{"asOf":"2026-07-26T12:49:46.543Z","block":"7100-7199 FRANKFORD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/7100-7199-frankford-ave","address":"7146 FRANKFORD AVE","parcelNumber":"871000363","source":"https://property.phila.gov/?p=871000363","ownerType":"owner-occupied","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"AA0","buildingCodeNew":"821","buildingClass":"STORE 1 STY MASONRY","buildingClassNew":"ROW MIXED-COM/RES-BLT AS COM","useLabel":"Store","owner":"ZHAO QIAO XIANG","coOwner":"HUANG JIANPING","marketValue":437500,"landAssessment":87500,"improvementAssessment":350000,"livableArea":3060,"yearBuilt":1950,"lastSale":{"price":278000,"date":"2020-01-03T05:00:00Z"},"openViolations":3,"violations":[{"number":"VI-2025-063799","date":"2025-08-20","code":"A-301.1/2","title":"ADDITION","status":"COMPLIED","resolutionDate":"2025-11-04","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2025-063800","date":"2025-08-20","code":"A-301.1/4","title":"ALTER INTERIOR PORTION","status":"COMPLIED","resolutionDate":"2025-11-04","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2025-063801","date":"2025-08-20","code":"A-301.1/50","title":"NEW ELECTRICAL WIRING","status":"COMPLIED","resolutionDate":"2026-02-06","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2025-065531","date":"2025-08-25","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-065532","date":"2025-08-25","code":"PM15-304.19V","title":"DOOR AND WINDOW VACANT","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-065639","date":"2025-08-26","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"CF-2025-089459","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2025-08-20","completedDate":"2026-02-06","violations":[{"number":"VI-2025-063799","date":"2025-08-20","code":"A-301.1/2","title":"ADDITION","status":"COMPLIED","resolutionDate":"2025-11-04","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2025-063800","date":"2025-08-20","code":"A-301.1/4","title":"ALTER INTERIOR PORTION","status":"COMPLIED","resolutionDate":"2025-11-04","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2025-063801","date":"2025-08-20","code":"A-301.1/50","title":"NEW ELECTRICAL WIRING","status":"COMPLIED","resolutionDate":"2026-02-06","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2025-091582","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"VACANT PROPERTY INVESTIGATOR","status":"IN VIOLATION","createdDate":"2025-08-25","completedDate":null,"violations":[{"number":"VI-2025-065531","date":"2025-08-25","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-065532","date":"2025-08-25","code":"PM15-304.19V","title":"DOOR AND WINDOW VACANT","status":"OPEN","resolutionDate":null,"resolution":null}]},{"number":"CF-2025-091744","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"VACANT PROPERTY INVESTIGATOR","status":"IN VIOLATION","createdDate":"2025-08-26","completedDate":null,"violations":[{"number":"VI-2025-065639","date":"2025-08-26","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2025,"n":6,"worst":null}],"investigations":[{"caseNumber":"CF-2025-089459","date":"2025-08-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-091582","date":"2025-08-25","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-091744","date":"2025-08-26","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-089459","date":"2025-09-25","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-089459","date":"2026-02-06","type":null,"status":"PASSED"}],"inspYears":[{"y":2025,"fails":4,"passes":0},{"y":2026,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.03563672683787,"lng":-75.04369628919622,"geom":{"type":"Polygon","coordinates":[[[-75.043519909,40.035564002],[-75.043568523,40.035538743],[-75.043873202,40.035710206],[-75.043825279,40.03573495],[-75.043519909,40.035564002]]]},"liDistrict":"EAST","certifications":[{"number":"BC-2024-014667","type":"Fire Alarm Certification","inspectionDate":"2024-05-20","result":"Certified","expirationDate":"2025-05-20","buildingId":"1286799"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19135","beds":null,"baths":null,"stories":3,"lotArea":1798,"zoning":"CMX2.5","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"7146 FRANKFORD AVE, PHILADELPHIA PA, 19135","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2025,"v":189200,"taxable":113520,"land":37840,"improvement":151360,"taxableLand":37840,"taxableImprovement":75680,"exemptLand":0,"exemptImprovement":75680},{"y":2026,"v":189200,"taxable":119827,"land":37840,"improvement":151360,"taxableLand":37840,"taxableImprovement":81987,"exemptLand":0,"exemptImprovement":69373},{"y":2027,"v":437500,"taxable":437500,"land":87500,"improvement":350000,"taxableLand":87500,"taxableImprovement":350000,"exemptLand":0,"exemptImprovement":0}],"taxNow":1677,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2021-006732","date":"2021-06-19","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Eating and Drinking Establishments - Sit-Down Restaurant"},{"number":"ZP-2023-012850","date":"2023-12-01","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"For the erection of an addition above an existing attached structure. Size and location as shown on plans."