{"asOf":"2026-07-25T18:25:01.852Z","block":"3900-3999 LANCASTER AVE","blockUrl":"https://philadelphia.blockreport.homes/block/3900-3999-lancaster-ave","address":"3902-04 LANCASTER AVE","parcelNumber":"871530510","source":"https://property.phila.gov/?p=871530510","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":"FORMOSA HOMES LLC","coOwner":null,"marketValue":373200,"landAssessment":74600,"improvementAssessment":298600,"livableArea":1769,"yearBuilt":1915,"lastSale":{"price":185000,"date":"2015-11-10T05:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2025-002213","date":"2025-01-14","code":"F-901.6","title":"INSPECTION, TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2025-04-02","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2025-002214","date":"2025-01-14","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"COMPLIED","resolutionDate":"2025-06-11","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-002211","date":"2025-01-14","code":"A-301.1/65","title":"NEW USE","status":"CLOSED","resolutionDate":"2025-01-24","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2025-002212","date":"2025-01-14","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"CLOSED","resolutionDate":"2025-01-24","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2025-002215","date":"2025-01-14","code":"F-1013.1","title":"EXIT SIGNS WHERE REQUIRED\n","status":"CLOSED","resolutionDate":"2025-04-02","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2025-002216","date":"2025-01-14","code":"14-904(1)(I)(.1)","title":"WINDOW SIGN PERCENTAGE","status":"COMPLIED","resolutionDate":"2025-06-25","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"CF-2025-002886","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUSINESS COMPLIANCE INVESTIGATOR","status":"CLOSED","createdDate":"2025-01-15","completedDate":"2025-06-26","violations":[{"number":"VI-2025-002213","date":"2025-01-14","code":"F-901.6","title":"INSPECTION, TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2025-04-02","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2025-002214","date":"2025-01-14","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"COMPLIED","resolutionDate":"2025-06-11","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-002211","date":"2025-01-14","code":"A-301.1/65","title":"NEW USE","status":"CLOSED","resolutionDate":"2025-01-24","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2025-002212","date":"2025-01-14","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"CLOSED","resolutionDate":"2025-01-24","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2025-002215","date":"2025-01-14","code":"F-1013.1","title":"EXIT SIGNS WHERE REQUIRED\n","status":"CLOSED","resolutionDate":"2025-04-02","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2025-002216","date":"2025-01-14","code":"14-904(1)(I)(.1)","title":"WINDOW SIGN PERCENTAGE","status":"COMPLIED","resolutionDate":"2025-06-25","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2025,"n":6,"worst":null}],"investigations":[{"caseNumber":"CF-2025-002886","date":"2025-01-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-002886","date":"2025-04-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-002886","date":"2025-06-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-002886","date":"2025-06-26","type":null,"status":"PASSED"}],"inspYears":[{"y":2025,"fails":3,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.96200024149328,"lng":-75.20054922809891,"geom":{"type":"Polygon","coordinates":[[[-75.20063014,39.96196334],[-75.200558031,39.96204614],[-75.200471983,39.962001849],[-75.200485923,39.961984814],[-75.20063014,39.96196334]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19104","beds":null,"baths":null,"stories":null,"lotArea":664,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"PO BOX 31815, PHILADELPHIA PA, 19104","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":99300,"taxable":99300,"land":10191,"improvement":89109,"taxableLand":10191,"taxableImprovement":89109,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":99300,"taxable":99300,"land":10191,"improvement":89109,"taxableLand":10191,"taxableImprovement":89109,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":265500,"taxable":151500,"land":53100,"improvement":212400,"taxableLand":53100,"taxableImprovement":98400,"exemptLand":0,"exemptImprovement":114000},{"y":2019,"v":156000,"taxable":88851,"land":30891,"improvement":125109,"taxableLand":30891,"taxableImprovement":57960,"exemptLand":0,"exemptImprovement":67149},{"y":2020,"v":157500,"taxable":