{"asOf":"2026-07-24T23:47:55.792Z","block":"1700-1799 SOUTH ST","blockUrl":"https://philadelphia.blockreport.homes/block/1700-1799-south-st","address":"1717 SOUTH ST","parcelNumber":"871540530","source":"https://property.phila.gov/?p=871540530","ownerType":"absentee","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":"SHOHAT EHUD","coOwner":null,"marketValue":621000,"landAssessment":124200,"improvementAssessment":496800,"livableArea":2250,"yearBuilt":1915,"lastSale":{"price":1,"date":"2007-04-06T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2025-051463","date":"2025-07-15","code":"A-301.1/65","title":"NEW USE","status":"COMPLIED","resolutionDate":"2026-05-28","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2025-051465","date":"2025-07-15","code":"F-906.1","title":"FIRE EXTINGUISHERS REQUIRED\n","status":"COMPLIED","resolutionDate":"2026-01-12","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-051468","date":"2025-07-15","code":"F-1013.1","title":"EXIT SIGNS WHERE REQUIRED\n","status":"COMPLIED","resolutionDate":"2026-01-12","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-051467","date":"2025-07-15","code":"F-907.4.2.4","title":"MANUAL FIRE ALARM BOX SIGNS\n","status":"COMPLIED","resolutionDate":"2026-05-28","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-051466","date":"2025-07-15","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2026-06-25","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2025-051464","date":"2025-07-15","code":"A-701.1/3","title":"NEW USE OCCUPIED PRIOR TO CO","status":"COMPLIED","resolutionDate":"2026-06-25","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}],"violationCases":[{"number":"CF-2025-070731","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QUALITY OF LIFE COURTS","status":"IN VIOLATION - COURT","createdDate":"2025-07-16","completedDate":null,"violations":[{"number":"VI-2025-051463","date":"2025-07-15","code":"A-301.1/65","title":"NEW USE","status":"COMPLIED","resolutionDate":"2026-05-28","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2025-051465","date":"2025-07-15","code":"F-906.1","title":"FIRE EXTINGUISHERS REQUIRED\n","status":"COMPLIED","resolutionDate":"2026-01-12","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-051468","date":"2025-07-15","code":"F-1013.1","title":"EXIT SIGNS WHERE REQUIRED\n","status":"COMPLIED","resolutionDate":"2026-01-12","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-051467","date":"2025-07-15","code":"F-907.4.2.4","title":"MANUAL FIRE ALARM BOX SIGNS\n","status":"COMPLIED","resolutionDate":"2026-05-28","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-051466","date":"2025-07-15","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2026-06-25","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2025-051464","date":"2025-07-15","code":"A-701.1/3","title":"NEW USE OCCUPIED PRIOR TO CO","status":"COMPLIED","resolutionDate":"2026-06-25","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]}],"violYears":[{"y":2025,"n":6,"worst":null}],"investigations":[{"caseNumber":"48484","date":"2006-01-20","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"48484","date":"2006-01-20","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"CF-2025-070731","date":"2025-07-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-070731","date":"2025-09-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-070731","date":"2025-10-24","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-070731","date":"2026-01-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-070731","date":"2026-05-28","type":null,"status":"FAILED"}],"inspYears":[{"y":2006,"fails":1,"passes":0},{"y":2025,"fails":3,"passes":0},{"y":2026,"fails":2,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.94446837718548,"lng":-75.17091374688226,"geom":{"type":"Polygon","coordinates":[[[-75.170899951,39.94438981],[-75.170959814,39.944397207],[-75.170927543,39.944546944],[-75.17086768,39.944539547],[-75.170899951,39.94438981]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":false,"permits":true,"licenses":true},"zip":"19146","beds":null,"baths":null,"stories":null,"lotArea":1360,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"5","intCond":"5","garage":null,"homestead":false,"mail":"35 IMPERIAL DR, CHERRY HILL NJ, 08003","mailOut":true,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT For a Meditation Center (personal services- Fortune Telling Service) in an existing structure with other existing uses in the structure as previously approved","status":"Completed","outcome":"Granted with conditions","date":"2026-04-27","number":"ZP-2025-007933","relatedPermit":"ZP-2025-007933"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":330900,"taxable":330900,"land":56004,"improvement":274896,"taxableLand":56004,"taxableImprovement":274896,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":330900,"taxable":330900,"land":56004,"improvement":274896,"taxableLand":56004,"taxableImprovement":274896,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":605100,"taxable":605100,"land":121020,"improvement":484080,"taxableLand":121020,"taxableImprovement":484080,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":488200,"taxable":488200,"land":97640,"improvement":390560,"taxableLand":97640,"taxableImprovement":390560,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":493000,"taxable":493000,"land":98600,"improvement":394400,"taxableLand":98600,"taxableImprovement":394400,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":493000,"taxable":493000,"land":98600,"improvement":394400,"taxableLand":98600,"taxableImprovement":394400,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":493000,"taxable":493000,"land":98600,"improvement":394400,"taxableLand":98600,"taxableImprovement":394400,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":693900,"taxable":693900,"land":138780,"improvement":555120,"taxableLand":138780,"taxableImprovement":555120,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":693900,"taxable":693900,"land":138780,"improvement":555120,"taxableLand":138780,"taxableImprovement":555120,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":565500,"taxable":565500,"land":113100,"improvement":452400,"taxableLand":113100,"taxableImprovement":452400,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":565500,"taxable":565500,"land":113100,"improvement":452400,"taxableLand":113100,"taxableImprovement":452400,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":621000,"taxable":621000,"land":124200,"improvement":496800,"taxableLand":124200,"taxableImprovement":496800,"exemptLand":0,"exemptImprovement":0}],"taxNow":7916,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"58372","date":"2007-04-12","work":"Addition","type":"BP_ADDITON","description":"ADDITION PERMIT","status":"COMPLETED","completedDate":"2011-10-12","scope":"TWO STORY ADDITION PER PLAN [ SEE AP #30381 FOR COMPLETE RE-HAB]"},{"number":"30381","date":"2007-04-12","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2011-10-12","scope":"COMPLETE RE-HAB PER PLAN [ SEE AP #58372 FOR ADDITION ]"},{"number":"93544","date":"2007-08-02","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2011-09-01","scope":"ALL NEW FXTS WITH WATER LINE AND ALL THW WASTE PIPING IN BASEMENT AND THROUGHOUT HOUSE. 1 LT, 1 KS, POWDER ROOM ON 2ND FL (WC, LAV), 3RD FL: (1) FOUR PIECE (WC, LAV, TUB, STALL SH)"},{"number":"94478","date":"2007-08-06","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-02-14","scope":"27 RECEPTS, 23 LT FXTS, 2 BATHROOM FANS, 20 WALL SWS, 1 A/C OUTLET, GROUNDING ROD FOR SERVICE (SOUTH DIST)"},{"number":"96384","date":"2007-08-15","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2008-12-04","scope":"EXCAVATE PAVEMENT AREA IN REAR OF BUILDING REMOVE OLD BROKEN HOUSE TRAP AND 4 FEET OF 4\" CAST IROM PIPE INTO FOUNDATION WALL TO BASEMENT"},{"number":"1010465","date":"2019-09-19","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2019-09-19","scope":"USE FROM HAIR SALON TO SIT DOWN RESTAURANT"},{"number":"1010327","date":"2019-09-25","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2021-09-15","scope":"FOR CHANGE OF OCCUPANCY (NO CHANGE IN CLASSIFICATION) AND LEVEL II ALTERATIONS TO INCLUDE PARTITIONS, FIXTURES, FURNISHINGS, FINISHES AS PER APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR ALL MEP WORK."},{"number":"1013464","date":"2019-09-25","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Expired","completedDate":"2020-11-18","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES- For the installation if New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans.(NO PENETRATION OF RATED ASSEMBLIES)"},{"number":"1013526","date":"2019-12-03","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"REWIRE CONNECTING TO 200AMP PANEL & NEW 300AMP INCOMING SERVICE 120/240 1 PHASE AND ALL NECESSARY BONDING & GROUNDING AS PER NEC **BUILDING A/P# 1010327**"},{"number":"1017076","date":"2020-02-05","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2021-09-17","scope":"3 FLOOR SINKS, 1 MOP SINK RECEPTOR, 1 3COMP, 2 HANDWASH, 2 OPEN FIXTURE DRAINS, 1 WATER CLOSET, 1 LAV, PER 2004 PHILA PLUMBING CODE."},{"number":"ZP-2025-007933","date":"2026-03-18","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Personal Services - Fortune Telling Services"},{"number":"AP-2026-004053","date":"2026-06-12","work":"Certificate of Occupancy (CO) (may inclu…","type":"Administrative","description":"Administrative Permit","status":"Issued","completedDate":null,"scope":"FOR CERTIFICATE OF OCCUPANCY AT GROUND FLOOR OF EXISTING BUILDING. NO ALTERATIONS ALLOWED UNDER THIS PERMIT. BUILDING TO COMPLY WITH 2018 FIRE AND PROPERTY MAINTENANCE CODES."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2007,"k":"permit","w":"Plumbing"},{"y":2019,"k":"permit","w":"Use"},{"y":2019,"k":"permit","w":"Addition and/or Alteration"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"Alterations"},{"y":2025,"k":"viol","w":"6 L&I violations"},{"y":2025,"k":"insp","w":"Inspection failed ×3"},{"y":2026,"k":"permit","w":"Change of Use"},{"y":2026,"k":"appeal","w":"Appeal granted with conditions"},{"y":2026,"k":"permit","w":"Certificate of Occupancy (CO) (may inclu…"},{"y":2026,"k":"insp","w":"Inspection failed ×2"}],"rented":false,"licenses":[],"licenseActivity":[],"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":["2 permit events since 2023","1 zoning/board appeal since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 41% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $493,000 to $693,900","no permit shown in 2022-2024"],"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 #ZP-2025-007933: Completed · Granted with conditions; related permit ZP-2025-007933. Use permit #1010465: 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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"5 permits not marked completed: 1010327 (Expired), 1013464 (Expired), 1013526 (Issued), 1017076 (Expired), AP-2026-004053 (Issued). At least one row also carries a completion date, so the City fields conflict.","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":"6 failed, 0 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was FAILED on May 28, 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":"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":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration and appears related-party/family-held.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"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/"}]}