{"asOf":"2026-07-23T20:14:56.800Z","block":"2000-2099 HAINES ST","blockUrl":"https://philadelphia.blockreport.homes/block/2000-2099-haines-st","address":"2000 HAINES ST","parcelNumber":"871000462","source":"https://property.phila.gov/?p=871000462","ownerType":"absentee","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"S30","buildingCodeNew":"820","buildingClass":"ROW W/OFF STR 2 STY MASON","buildingClassNew":"ROW MIXED-COM/RES-BLT AS RES","useLabel":"Mixed-use","owner":"STRATFORD AARON","coOwner":null,"marketValue":145900,"landAssessment":29100,"improvementAssessment":116800,"livableArea":1824,"yearBuilt":1925,"lastSale":{"price":265000,"date":"2021-04-22T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.05834264202574,"lng":-75.15092457825168,"geom":{"type":"Polygon","coordinates":[[[-75.150878964,40.05845078],[-75.150911277,40.058221722],[-75.150965345,40.058223155],[-75.150944611,40.058457182],[-75.150878964,40.05845078]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2025-025599","type":"Fire Alarm Certification","inspectionDate":"2025-04-29","result":"Certified","expirationDate":"2026-04-29","buildingId":"1129054"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19138","beds":null,"baths":null,"stories":2,"lotArea":1602,"zoning":"RSA5","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"2438 N 32ND ST, PHILADELPHIA PA, 19132","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"***Must Be Heard\n\nPERMIT FOR A GROUP DAY CARE ON 1ST FLOOR WITH EXISTING SINGLE-FAMILY DWELLING ABOVE IN AN EXISTING ATTACHED STRUCTURE (CREATES A CONDITION OF MULTIPLE MAIN USES ON A LOT). \n\nThe permit for the above location cannot be issu","status":"Completed","outcome":"Granted","date":"2024-01-04","number":"ZP-2022-006495","relatedPermit":"ZP-2022-006495"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2026,"v":106100,"taxable":106100,"land":15915,"improvement":90185,"taxableLand":15915,"taxableImprovement":90185,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":145900,"taxable":145900,"land":29100,"improvement":116800,"taxableLand":29100,"taxableImprovement":116800,"exemptLand":0,"exemptImprovement":0}],"taxNow":1485,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2022-006495","date":"2023-11-15","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Child Care - Group Child Care; Residential - Household Living - Single-Family"},{"number":"AP-2024-000558","date":"2025-02-18","work":"Certificate of Occupancy (CO) (may inclu…","type":"Administrative","description":"Administrative Permit","status":"Completed","completedDate":"2025-05-14","scope":"FOR A CERTIFICATE OF OCCUPANCY FOR A DAY CARE ON THE GROUND FLOOR OF AN EXISTING STRUCTURE. NO ALTERATIONS APPROVED ON THIS PERMIT. THE BUILDING SHALL COMPLY WITH THE PHILADELPHIA PROPERTY MAINTENANCE AND FIRE CODES PRIOR TO OCCUPANCY. SEPARATE PERMITS REQUIRED FOR ALTERATIONS."},{"number":"PP-2025-015455","date":"2025-12-02","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2026-06-03","scope":"Replace 5\" curb trap with fresh air inlet."}],"storyTag":"Improved","storyDelta":8.81,"timeline":[{"y":2011,"k":"sale","p":27000},{"y":2021,"k":"sale","p":265000},{"y":2023,"k":"permit","w":"Change of Use"},{"y":2024,"k":"appeal","w":"Appeal granted"},{"y":2025,"k":"permit","w":"Certificate of Occupancy (CO) (may inclu…"},{"y":2025,"k":"permit","w":"Alterations"}],"rented":false,"licenses":[{"number":"655786","type":"Rental","status":"Inactive","businessName":"DARIUS ARCHIBALD","legalName":"DARIUS ARCHIBALD","address":"2000 HAINES ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2015-02-20","latestIssueDate":"2017-06-16","expirationDate":"2017-04-30","inactiveDate":"2016-06-29"},{"number":"872738","type":"Rental","status":"Inactive","businessName":"Aaron Stratford","legalName":"Aaron Stratford","address":"2000 HAINES ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2021-07-12","latestIssueDate":"2023-11-06","expirationDate":"2024-07-11","inactiveDate":"2024-09-09"},{"number":"0988355","type":"Food Preparing and Serving","status":"Active","businessName":"Child of Mind LLC (CHILD OF MIND)","legalName":"Child of Mind LLC","address":"2000 HAINES ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2025-09-09","latestIssueDate":"2025-09-09","expirationDate":"2026-09-08","inactiveDate":null}],"licenseActivity":[{"number":"0988355","type":"Food Preparing and Serving","businessName":"Child of Mind LLC (CHILD OF MIND)","legalName":"Child of Mind LLC","issuedDate":"2025-09-09","latestIssueDate":"2025-09-09","closureDate":null,"expirationDate":"2026-09-08","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"872738","type":"Rental","businessName":"Aaron Stratford","legalName":"Aaron Stratford","issuedDate":"2021-07-12","latestIssueDate":"2023-11-06","closureDate":"2024-09-09","expirationDate":"2024-07-11","inactiveDate":"2024-09-09","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"655786","type":"Rental","businessName":"DARIUS ARCHIBALD","legalName":"DARIUS ARCHIBALD","issuedDate":"2015-02-20","latestIssueDate":"2017-06-16","closureDate":"2016-06-29","expirationDate":"2017-04-30","inactiveDate":"2016-06-29","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 3 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2021","permit activity in 2023, 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":"Appeal #ZP-2022-006495: Completed · Granted; related permit ZP-2022-006495.","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: PP-2025-015455 (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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Apr 29, 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":"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":"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/"}]}