{"asOf":"2026-07-28T08:18:04.346Z","block":"3600-3699 LANCASTER AVE","blockUrl":"https://philadelphia.blockreport.homes/block/3600-3699-lancaster-ave","address":"3617-23 LANCASTER AVE","parcelNumber":"871286100","source":"https://property.phila.gov/?p=871286100","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":"CHIANG REALTY LLC","coOwner":null,"marketValue":979400,"landAssessment":195800,"improvementAssessment":783600,"livableArea":5900,"yearBuilt":1915,"lastSale":{"price":800000,"date":"2012-06-26T04:00:00Z"},"openViolations":0,"violations":[{"number":"2172204","date":"2011-08-09","code":"PM-102.3/1","title":"LICENSE-RES SFD/2FD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2201350","date":"2011-09-02","code":"FC-906.2/2","title":"FIRE EXTING-NEEDS INSP/TAG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2201348","date":"2011-09-02","code":"PM-304.4/1","title":"EXT S-ROOF REPAIR","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2024-046737","date":"2024-06-07","code":"PM15-504.1","title":"PLUMBING SYSTEMS- GENERAL","status":"COMPLIED","resolutionDate":"2024-07-15","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-046738","date":"2024-06-07","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":"2024-07-15","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"291126","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2011-08-10","completedDate":"2011-12-02","violations":[{"number":"2172204","date":"2011-08-09","code":"PM-102.3/1","title":"LICENSE-RES SFD/2FD","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"295431","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2011-09-02","completedDate":"2011-12-02","violations":[{"number":"2201350","date":"2011-09-02","code":"FC-906.2/2","title":"FIRE EXTING-NEEDS INSP/TAG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2201348","date":"2011-09-02","code":"PM-304.4/1","title":"EXT S-ROOF REPAIR","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2024-058288","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2024-06-07","completedDate":"2024-07-15","violations":[{"number":"VI-2024-046737","date":"2024-06-07","code":"PM15-504.1","title":"PLUMBING SYSTEMS- GENERAL","status":"COMPLIED","resolutionDate":"2024-07-15","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-046738","date":"2024-06-07","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":"2024-07-15","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2011,"n":3,"worst":null},{"y":2024,"n":2,"worst":null}],"investigations":[{"caseNumber":"291126","date":"2011-08-09","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"295431","date":"2011-09-02","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"291126","date":"2011-12-01","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"295431","date":"2011-12-01","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"CF-2024-058288","date":"2024-06-07","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-058288","date":"2024-07-15","type":null,"status":"PASSED"}],"inspYears":[{"y":2011,"fails":2,"passes":2},{"y":2024,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.95906114837313,"lng":-75.19415200015871,"geom":{"type":"Polygon","coordinates":[[[-75.19416102,39.959162968],[-75.194019178,39.959090816],[-75.194137331,39.95895469],[-75.19428392,39.959032073],[-75.19416102,39.959162968]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":false,"permits":true,"licenses":true},"zip":"19104","beds":null,"baths":null,"stories":null,"lotArea":2964,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"18 PAOLI PIKE, PAOLI PA, 19301","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"SPECIAL EXCEPTION FOR PROPOSED FOR ENTERTAINMENT LOUNGE WITH FOOD AND DRINKS SERVED ON PREMISES FOR MAXIMUM FORTY NINE (49) PEOPLE (ASSEMBLY AND ENTERTAINMENT) (NO ACTIVITIES AS DEFINED IN 14-603 (13) OF PHILADELPHIA ZONING CODE) ON 1ST FLO","status":"OPEN","outcome":"Granted with conditions","date":"2018-05-02","number":"33290","relatedPermit":"851669"},{"type":"ZBA Permit Denial - Special Exception","grounds":"Special Exception for the proposed use, Assembly and Entertainment, within an existing structure.","status":"Completed","outcome":"Granted with conditions","date":"2026-02-10","number":"ZP-2025-005299","relatedPermit":"ZP-2025-005299"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":796500,"taxable":796500,"land":148200,"improvement":648300,"taxableLand":148200,"taxableImprovement":648300,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":796500,"taxable":796500,"land":148200,"improvement":648300,"taxableLand":148200,"taxableImprovement":648300,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":638000,"taxable":638000,"land":127600,"improvement":510400,"taxableLand":127600,"taxableImprovement":510400,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":657100,"taxable":657100,"land":131832,"improvement":525268,"taxableLand":131832,"taxableImprovement":525268,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":663600,"taxable":663600,"land":133136,"improvement":530464,"taxableLand":133136,"taxableImprovement":530464,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":663600,"taxable":663600,"land":133136,"improvement":530464,"taxableLand":133136,"taxableImprovement":530464,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":663600,"taxable":663600,"land":133136,"improvement":530464