{"asOf":"2026-07-30T23:26:17.950Z","block":"1600-1699 W SUSQUEHANNA AVE","blockUrl":"https://philadelphia.blockreport.homes/block/1600-1699-w-susquehanna-ave","address":"1634 W SUSQUEHANNA AVE","parcelNumber":"871000437","source":"https://property.phila.gov/?p=871000437","ownerType":"investor","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"SR","buildingCodeNew":null,"buildingClass":"VACANT LAND RESIDE < ACRE","buildingClassNew":null,"useLabel":"Vacant lot","owner":"T&I DEVELOPMENT LLC","coOwner":null,"marketValue":65000,"landAssessment":13000,"improvementAssessment":52000,"livableArea":null,"yearBuilt":null,"lastSale":{"price":95000,"date":"2025-04-16T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2022-017834","date":"2022-03-16","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2022-04-08","resolution":"COMPLIED - BY ENFORCEMENT ACTION","latestInvestigationDate":"2022-04-11","underAppeal":false,"noticeUrl":null},{"number":"VI-2023-017956","date":"2023-03-23","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2023-04-13","resolution":"COMPLIED - BY ENFORCEMENT ACTION","latestInvestigationDate":"2023-04-17","underAppeal":false,"noticeUrl":null},{"number":"VI-2023-017955","date":"2023-03-23","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2023-04-13","resolution":"COMPLIED - BY ENFORCEMENT ACTION","latestInvestigationDate":"2023-04-17","underAppeal":false,"noticeUrl":null},{"number":"VI-2025-098370","date":"2025-12-19","code":"A-603.3/1","title":"TRADE OR PRACTICE","status":"COMPLIED","resolutionDate":"2026-01-12","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED","latestInvestigationDate":"2026-01-12","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=946242271&hash=70AF63533DB97A3C24F4503B74EAA2FA307ECDA5E7786035149ABDEB93DE9B00"}],"violationCases":[{"number":"CF-2022-021583","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2022-03-16","completedDate":"2022-04-11","noticeUrl":null,"violations":[{"number":"VI-2022-017834","date":"2022-03-16","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2022-04-08","resolution":"COMPLIED - BY ENFORCEMENT ACTION","latestInvestigationDate":"2022-04-11","underAppeal":false,"noticeUrl":null}]},{"number":"CF-2023-023813","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2023-03-23","completedDate":"2023-04-17","noticeUrl":null,"violations":[{"number":"VI-2023-017956","date":"2023-03-23","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2023-04-13","resolution":"COMPLIED - BY ENFORCEMENT ACTION","latestInvestigationDate":"2023-04-17","underAppeal":false,"noticeUrl":null},{"number":"VI-2023-017955","date":"2023-03-23","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2023-04-13","resolution":"COMPLIED - BY ENFORCEMENT ACTION","latestInvestigationDate":"2023-04-17","underAppeal":false,"noticeUrl":null}]},{"number":"CF-2025-135433","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"AUDITS AND INVESTIGATIONS INVESTIGATOR","status":"CLOSED","createdDate":"2025-12-19","completedDate":"2026-01-12","noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=946242271&hash=70AF63533DB97A3C24F4503B74EAA2FA307ECDA5E7786035149ABDEB93DE9B00","violations":[{"number":"VI-2025-098370","date":"2025-12-19","code":"A-603.3/1","title":"TRADE OR PRACTICE","status":"COMPLIED","resolutionDate":"2026-01-12","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED","latestInvestigationDate":"2026-01-12","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=946242271&hash=70AF63533DB97A3C24F4503B74EAA2FA307ECDA5E7786035149ABDEB93DE9B00"}]}],"violYears":[{"y":2022,"n":1,"worst":null},{"y":2023,"n":2,"worst":null},{"y":2025,"n":1,"worst":null}],"investigations":[{"caseNumber":"CF-2022-021583","date":"2022-03-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-021583","date":"2022-04-05","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-021583","date":"2022-04-11","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-023813","date":"2023-03-23","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-023813","date":"2023-04-17","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-135433","date":"2025-12-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-135433","date":"2026-01-12","type":null,"status":"PASSED"}],"inspYears":[{"y":2022,"fails":2,"passes":1},{"y":2023,"fails":1,"passes":1},{"y":2025,"fails":1,"passes":0},{"y":2026,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98666355903264,"lng":-75.16052820194994,"geom":{"type":"Polygon","coordinates":[[[-75.160481479,39.986750072],[-75.160520741,39.98657061],[-75.160575177,39.986577415],[-75.160535244,39.986756863],[-75.160481479,39.986750072]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19121","beds":null,"baths":null,"stories":null,"lotArea":1007,"zoning":"CMX2","grade":null,"basement":null,"heater":null,"centralAir":null,"extCond":null,"intCond":null,"garage":null,"homestead":false,"mail":"446 