{"asOf":"2026-07-31T21:24:05.938Z","block":"6900-6999 TORRESDALE AVE","blockUrl":"https://philadelphia.blockreport.homes/block/6900-6999-torresdale-ave","address":"6934 TORRESDALE AVE","parcelNumber":"871195100","source":"https://property.phila.gov/?p=871195100","ownerType":"absentee","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"S30","buildingCodeNew":"820","buildingClass":"ROW W/OFF STR 2 STY MASON","buildingClassNew":"ROW MIXED-COM/RES-BLT AS RES","useLabel":"Mixed-use","owner":"LABOVITZ GEORGEANNE","coOwner":"LABOVITZ CHRISTOPHER","marketValue":308100,"landAssessment":61600,"improvementAssessment":246500,"livableArea":2426,"yearBuilt":1935,"lastSale":{"price":24500,"date":"2005-09-15T04:00:00Z"},"openViolations":0,"violations":[{"number":"1985647","date":"2011-01-18","code":"PM-307.1/2","title":"ROOF DETERIORATED","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2011-02-26","underAppeal":false,"noticeUrl":null},{"number":"1985646","date":"2011-01-18","code":"PM-307.1/8","title":"WALL BULGED","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2011-02-26","underAppeal":false,"noticeUrl":null},{"number":"1985645","date":"2011-01-18","code":"PM-307.1/11","title":"WALL DETERIORATED","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2011-02-26","underAppeal":false,"noticeUrl":null},{"number":"2202523","date":"2011-09-06","code":"A-301.1/55","title":"PERMP- ALTER/REPAIR/REPL PLUMB","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2011-10-07","underAppeal":false,"noticeUrl":null},{"number":"2202522","date":"2011-09-06","code":"A-301.1/46","title":"PERMB- INSTALL HVAC SYS","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2011-10-07","underAppeal":false,"noticeUrl":null},{"number":"VI-2020-001452","date":"2020-04-18","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2020-07-01","resolution":"COMPLIED - 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PERMIT OBTAINED","latestInvestigationDate":"2020-07-01","underAppeal":false,"noticeUrl":null},{"number":"VI-2020-001451","date":"2020-04-18","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2020-07-01","resolution":"COMPLIED - PERMIT OBTAINED","latestInvestigationDate":"2020-07-01","underAppeal":false,"noticeUrl":null}]},{"number":"CF-2020-041388","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2020-07-22","completedDate":"2020-09-17","noticeUrl":null,"violations":[{"number":"VI-2020-021851","date":"2020-07-22","code":"9-3902 (2)","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"COMPLIED","resolutionDate":"2020-09-17","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2020-09-17","underAppeal":false,"noticeUrl":null}]},{"number":"CF-2025-001427","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2025-01-09","completedDate":"2025-05-23","noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855537917&hash=ACF0BC2FE08D4024C81E7DB62FD98731BB370B0556672E642985103F28A35548","violations":[{"number":"VI-2025-000909","date":"2025-01-09","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2025-05-23","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED","latestInvestigationDate":"2025-05-23","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855537917&hash=ACF0BC2FE08D4024C81E7DB62FD98731BB370B0556672E642985103F28A35548"},{"number":"VI-2025-000910","date":"2025-01-09","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2025-05-23","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED","latestInvestigationDate":"2025-05-23","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855537917&hash=ACF0BC2FE08D4024C81E7DB62FD98731BB370B0556672E642985103F28A35548"}]}],"violYears":[{"y":2011,"n":5,"worst":null},{"y":2020,"n":3,"worst":"UNSAFE STRUCTURE"},{"y":2025,"n":2,"worst":"UNSAFE STRUCTURE"}],"investigations":[{"caseNumber":"264289","date":"2011-01-19","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"264289","date":"2011-02-22","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"264289","date":"2011-02-26","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"295597","date":"2011-09-06","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"295597","date":"2011-10-07","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"CF-2020-007770","date":"2020-04-18","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-007770","date":"2020-07-01","type":null,"status":"PASSED"},{"caseNumber":"CF-2020-041388","date":"2020-07-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-041388","date":"2020-09-17","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-001427","date":"2025-01-09","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-001427","date":"2025-05-23","type":null,"status":"PASSED"}],"inspYears":[{"y":2011,"fails":3,"passes":2},{"y":2020,"fails":2,"passes":2},{"y":2025,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.026754713316535,"lng":-75.04220261592349,"geom":{"type":"Polygon","coordinates":[[[-75.04209722,40.02666882],[-75.042148763,40.026642517],[-75.0423111,40.026858684],[-75.042276434,40.026876147],[-75.04209722,40.02666882]]]},"liDistrict":"EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19135","beds":null,"baths":null,"stories":null,"lotArea":1323,"zoning":"CMX2.5","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"7025 TULIP ST, PHILADELPHIA PA, 19135","mailOut":false,"appeals":[{"type":"LIRB Violation Appeal","grounds":"I have an activity license #146074 and I occupy the building with my business, Marie Huff Hairdressing. I had called Councilman Henon's office 3 wks ago and have been waiting for a return call with a better answer on how to use ECLIPSE