{"asOf":"2026-07-26T19:05:56.525Z","block":"1500-1599 N 28TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/1500-1599-n-28th-st","address":"1500 N 28TH ST","parcelNumber":"871133600","source":"https://property.phila.gov/?p=871133600","ownerType":"owner-occupied","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"Y50","buildingCodeNew":"820","buildingClass":"STR/OFF+APT 3 STY MASONRY","buildingClassNew":"ROW MIXED-COM/RES-BLT AS RES","useLabel":"Apartment building","owner":"VOUTSINOS GEORGE","coOwner":null,"marketValue":214600,"landAssessment":42920,"improvementAssessment":171680,"livableArea":2862,"yearBuilt":1925,"lastSale":{"price":215000,"date":"2017-08-08T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2020-011576","date":"2020-06-17","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"CLOSED","resolutionDate":"2020-09-24","resolution":"CLOSED - REISSUED/REWRITTEN"}],"violationCases":[{"number":"CF-2020-014775","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2020-05-11","completedDate":"2020-09-24","violations":[{"number":"VI-2020-011576","date":"2020-06-17","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"CLOSED","resolutionDate":"2020-09-24","resolution":"CLOSED - REISSUED/REWRITTEN"}]}],"violYears":[{"y":2020,"n":1,"worst":null}],"investigations":[{"caseNumber":"CF-2020-014775","date":"2020-06-17","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-014775","date":"2020-09-24","type":null,"status":"PASSED"}],"inspYears":[{"y":2020,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97884735863613,"lng":-75.18108294920229,"geom":{"type":"Polygon","coordinates":[[[-75.180965332,39.978857247],[-75.180977279,39.978806721],[-75.181201365,39.978838577],[-75.181190871,39.978887233],[-75.180965332,39.978857247]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2024-021892","type":"Fire Alarm Certification","inspectionDate":"2024-08-01","result":"Certified","expirationDate":"2025-08-01","buildingId":"1061985"},{"number":"BC-2026-016465","type":"Fire Alarm Certification","inspectionDate":"2026-06-09","result":"Certified","expirationDate":"2027-06-09","buildingId":"1061985"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19121","beds":null,"baths":null,"stories":null,"lotArea":1155,"zoning":"CMX1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"1500 N 28TH ST, PHILADELPHIA PA, 19121","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":135000,"taxable":135000,"land":11500,"improvement":123500,"taxableLand":11500,"taxableImprovement":123500,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":135000,"taxable":135000,"land":11500,"improvement":123500,"taxableLand":11500,"taxableImprovement":123500,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":105200,"taxable":105200,"land":21040,"improvement":84160,"taxableLand":21040,"taxableImprovement":84160,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":108300,"taxable":108300,"land":21660,"improvement":86640,"taxableLand":21660,"taxableImprovement":86640,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":109300,"taxable":109300,"land":21860,"improvement":87440,"taxableLand":21860,"taxableImprovement":87440,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":109300,"taxable":109300,"land":21860,"improvement":87440,"taxableLand":21860,"taxableImprovement":87440,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":109300,"taxable":109300,"land":21860,"improvement":87440,"taxableLand":21860,"taxableImprovement":87440,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":151500,"taxable":151500,"land":30300,"improvement":121200,"taxableLand":30300,"taxableImprovement":121200,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":151500,"taxable":151500,"land":30300,"improvement":121200,"taxableLand":30300,"taxableImprovement":121200,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":214000,"taxable":214000,"land":42800,"improvement":171200,"taxableLand":42800,"taxableImprovement":171200,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":214000,"taxable":214000,"land":42800,"improvement":171200,"taxableLand":42800,"taxableImprovement":171200,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":214600,"taxable":214600,"land":42920,"improvement":171680,"taxableLand":42920,"taxableImprovement":171680,"exemptLand":0,"exemptImprovement":0}],"taxNow":2996,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"812993","date":"2017-09-22","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-09-26","scope":"LEVEL II ALTERATIONS (NO CHANGE OF OCCUPANCY) FOR RENOVATIONS TO EXISTING TWO FAMILY DWELLING ON THE SECOND AND THIRD FLOORS WITH STAIR ACCESS ON GROUND FLOOR TO INCLUDE EXTERIOR BRICK REPAIRS AS PER APPROVED PLANS. NO CHANGES TO LAYOUT OF FIRST FLOOR COMMERCIAL SPACE. BUILDING NOT REQUIRED TO BE SPRINKLERED. **SEPARATE PERMITS REQUIRED FOR ANY MEP WORK**"},{"number":"844967","date":"2018-03-16","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2019-03-21","scope":"AMEND ALTERATIONS PERMIT NO. 812993 FOR REVISION TO STAIR OPENING FRAMING AT THE SECOND AND THIRD FLOOR LEVELS AS PER APPROVED PLANS AND ATTACHED ENGINEER'S REPORT."},{"number":"881907","date":"2018-06-01","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-08-09","scope":"INSTALL WASTE AND WATER LINES AND STACK.INSTALL 2 WC,2 LAVS,2 TUBS,2 KITCHEN SINKS AND 2 LAUNDRY (MIXED USE)THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"877764","date":"2018-08-01","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-09-12","scope":"UPGRADE ELECTRICAL SERVICE FROM 200AMP TO 400AMP NEW METER BANK AND SUBPANEL PER 2008 NEC(MIXED USE)"},{"number":"943399","date":"2019-03-05","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-08-06","scope":"INSTALL BRANCH CIRCUITS RECEPTACLES AND LIGHTING FOR 2ND AND 3RD FLOOR"},{"number":"947387","date":"2019-03-05","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-08-06","scope":"FURNISH & INSTALL NEW FIRE ALARM DEVICES 7 CONTROL PANEL AS PER DRAWINGS AND IN ACCORDANCE WITH NFPA 72."