{"asOf":"2026-07-24T21:52:16.989Z","block":"7700-7799 TORRESDALE AVE","blockUrl":"https://philadelphia.blockreport.homes/block/7700-7799-torresdale-ave","address":"7700 TORRESDALE AVE","parcelNumber":"871000397","source":"https://property.phila.gov/?p=871000397","ownerType":"investor","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"T30","buildingCodeNew":"822","buildingClass":"ROW B/OFF-STR 2 STY MASON","buildingClassNew":"BSMTRETAIL MXD-COM/RES-BA RES","useLabel":"Mixed-use","owner":"7700 TORRESDALE AVENUE CORP","coOwner":null,"marketValue":271000,"landAssessment":54200,"improvementAssessment":216800,"livableArea":2337,"yearBuilt":1945,"lastSale":{"price":225000,"date":"2024-01-12T05:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2023-069979","date":"2023-09-14","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2024-04-15","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-069980","date":"2023-09-14","code":"PM15-305.1","title":"INTERIOR UNSAFE GENERAL","status":"COMPLIED","resolutionDate":"2024-04-15","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2024-026824","date":"2024-04-18","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2024-05-24","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-084721","date":"2025-10-27","code":"A-301.1/4","title":"ALTER INTERIOR PORTION","status":"COMPLIED","resolutionDate":"2026-02-09","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2025-084722","date":"2025-10-27","code":"A-301.1/50","title":"NEW ELECTRICAL WIRING","status":"COMPLIED","resolutionDate":"2026-02-09","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2025-084723","date":"2025-10-27","code":"A-301.1/54","title":"NEW PLUMBING","status":"COMPLIED","resolutionDate":"2026-02-09","resolution":"COMPLIED - PERMIT OBTAINED"}],"violationCases":[{"number":"CF-2023-095007","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2023-09-14","completedDate":"2024-04-15","violations":[{"number":"VI-2023-069979","date":"2023-09-14","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2024-04-15","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-069980","date":"2023-09-14","code":"PM15-305.1","title":"INTERIOR UNSAFE GENERAL","status":"COMPLIED","resolutionDate":"2024-04-15","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2024-032679","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2024-04-18","completedDate":"2024-05-24","violations":[{"number":"VI-2024-026824","date":"2024-04-18","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2024-05-24","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2025-117953","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CONSTRUCTION COMPLAINT INVESTIGATOR","status":"CLOSED","createdDate":"2025-10-27","completedDate":"2026-02-09","violations":[{"number":"VI-2025-084721","date":"2025-10-27","code":"A-301.1/4","title":"ALTER INTERIOR PORTION","status":"COMPLIED","resolutionDate":"2026-02-09","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2025-084722","date":"2025-10-27","code":"A-301.1/50","title":"NEW ELECTRICAL WIRING","status":"COMPLIED","resolutionDate":"2026-02-09","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2025-084723","date":"2025-10-27","code":"A-301.1/54","title":"NEW PLUMBING","status":"COMPLIED","resolutionDate":"2026-02-09","resolution":"COMPLIED - PERMIT OBTAINED"}]}],"violYears":[{"y":2023,"n":2,"worst":"UNSAFE STRUCTURE"},{"y":2024,"n":1,"worst":null},{"y":2025,"n":3,"worst":null}],"investigations":[{"caseNumber":"CF-2023-095007","date":"2023-09-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-095007","date":"2024-04-15","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-032679","date":"2024-04-18","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-032679","date":"2024-05-24","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-117953","date":"2025-10-27","type":null,"status":"FAILED"}],"inspYears":[{"y":2023,"fails":1,"passes":0},{"y":2024,"fails":1,"passes":2},{"y":2025,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.033475206062754,"lng":-75.02917509945635,"geom":null,"liDistrict":"EAST","certifications":[{"number":"BC-2022-006524","type":"Fire Alarm Certification","inspectionDate":"2022-02-25","result":"Certified","expirationDate":"2023-02-25","buildingId":"1326274"},{"number":"BC-2023-008694","type":"Fire Alarm Certification","inspectionDate":"2023-04-17","result":"Certified","expirationDate":"2024-04-17","buildingId":"1326274"},{"number":"BC-2024-024476","type":"Fire Alarm Certification","inspectionDate":"2024-08-25","result":"Certified","expirationDate":"2025-08-25","buildingId":"1326274"},{"number":"BC-2025-021197","type":"Fire Alarm Certification","inspectionDate":"2025-08-10","result":"Certified","expirationDate":"2026-08-10","buildingId":"1326274"},{"number":"BC-2026-018839","type":"Fire