{"asOf":"2026-07-25T07:05:18.253Z","block":"900-999 E TIOGA ST","blockUrl":"https://philadelphia.blockreport.homes/block/900-999-e-tioga-st","address":"962 E TIOGA ST","parcelNumber":"871543810","source":"https://property.phila.gov/?p=871543810","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":"QRX PHARMACY AND HEALTHCA","coOwner":null,"marketValue":181400,"landAssessment":36280,"improvementAssessment":145120,"livableArea":2160,"yearBuilt":1920,"lastSale":{"price":87217,"date":"2016-04-08T04:00:00Z"},"openViolations":0,"violations":[{"number":"752800","date":"2007-11-27","code":"A-000.0/11","title":"VIOL BC MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4009407","date":"2016-07-14","code":"A-301.1/53","title":"PERME- ALTER ELEC INSTALLATION","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4009356","date":"2016-07-14","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4009395","date":"2016-07-14","code":"A-301.1/46","title":"PERMB- INSTALL HVAC SYS","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"136643","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2007-11-30","completedDate":"2007-11-30","violations":[{"number":"752800","date":"2007-11-27","code":"A-000.0/11","title":"VIOL BC MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"544287","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DE","status":"CLOSED","createdDate":"2016-07-15","completedDate":"2017-08-08","violations":[{"number":"4009407","date":"2016-07-14","code":"A-301.1/53","title":"PERME- ALTER ELEC INSTALLATION","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4009356","date":"2016-07-14","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4009395","date":"2016-07-14","code":"A-301.1/46","title":"PERMB- INSTALL HVAC SYS","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2007,"n":1,"worst":null},{"y":2016,"n":3,"worst":null}],"investigations":[{"caseNumber":"136643","date":"2007-11-27","type":"BC INSP","status":"PASSED"},{"caseNumber":"544287","date":"2016-07-14","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"544287","date":"2016-08-19","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"544287","date":"2016-09-26","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"544287","date":"2017-04-05","type":"PRECOURT","status":"PASSED"}],"inspYears":[{"y":2007,"fails":0,"passes":1},{"y":2016,"fails":2,"passes":0},{"y":2017,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.00064119567341,"lng":-75.11054252973136,"geom":{"type":"Polygon","coordinates":[[[-75.110524893,40.000748622],[-75.110490461,40.000744155],[-75.110539267,40.0005293],[-75.110594409,40.000536999],[-75.110547604,40.000751562],[-75.110524893,40.000748622]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19134","beds":null,"baths":null,"stories":null,"lotArea":1252,"zoning":"RSA5","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"1561 CLARK DR, YARDLEY PA, 19067","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR RETAIL PHARMACY (SUNDRIES, PHARMACEUTICALS AND CONVENIENCE SALES) TO\nINCLUDE SALE OF PRE PACKAGED FOOD (FOOD, BEVERAGES AND GROCERIES) AND RETAIL VARIETY STORE (RETAIL SALE OF CONSUMER GOODS) ON 1ST FLOOR WITH SINGLE FAMILY DWELL","status":"OPEN","outcome":"Granted","date":"2016-10-19","number":"28745","relatedPermit":"715739"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":56700,"taxable":56700,"land":7569,"improvement":49131,"taxableLand":7569,"taxableImprovement":49131,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":56700,"taxable":56700,"land":7569,"improvement":49131,"taxableLand":7569,"taxableImprovement":49131,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":65400,"taxable":65400,"land":13080,"improvement":52320,"taxableLand":13080,"taxableImprovement":52320,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":55600,"taxable":55600,"land":11120,"improvement":44480,"taxableLand":11120,"taxableImprovement":44480,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":56100,"taxable":56100,"land":11220,"improvement":44880,"taxableLand":11220,"taxableImprovement":44880,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":56100,"taxable":56100,"land":11220,"improvement":44880,"taxableLand":11220,"taxableImprovement":44880,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":56100,"taxable":56100,"land":11220,"improvement":44880,"taxableLand":11220,"taxableImprovement":44880,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":92700,"taxable":92700,"land":18540,"improvement":74160,"taxableLand":18540,"taxableImprovement":74160,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":92700,"taxable":92700,"land":18540,"improvement":74160,"taxableLand":18540,"taxableImprovement":74160,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":150700,"taxable":150700,"land":30140,"improvement":120560,"taxableLand":30140,"taxableImprovement":120560,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":150700,"taxable":150700,"land":30140,"improvement":120560,"taxableLand":30140,"taxableImprovement":120560,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":181400,"taxable":181400,"land":36280,"improvement":145120,"taxableLand":36280,"taxableImprovement":145120,"exemptLand":0,"exemptImprovement":0}],"taxNow":2109,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"730457","date":"2016-10-19","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2016-12-20","scope":"EZ INTERIOR DEMOLITION- FOR THE INTERIOR DEMOLITION OF NON LOAD-BEARING PARTITION WALLS AND CEILINGS AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS."},{"number":"715739","date":"2016-10-28","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2016-10-28","scope":"FOR RETAIL PHARMACY (SUNDRIES, PHARMACEUTICALS AND CONVENIENCE SALES) TO INCLUDE SALE OF PRE PACKAGED FOOD (FOOD, BEVERAGES AND GROCERIES) AND RETAIL VARIETY STORE (RETAIL SALE OF CONSUMER GOODS) ON 1ST FLOOR WITH SINGLE FAMILY DWELLING ABOVE IN AN EXISTING STRUCTURE. NO SIGN ON THIS PERMIT."},{"number":"730451","date":"2017-02-06","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2017-05-05","scope":"FOR ALTERATIONS TO INCLUDE INTERIOR WALL/FLOOR/CEILING FINISHING, ACCESSIBLE RESTROOM INSTALLATION, ACCESSIBLE SERVICE COUNTER INSTALLATION, AND EXTERIOR ACCESSIBLE RAMP. **SEPARATE PERMITS REQUIRED FOR ANY ELECTRICAL AND PLUMBING ALTERATIONS.**"},{"number":"762068","date":"2017-02-24","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-05-05","scope":"REMOVE AND REPLACE PIPING TO WC,LAV AND INSTALL SINK IN BASEMENT (COMMERCIAL)THE INSTALLATION SHALL COMPLY WITH THE PHILADELPHIA PLUMBING CODE, 2004"},{"number":"762065","date":"2017-02-24","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2017-05-05","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES- FOR THE INSTALLATION OF NEW DUCTWORK, REGISTERS/GRILLES/DIFFUSERS, AND WARM-AIR APPLIANCES AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS.( ONLY ONE(1) UNIT)"},{"number":"763726","date":"2017-05-01","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-05-11","scope":"INSTALL 200AMP SERVICE, 3 GANG METER BOX,PANELS & REWIRE 1ST FLOOR WITH RECEPTS,SWITCHES,LIGHTS,FIXTURES,SMOKES AND CO DETECTORS AS PER 2008 NEC (EAST DISTRICT) INSTALL A COMPLETE FIRE ALARM SYSTEM AS PER NFPA 72"},{"number":"762388","date":"2017-08-16","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2017-08-16","scope":"INSTALLATION OF AN AWNING WITHOUT WRITTING AND ABOVE IT A CHANNEL LETTER SIGNATTACHED TO THE WALL. EVERYTHING GOES BELOW THE SECOND FLOOR."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2016,"k":"sale","p":87217},{"y":2016,"k":"viol","w":"3 L&I violations"},{"y":2016,"k":"insp","w":"Inspection failed ×2"},{"y":2016,"k":"permit","w":"Demolition"},{"y":2016,"k":"appeal","w":"Appeal granted"},{"y":2016,"k":"permit","w":"Use"},{"y":2017,"k":"permit","w":"Major alteration"},{"y":2017,"k":"permit","w":"Plumbing"},{"y":2017,"k":"permit","w":"Mechanical"},{"y":2017,"k":"permit","w":"Electrical"},{"y":2017,"k":"insp","w":"Inspection passed"},{"y":2017,"k":"permit","w":"Zoning/use"}],"rented":false,"licenses":[{"number":"199002","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"KARNAS SIEGFRIED T/A","legalName":"KARNAS SIEGFRIED T/A","address":"962 E TIOGA ST","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2004-04-17","latestIssueDate":"2008-04-15","expirationDate":"2009-04-30","inactiveDate":"2009-04-01"},{"number":"752490","type":"Food Establishment, Retail Permanent Location","status":"Active","businessName":"MOIN & SIRAJ GROUP PHARMACY INC","legalName":"MOIN & SIRAJ GROUP PHARMACY INC ","address":"962 E TIOGA ST","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2017-09-22","latestIssueDate":"2025-10-27","expirationDate":"2026-09-21","inactiveDate":null}],"licenseActivity":[{"number":"752490","type":"Food Establishment, Retail Permanent Location","businessName":"MOIN & SIRAJ GROUP PHARMACY INC","legalName":"MOIN & SIRAJ GROUP PHARMACY INC ","issuedDate":"2017-09-22","latestIssueDate":"2025-10-27","closureDate":null,"expirationDate":"2026-09-21","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"199002","type":"Food Establishment, Retail Permanent Location","businessName":"KARNAS SIEGFRIED T/A","legalName":"KARNAS SIEGFRIED T/A","issuedDate":"2004-04-17","latestIssueDate":"2008-04-15","closureDate":"2009-04-01","expirationDate":"2009-04-30","inactiveDate":"2009-04-01","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 63% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $92,700 to $150,700","no permit shown in 2024-2026"],"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 #28745: OPEN · Granted; related permit 715739. Use permit #715739: 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":"2 failed, 2 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Apr 5, 2017.","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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Establishment, Retail Permanent Location #199002: Inactive since Apr 1, 2009","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 4 historical violations across 2 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/"}]}