},{"number":"956216","date":"2019-03-11","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2019-08-09","scope":"INSTALL 2 HVAC SYSTEMS 70,000 BTU FURNACE 90% EFF 2 1/2 TON AC WITH NEW DUCTWORK...ALL EQUIPMENT AND ASSOCIATED DUCTWORK TO BE CONTAINED ENTIRELY WITHIN TENANT SPACE..NO COMMUNICATING DUCTWORK ..NO PENETRATIONS THROUGH RATED ASSY'S"},{"number":"963627","date":"2019-04-05","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-04-10","scope":"CURB TRAP, FRESH AIR INLET, MAIN DRAIN, INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2017,"k":"sale","p":215000},{"y":2017,"k":"permit","w":"Major alteration"},{"y":2018,"k":"permit","w":"Administrative"},{"y":2018,"k":"permit","w":"Plumbing"},{"y":2018,"k":"permit","w":"Electrical"},{"y":2019,"k":"permit","w":"Electrical"},{"y":2019,"k":"permit","w":"Electrical"},{"y":2019,"k":"permit","w":"Mechanical"},{"y":2019,"k":"permit","w":"Plumbing"},{"y":2020,"k":"viol","w":"L&I violation"},{"y":2020,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":false,"licenses":[{"number":"248816","type":"Rental","status":"Inactive","businessName":"PONCE CECILIA","legalName":"PONCE CECILIA","address":"1500 N 28TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2003-03-20","latestIssueDate":"2003-03-20","expirationDate":"2004-02-29","inactiveDate":"2012-12-22"},{"number":"279898","type":"Dumpster License - Private Property","status":"Closed","businessName":"CATALINA ESPINAL (T/A ESPINAL GROCERY STORE)","legalName":"CATALINA ESPINAL","address":"1500 N 28TH ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2003-04-04","latestIssueDate":"2003-04-04","expirationDate":"2010-07-31","inactiveDate":null},{"number":"204508","type":"Food Preparing and Serving","status":"Closed","businessName":"CATALINA ESPINAL (T/A ESPINAL GROCERY STORE)","legalName":"CATALINA ESPINAL","address":"1500 N 28TH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2003-05-02","latestIssueDate":"2003-05-02","expirationDate":"2004-04-30","inactiveDate":null},{"number":"207875","type":"Food Preparing and Serving","status":"Inactive","businessName":"JULIO CHAVEZ (CHAVEZ GROCERY)","legalName":"JULIO CHAVEZ","address":"1500 N 28TH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2004-05-19","latestIssueDate":"2004-05-19","expirationDate":"2005-04-30","inactiveDate":"2012-12-22"},{"number":"312193","type":"Food Preparing and Serving","status":"Inactive","businessName":"NUNEZ SILVESTRE","legalName":"NUNEZ SILVESTRE","address":"1500 N 28TH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2005-04-04","latestIssueDate":"2006-04-10","expirationDate":"2007-04-30","inactiveDate":"2007-08-13"},{"number":"871048","type":"Rental","status":"Inactive","businessName":"George Voutsinos","legalName":"George Voutsinos","address":"1500 N 28TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2021-06-17","latestIssueDate":"2024-07-18","expirationDate":"2025-06-16","inactiveDate":"2025-08-15"}],"licenseActivity":[{"number":"871048","type":"Rental","businessName":"George Voutsinos","legalName":"George Voutsinos","issuedDate":"2021-06-17","latestIssueDate":"2024-07-18","closureDate":"2025-08-15","expirationDate":"2025-06-16","inactiveDate":"2025-08-15","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"312193","type":"Food Preparing and Serving","businessName":"NUNEZ SILVESTRE","legalName":"NUNEZ SILVESTRE","issuedDate":"2005-04-04","latestIssueDate":"2006-04-10","closureDate":"2007-08-13","expirationDate":"2007-04-30","inactiveDate":"2007-08-13","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"207875","type":"Food Preparing and Serving","businessName":"JULIO CHAVEZ (CHAVEZ GROCERY)","legalName":"JULIO CHAVEZ","issuedDate":"2004-05-19","latestIssueDate":"2004-05-19","closureDate":"2012-12-22","expirationDate":"2005-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"204508","type":"Food Preparing and Serving","businessName":"CATALINA ESPINAL (T/A ESPINAL GROCERY STORE)","legalName":"CATALINA ESPINAL","issuedDate":"2003-05-02","latestIssueDate":"2003-05-02","closureDate":"2004-04-30","expirationDate":"2004-04-30","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false},{"number":"279898","type":"Dumpster License - Private Property","businessName":"CATALINA ESPINAL (T/A ESPINAL GROCERY STORE)","legalName":"CATALINA ESPINAL","issuedDate":"2003-04-04","latestIssueDate":"2003-04-04","closureDate":"2010-07-31","expirationDate":"2010-07-31","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false},{"number":"248816","type":"Rental","businessName":"PONCE CECILIA","legalName":"PONCE CECILIA","issuedDate":"2003-03-20","latestIssueDate":"2003-03-20","closureDate":"2012-12-22","expirationDate":"2004-02-29","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 41% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $151,500 to $214,000","no permit shown in 2024-2026"],"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":"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":"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 Sep 24, 2020.","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":"Dumpster License - Private Property #279898: Closed; Food Preparing and Serving #204508: Closed; Food Preparing and Serving #207875: Inactive since Dec 22, 2012; Food Preparing and Serving #312193: Inactive since Aug 13, 2007","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 1 historical violation 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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Jun 9, 2027","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":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"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/"}]}