Alarm Certification","inspectionDate":"2026-07-02","result":"Certified","expirationDate":"2027-07-02","buildingId":"1326274"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19136","beds":null,"baths":null,"stories":3,"lotArea":1543,"zoning":"CMX1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"3916 N 5TH ST, PHILADELPHIA PA, 19140","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2024,"v":237400,"taxable":237400,"land":21323,"improvement":216077,"taxableLand":21323,"taxableImprovement":216077,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":237400,"taxable":237400,"land":21323,"improvement":216077,"taxableLand":21323,"taxableImprovement":216077,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":237400,"taxable":237400,"land":21323,"improvement":216077,"taxableLand":21323,"taxableImprovement":216077,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":271000,"taxable":271000,"land":54200,"improvement":216800,"taxableLand":54200,"taxableImprovement":216800,"exemptLand":0,"exemptImprovement":0}],"taxNow":3323,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"CP-2024-001154","date":"2024-03-13","work":"Commercial Make Safe Permit","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-04-02","scope":"MAKE SAFE PERMIT TO RESOLVE CASE VIOLATION # CF-2023-095007 TO REPAIR DAMAGE CAUSED BY FIRE AS PER THE ENGINEER'S REPORT AND APPROVED ENGINEER PLANS. A SEPARATE PERMIT IS REQUIRED FOR ANY ADDITIONAL ALTERATIONS THAT ARE NOT SPECIFICALLY ADDRESSED ON CASE #CF-2023-095007. ABUTTING SIDEWALK MUST BE CLOSED WITH FENCING A MINIMUM OF 6’ IN HEIGHT. SEPARATE STREETS DEPARTMENT PERMIT REQUIRED FOR SIDEWALK CLOSURE. “IN ACCORDANCE WITH CODE BULLETIN PM-1801, A PA PROFESSIONAL ENGINEER IS REQUIRED TO MONITOR REPAIRS MADE UNDER THIS PERMIT. THE ENGINEER MUST SUBMIT A SEALED STATEMENT TO THE DEPARTMENT CONFIRMING THAT THE STRUCTURE IS IN SOUND CONDITION AT COMPLETION.”"},{"number":"CP-2024-002168","date":"2024-05-05","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"LEVEL II INTERIOR ALTERATIONS (NO CHANGE OF OCCUPANCY) FOR RENOVATIONS TO EXISTING TWO (2) DWELLING UNITS (ABOVE EXISTING COMMERCIAL SPACE) AS PER APPROVED PLANS. EXISTING BUILDING NOT REQUIRED TO BE SPRINKLERED. *2018 IEBC REVIEW* **SEPARATE PERMITS REQUIRED FOR ANY MEP WORK**"},{"number":"EP-2024-004328","date":"2024-05-12","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"Wiring 2 apartments with outlets, lights, switches, fixtures, smoke/co detectors replace two 100amp breaker panels on existing 200amp service. FOR RENOVATIONS TO EXISTING TWO (2) DWELLING UNITS (ABOVE EXISTING COMMERCIAL SPACE)"},{"number":"PP-2024-007469","date":"2024-05-23","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"Install new fixtures for 2nd & 3rd floors 2-wc 2-lav 2-shower/tub 2-ks"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2023,"k":"viol","w":"2 L&I violations incl UNSAFE STRUCTURE"},{"y":2023,"k":"insp","w":"Inspection failed"},{"y":2024,"k":"sale","p":225000},{"y":2024,"k":"permit","w":"Commercial Make Safe Permit"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2024,"k":"viol","w":"L&I violation"},{"y":2024,"k":"insp","w":"L&I: 1 failed, 2 passed"},{"y":2025,"k":"viol","w":"3 L&I violations"},{"y":2025,"k":"insp","w":"Inspection failed"}],"rented":false,"licenses":[{"number":"251670","type":"Rental","status":"Inactive","businessName":"DAVID J DELLACROCE","legalName":"DAVID J DELLACROCE","address":"7700 TORRESDALE AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2004-03-11","latestIssueDate":"2023-03-23","expirationDate":"2024-02-29","inactiveDate":"2024-04-29"}],"licenseActivity":[{"number":"251670","type":"Rental","businessName":"DAVID J DELLACROCE","legalName":"DAVID J DELLACROCE","issuedDate":"2004-03-11","latestIssueDate":"2023-03-23","closureDate":"2024-04-29","expirationDate":"2024-02-29","inactiveDate":"2024-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 4 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2024","permit activity in 2024"],"caveat":"This does not show that the property is listed or that a sale 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":"3 permits not marked completed: CP-2024-002168 (Issued), EP-2024-004328 (Issued), PP-2024-007469 (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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 6 historical violations across 3 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":"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":"3 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Oct 27, 2025.","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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Jul 2, 2027","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/"}]}