{"asOf":"2026-07-31T10:33:09.317Z","block":"2200-2299 S HICKS ST","blockUrl":"https://philadelphia.blockreport.homes/block/2200-2299-s-hicks-st","address":"2253 S HICKS ST","parcelNumber":"871535050","source":"https://property.phila.gov/?p=871535050","ownerType":"owner-occupied","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":"BUI HANNAH","coOwner":null,"marketValue":352000,"landAssessment":70400,"improvementAssessment":281600,"livableArea":1824,"yearBuilt":1920,"lastSale":{"price":160000,"date":"2024-01-31T05:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2022-064484","date":"2022-08-25","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2023-03-07","resolution":"COMPLIED - PERMIT 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ONE & TWO FAMILY (R3)","status":"CLOSED","resolutionDate":"2024-05-10","resolution":"CLOSED - ADMINISTRATIVELY","latestInvestigationDate":"2024-05-24","underAppeal":false,"noticeUrl":null},{"number":"VI-2023-099132","date":"2023-12-27","code":"A-301.1/65","title":"NEW USE","status":"COMPLIED","resolutionDate":"2024-05-23","resolution":"COMPLIED - PERMIT OBTAINED","latestInvestigationDate":"2024-05-24","underAppeal":false,"noticeUrl":null},{"number":"VI-2024-041937","date":"2024-05-24","code":"F-315.3","title":"STORAGE IN BUILDINGS\n","status":"COMPLIED","resolutionDate":"2024-06-13","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2024-06-13","underAppeal":false,"noticeUrl":null},{"number":"VI-2024-041938","date":"2024-05-24","code":"F-604.6","title":"UNAPPROVED CONDITIONS\n","status":"COMPLIED","resolutionDate":"2024-06-13","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2024-06-13","underAppeal":false,"noticeUrl":null},{"number":"VI-2024-041932","date":"2024-05-24","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"COMPLIED","resolutionDate":"2024-06-13","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2024-06-13","underAppeal":false,"noticeUrl":null},{"number":"VI-2024-041935","date":"2024-05-24","code":"F-305.1","title":"CLEARANCE FROM IGNITION SOURCES\n","status":"COMPLIED","resolutionDate":"2024-06-13","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2024-06-13","underAppeal":false,"noticeUrl":null}],"violationCases":[{"number":"CF-2022-087879","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2022-08-25","completedDate":"2023-03-07","noticeUrl":null,"violations":[{"number":"VI-2022-064484","date":"2022-08-25","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2023-03-07","resolution":"COMPLIED - PERMIT OBTAINED","latestInvestigationDate":"2023-03-07","underAppeal":false,"noticeUrl":null},{"number":"VI-2022-064485","date":"2022-08-25","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2023-03-07","resolution":"COMPLIED - PERMIT OBTAINED","latestInvestigationDate":"2023-03-07","underAppeal":false,"noticeUrl":null},{"number":"VI-2022-064486","date":"2022-08-25","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2023-03-07","resolution":"COMPLIED - PERMIT OBTAINED","latestInvestigationDate":"2023-03-07","underAppeal":false,"noticeUrl":null}]},{"number":"CF-2023-129528","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"COMPLIED, BALANCE DUE","createdDate":"2023-12-28","completedDate":null,"noticeUrl":null,"violations":[{"number":"VI-2023-099130","date":"2023-12-27","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2024-05-24","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED","latestInvestigationDate":"2024-05-24","underAppeal":false,"noticeUrl":null},{"number":"VI-2023-099131","date":"2023-12-27","code":"9-3902 (1)","title":"RENTAL LICENSE- ONE & TWO FAMILY (R3)","status":"CLOSED","resolutionDate":"2024-05-10","resolution":"CLOSED - ADMINISTRATIVELY","latestInvestigationDate":"2024-05-24","underAppeal":false,"noticeUrl":null},{"number":"VI-2023-099132","date":"2023-12-27","code":"A-301.1/65","title":"NEW USE","status":"COMPLIED","resolutionDate":"2024-05-23","resolution":"COMPLIED - PERMIT OBTAINED","latestInvestigationDate":"2024-05-24","underAppeal":false,"noticeUrl":null}]},{"number":"CF-2024-051376","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2024-05-24","completedDate":"2024-06-13","noticeUrl":null,"violations":[{"number":"VI-2024-041937","date":"2024-05-24","code":"F-315.3","title":"STORAGE IN