{"asOf":"2026-07-24T05:50:51.175Z","block":"2600-2699 E LEHIGH AVE","blockUrl":"https://philadelphia.blockreport.homes/block/2600-2699-e-lehigh-ave","address":"2627 E LEHIGH AVE","parcelNumber":"871143800","source":"https://property.phila.gov/?p=871143800","ownerType":"investor","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"Y30","buildingCodeNew":"821","buildingClass":"STR/OFF+APT 2 STY MASONRY","buildingClassNew":"ROW MIXED-COM/RES-BLT AS COM","useLabel":"Apartment building","owner":"AB ENTERPRISES LLC","coOwner":null,"marketValue":312000,"landAssessment":62400,"improvementAssessment":249600,"livableArea":2600,"yearBuilt":1915,"lastSale":{"price":100000,"date":"2025-05-16T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2025-077313","date":"2025-09-30","code":"A-301.1/4","title":"ALTER INTERIOR PORTION","status":"COMPLIED","resolutionDate":"2026-06-29","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2025-077314","date":"2025-09-30","code":"A-301.1/55","title":"ALTER EXISTING PLUMBING","status":"COMPLIED","resolutionDate":"2026-06-29","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2025-079616","date":"2025-10-07","code":"A-504.7","title":"STOP WORK ORDER VIOLATED","status":"SVN ISSUED","resolutionDate":"2025-10-07","resolution":"SVN ISSUED"}],"violationCases":[{"number":"CF-2025-107998","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2025-09-30","completedDate":"2026-06-29","violations":[{"number":"VI-2025-077313","date":"2025-09-30","code":"A-301.1/4","title":"ALTER INTERIOR PORTION","status":"COMPLIED","resolutionDate":"2026-06-29","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2025-077314","date":"2025-09-30","code":"A-301.1/55","title":"ALTER EXISTING PLUMBING","status":"COMPLIED","resolutionDate":"2026-06-29","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2025-110766","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2025-10-07","completedDate":null,"violations":[{"number":"VI-2025-079616","date":"2025-10-07","code":"A-504.7","title":"STOP WORK ORDER VIOLATED","status":"SVN ISSUED","resolutionDate":"2025-10-07","resolution":"SVN ISSUED"}]}],"violYears":[{"y":2025,"n":3,"worst":null}],"investigations":[{"caseNumber":"CF-2025-107998","date":"2025-09-30","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-110766","date":"2025-10-07","type":null,"status":null},{"caseNumber":"CF-2025-107998","date":"2025-10-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-107998","date":"2026-06-29","type":null,"status":"PASSED"}],"inspYears":[{"y":2025,"fails":2,"passes":0},{"y":2026,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.9788194947154,"lng":-75.11453096934679,"geom":{"type":"Polygon","coordinates":[[[-75.114379972,39.978868438],[-75.114644961,39.978729366],[-75.114682935,39.978769791],[-75.114416472,39.97891001],[-75.114379972,39.978868438]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19125","beds":null,"baths":null,"stories":2,"lotArea":1800,"zoning":"CMX1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"111 GWYN LYNN DR, WARMINSTER PA, 18974","mailOut":true,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT For the proposed use,Take-Out Restaurant, within an existing structure.","status":"Completed","outcome":"Granted with conditions","date":"2026-02-05","number":"ZP-2025-006152","relatedPermit":"ZP-2025-006152"},{"type":"LIRB Violation Appeal","grounds":"DISAGREE WITH VIOLATION","status":"Closed","outcome":"Complete","date":"2026-07-03","number":"HA-2025-004295","relatedPermit":null},{"type":"LIRB SVN Appeal","grounds":"DISAGREE WITH VIOLATION","status":"In Process","outcome":"Continued","date":"2026-07-07","number":"HA-2025-004296","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":204400,"taxable":204400,"land":18000,"improvement":186400,"taxableLand":18000,"taxableImprovement":186400,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":204400,"taxable":204400,"land":18000,"improvement":186400,"taxableLand":18000,"taxableImprovement":186400,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":234000,"taxable":234000,"land":46800,"improvement":187200,"taxableLand":46800,"taxableImprovement":187200,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":267800,"taxable":267800,"land":53560,"improvement":214240,"taxableLand":53560,"taxableImprovement":214240,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":270400,"taxable":270400,"land":54080,"improvement":216320,"taxableLand":54080,"taxableImprovement":216320,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":270400,"taxable":270400,"land":54080,"improvement":216320,"taxableLand":54080,"taxableImprovement":216320,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":270400,"taxable":270400,"land":54080,"improvement":216320,"taxableLand":54080,"taxableImprovement":216320,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":283900,"taxable":283900,"land":56700,"improvement":227200,"taxableLand":56700,"taxableImprovement":227200,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":283900,"taxable":283900,"land":56700,"improvement":227200,"taxableLand":56700,"taxableImprovement":227200,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":259300,"taxable":259300,"land":51860,"improvement":207440,"taxableLand":51860,"taxableImprovement":207440,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":259300,"taxable":259300,"land":51860,"improvement":207440,"taxableLand":51860,"taxableImprovement":207440,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":312000,"taxable":312000,"land":62400,"improvement":249600,"taxableLand":62400,"taxableImprovement":249600,"exemptLand":0,"exemptImprovement":0}],"taxNow":3630,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2025-010379","date":"2025-10-23","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Amendment Applicant Revisions","completedDate":null,"scope":"FOR THE ERECTION OF A ROOF DECK (FOR RESIDENTIAL USE ONLY) WITH ROOF ACCESS STRUCTURE AND FOR THE ERECTION OF AN ACCESSIBLE RAMP. FOR CONTINED USE AS TWO (2) FAMILY HOUSEHOLD LIVING WITH VACANT COMMERCIAL SPACE (USE REGISTRATION PERMIT REQUIRED PRIOR TO OCCUPANCY). SIZE AND LOCATION AS SHOWN ON THE APPLICATION/PLAN. NO SIGN ON THIS PERMIT."