"2019-02-19","code":"A-301.1/26","title":"PERMB- REPL ROOF COVERING","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4954793","date":"2019-02-19","code":"A-901.13/1","title":"PENALTY- NO BLDG PERM INFO","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"CF-2026-009523","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL FIRE SAFETY INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-02-03","completedDate":null,"violations":[{"number":"VI-2026-006149","date":"2026-02-03","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2007,"n":9,"worst":null},{"y":2019,"n":2,"worst":null},{"y":2026,"n":1,"worst":null}],"investigations":[{"caseNumber":"76700","date":"2006-08-24","type":"BC INSP","status":"PASSED"},{"caseNumber":"94473","date":"2006-12-14","type":"CI TANK","status":"FAILED"},{"caseNumber":"105758","date":"2007-03-17","type":"BC INSP","status":"FAILED"},{"caseNumber":"94473","date":"2007-05-02","type":"CI TANK","status":"FAILED"},{"caseNumber":"94473","date":"2007-05-22","type":"CI TANK","status":"PASSED"},{"caseNumber":"105758","date":"2007-08-15","type":"BC INSP","status":"PASSED"},{"caseNumber":"124590","date":"2007-08-17","type":"SIGN","status":"FAILED"},{"caseNumber":"125533","date":"2007-08-22","type":"BC INSP","status":"PASSED"},{"caseNumber":"CF-2026-009523","date":"2026-02-03","type":null,"status":"FAILED"}],"inspYears":[{"y":2006,"fails":1,"passes":1},{"y":2007,"fails":3,"passes":3},{"y":2026,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.11153600109184,"lng":-74.98833919733391,"geom":{"type":"Polygon","coordinates":[[[-74.989206206,40.109703955],[-74.989295503,40.109700166],[-74.989300522,40.110167473],[-74.990081225,40.111396272],[-74.989835525,40.111742788],[-74.990249565,40.112097183],[-74.987747758,40.113820193],[-74.987651818,40.113831834],[-74.987486528,40.113668216],[-74.987351837,40.113481827],[-74.987205048,40.113182858],[-74.987145965,40.112974586],[-74.987118906,40.112762445],[-74.986970486,40.109768214],[-74.98700234,40.109732576],[-74.987055622,40.109718629],[-74.989206206,40.109703955]]]},"liDistrict":"EAST","certifications":[{"number":"BC-2023-010184","type":"Special Hazards Certification","inspectionDate":"2023-04-12","result":"Certified","expirationDate":"2024-04-12","buildingId":"1269315"},{"number":"BC-2024-007913","type":"Special Hazards Certification","inspectionDate":"2023-10-16","result":"Certified","expirationDate":"2024-04-30","buildingId":"1269315"},{"number":"BC-2023-024617","type":"Sprinkler Certification","inspectionDate":"2023-11-28","result":"Certified","expirationDate":"2024-11-28","buildingId":"1269314"},{"number":"BC-2024-008244","type":"Fire Alarm Certification","inspectionDate":"2024-02-12","result":"Certified","expirationDate":"2025-02-12","buildingId":"1267320"},{"number":"BC-2024-027684","type":"Special Hazards Certification","inspectionDate":"2024-10-08","result":"Certified","expirationDate":"2025-10-08","buildingId":"1269315"},{"number":"BC-2025-008443","type":"Sprinkler Certification","inspectionDate":"2024-11-21","result":"Deficient","expirationDate":null,"buildingId":"1269315"},{"number":"BC-2025-009148","type":"Special Hazards Certification","inspectionDate":"2025-04-07","result":"Certified","expirationDate":"2026-04-07","buildingId":"1269315"},{"number":"BC-2026-009821","type":"Special Hazards Certification","inspectionDate":"2026-04-08","result":"Deficient","expirationDate":null,"buildingId":"1269315"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19154","beds":null,"baths":null,"stories":null,"lotArea":964847,"zoning":"RSA3","grade":"A-","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"FORT INDIANTOWN GAP, ANNVILLE PA, 