with","status":"Closed","outcome":"Complete","date":"2022-11-02","number":"HA-2021-000592","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":213900,"taxable":213900,"land":16100,"improvement":197800,"taxableLand":16100,"taxableImprovement":197800,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":213900,"taxable":213900,"land":16100,"improvement":197800,"taxableLand":16100,"taxableImprovement":197800,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":216400,"taxable":216400,"land":43280,"improvement":173120,"taxableLand":43280,"taxableImprovement":173120,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":222800,"taxable":222800,"land":44560,"improvement":178240,"taxableLand":44560,"taxableImprovement":178240,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":225000,"taxable":225000,"land":45000,"improvement":180000,"taxableLand":45000,"taxableImprovement":180000,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":225000,"taxable":225000,"land":45000,"improvement":180000,"taxableLand":45000,"taxableImprovement":180000,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":225000,"taxable":225000,"land":45000,"improvement":180000,"taxableLand":45000,"taxableImprovement":180000,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":195100,"taxable":195100,"land":39020,"improvement":156080,"taxableLand":39020,"taxableImprovement":156080,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":195100,"taxable":195100,"land":39020,"improvement":156080,"taxableLand":39020,"taxableImprovement":156080,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":239400,"taxable":239400,"land":47880,"improvement":191520,"taxableLand":47880,"taxableImprovement":191520,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":239400,"taxable":239400,"land":47880,"improvement":191520,"taxableLand":47880,"taxableImprovement":191520,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":308100,"taxable":308100,"land":61600,"improvement":246500,"taxableLand":61600,"taxableImprovement":246500,"exemptLand":0,"exemptImprovement":0}],"taxNow":3351,"familyHeld":true,"lastTransferNominal":false,"permits":[{"number":"332486","date":"2011-05-10","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2011-12-15","scope":"REFRAME AND STUCCO EXT NON LOAD BEARING WALL. REPAIR INT DRYWALL, FLOORING, BROKEN WINDOW, RELAMINATE EXISTING DRYWALL TO ON THE FIRST FLOOR AS PER PLAN."},{"number":"344694","date":"2011-06-03","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2011-10-06","scope":"100 AMP SUB PANEL,15 RECESSED LIGHT FIXTURES, 3 EXIT SIGNS, 12 RECEPTACLES, 4 SWITCHES, AS PER 2008 NEC"},{"number":"362036","date":"2011-09-08","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2012-03-13","scope":"INSTALL 1 HVAC UNIT INCLUDING DUCTWORK(COMMERCIAL SPACE ONLY)SEE HANSEN CASE #295597"},{"number":"363652","date":"2011-09-16","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2011-10-10","scope":"REPLACE 2 SINK ADD WASHING MACHINE"},{"number":"360928","date":"2011-11-10","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-02-22","scope":"REPLACE FIRE ALARM PANEL AND DEVICES WITH ADDRESSABLE SLC ANALOG SYSTEM, MANUALS AND AUTOMATIC, AS PER NFPA-72 (EAST DIST)"},{"number":"514515","date":"2014-01-16","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2014-01-16","scope":"INSTALL A CARVED, NON-ILLUMINATED OVAL SIGN. 30\"X 3'-0\""},{"number":"566625","date":"2014-10-07","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2015-01-07","scope":"INSTALLATION OF 5 EXTERIOR CAMERAS PER 2008 NEC (HAIR SALON)"},{"number":"CP-2020-001207","date":"2020-05-07","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2020-07-01","scope":"Make safe permit to comply case #CF-2020-007770. Re-frame non-structural store front, install new store front windows, install stucco."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2011,"k":"insp","w":"L&I: 3 failed, 2 passed"},{"y":2011,"k":"permit","w":"Mechanical"},{"y":2011,"k":"permit","w":"Plumbing"},{"y":2011,"k":"permit","w":"Electrical"},{"y":2014,"k":"permit","w":"Zoning/use"},{"y":2014,"k":"permit","w":"Electrical"},{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2020,"k":"viol","w":"3 L&I violations incl UNSAFE STRUCTURE"},{"y":2020,"k":"insp","w":"L&I: 2 failed, 2 passed"},{"y":2022,"k":"appeal","w":"Appeal complete"},{"y":2025,"k":"viol","w":"2 L&I violations incl UNSAFE STRUCTURE"},{"y":2025,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":false,"licenses":[{"number":"248431","type":"Rental","status":"Inactive","businessName":"HUFF GEORGE & MARIE","legalName":"HUFF GEORGE & MARIE","address":"6934 TORRESDALE AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2001-04-15","latestIssueDate":"2005-04-26","expirationDate":"2006-02-28","inactiveDate":"2012-12-22"},{"number":"851472","type":"Rental","status":"Inactive","businessName":"GEORGEANNE & CHRISTOPHER LABOVITZ","legalName":"GEORGEANNE & CHRISTOPHER LABOVITZ","address":"6934 TORRESDALE AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2020-09-16","latestIssueDate":"2021-09-10","expirationDate":"2022-09-15","inactiveDate":"2022-11-14"}],"licenseActivity":[{"number":"851472","type":"Rental","businessName":"GEORGEANNE & CHRISTOPHER LABOVITZ","legalName":"GEORGEANNE & CHRISTOPHER LABOVITZ","issuedDate":"2020-09-16","latestIssueDate":"2021-09-10","closureDate":"2022-11-14","expirationDate":"2022-09-15","inactiveDate":"2022-11-14","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"248431","type":"Rental","businessName":"HUFF GEORGE & MARIE","legalName":"HUFF GEORGE & MARIE","issuedDate":"2001-04-15","latestIssueDate":"2005-04-26","closureDate":"2012-12-22","expirationDate":"2006-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-30","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 29% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $239,400 to $308,100","no permit shown in 2026-2028"],"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":"Appeal #HA-2021-000592: Closed · Complete. Use permit #514515: 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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 10 historical violations across 5 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":"6 failed, 5 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on May 23, 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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"1 fire/suppression-related permit 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/"}],"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/"}]}