{"asOf":"2026-07-31T14:39:59.409Z","block":"900-999 W SUSQUEHANNA AVE","blockUrl":"https://philadelphia.blockreport.homes/block/900-999-w-susquehanna-ave","address":"900 W SUSQUEHANNA AVE","parcelNumber":"871000589","source":"https://property.phila.gov/?p=871000589","ownerType":"absentee","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"SR","buildingCodeNew":"821","buildingClass":"VACANT LAND RESIDE < ACRE","buildingClassNew":"ROW MIXED-COM/RES-BLT AS COM","useLabel":"Mixed-use","owner":"UNVER MUHAMMED M","coOwner":null,"marketValue":75300,"landAssessment":75300,"improvementAssessment":0,"livableArea":2430,"yearBuilt":2023,"lastSale":{"price":75000,"date":"2021-01-15T05:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2022-067053","date":"2022-09-06","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2022-11-05","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2022-11-05","underAppeal":false,"noticeUrl":null},{"number":"VI-2022-067054","date":"2022-09-06","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2022-11-05","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2022-11-05","underAppeal":false,"noticeUrl":null}],"violationCases":[{"number":"CF-2022-091361","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2022-09-06","completedDate":"2022-11-05","noticeUrl":null,"violations":[{"number":"VI-2022-067053","date":"2022-09-06","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2022-11-05","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2022-11-05","underAppeal":false,"noticeUrl":null},{"number":"VI-2022-067054","date":"2022-09-06","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2022-11-05","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2022-11-05","underAppeal":false,"noticeUrl":null}]}],"violYears":[{"y":2022,"n":2,"worst":null}],"investigations":[{"caseNumber":"CF-2022-091361","date":"2022-09-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-091361","date":"2022-11-05","type":null,"status":"PASSED"}],"inspYears":[{"y":2022,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98503386391759,"lng":-75.14792775365183,"geom":null,"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19122","beds":null,"baths":null,"stories":null,"lotArea":1020,"zoning":"CMX2","grade":"1","basement":null,"heater":null,"centralAir":null,"extCond":null,"intCond":null,"garage":null,"homestead":false,"mail":"829 BEECHWOOD AVE, CHERRY HILL NJ, 08002","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2026,"v":103000,"taxable":103000,"land":103000,"improvement":0,"taxableLand":103000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":75300,"taxable":75300,"land":75300,"improvement":0,"taxableLand":75300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0}],"taxNow":1442,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2021-005125","date":"2021-10-21","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH ROOF DECK AND ROOF DECK ACCESS STRUCTURES (TO ENCLOSE STAIRS AND LANDINGS ONLY). SIZE AND LOCATION AS SHOWN ON PLANS."},{"number":"CP-2021-006012","date":"2021-12-16","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"**AMENDED AS OF 1.27.2022 FOR THE INCLUSIONS OF UNDERPINNING WORK AND SPECIAL INSPECTIONS.** **Amended as of 07/20/2023 for change to special inspection agency.** **Amendment dated 11/6/2023 to revise floor plans with minor changes to floor layouts.** For the erection of a new, three (3) story attached structure (w/roof deck and pilot house enclosing access stairs only), to be used as Vacant Commercial Space at basement and first floor (separate use registration and fit-out/CO permit(s) required prior to occupancy), and Group R-3 (Two-Family Dwelling) at the 2nd-3rd floors and roof deck (accessible from 3rd floor unit only), as per plans; separate permits required for all MEP/FSP work; building to be fully sprinklered throughout in accordance with NFPA 13, and a fire alarm system installed in accordance with NFPA 72 (w/o manual pull boxes and w/occupant notification appliances activating upon sprinkler flow); if field conditions vary, contact design engineer prior to the start of any work; covered walkway or sidewalk closure shall be required within 10.5 feet of the building facade in accordance with Section 3306 in the 2018 IBC (separate building and/or Streets Department permit required prior to start of any work); a site safety plan shall be submitted to the building inspector prior to the start of any construction; work includes underpinning of adjacent property 902 W SUSQUEHANNA AVE; see ZP-2021-005125 for zoning/use approval; see SR-2021-004906 for work within the public right-of-way."