{"asOf":"2026-07-28T22:49:37.479Z","block":"2300-2399 FAIRMOUNT AVE","blockUrl":"https://philadelphia.blockreport.homes/block/2300-2399-fairmount-ave","address":"2323 FAIRMOUNT AVE","parcelNumber":"871089150","source":"https://property.phila.gov/?p=871089150","ownerType":"investor","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"S50","buildingCodeNew":"821","buildingClass":"ROW W/OFF STR 3 STY MASON","buildingClassNew":"ROW MIXED-COM/RES-BLT AS COM","useLabel":"Mixed-use","owner":"OU SALON LLC","coOwner":null,"marketValue":657300,"landAssessment":131460,"improvementAssessment":525840,"livableArea":1980,"yearBuilt":1920,"lastSale":{"price":496000,"date":"2013-10-01T04:00:00Z"},"openViolations":0,"violations":[{"number":"3674410","date":"2015-08-12","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3683287","date":"2015-08-27","code":"A-504.7/3","title":"SWO- PERSON ALLOWED ACT CONTIN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3486032","date":"2015-03-04","code":"A-501.1/5","title":"LISTED CONDIT DOES NOT COMPLY","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3674364","date":"2015-03-04","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"497009","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DCC","status":"CLOSED","createdDate":"2015-08-12","completedDate":"2015-08-27","violations":[{"number":"3674410","date":"2015-08-12","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3683287","date":"2015-08-27","code":"A-504.7/3","title":"SWO- PERSON ALLOWED ACT CONTIN","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"567808","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"3486032","date":"2015-03-04","code":"A-501.1/5","title":"LISTED CONDIT DOES NOT COMPLY","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"534589","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"3674364","date":"2015-03-04","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2015,"n":4,"worst":null}],"investigations":[{"caseNumber":"497009","date":"2015-08-27","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"497009","date":"2015-08-27","type":"BP_BLDG","status":"CLOSED"}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.96755336992852,"lng":-75.17612113429044,"geom":{"type":"Polygon","coordinates":[[[-75.176090774,39.967466202],[-75.176156667,39.967467559],[-75.176151065,39.967643225],[-75.176085343,39.967636448],[-75.176090774,39.967466202]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2024-022814","type":"Fire Alarm Certification","inspectionDate":"2024-06-03","result":"Certified","expirationDate":"2025-06-03","buildingId":"1045781"},{"number":"BC-2025-017787","type":"Fire Alarm Certification","inspectionDate":"2025-06-12","result":"Certified","expirationDate":"2026-06-12","buildingId":"1045781"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19130","beds":null,"baths":null,"stories":null,"lotArea":1164,"zoning":"CMX2.5","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"1725 CAMBRIDGE STREET, PHILADELPHIA PA, 19130","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":304000,"taxable":304000,"land":27700,"improvement":276300,"taxableLand":27700,"taxableImprovement":276300,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":304000,"taxable":304000,"land":27700,"improvement":276300,"taxableLand":27700,"taxableImprovement":276300,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":447500,"taxable":447500,"land":89500,"improvement":358000,"taxableLand":89500,"taxableImprovement":358000,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":422100,"taxable":422100,"land":84420,"improvement":337680,"taxableLand":84420,"taxableImprovement":337680,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":426300,"taxable":426300,"land":85260,"improvement":341040,"taxableLand":85260,"taxableImprovement":341040,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":426300,"taxable":426300,"land":85260,"improvement":341040,"taxableLand":85260,"taxableImprovement":341040,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":426300,"taxable":426300,"land":85260,"improvement":341040,"taxableLand":85260,"taxableImprovement":341040,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":