,"taxableLand":133136,"taxableImprovement":530464,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":811800,"taxable":811800,"land":162360,"improvement":649440,"taxableLand":162360,"taxableImprovement":649440,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":811800,"taxable":811800,"land":162360,"improvement":649440,"taxableLand":162360,"taxableImprovement":649440,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":878500,"taxable":878500,"land":175700,"improvement":702800,"taxableLand":175700,"taxableImprovement":702800,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":878500,"taxable":878500,"land":175700,"improvement":702800,"taxableLand":175700,"taxableImprovement":702800,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":979400,"taxable":979400,"land":195800,"improvement":783600,"taxableLand":195800,"taxableImprovement":783600,"exemptLand":0,"exemptImprovement":0}],"taxNow":12297,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"87052","date":"2007-07-09","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2007-07-09","scope":"OFFICE FOR COUNSELING ABUSED FAMILIES AND SINGLE FAMILY"},{"number":"851669","date":"2018-05-14","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2018-05-14","scope":"PER PROVISO - TEMPORARY SPECIAL EXCEPTION TO EXPIRE ON 05/01/2023 FOR ENTERTAINMENT LOUNGE WITH FOOD AND DRINKS SERVED ON PREMISES FOR MAXIMUM FORTY NINE (49) PEOPLE (NO ACTIVITIES AS DEFINED IN 14-603 (13) OF PHILADELPHIA ZONING CODE) ON 1ST FLOOR AND PROPOSED TWO (2) FAMILY DWELLING ABOVE IN AN EXISTING STRUCTURE. NO SIGN ON THIS PERMIT."},{"number":"877198","date":"2018-06-07","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-08-03","scope":"INTERIOR/EXTERIOR RENOVATIONS TO CONVERT AN OFFICE SPACE INTO A LOUNGE WITH FOOD/DRINKS ON THE FIRST FLOOR AS PER PLAN TO INCLUDE A NEW STOREFRONT ENTRANCE. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL AND PLUMBING."},{"number":"887295","date":"2018-07-02","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-08-03","scope":"INSTALL FIXTURES AND PIPES ON 1ST FLOOR 1 ICE MAKER 1 HAND SINK 1 2-COMP SINK 1 HAND SINK 1 DISHWASHER"},{"number":"884983","date":"2018-07-10","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2018-07-10","scope":"FOR THE ERECTION OF ONE ACCESSORY ILLUMINATED FLAT WALL SIGN - SIZE AND LOCATION PER PLAN FOR A PREVIOUSLY APPROVED ENTERTAINMENT LOUNGE. (PERMIT #851669)"},{"number":"893298","date":"2018-07-12","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2018-08-03","scope":"WALL SIGN PERMIT- INSTALLATION OF #1 ILLUMINATED,(WITH PRE-EXISTING ELECTRICAL OUTLET) FLAT WALL SIGN AS PER (APPLICATION#) AND ATTACHED PLANS."},{"number":"ZP-2025-005299","date":"2026-01-28","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Assembly and Entertainment - Event Assembly Activity"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2011,"k":"viol","w":"3 L&I violations"},{"y":2011,"k":"insp","w":"L&I: 2 failed, 2 passed"},{"y":2018,"k":"appeal","w":"Appeal granted with conditions"},{"y":2018,"k":"permit","w":"Use"},{"y":2018,"k":"permit","w":"Major alteration"},{"y":2018,"k":"permit","w":"Plumbing"},{"y":2018,"k":"permit","w":"Zoning/use"},{"y":2018,"k":"permit","w":"Sign"},{"y":2024,"k":"viol","w":"2 L&I violations"},{"y":2024,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2026,"k":"permit","w":"Change of Use"},{"y":2026,"k":"appeal","w":"Appeal granted with conditions"}],"rented":false,"licenses":[{"number":"227097","type":"Rental","status":"Inactive","businessName":"LAREN GUY","legalName":"LAREN GUY","address":"3617-23 LANCASTER AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2003-03-21","latestIssueDate":"2012-03-17","expirationDate":"2013-02-28","inactiveDate":null},{"number":"785541","type":"Food Preparing and Serving","status":"Inactive","businessName":"DISGUISER ENTERTAINMENT LLC","legalName":"DISGUISER ENTERTAINMENT LLC ","address":"3617-23 LANCASTER AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2018-08-08","latestIssueDate":"2020-02-18","expirationDate":"2020-08-07","inactiveDate":"2020-10-06"}],"licenseActivity":[{"number":"785541","type":"Food Preparing and Serving","businessName":"DISGUISER ENTERTAINMENT LLC","legalName":"DISGUISER ENTERTAINMENT LLC ","issuedDate":"2018-08-08","latestIssueDate":"2020-02-18","closureDate":"2020-10-06","expirationDate":"2020-08-07","inactiveDate":"2020-10-06","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"227097","type":"Rental","businessName":"LAREN GUY","legalName":"LAREN GUY","issuedDate":"2003-03-21","latestIssueDate":"2012-03-17","closureDate":"2013-02-28","expirationDate":"2013-02-28","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-27","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":["1 permit event since 2023","1 zoning/board appeal 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-2025-005299: Completed · Granted with conditions; related permit ZP-2025-005299. Use permit #87052: 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":"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":"3 failed, 3 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jul 15, 2024.","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":"Food Preparing and Serving #785541: Inactive since Oct 6, 2020","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 5 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/"}]}