89705,"land":31188,"improvement":126312,"taxableLand":31188,"taxableImprovement":58517,"exemptLand":0,"exemptImprovement":67795},{"y":2021,"v":157500,"taxable":89705,"land":31188,"improvement":126312,"taxableLand":31188,"taxableImprovement":58517,"exemptLand":0,"exemptImprovement":67795},{"y":2022,"v":157500,"taxable":89705,"land":31188,"improvement":126312,"taxableLand":31188,"taxableImprovement":58517,"exemptLand":0,"exemptImprovement":67795},{"y":2023,"v":309200,"taxable":175604,"land":61800,"improvement":247400,"taxableLand":61800,"taxableImprovement":113804,"exemptLand":0,"exemptImprovement":133596},{"y":2024,"v":309200,"taxable":175604,"land":61800,"improvement":247400,"taxableLand":61800,"taxableImprovement":113804,"exemptLand":0,"exemptImprovement":133596},{"y":2025,"v":291000,"taxable":165288,"land":58200,"improvement":232800,"taxableLand":58200,"taxableImprovement":107088,"exemptLand":0,"exemptImprovement":125712},{"y":2026,"v":291000,"taxable":165288,"land":58200,"improvement":232800,"taxableLand":58200,"taxableImprovement":107088,"exemptLand":0,"exemptImprovement":125712},{"y":2027,"v":373200,"taxable":211956,"land":74600,"improvement":298600,"taxableLand":74600,"taxableImprovement":137356,"exemptLand":0,"exemptImprovement":161244}],"taxNow":2314,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"471634","date":"2013-05-15","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2013-12-04","scope":"WINDOW REPLACEMENT, PAINTING, CAULKING, CAPPING ALUMINUM GROUND LEVEL DOORWAY, GENERAL WEATHERIZATION AND MAINTENANCE DOOR REPLACEMENT MINOR ALTERATIONS"},{"number":"673218","date":"2016-03-01","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2016-03-01","scope":"FOR USE AS A BUSINESS AND PROFESSIONAL OFFICE ON THE 1ST FLOOR AND FOR A TWO (2) FAMILY HOUSEHOLD LIVING ABOVE IN AN EXISTING ATTACHED STRUCTURE."},{"number":"665817","date":"2016-03-01","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2017-09-29","scope":"NO CHANGE IN USE AND OCCUPANCY CLASSIFICATION. LEVEL III INTERIOR ALTERATIONS AS PER APPROVED PLAN. CERTIFICATE OF OCCUPANCY ON THIS PERMIT FOR RESIDENTIAL PORTION - FOR DOCUMENTATION PURPOSES ONLY. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR ANY MECHANICAL, ELECTRICAL, AND PLUMBING WORK. NO STRUCTURAL WORK ON THIS PERMIT."},{"number":"679488","date":"2016-05-03","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-07-11","scope":"INSTALL NEW 400AMP SERVICE WITH 4 METER SOCKET AND VANITY BOX FINISHES OF 1ST FLOOR COMMERCIAL SPACE AS PER 2008 NEC (WEST DISTRICT) INSTALL 1 FIRE ALARM FIT OUT OF APTS AS PER NFPA 72"},{"number":"697416","date":"2016-06-06","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-06-13","scope":"5\" CURB TRAP 5\" LATERAL 4\" VENT 3/4\" WATER SERVICE PA20161542341 SELF CERTIFICATION NO LONGER ACCEPTED ALL TRENCHES IN EXCESS OF 5 FT MUST HAVE APPROVED SHORING AT THE TIME OF INSPECTION."},{"number":"744342","date":"2016-12-16","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-09-29","scope":"INSTALL 2 KITCHEN SINK, 3 WATER CLOSET, 2 TUBS, 2 WASHER BOX & 3 LAVY SINK - THE INSTALLATION WILL COMPY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"762227","date":"2017-03-02","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2017-09-29","scope":"INSTALLING (3) 12,000 BTU DUCTLESS MINI SPLITS."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2013,"k":"permit","w":"Alteration"},{"y":2015,"k":"sale","p":185000},{"y":2016,"k":"permit","w":"Use"},{"y":2016,"k":"permit","w":"Major alteration"},{"y":2016,"k":"permit","w":"Electrical"},{"y":2016,"k":"permit","w":"Plumbing"},{"y":2016,"k":"permit","w":"Plumbing"},{"y":2017,"k":"permit","w":"Mechanical"},{"y":2025,"k":"viol","w":"6 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 3 failed, 1 passed"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-24","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 28% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $291,000 to $373,200","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":"Use permit #673218: COMPLETED. The history also contains “NEW 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":"3 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jun 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":"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":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"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 6 historical violations 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/"}],"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/"}]}