17003","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":1692000,"taxable":0,"land":1692000,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":1692000,"exemptImprovement":0},{"y":2019,"v":1692000,"taxable":0,"land":1692000,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":1692000,"exemptImprovement":0},{"y":2020,"v":1692000,"taxable":0,"land":1692000,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":1692000,"exemptImprovement":0},{"y":2021,"v":12220100,"taxable":0,"land":3425200,"improvement":8794900,"taxableLand":0,"taxableImprovement":0,"exemptLand":3425200,"exemptImprovement":8794900},{"y":2022,"v":12220100,"taxable":0,"land":3425200,"improvement":8794900,"taxableLand":0,"taxableImprovement":0,"exemptLand":3425200,"exemptImprovement":8794900},{"y":2023,"v":12220100,"taxable":0,"land":3425200,"improvement":8794900,"taxableLand":0,"taxableImprovement":0,"exemptLand":3425200,"exemptImprovement":8794900},{"y":2024,"v":12220100,"taxable":0,"land":3425200,"improvement":8794900,"taxableLand":0,"taxableImprovement":0,"exemptLand":3425200,"exemptImprovement":8794900},{"y":2025,"v":12220100,"taxable":0,"land":3425200,"improvement":8794900,"taxableLand":0,"taxableImprovement":0,"exemptLand":3425200,"exemptImprovement":8794900},{"y":2026,"v":12220100,"taxable":0,"land":3425200,"improvement":8794900,"taxableLand":0,"taxableImprovement":0,"exemptLand":3425200,"exemptImprovement":8794900},{"y":2027,"v":12220100,"taxable":0,"land":3425200,"improvement":8794900,"taxableLand":0,"taxableImprovement":0,"exemptLand":3425200,"exemptImprovement":8794900}],"taxNow":0,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"95866","date":"2007-08-13","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2022-06-14","scope":"CIRCUS TEMP WIRING FOR EVENT FOP AUG 22ND AND 23RD CIRCUS TEMP WIRING FOR EVENT FOP AUG 22ND AND 23RD"},{"number":"1392","date":"2007-08-14","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2007-08-14","scope":"ERECT TENT ON AUGUST 22, 2007"},{"number":"235624","date":"2009-09-04","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2009-10-09","scope":"6\" LATERAL"},{"number":"255485","date":"2010-02-23","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-02-12","scope":"ADD 12 AC CIRCUITS, 5 DC CIRCUTIS, INSTALL 5' OF CABLE TRAYS, 12 NEW 15/1 BREAKERS, 3 - 100AMP DC BREAKERS, AND GROUNDING AS PER NEC 2005 (EAST DISTRICT)"},{"number":"658236","date":"2015-12-15","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALL POWER TO NEW BUS SHELTER: 1-20AMP CIRCUIT, RUN UNDERGROUND RIGID CONDUIT FROM POLE TO NEW SHELTER AS PER 2008 NEC (EAST DISTRICT)"},{"number":"727439","date":"2016-12-09","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2016-12-13","scope":"CONSOLIDATION OF 2700 SOUTHAMPTON ROAD WITH STATE OWNED PARCEL."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2006,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2007,"k":"viol","w":"9 L&I violations"},{"y":2007,"k":"insp","w":"L&I: 3 failed, 3 passed"},{"y":2007,"k":"permit","w":"New Construction"},{"y":2007,"k":"permit","w":"Operations"},{"y":2009,"k":"permit","w":"Plumbing"},{"y":2010,"k":"permit","w":"Electrical"},{"y":2015,"k":"permit","w":"Electrical"},{"y":2016,"k":"permit","w":"Zoning"},{"y":2019,"k":"viol","w":"2 L&I violations"},{"y":2026,"k":"viol","w":"L&I violation"},{"y":2026,"k":"insp","w":"Inspection failed"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-27","signals":[{"kind":"record-pressure","level":"watch","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["1 open L&I violation","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."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 622% in 2021, but no matching permit appears in the property timeline.","evidence":["assessment moved from $1,692,000 to $12,220,100","no permit shown in 2020-2022"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"building-certifications","level":"urgent","title":"A life-safety certification is deficient","finding":"Special Hazards Certification: Deficient; Sprinkler Certification: Deficient; Fire Alarm Certification: Certified through Feb 12, 2025","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":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"The history also contains “PERM Z- NEW USE.”","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: 95866 (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":"1 open L&I violation","finding":"12 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":"5 failed, 4 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Feb 3, 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":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"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/"}]}