{"asOf":"2026-07-26T03:36:14.767Z","block":"4400-4499 LANCASTER AVE","blockUrl":"https://philadelphia.blockreport.homes/block/4400-4499-lancaster-ave","address":"4434 LANCASTER AVE","parcelNumber":"871067850","source":"https://property.phila.gov/?p=871067850","ownerType":"investor","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"Y50","buildingCodeNew":"821","buildingClass":"STR/OFF+APT 3 STY MASONRY","buildingClassNew":"ROW MIXED-COM/RES-BLT AS COM","useLabel":"Apartment building","owner":"M&R INVESTMENT LLC","coOwner":null,"marketValue":134100,"landAssessment":26800,"improvementAssessment":107300,"livableArea":3726,"yearBuilt":1920,"lastSale":{"price":53000,"date":"2018-03-14T04:00:00Z"},"openViolations":0,"violations":[{"number":"4675756","date":"2018-05-16","code":"A-504.1/3","title":"SWO- CONSTR W/O BLDG PERMIT","status":"RESOLVE","resolutionDate":null,"resolution":null},{"number":"4943308","date":"2018-05-16","code":"PM15-304.1I","title":"EXTERIOR STRUCT UNSAFE COND 9","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4943307","date":"2018-05-16","code":"PM15-304.1H","title":"EXTERIOR STRUCT UNSAFE COND 8","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4943306","date":"2018-05-16","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4943305","date":"2018-05-16","code":"PM15-110.1","title":"ID STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4943304","date":"2018-05-16","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"634205","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DW","status":"CLOSED","createdDate":"2018-05-16","completedDate":"2019-04-17","violations":[{"number":"4675756","date":"2018-05-16","code":"A-504.1/3","title":"SWO- CONSTR W/O BLDG PERMIT","status":"RESOLVE","resolutionDate":null,"resolution":null}]},{"number":"634281","type":"IMMINENTLY DANGEROUS","priority":"IMMINENTLY DANGEROUS","responsibility":"CSU","status":"CLOSED","createdDate":"2018-05-17","completedDate":"2019-04-17","violations":[{"number":"4943308","date":"2018-05-16","code":"PM15-304.1I","title":"EXTERIOR STRUCT UNSAFE COND 9","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4943307","date":"2018-05-16","code":"PM15-304.1H","title":"EXTERIOR STRUCT UNSAFE COND 8","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4943306","date":"2018-05-16","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4943305","date":"2018-05-16","code":"PM15-110.1","title":"ID STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4943304","date":"2018-05-16","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2018,"n":6,"worst":"EXTERIOR STRUCT UNSAFE COND 9"}],"investigations":[{"caseNumber":"634281","date":"2018-05-16","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"634205","date":"2018-05-16","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"634205","date":"2018-05-17","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"634281","date":"2019-02-04","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"634281","date":"2019-04-17","type":"CSUINITIAL","status":"PASSED"}],"inspYears":[{"y":2018,"fails":2,"passes":0},{"y":2019,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.969265116375546,"lng":-75.21259389456317,"geom":{"type":"Polygon","coordinates":[[[-75.212497027,39.969308116],[-75.212646863,39.969154988],[-75.212669955,39.969325383],[-75.21265025,39.969268464],[-75.212602906,39.969279588],[-75.212607494,39.969331771],[-75.212544442,39.969339404],[-75.212497027,39.969308116]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19104","beds":null,"baths":null,"stories":3,"lotArea":1418,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"7","intCond":"7","garage":null,"homestead":false,"mail":"56 COUNTY LINE DR, PHILADELPHIA PA, 19115","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR SIX (6) FAMILY DWELLING (MULTI-FAMILY DWELLING) IN AN EXISTING STRUCTURE.","status":"OPEN","outcome":"Denied","date":"2019-10-23","number":"38020","relatedPermit":"980954"},{"type":"ZBA Permit Denial - Variance","grounds":"COMMERCIAL USE ON FIRST FLOOR (USE REGISTRATION REQUIRED PRIOR TO OCCUPANCY), TWO (2) SINGLE FAMILY DWELLINGS ON SECOND FLOOR, TWO (2) SINGLE FAMILY DWELLINGS ON THE THIRD FLOOR(TOTAL FOUR DWELLING UNITS)","status":"Completed","outcome":"Granted with conditions","date":"2020-12-16","number":"ZP-2020-003039","relatedPermit":"ZP-2020-003039"}],"taxYears":[{"year":2015,"total":4122.47,"principal":3236.1,"interest":339.79,"penalty":226.53},{"year":2016,"total":3764.83,"principal":3380.52,"interest":50.7,"penalty":33.81}],"taxNet":7887.3,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":210000,"taxable":210000,"land":21300,"improvement":188700,"taxableLand":21300,"taxableImprovement":188700,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":210000,"taxable":210000,"land":21300,"improvement":188700,"taxableLand":21300,"taxableImprovement":188700,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":157200,"taxable":157200,"land":31440,"improvement":125760,"taxableLand":31440,"taxableImprovement":125760,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":161900,"taxable":161900,"land":31927,"improvement":129973,"taxableLand":31927,"taxableImprovement":129973,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":163500,"taxable":163500,"land":32243,"improvement":131257,"taxableLand":32243,"taxableImprovement":131257,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":163500,"taxable":163500,"land":32243,"improvement":131257,"taxableLand":32243,"taxableImprovement":131257,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":163500,"taxable":163500,"land":32243,"improvement":131257,"taxableLand":32243,"taxableImprovement":131257,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":135600,"taxable":135600,"land":27120,"improvement":108480,"taxableLand":27120,"taxableImprovement":108480,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":135600,"taxable":108480,"land":27120,"improvement":108480,"taxableLand":27120,"taxableImprovement":81360,"exemptLand":0,"exemptImprovement":27120},{"y":2025,"v":103500,"taxable":62100,"land":20700,"improvement":82800,"taxableLand":20700,"taxableImprovement":41400,"exemptLand":0,"exemptImprovement":41400},{"y":2026,"v":103500,"taxable":62100,"land":20700,"improvement":82800,"taxableLand":20700,"taxableImprovement":41400,"exemptLand":0,"exemptImprovement":41400},{"y":2027,"v":134100,"taxable":134100,"land":26800,"improvement":107300,"taxableLand":26800,"taxableImprovement":107300,"exemptLand":0,"exemptImprovement":0}],"taxNow":869,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"297393","date":"2010-08-20","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2010-08-20","scope":"ADD BEAUTY SHOP TO EXISTING BARBER SHOP"},{"number":"875941","date":"2018-05-10","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"EXPIRED","completedDate":null,"scope":"INTERIOR DEMO OF NON LOAD BEARING WALLS ONLY NO STRUCTUAL WORK ON THIS PERMIT"},{"number":"879544","date":"2018-05-23","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":"2019-02-05","scope":"MAKE SAFE PERMIT- FOR TEMPORARY STABLIZATION IN ACCORDANCE WITH THE P.E. REPORT. ABUTTING SIDEWALK MUST BE CLOSED WITH FENCING A MINIMUM OF 6' IN HEIGHT. SEPARATE STREETS DEPARTMENT PERMIT REQUIRED FOR SIDEWALK CLOSURE. A SEPARATE PERMIT IS REQUIRED TO RESOLVE CASE #634281."},{"number":"925318","date":"2018-12-03","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-04-17","scope":"MAKE SAFE TO RESOLVE CASE # 634281- INSTALLTION OF STAR BOLTS, REBUILDING NEW SIDE WALL AND NEW CONCRETE BASE ON TOP OF EXISTING STONE FOUNDATION WALL, NEW WOOD-FRAME WALLS TO EXISTING BRICK WALLS, REPLACEMENT OF JOISTS AND TEMPORARY SHORING WHERE NECESSARY, AS PER APPROVED PLANS AND ENGINEER'S REPORT. ABUTTING SIDEWALK MUST BE CLOSED WITH FENCING A MINIMUM OF 8' IN HEIGHT. SEPARATE STREETS DEPARTMENT PERMIT REQUIRED FOR SIDEWALK CLOSURE. A SEPARATE PERMIT IS REQUIRED FOR ANY ADDITIONAL ALTERATIONS THAT ARE NOT SPECIFICALLY ADDRESSED ON CASE #662439. 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":"ZP-2020-003039","date":"2020-09-29","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Multi-Family"},{"number":"CP-2024-003121","date":"2024-06-27","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"LEVEL II ALTERATIONS WITH PARTIAL CHANGE OF OCCUPANCY TO CREATE A SHELL COMMERCIAL SPACE (USE REGISTRATION & FIT-OUT PERMITS REQUIRED PRIOR TO OCCUPANCY) AND THREE (3) DWELLING UNITS IN AN EXISTING THREE (3) STORY BUILDING AS PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED PER NFPA 13. *2018 IEBC REVIEW* **SEPARATE PERMITS REQUIRED FOR ANY MEP OR FIRE SUPPRESSION WORK**"},{"number":"MP-2024-003200","date":"2024-11-04","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF A NEW HVAC SYSTEMS, ASSOCIATED DUCT WORK, ROOFTOP UNITS, DUCTLESS SYSTEMS, AND REGISTERS/DIFFUSERS AS PER APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR ELECTRICAL, PLUMBING, FIRE SUPPRESSION."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2010,"k":"permit","w":"Use"},{"y":2018,"k":"permit","w":"Demolition"},{"y":2018,"k":"permit","w":"Major alteration"},{"y":2018,"k":"viol","w":"6 L&I violations incl EXTERIOR STRUCT UNSAFE COND 9"},{"y":2018,"k":"insp","w":"Inspection failed ×2"},{"y":2018,"k":"permit","w":"Major alteration"},{"y":2019,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2019,"k":"appeal","w":"Appeal denied"},{"y":2020,"k":"permit","w":"Change of Use"},{"y":2020,"k":"appeal","w":"Appeal granted with conditions"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"}],"rented":false,"licenses":[{"number":"213916","type":"Rental","status":"Inactive","businessName":"CLEAZARTICIES HUNTER","legalName":"CLEAZARTICIES HUNTER","address":"4434 LANCASTER AVE","revenueCode":"3202","rentalCategory":null,"units":3,"issuedDate":"2004-04-17","latestIssueDate":"2004-04-17","expirationDate":"2005-02-28","inactiveDate":"2012-12-22"}],"licenseActivity":[{"number":"213916","type":"Rental","businessName":"CLEAZARTICIES HUNTER","legalName":"CLEAZARTICIES HUNTER","issuedDate":"2004-04-17","latestIssueDate":"2004-04-17","closureDate":"2012-12-22","expirationDate":"2005-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #38020: OPEN · Denied; related permit 980954. Use permit #297393: COMPLETED.","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: 875941 (EXPIRED), 879544 (EXPIRED), CP-2024-003121 (Issued), MP-2024-003200 (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":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 6 historical violations across 2 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, 1 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Apr 17, 2019.","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":"2 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":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"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/"}]}