560200,"taxable":560200,"land":112000,"improvement":448200,"taxableLand":112000,"taxableImprovement":448200,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":560200,"taxable":560200,"land":112000,"improvement":448200,"taxableLand":112000,"taxableImprovement":448200,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":543100,"taxable":543100,"land":108620,"improvement":434480,"taxableLand":108620,"taxableImprovement":434480,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":543100,"taxable":543100,"land":108620,"improvement":434480,"taxableLand":108620,"taxableImprovement":434480,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":657300,"taxable":657300,"land":131460,"improvement":525840,"taxableLand":131460,"taxableImprovement":525840,"exemptLand":0,"exemptImprovement":0}],"taxNow":7602,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"69503","date":"2007-04-24","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2007-04-24","scope":"INSTALL FOLLOWING SIGNAGE - PER DWG. #6489, SHTS. #1 THRU #3 - (1) WALL PROJECTION @ 4FT. - (1) SET OF VINYL GRAPHICS"},{"number":"69504","date":"2007-05-02","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2007-10-31","scope":"INSTALL FOLLOWING SIGNAGE - PER DWG. #6489, SHTS. #1 THRU #3 - (1) WALL PROJECTION @ 4FT. - (1) SET OF VINYL GRAPHICS"},{"number":"164076","date":"2008-07-11","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2008-11-27","scope":"NEW 2\" STACK, 1 LAUNDRY TUB, 4 HAIR SINKS"},{"number":"508977","date":"2013-12-02","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2014-11-20","scope":"NTERIOR DEMOLITION OF NON LOAD BEARING WALLS AND CEILING ONLY. NO OTHER WORK ALLOWED UNDER THIS PERMIT. CONTACT STREETS DEPARTMENT FOR DUMPSTER PERMIT AND FOOTWAY CLOSURE."},{"number":"532183","date":"2014-04-23","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2014-04-23","scope":"EXISTING 3 STORY BUILDING REQUESTING A USE REGISTRATION CHANGE FOR A HAIR SALON WITH 3RD FLOOR OWNERS UNIT."},{"number":"550102","date":"2014-08-19","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2014-08-19","scope":"FOR THE CHANGE OF USE OF THE ENTIRE STRUCTURE TO BE USED AS PERSONAL SERVICES."},{"number":"534589","date":"2014-11-14","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"CLOSED","completedDate":null,"scope":"FOR LEVEL III ALTERATIONS TO AN EXISTING ATTACHED STRUCTURE TO INCLUDE INTERIOR DEMOLITION, ALTERATIONS, NEW FRONT FACADE, CREATION OF A MEZZANINE (IN LIEU OF A THIRD FLOOR) AND ACCESSIBLY UPGRADES. STRUCTURE FOR USE AS A SALON. SEPARATE PERMIT REQUIRED FOR PLUMBING, ELECTRICAL AND MECHANICAL. AMENDED PERMIT REQUIRED TO DOCUMENT SPECIAL INSPECTIONS. ALL WORK PER APPROVED PLANS."},{"number":"567808","date":"2014-11-14","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2015-08-27","scope":"FOR THE COMPLETE DEMOLITION OF THE FRONT FACADE OF AN EXISTING BUILDING ON SITE (ONE (1)- THREE(3) STORY STRUCTURE) AS SHOWN PER APPROVED PLANS AND SUBMITTED DOCUMENTATION SEALED BY ENGINEER. WORK MUST COMPLY WITH CODE BULLETIN B-1032.IF FIELD CONDITIONS VARY, CONTACT STRUCTURAL ENGINEER PRIOR TO THE START OF ANY WORK. SAFETY PLAN MUST BE ON SITE AT ALL TIMES."},{"number":"591104","date":"2015-02-18","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2015-05-06","scope":"INSTALLATION OF A TEMPORARY SERVICE,THE CONTRACTOR IS DOING STUCCO WORK TO THE PROPERTY.I WILL INSTALL A TEMPORARY SERVICE ON A WOODEN POLE IN FRONT OF HOUSE SO THE CONTRACTOR CAN DO THEIR WORK PER 20008 NEC (COMMERCIAL)"},{"number":"595266","date":"2015-03-11","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-03-20","scope":"REPLACE CURB TRAP,SANITARY TO BUILDING,REPLACE WATER SERVICE-PA#20150550590-\"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"759202","date":"2017-02-24","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Expired","completedDate":"2021-03-30","scope":"INSTALLATION OF A NEW HEATING & COOLING SPLIT SYSTEM WITH 60K 92% HEATING UNIT, 36K BTU COOLING UNIT, COMPLETE NEW EQUIPMENT & TRUNK DUCT INSTALLATION AS PER APPROVED PLANS. **INSTALLATION FOR 1ST FLOOR ONLY**"},{"number":"761876","date":"2017-03-24","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-05-14","scope":"1-FIRE