},{"number":"CP-2025-005551","date":"2025-12-16","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Amendment Review","completedDate":null,"scope":"FOR LEVEL III INTERIOR ALTERATIONS AND THE ERECTION OF A ROOF DECK AND ROOF DECK ACCESS STRUCTURE ADDITION TO AN EXISTING TWO (2) STORY ATTACHED STRUCTURE OF TYPE V-B CONSTRUCTION. FOR USE AS ONE (1) VACANT COMMERCIAL SPACE (SEPARATE PERMITS REQUIRED PRIOR TO FIT-OUT AND OCCUPANCY) AND TWO (2) DWELLING UNITS (GROUP R-3). BUILDING TO BE SPRINKLERED THROUGHOUT THE COMMERCIAL SPACE WITH A NFPA 13 AUTOMATIC SPRINKLER SYSTEM. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IEBC. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING, AND FIRE SUPPRESSION WORK."},{"number":"ZP-2025-006152","date":"2026-01-21","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Eating and Drinking Establishments - Take-Out Restaurant"},{"number":"MP-2026-002144","date":"2026-04-20","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"For the installation of a 13'-0\" type 1 hood and a 7'-0\" type 2 hood with associated ductwork. Other appliances to be installed in accordance with manufacturer specifications. **All work to be performed per approved plans**"},{"number":"FP-2026-000528","date":"2026-04-22","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"INSTALLATION OF AN AUTOMATIC FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 13 WITH A FIRE DEPARTMENT CONNECTION, BACKKFLOW PREVENTION DEVICE AND 2\" SERVICE LINE, THROUGHOUT COMMERCIAL SPACE ON THE FRONT PART OF FIRST FLOOR AND BASEMENT. SEPARATE PERMIT REQUIRE FOR ALL PLUMBING WORK"},{"number":"FP-2026-000732","date":"2026-04-29","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"EZ KITCHEN FIRE SUPPRESSION- For the installation of New Wet Chemical Kitchen Fire Suppression System as per attached standard. Deviations from these standards require submission of construction and site plans. Install a wet chemical kitchen fire suppression system for a 13'-0\" hood and type II 7'-0\" hood system."},{"number":"PP-2026-006816","date":"2026-05-21","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"INSTALL 1.5\" DOMESTIC WATER LINE."},{"number":"ZP-2026-004154","date":"2026-06-02","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Cancelled","completedDate":"2026-06-03","scope":"Residential - Household Living - Single-Family"},{"number":"ZP-2026-005292","date":"2026-06-17","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF A TWO (2)-STORY REAR ADDITION ABOVE AN EXISTING ONE (1)-STORY GARAGE, AND A ONE (1)-STORY ADDITION ABOVE AN EXISTING TWO (2)-STORY STRUCTURE, INCLUDING A ROOF DECK ACCESSED BY A ROOF DECK ACCESS STRUCTURE. FOR USE AS A MIXED-USE BUILDING CONSISTING OF AN EXISTING TAKE-OUT RESTAURANT ON A PORTION OF THE FIRST FLOOR (PREVIOUSLY APPROVED UNDER ZP-2025-006152), AND THE TWO (2) FAMILY DWELLING UNITS, WITH TWO (2) EXISTING ACCESSORY INTERIOR OFF-STREET PARKING SPACES ACCESSED FROM E. THOMPSON STREET. SIZE AND LOCATION AS SHOWN ON THE PLANS."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"Change of Use"},{"y":2026,"k":"appeal","w":"Appeal granted with conditions"},{"y":2026,"k":"permit","w":"Addition and/or Alterations"},{"y":2026,"k":"permit","w":"New Construction"},{"y":2026,"k":"permit","w":"Addition and/or Alterations"},{"y":2026,"k":"permit","w":"New Construction or Additions"},{"y":2026,"k":"permit","w":"Change of Use"},{"y":2026,"k":"permit","w":"New construction, addition, GFA change"},{"y":2026,"k":"appeal","w":"Appeal complete"},{"y":2026,"k":"appeal","w":"Appeal continued"},{"y":2026,"k":"insp","w":"Inspection passed"}],"rented":false,"licenses":[{"number":"270733","type":"Rental","status":"Inactive","businessName":"GUSHUE MICHAEL F (AGENT: VERNON LOEB)","legalName":"GUSHUE MICHAEL F","address":"2627 E LEHIGH AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2004-12-01","latestIssueDate":"2013-03-05","expirationDate":"2014-02-28","inactiveDate":null}],"licenseActivity":[{"number":"270733","type":"Rental","businessName":"GUSHUE MICHAEL F (AGENT: VERNON LOEB)","legalName":"GUSHUE MICHAEL F","issuedDate":"2004-12-01","latestIssueDate":"2013-03-05","closureDate":"2014-02-28","expirationDate":"2014-02-28","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","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":["8 permit events since 2023","3 zoning/board appeals 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":"Appeal #ZP-2025-006152: Completed · Granted with conditions; related permit ZP-2025-006152.","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":"7 permits not marked completed: ZP-2025-010379 (Amendment Applicant Revisions), CP-2025-005551 (Amendment Review), MP-2026-002144 (Issued), FP-2026-000528 (Issued), FP-2026-000732 (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":"2 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jun 29, 2026.","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":"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 3 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/"}]}