GERMANTOWN PIKE, LAFAYETTE HILL PA, 19444","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2026,"v":59400,"taxable":59400,"land":59400,"improvement":0,"taxableLand":59400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":65000,"taxable":65000,"land":13000,"improvement":52000,"taxableLand":13000,"taxableImprovement":52000,"exemptLand":0,"exemptImprovement":0}],"taxNow":831,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2022-008087","date":"2022-08-16","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"APPLICATION IS FOR A NEW CONSTRUCTION OF AN ATTACHED BUILDING WITH A ROOF DECK AND A ROOF ACCESS STRUCTURE (SIZE AND LOCATION AS SHOWN ON PLANS/APPLICATION)"},{"number":"CP-2023-003722","date":"2024-05-06","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF AN ATTACHED THREE (3) STORY STRUCTURE WITH ROOF ACCESS STRUCTURE FOR ACCESS TO AN OCCUPIABLE ROOF DECK. STRUCTURE FOR USE AS TWO-FAMILY HOUSEHOLD LIVING (2) DWELLING UNITS AND VACANT COMMERCIAL (B OCCUPANCY) IN THE BASEMENT AND GROUND FLOORS. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. *EXCAVATION INCLUDED WITH THIS PERMIT - SEPARATE PERMIITS TO BE OBTAINED FOR ALL OTHER WORK. *A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED WITHIN 8 FEET (1/4TH OF HEIGHT OF BUILDING) 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.** ** BUILDING IS FULLY SPRINKLERED IN ACCORDANCE WITH NFPA 13 (BASEMENT & GROUND FLOORS) AND NFPA 13R (SECOND & THIRD FLOORS)."},{"number":"SP-2023-000863","date":"2024-05-10","work":"Excavation","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Issued","completedDate":null,"scope":"Site / Utility Permit for CP-2023-003722"},{"number":"FP-2025-001640","date":"2025-08-14","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13 THROUGHOUT THE VACANT COMMERCIAL SPACE AND NFPA 13R THROUGHOUT RESIDENTIAL SPACES TO INCLUDE 2\" MAIN FIRE SERVICE LINE WITH 2\" WILKINS 950XLT2 BACKFLOW PREVENTION ASSEMBLY AND FIRE SYSTEM. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK."},{"number":"PP-2025-010389","date":"2025-08-21","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"Installing 1\" Water Service, 5\" Curb Trap, 4\" Main Drain, 4\" Fresh Air inlet Installing 19 Fixtures 3 Hot Water Service 2 Kitchen Sink 2 Washer Machines 4 Toilets 4 Lavs 4 Shower/Tubs"},{"number":"EP-2025-007660","date":"2025-09-09","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2026-01-30","scope":"Install 400 amp main service with grounding and sub feeders for 2 apartments and vacant commercial space. Install (1) 200 amp panel, (2) 125 amp panels, and (1) 100 amp landlord panel. Wiring throughout. Install light fixtures, receptacles, switches, hard-wire smoke alarms, emergency/exit lighting as per 2017 NEC. Rough and trim out the entire fire alarm system as per 2016 NFPA 72."}],"storyTag":"New construction","storyDelta":1.11,"timeline":[{"y":2022,"k":"permit","w":"New construction, addition, GFA change"},{"y":2023,"k":"viol","w":"2 L&I violations"},{"y":2023,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"Excavation"},{"y":2025,"k":"sale","p":95000},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2025,"k":"insp","w":"Inspection failed"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"New Construction or Additions"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2026,"k":"insp","w":"Inspection passed"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-29","signals":[{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 3 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2025","permit activity in 2025"],"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":"4 permits not marked completed: CP-2023-003722 (Issued), SP-2023-000863 (Issued), FP-2025-001640 (Issued), PP-2025-010389 (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":"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, 3 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jan 12, 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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"3 fire/suppression-related permits matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","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 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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 4 historical violations across 3 cases.","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/"}]}