},{"number":"CP-2023-006496","date":"2024-05-01","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2025-08-20","scope":"INTERIOR ALTERATION AND ERECTION OF 2-STORY TOP ADDITION TO AN EXISTING STRUCTURE. STRUCTURE FOR USE AS FOUR (4) DWELLING UNITS ON THE 2ND AND 3RD FLOOR. VACANT COMMERCIAL SPACE ON THE 1ST FLOOR (SEPARATE USE REGISTRATION PERMIT REQUIRED PRIOR TO OCCUPANCY). ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"PP-2024-001708","date":"2024-10-14","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2025-08-20","scope":"INSTALL 4 WATER CLOSETS, 4 LAVATORIES, 4 SHOWER/TUBS, 4 KITCHEN SINKS, 4 WASHING MACHINE BOXES, 4 HUB DRAINS, 4 HOT WATER HEATERS, 1 FLOOR DRAIN AND 1 BACKFLOW PREVENTER ACCORDING TO THE 2018 PPC AND PER PLANS."},{"number":"FP-2025-001413","date":"2025-08-15","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Expired","completedDate":"2025-08-20","scope":"FOR THE INSTALLATION OF A TWO-INCH FIRE SERVICE LINE, TWO-INCH BACKFLOW PREVENTER AND FIRE SPRINKLER SYSTEM IN ACCORDANCE WITH APPROVED PLANS, HYDRAULIC CALCULATIONS AND NFPA 13."},{"number":"CP-2025-004754","date":"2025-11-03","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF A TWO (2) STORY ADDITION ABOVE THE EXISTING ONE (1) STORY ATTACHED STRUCTURE. FOR USE AS A VACANT COMMERCIAL SPACE AT THE FIRST FLOOR LEVEL AND MULTI-FAMILY HOUSEHOLD LIVING CONTAINING FOUR (4) DWELLING UNITS ON THE SECOND AND THIRD FLOOR LEVELS. BUILDING TO BE SPRINKLERED IN ACCORDANCE WITH NFPA 13 THROUGHOUT. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. **A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED WITHIN NINE (9) FEET OF THE BUILDING FACADE IN ACCORDANCE WITH SECTION 3306 OF THE 2018 IBC. SEPARATE BUILDING AND/OR STREETS DEPARTMENT PERMIT REQUIRED PRIOR TO THE START OF ANY WORK.**"},{"number":"FP-2025-002496","date":"2026-02-05","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF AN AUTOMATIC WET SPRINKLER SYSTEM THROUGHOUT A THREE (3) STORY MIXED-USE BUILDING TO INCLUDE A TWO (2) INCH FIRE SERVICE LINE AND A TWO (2) INCH BACKFLOW PREVENTER. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH NFPA 13 BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA. SEE CP-2025-004754 FOR ASSOCIATED BUILDING PERMIT."},{"number":"EP-2025-011867","date":"2026-02-05","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"Install 400 amp service with grounding. Wire throughout. Install lighting, receptacles, switches, smoke/CO alarms, and provide power to equipment as per 2017 NEC. *** No fire alarm.***"},{"number":"PP-2025-016377","date":"2026-02-24","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"plumbing per plan"},{"number":"MP-2025-006548","date":"2026-02-24","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF HVAC APPLIANCES, EQUIPMENT, DUCTWORK AND REGISTERS/DIFFUSERS PER APPROVED PLANS AND MANUFACTURER'S SPECIFICATIONS. *2018 IMC REVIEW*"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2023,"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":2025,"k":"viol","w":"6 L&I violations"},{"y":2025,"k":"insp","w":"Inspection failed ×4"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"New Construction"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"New Construction or Additions"},{"y":2026,"k":"permit","w":"Addition and/or Alterations"},{"y":2026,"k":"insp","w":"Inspection passed"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-25","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":["3 open L&I violations","failed L&I inspection activity in 2025"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"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":["9 permit events 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":"The record identifies more than one dwelling/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":"8 permits not marked completed: CP-2023-006496 (Expired), PP-2024-001708 (Expired), FP-2025-001413 (Expired), CP-2025-004754 (Issued), FP-2025-002496 (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":"violations","level":"attention","title":"3 open L&I violations","finding":"6 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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through May 20, 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":"mixed-use","level":"verify","title":"Residential and business space run on separate compliance tracks","finding":"OPA classifies this parcel as mixed-use.","why":"The zoning/use and occupancy file must cover the actual residential and commercial spaces. Dwelling units can require Rental Licenses and lead compliance; the operator can separately need an Activity License and sector license; installed fire systems can require annual certification.","action":"Match every dwelling and business use to the zoning permit, CO, current operator licenses, and life-safety filings.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"rental-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as mixed-use; no active Rental License row matched.","why":"A multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.","action":"Confirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"4 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Feb 6, 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":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as mixed-use. 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/"}]}