{"asOf":"2026-07-25T18:25:01.852Z","block":"3900-3999 LANCASTER AVE","blockUrl":"https://philadelphia.blockreport.homes/block/3900-3999-lancaster-ave","address":"3933 LANCASTER AVE","parcelNumber":"871116000","source":"https://property.phila.gov/?p=871116000","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":"G&Z PROPERTIES LLC","coOwner":null,"marketValue":810400,"landAssessment":162000,"improvementAssessment":648400,"livableArea":4032,"yearBuilt":2009,"lastSale":{"price":825000,"date":"2021-03-15T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2023-072673","date":"2023-09-20","code":"F-901.6.4.1","title":"SUBMISSION OF DEFICIENCIES\n","status":"COMPLIED","resolutionDate":"2024-12-11","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-000942","date":"2025-01-07","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2025-02-26","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}],"violationCases":[{"number":"CF-2023-098355","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2023-09-21","completedDate":"2024-12-11","violations":[{"number":"VI-2023-072673","date":"2023-09-20","code":"F-901.6.4.1","title":"SUBMISSION OF DEFICIENCIES\n","status":"COMPLIED","resolutionDate":"2024-12-11","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2025-001447","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUSINESS COMPLIANCE INVESTIGATOR","status":"CLOSED","createdDate":"2025-01-09","completedDate":"2025-02-26","violations":[{"number":"VI-2025-000942","date":"2025-01-07","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2025-02-26","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]}],"violYears":[{"y":2023,"n":1,"worst":null},{"y":2025,"n":1,"worst":null}],"investigations":[{"caseNumber":"1473","date":"2002-08-17","type":"L_INITIAL","status":"CLOSED"},{"caseNumber":"CF-2023-098355","date":"2023-09-21","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-098355","date":"2024-12-11","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-001447","date":"2025-01-09","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-001447","date":"2025-02-26","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-001447","date":"2025-02-26","type":null,"status":"PASSED"}],"inspYears":[{"y":2023,"fails":1,"passes":0},{"y":2024,"fails":0,"passes":1},{"y":2025,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.96259528661955,"lng":-75.20081306189472,"geom":{"type":"Polygon","coordinates":[[[-75.20087166,39.96247612],[-75.200932431,39.962507969],[-75.200754028,39.962714173],[-75.20069321,39.962684162],[-75.20087166,39.96247612]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2023-005267","type":"Fire Alarm Certification","inspectionDate":"2023-02-20","result":"Deficient","expirationDate":null,"buildingId":"1445931"},{"number":"BC-2024-032615","type":"Sprinkler Certification","inspectionDate":"2024-10-10","result":"Certified","expirationDate":"2025-10-10","buildingId":"1445931"},{"number":"BC-2025-004783","type":"Fire Alarm Certification","inspectionDate":"2024-10-10","result":"Certified","expirationDate":"2025-10-10","buildingId":"1445931"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19104","beds":null,"baths":null,"stories":null,"lotArea":1848,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"195 SIDE SADDLE PL, WEST CHESTER PA, 19382","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"CERTIFICATE/PERMIT FOR THE ERECTION OF A FOUR (4) STORY ATTACHED STRUCTURE WITH FRONT DECKS AT THE 2ND AND 3RD STORY LEVELS AND A ROOF DECK FOR USE AS A TAKE-OUT RESTAURANT WITH SEATING AND LIVE ENTERTAINMENT AND AN ATTORNEY'S OFFICE ON THE","status":"CLOSED","outcome":"Granted with