BUILDINGS\n","status":"COMPLIED","resolutionDate":"2024-06-13","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2024-06-13","underAppeal":false,"noticeUrl":null},{"number":"VI-2024-041938","date":"2024-05-24","code":"F-604.6","title":"UNAPPROVED CONDITIONS\n","status":"COMPLIED","resolutionDate":"2024-06-13","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2024-06-13","underAppeal":false,"noticeUrl":null},{"number":"VI-2024-041932","date":"2024-05-24","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"COMPLIED","resolutionDate":"2024-06-13","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2024-06-13","underAppeal":false,"noticeUrl":null},{"number":"VI-2024-041935","date":"2024-05-24","code":"F-305.1","title":"CLEARANCE FROM IGNITION SOURCES\n","status":"COMPLIED","resolutionDate":"2024-06-13","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2024-06-13","underAppeal":false,"noticeUrl":null}]}],"violYears":[{"y":2022,"n":3,"worst":"UNSAFE STRUCTURE"},{"y":2023,"n":3,"worst":null},{"y":2024,"n":4,"worst":null}],"investigations":[{"caseNumber":"CF-2022-087879","date":"2022-08-25","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-087879","date":"2022-12-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-087879","date":"2023-01-19","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-087879","date":"2023-03-07","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-129528","date":"2023-12-29","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-129528","date":"2024-02-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-129528","date":"2024-04-30","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-129528","date":"2024-05-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-129528","date":"2024-05-13","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-129528","date":"2024-05-24","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-051376","date":"2024-05-24","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-051376","date":"2024-06-13","type":null,"status":"PASSED"}],"inspYears":[{"y":2022,"fails":2,"passes":0},{"y":2023,"fails":2,"passes":1},{"y":2024,"fails":5,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.922256243843385,"lng":-75.17229522329468,"geom":{"type":"Polygon","coordinates":[[[-75.17220644,39.922267603],[-75.17221522,39.922223825],[-75.172383861,39.922244735],[-75.172375053,39.92228877],[-75.17220644,39.922267603]]]},"liDistrict":"SOUTH","certifications":[{"number":"BC-2024-014297","type":"Fire Alarm Certification","inspectionDate":"2024-01-18","result":"Certified","expirationDate":"2025-01-18","buildingId":"1460183"},{"number":"BC-2024-033343","type":"Fire Alarm Certification","inspectionDate":"2024-12-18","result":"Certified","expirationDate":"2025-12-18","buildingId":"1460183"},{"number":"BC-2025-033284","type":"Fire Alarm Certification","inspectionDate":"2025-12-20","result":"Certified","expirationDate":"2026-12-20","buildingId":"1460183"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19145","beds":null,"baths":null,"stories":null,"lotArea":768,"zoning":"CMX1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":true,"mail":"2253 S HICKS ST, PHILADELPHIA PA, 19145","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":212700,"taxable":212700,"land":11366,"improvement":201334,"taxableLand":11366,"taxableImprovement":201334,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":212700,"taxable":212700,"land":11366,"improvement":201334,"taxableLand":11366,"taxableImprovement":201334,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":204100,"taxable":204100,"land":40820,"improvement":163280,"taxableLand":40820,"taxableImprovement":163280,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":210200,"taxable":210200,"land":42040,"improvement":168160,"taxableLand":42040,"taxableImprovement":168160,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":212300,"taxable":212300,"land":42460,"improvement":169840,"taxableLand":42460,"taxableImprovement":169840,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":212300,"taxable":212300,"land":42460,"improvement":169840,"taxableLand":42460,"taxableImprovement":169840,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":212300,"taxable":212300,"land":42460,"improvement":169840,"taxableLand":42460,"taxableImprovement":