PANEL, 5-HORN STROBES, 1-STROBE, 1-SMOKES DETECTOR, 2-PULL STATIONS AS PER NFPA 72 CC DISTRICT"},{"number":"761885","date":"2017-03-31","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-03-05","scope":"ALTERATIONS: INTERIOR PLUMBING;SALON -THE INSTALLATION SHALL COMPLY WITH THE PHILADELPHIA PLUMBING CODE, 2004"},{"number":"767309","date":"2017-06-30","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-01-29","scope":"WIRE BASEMENT FOR LIGHTS,WIRE 1ST FLOOR FOR LIGHTS,SWITCHES AND OUTLETS,EMERGENCY LIGHTS AND EXIT SIGNS AS PER 2008 NEC (CC DISTRICT)"},{"number":"848624","date":"2018-01-29","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2018-02-02","scope":"TEMPORARY CERTIFICATE OF OCCUPANCY 1ST FLOOR"},{"number":"984607","date":"2020-02-14","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-11-08","scope":"INTERIOR ALTERATION FOR THE 1ST, 2ND FLOOR AND CELLAR AS PER APPROVED PLAN"},{"number":"MP-2021-002992","date":"2021-06-03","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-11-08","scope":"FOR MECHANICAL ALTERATIONS TO INCLUDE THE INSTALLATION OF A GAS FURNACE SPLIT SYSTEM, NEW EXHUST FAN, NEW REGISTERS/DIFFUSERS WITH ASSOCIATED DUCTWORK, AS PER APPROVED PLANS."},{"number":"EP-2021-005289","date":"2021-06-04","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-08-29","scope":"Interior Fit Out as per approved plan. Provide, wire and install (5) track fixtures, (1) wall sconce , (12) 2x2's, (1) 4' pendant, (6) downlights, (1) 3-Lamp wall sconce, (14) 4' strips, (6) EMs, (4) Exits, lighting controls per plan, (10) duplex receptacles, (14)duplex GFCI receptacles, (16) quad receptacles. power wiring for (2) ejector pumps, (1) exhaust fan, (1) CU-2, (1) AHU and Sub Panel RP as per 2017 NEC."},{"number":"PP-2021-007881","date":"2021-06-14","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-11-01","scope":"Alterations: Interior plumbing. All proposed work to be done in accordance with Philadelphia Plumbing Code 2018."},{"number":"EP-2021-009068","date":"2021-09-15","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-10-18","scope":"INSTALL ADDITIONAL FIRE ALARM DEVICES AND RELOCATE EXISTING FIRE ALARM DEVICES AS INDICATED ON THE PLANS. ALL WORK IN ACCORDANCE WITH THE 2017 NEC & 2016 NFPA-72."},{"number":"GP-2021-010150","date":"2021-10-07","work":"Shelter/Platform","type":"General","description":"General Permit","status":"Expired","completedDate":"2022-04-14","scope":"FOR THE ERECTION OF A COVERED WALKWAYS AS PER SECTION 3306.7 OF THE IBC 2018**PROTECTION OF RIGHT-OF-WAY / PEDESTRIANS / ADJACENT PROPERTIES REQUIRED DURING ALL CONSTRUCTION.**"},{"number":"PP-2025-008239","date":"2025-06-26","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2026-07-18","scope":"Install 1\" backflow preventer"}],"storyTag":"Torn down & rebuilt","storyDelta":0.02,"timeline":[{"y":2017,"k":"permit","w":"Electrical"},{"y":2017,"k":"permit","w":"Plumbing"},{"y":2017,"k":"permit","w":"Electrical"},{"y":2018,"k":"permit","w":"Administrative"},{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Addition and/or Alterations"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Alterations"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Shelter/Platform"},{"y":2022,"k":"sale","p":508000},{"y":2025,"k":"permit","w":"Alterations"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-27","signals":[{"kind":"post-purchase-work","level":"watch","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 1 permit event matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2022","permit activity in 2025"],"caveat":"This does not show that the property is listed or that a sale is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 31% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $426,300 to $560,200","no permit shown in 2022-2024"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #69503: 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":"3 permits not marked completed: 534589 (CLOSED), 759202 (Expired), GP-2021-010150 (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 Jun 12, 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/"},{"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/"}]}