},{"number":"FP-2023-001539","date":"2023-08-15","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 BUILDING TO INCLUDE 2\" MAIN FIRE SERVICE LINE WITH A 2-1/2\" AMES 2000SS BACKFLOW PREVENTION ASSEMBLY AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"PP-2023-013935","date":"2023-10-18","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-12-18","scope":"Install of Two (2) 1\" Water Distribution Lines, (1) 6\" Combined Sewer/Storm Line. CT, FAI & MD."},{"number":"PP-2023-015255","date":"2023-12-29","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"INSTALL 5 WATER CLOSETS, 5 LAVATORIES, 4 SHOWER/TUBS, 2 HUB DRAINS, 1 FLOOR DRAIN, 1 EJECTOR SUMP PUMP, 2 WASHING MACHINE BOXES, 2 KITCHEN SINKS, 1 STORM DRAIN, 1 AREA DRAIN, 1 BACKWATER VALVE, 3 HOT WATER HEATERS AND 1 BACKFLOW PREVENTER ACCORDING TO THE 2018 PPC AND PER PLANS."},{"number":"EP-2024-001515","date":"2024-03-05","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-07-12","scope":"INSTALL A 400 AMP SERVICE, (4) GANG METER BANK, (1) 200 AMP PANEL & FEEDER, (3) 100 AMP PANELS & FEEDERS. INSTALL WIRING THROUGHOUT THE COMMON AREAS, COMMERCIAL SPACE, & TWO DWELLING UNITS. INSTALL LIGHTS NORMAL & EMERGENCY, SWITCHES, SENSORS, RECEPTACLES, SMOKE & CARBON MONOXIDE ALARMS. PROVIDE POWER FOR THE MECHANICAL & HVAC EQUIPMENT. INSTALL A NEW FIRE ALARM SYSTEM THROUGHOUT. ALL WORK IN ACCORDANCE WITH THE 2017 NEC."},{"number":"MP-2024-002216","date":"2024-06-02","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"INSTALLATION OF HVAC SYSTEM FOR NEW CONSTRUCTION MIXED USE BUILDING AS PER APPROVED PLANS. *2018 IMC REVIEW*"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2020,"k":"land","p":64000},{"y":2021,"k":"land","p":75000},{"y":2021,"k":"permit","w":"New construction, addition, GFA change"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2022,"k":"viol","w":"2 L&I violations"},{"y":2022,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"New Construction or Additions"},{"y":2023,"k":"permit","w":"New Construction or Additions"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"New Construction"}],"rented":false,"licenses":[{"number":"274838","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"SHIRLEY M BURROUGHS","legalName":"SHIRLEY M BURROUGHS","address":"900 W SUSQUEHANNA AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"1997-04-24","latestIssueDate":"1997-04-24","expirationDate":"1998-02-28","inactiveDate":"2012-12-22"}],"licenseActivity":[{"number":"274838","type":"Vacant Residential Property / Lot","businessName":"SHIRLEY M BURROUGHS","legalName":"SHIRLEY M BURROUGHS","issuedDate":"1997-04-24","latestIssueDate":"1997-04-24","closureDate":"2012-12-22","expirationDate":"1998-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-30","signals":[{"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":["5 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":"4 permits not marked completed: CP-2021-006012 (Issued), FP-2023-001539 (Issued), PP-2023-015255 (Issued), MP-2024-002216 (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":"1 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Nov 5, 2022.","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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #274838: Inactive since Dec 22, 2012","why":"A license record proves the licensed activity existed at that time. An inactive or expired license does not establish that the business still operates—or that it may legally reopen under the same use.","action":"If business income matters, verify the current tenant, use registration, and active license in eCLIPSE.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/licenses/business-licenses/"},{"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 2 historical violations across 1 case.","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/"}]}