conditions","date":"2007-06-20","number":"2095","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":399000,"taxable":92500,"land":92500,"improvement":306500,"taxableLand":92500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":306500},{"y":2017,"v":399000,"taxable":92500,"land":92500,"improvement":306500,"taxableLand":92500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":306500},{"y":2018,"v":523200,"taxable":104640,"land":104640,"improvement":418560,"taxableLand":104640,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":418560},{"y":2019,"v":538800,"taxable":108131,"land":108131,"improvement":430669,"taxableLand":108131,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":430669},{"y":2020,"v":544100,"taxable":544100,"land":109195,"improvement":434905,"taxableLand":109195,"taxableImprovement":434905,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":544100,"taxable":544100,"land":109195,"improvement":434905,"taxableLand":109195,"taxableImprovement":434905,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":544100,"taxable":544100,"land":109195,"improvement":434905,"taxableLand":109195,"taxableImprovement":434905,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":587400,"taxable":587400,"land":117480,"improvement":469920,"taxableLand":117480,"taxableImprovement":469920,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":587400,"taxable":587400,"land":117480,"improvement":469920,"taxableLand":117480,"taxableImprovement":469920,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":697100,"taxable":697100,"land":139420,"improvement":557680,"taxableLand":139420,"taxableImprovement":557680,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":697100,"taxable":697100,"land":139420,"improvement":557680,"taxableLand":139420,"taxableImprovement":557680,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":810400,"taxable":810400,"land":162000,"improvement":648400,"taxableLand":162000,"taxableImprovement":648400,"exemptLand":0,"exemptImprovement":0}],"taxNow":9758,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"73395","date":"2007-12-12","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2007-12-12","scope":"NEW CONSTRUCTION OF 3 STORY BLDG. FOR AN EAT -IN AND TAKE-OUT RESTAURANT ,LAWYERS OFFICE OFFICE AND 2 APTS."},{"number":"99141","date":"2008-02-14","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2009-08-21","scope":"CONSTRUCT A 3-STORY BUILDING FOR USE AS A TAKE-OUT RESTAURANT WITH OFFICES AND TWO DWELLING UNITS."},{"number":"193821","date":"2008-12-24","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2009-08-21","scope":"INSTALL NEW SUPPRESSION SYSTEM AS PER PLAN."},{"number":"194210","date":"2009-01-23","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2009-08-21","scope":"INSTALLATION OF HVAC AND DUCTWORK AS PER PLANS."},{"number":"194020","date":"2009-02-13","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2009-02-27","scope":"NEW PLUMBING AND FIXTURES THROUGHOUT"},{"number":"198317","date":"2009-02-17","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"NEW FIRE ALARM SYSTEM AS PER NFPA-72 (WEST DIST)"},{"number":"213001","date":"2009-06-03","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2009-08-21","scope":"REVISE PERMIT #99141 TO INCLUDE VEGETATIVE ROOF. ROOF DECK FOR MAINTENANCE OF GREEN ROOF ONLY."},{"number":"201407","date":"2009-08-13","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALL 600A SERVICE, GROUNDING, 100 HI-HATS, 25 GFCI RECEPTACLES, 100 RECEPTACLES, 40 SWITCHES, 4 DOORBELLS & 25 SMOKE DETECTORS."},{"number":"ZP-2021-002968","date":"2021-04-06","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2021-11-02","scope":"Office - Business and Professional"},{"number":"CP-2021-002352","date":"2021-05-03","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2021-10-29","scope":"FOR LEVEL II ALTERATIONS TO INCLUDE NEW PARTITIONS, FIXTURES, FURNISHINGS, FINISHES, FLOORS, AS PER APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR MEP AND FIRE SUPPRESSION WORK."},{"number":"ZP-2021-007373","date":"2021-07-20","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2021-10-25","scope":"FOR THE INSTALLATION OF ONE (1) STATICALLY-ILLUMINATED, FLATWALL SIGN. SIZE AND LOCATION AS SHOWN IN THE APPLICATION/PLANS."},{"number":"GP-2021-008106","date":"2021-08-05","work":"Sign","type":"General","description":"General Permit","status":"Completed","completedDate":"2021-10-25","scope":"FOR THE INSTALLATION OF ONE (1) STATICALLY-ILLUMINATED, FLATWALL SIGN AS PER APPROVED PLANS."