169840,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":320800,"taxable":320800,"land":64160,"improvement":256640,"taxableLand":64160,"taxableImprovement":256640,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":320800,"taxable":320800,"land":64160,"improvement":256640,"taxableLand":64160,"taxableImprovement":256640,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":327400,"taxable":327400,"land":65480,"improvement":261920,"taxableLand":65480,"taxableImprovement":261920,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":327400,"taxable":227400,"land":65480,"improvement":261920,"taxableLand":65480,"taxableImprovement":161920,"exemptLand":0,"exemptImprovement":100000},{"y":2027,"v":352000,"taxable":252000,"land":70400,"improvement":281600,"taxableLand":70400,"taxableImprovement":181600,"exemptLand":0,"exemptImprovement":100000}],"taxNow":3183,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"CP-2023-000153","date":"2023-01-30","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-03-09","scope":"**MAKE SAFE PERMIT** FOR THE REPAIR OF THE EXISTING THREE (3) STORY MASONRY STRUCTURE TO COMPLY WITH VIOLATION CASE # CF-2022-087879. ALL THE REPAIR WORK SHALL BE DONE AS PER THE ENGINEERING REPORT PROVIDED BY AN ENGINEER, LICENSED AND REGISTERED IN THE STATE OF PA. IN ACCORDANCE WITH CODE BULLETIN PM-1801, A PA PROFESSIONAL ENGINEER IS REQUIRED TO MONITOR REPAIRS MADE UNDER THIS PERMIT. THE ENGINEER MUST SUBMIT A SEALED STATEMENT TO THE DEPARTMENT CONFIRMING THAT THE STRUCTURE IS IN SOUND CONDITION AT COMPLETION . ABUTTING SIDEWALK MUST BE CLOSED WITH FENCING A MINIMUM OF 6’ IN HEIGHT. SEPARATE STREETS DEPARTMENT PERMIT FOR SIDEWALK CLOSURE. A SEPARATE PERMIT IS REQUIRED FOR ANY ADDITIONAL ALTERATIONS THAT ARE NOT SPECIFICALLY ADDRESSED ON CASE CF-2022-087879. 21 DAY POSTING & NOTICE WAIVED PER A-303.2."},{"number":"ZP-2024-005219","date":"2024-05-22","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Personal Services"}],"storyTag":"Improved","storyDelta":-0.24,"timeline":[{"y":2009,"k":"sale","p":210000},{"y":2022,"k":"viol","w":"3 L&I violations incl UNSAFE STRUCTURE"},{"y":2022,"k":"insp","w":"Inspection failed ×2"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"viol","w":"3 L&I violations"},{"y":2023,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2024,"k":"sale","p":160000},{"y":2024,"k":"permit","w":"Change of Use"},{"y":2024,"k":"viol","w":"4 L&I violations"},{"y":2024,"k":"insp","w":"L&I: 5 failed, 2 passed"}],"rented":false,"licenses":[{"number":"246064","type":"Rental","status":"Inactive","businessName":"PETTIGROSSO FRANCO","legalName":"PETTIGROSSO FRANCO","address":"2253 S HICKS ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2004-07-22","latestIssueDate":"2009-03-11","expirationDate":"2010-02-28","inactiveDate":"2012-12-22"}],"licenseActivity":[{"number":"246064","type":"Rental","businessName":"PETTIGROSSO FRANCO","legalName":"PETTIGROSSO FRANCO","issuedDate":"2004-07-22","latestIssueDate":"2009-03-11","closureDate":"2012-12-22","expirationDate":"2010-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-30","signals":[{"kind":"post-purchase-work","level":"watch","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 1 permit event matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2024","permit activity in 2024"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"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":"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 3 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":"9 failed, 3 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jun 13, 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":"homestead","level":"verify","title":"Homestead is tied to owner occupancy and the deed","finding":"OPA shows the Homestead Exemption.","why":"Philadelphia limits Homestead to an owner’s primary residence. The City says a deed change can require a new application or update.","action":"A buyer should apply in their own name and not assume the seller’s benefit continues.","url":"https://www.phila.gov/documents/homestead-exemption-application/"},{"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":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Dec 20, 2026","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/"}]}