},{"number":"FP-2021-002748","date":"2021-09-28","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2021-10-29","scope":"EZ PERMIT SPRINKLER RELOCATION (NFPA 13)- For the Relocation of Sprinkler Heads as per attached standards. Deviations from these standards require submission of construction and site plans. Relocate (4) Sprinkler Heads throughout Permitted area (CP-2021-002352)"},{"number":"GM-2021-014225","date":"2021-12-22","work":"Roof Covering Replacement","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2023-03-30","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2021,"k":"sale","p":825000},{"y":2021,"k":"permit","w":"Change of Use"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2021,"k":"permit","w":"Sign"},{"y":2021,"k":"permit","w":"Addition and/or Alterations"},{"y":2021,"k":"permit","w":"Roof Covering Replacement"},{"y":2023,"k":"viol","w":"L&I violation"},{"y":2023,"k":"insp","w":"Inspection failed"},{"y":2024,"k":"insp","w":"Inspection passed"},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2025,"k":"insp","w":"L&I: 2 failed, 1 passed"}],"rented":true,"licenses":[{"number":"417702","type":"Vacant Residential Property / Lot","status":"Closed","businessName":"TLACAELEI LLC","legalName":"TLACAELEI LLC","address":"3933 LANCASTER AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2007-07-19","latestIssueDate":"2008-03-28","expirationDate":"2009-02-28","inactiveDate":"2012-12-22"},{"number":"748955","type":"Rental","status":"Closed","businessName":"Sally Gardens LP (Sally Gardens Apartments)","legalName":"Sally Gardens LP","address":"3933 LANCASTER AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2017-08-16","latestIssueDate":"2019-09-12","expirationDate":"2020-08-15","inactiveDate":"2020-10-14"},{"number":"881262","type":"Rental","status":"Active","businessName":"G & Z PROPERTIES LLC","legalName":"G & Z PROPERTIES LLC","address":"3933 LANCASTER AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2021-11-10","latestIssueDate":"2025-09-26","expirationDate":"2026-11-09","inactiveDate":null}],"licenseActivity":[{"number":"881262","type":"Rental","businessName":"G & Z PROPERTIES LLC","legalName":"G & Z PROPERTIES LLC","issuedDate":"2021-11-10","latestIssueDate":"2025-09-26","closureDate":null,"expirationDate":"2026-11-09","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"748955","type":"Rental","businessName":"Sally Gardens LP (Sally Gardens Apartments)","legalName":"Sally Gardens LP","issuedDate":"2017-08-16","latestIssueDate":"2019-09-12","closureDate":"2020-10-14","expirationDate":"2020-08-15","inactiveDate":"2020-10-14","status":"Closed","statusLabel":"Inactive","active":false},{"number":"417702","type":"Vacant Residential Property / Lot","businessName":"TLACAELEI LLC","legalName":"TLACAELEI LLC","issuedDate":"2007-07-19","latestIssueDate":"2008-03-28","closureDate":"2012-12-22","expirationDate":"2009-02-28","inactiveDate":"2012-12-22","status":"Closed","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","units":2,"signals":[{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 6 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2021","permit activity in 2021"],"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 #2095: CLOSED · Granted with conditions. Use permit #73395: 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":"1 permit not marked completed: GM-2021-014225 (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 Oct 10, 2025; Sprinkler Certification: Certified through Oct 10, 2025","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-license","level":"verify","title":"A rental license does not transfer with the deed","finding":"1 active Rental License record matched.","why":"If dwelling space is rented, the buyer must obtain a new annual Rental License; the seller’s license is not transferable. New applications require proof of ownership and legal occupancy, tax compliance, no open L&I violations, and lead compliance where applicable.","action":"Plan the buyer’s replacement license before settlement.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (195 SIDE SADDLE PL, WEST CHESTER PA, 19382).","why":"A tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.","action":"Verify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.","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, 2 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was FAILED on Feb 26, 2025.","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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #417702: Closed 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 2 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/"}]}