{"asOf":"2026-07-27T15:23:12.066Z","block":"2100-2199 REED ST","blockUrl":"https://philadelphia.blockreport.homes/block/2100-2199-reed-st","address":"2102 REED ST","parcelNumber":"871548950","source":"https://property.phila.gov/?p=871548950","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":"ZHAO SU JIA","coOwner":null,"marketValue":210400,"landAssessment":42000,"improvementAssessment":168400,"livableArea":1896,"yearBuilt":1923,"lastSale":{"price":1,"date":"2024-07-10T04:00:00Z"},"openViolations":0,"violations":[{"number":"601035","date":"2007-06-17","code":"PM-307.1/20","title":"SIGN-UNSAFE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3006411","date":"2013-11-06","code":"PM-102.8/1","title":"LICENSE RES CAL REQUIRED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3006410","date":"2013-11-06","code":"PM-102.0/1","title":"LICENSE-RES GENERAL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2024-027138","date":"2024-04-19","code":"A-301.1/4","title":"ALTER INTERIOR PORTION","status":"COMPLIED","resolutionDate":"2024-06-05","resolution":"COMPLIED - PERMIT OBTAINED"}],"violationCases":[{"number":"117241","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":"2007-06-17","completedDate":"2007-07-24","violations":[{"number":"601035","date":"2007-06-17","code":"PM-307.1/20","title":"SIGN-UNSAFE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"410923","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2013-11-15","completedDate":"2013-12-13","violations":[{"number":"3006411","date":"2013-11-06","code":"PM-102.8/1","title":"LICENSE RES CAL REQUIRED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3006410","date":"2013-11-06","code":"PM-102.0/1","title":"LICENSE-RES GENERAL","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2024-033054","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2024-04-19","completedDate":"2024-06-05","violations":[{"number":"VI-2024-027138","date":"2024-04-19","code":"A-301.1/4","title":"ALTER INTERIOR PORTION","status":"COMPLIED","resolutionDate":"2024-06-05","resolution":"COMPLIED - PERMIT OBTAINED"}]}],"violYears":[{"y":2007,"n":1,"worst":"SIGN-UNSAFE"},{"y":2013,"n":2,"worst":null},{"y":2024,"n":1,"worst":null}],"investigations":[{"caseNumber":"117241","date":"2007-06-17","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"410923","date":"2013-11-15","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"410923","date":"2013-12-13","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"CF-2024-033054","date":"2024-04-19","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-033054","date":"2024-05-30","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-033054","date":"2024-06-05","type":null,"status":"PASSED"}],"inspYears":[{"y":2013,"fails":1,"passes":1},{"y":2024,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.93428027535041,"lng":-75.17949773265899,"geom":{"type":"Polygon","coordinates":[[[-75.17945279,39.93435514],[-75.17948815,39.93419812],[-75.179542314,39.934204396],[-75.179507796,39.934362433],[-75.17945279,39.93435514]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":null,"baths":null,"stories":null,"lotArea":800,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"5","intCond":"5","garage":null,"homestead":false,"mail":"2700 EARP ST, PHILADELPHIA PA, 19146","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":113700,"taxable":113700,"land":10560,"improvement":103140,"taxableLand":10560,"taxableImprovement":103140,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":113700,"taxable":113700,"land":10560,"improvement":103140,"taxableLand":10560,"taxableImprovement":103140,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":147500,"taxable":147500,"land":29500,"improvement":118000,"taxableLand":29500,"taxableImprovement":118000,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":151900,"taxable":151900,"land":30380,"improvement":121520,"taxableLand":30380,"taxableImprovement":121520,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":153400,"taxable":153400,"land":30680,"improvement":122720,"taxableLand":30680,"taxableImprovement":122720,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":153400,"taxable":153400,"land":30680,"improvement":122720,"taxableLand":30680,"taxableImprovement":122720,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":153400,"taxable":153400,"land":30680,"improvement":122720,"taxableLand":30680,"taxableImprovement":122720,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":202800,"taxable":202800,"land":40560,"improvement":162240,"taxableLand":40560,"taxableImprovement":162240,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":202800,"taxable":202800,"land":40560,"improvement":162240,"taxableLand":40560,"taxableImprovement":162240,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":196600,"taxable":196600,"land":39320,"improvement":157280,"taxableLand":39320,"taxableImprovement":157280,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":196600,"taxable":196600,"land":39320,"improvement":157280,"taxableLand":39320,"taxableImprovement":157280,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":210400,"taxable":210400,"land":42000,"improvement":168400,"taxableLand":42000,"taxableImprovement":168400,"exemptLand":0,"exemptImprovement":0}],"taxNow":2752,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"CP-2024-002477","date":"2024-05-28","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-08-25","scope":"FOR LEVEL 3 ALTERATIONS TO AN EXISTING ATTACHED, THREE-STORY STRUCTURE OF TYPE IIB CONSTRUCTION AS PER PLANS. FOR A VACANT COMMERCIAL SPACE ON THE GROUND FLOOR A A SINGLE DWELLING UNIT ABOVE. A SEPARATE PERMIT WILL BE REQUIRED FOR A CERTIFICATE OF OCCUPANCY FOR THE GROUND FLOOR AND FOR ANY MECHANICAL, ELECTRICAL, AND PLUMBING WORK. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK."},{"number":"PP-2024-011037","date":"2024-08-07","work":"Rough-In","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-12-24","scope":"interior work only install (3) toilets (2) tubs (3) lav sinks (1) kitchen sink (1) washing machine (2) water heater"},{"number":"EP-2024-007740","date":"2024-08-07","work":"Rough-In","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-01-21","scope":"New installation 300 A electrical service meter box electrical box ground wire to rem9ove light fixture outlets switches smoke detector as per 2017 nec"},{"number":"MP-2024-003864","date":"2024-09-05","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-08-25","scope":"FOR THE INSTALLATION OF A NEW HVAC SYSTEMS, ASSOCIATED DUCT WORK, AND REGISTERS/DIFFUSERS AS PER APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR ELECTRICAL, PLUMBING, FIRE SUPPRESSION."},{"number":"PP-2024-011009","date":"2024-12-23","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-08-25","scope":"INTERIOR WATER DISTRIBUTION, DRAINAGE, WASTE, AND VENT PER 2018 PPC AND APPROVED PLANS 1 FLOOR DRAIN 3 WATER CLOSETS 2 SHOWERS/TUB 3 LAVS 1 KITCHEN SINK 1 WASHER 2 WATER HEATERS"},{"number":"EP-2024-007728","date":"2025-01-17","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-08-11","scope":"Install new 300 amp electrical service, meter box, electrical panel, and grounding. Install light fixtures, outlets, switches, and smoke/CO alarms as per 2017 NEC. Install fire alarm system as per 2016 NFPA 72."},{"number":"PP-2025-000974","date":"2025-01-23","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2025-07-24","scope":"Repair 1\" water service line."}],"storyTag":"Improved","storyDelta":0.38,"timeline":[{"y":2007,"k":"viol","w":"L&I: SIGN-UNSAFE"},{"y":2013,"k":"viol","w":"2 L&I violations"},{"y":2013,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"viol","w":"L&I violation"},{"y":2024,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2024,"k":"permit","w":"Rough-In"},{"y":2024,"k":"permit","w":"Rough-In"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Alterations"}],"rented":true,"licenses":[{"number":"612479","type":"Rental","status":"Active","businessName":"SU JIA ZHAO","legalName":"SU JIA ZHAO","address":"2102 REED ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2013-12-13","latestIssueDate":"2026-04-16","expirationDate":"2027-02-28","inactiveDate":null},{"number":"0955373","type":"Vacant Residential Property / Lot","status":"Expired","businessName":"sujia zhao","legalName":"sujia zhao","address":"2102 REED ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2024-07-02","latestIssueDate":"2025-07-31","expirationDate":"2026-07-01","inactiveDate":null}],"licenseActivity":[{"number":"0955373","type":"Vacant Residential Property / Lot","businessName":"sujia zhao","legalName":"sujia zhao","issuedDate":"2024-07-02","latestIssueDate":"2025-07-31","closureDate":"2026-07-01","expirationDate":"2026-07-01","inactiveDate":null,"status":"Expired","statusLabel":"Expired","active":false},{"number":"612479","type":"Rental","businessName":"SU JIA ZHAO","legalName":"SU JIA ZHAO","issuedDate":"2013-12-13","latestIssueDate":"2026-04-16","closureDate":null,"expirationDate":"2027-02-28","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-25","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":["7 permit events 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":"The record identifies more than one dwelling/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":"1 permit not marked completed: PP-2025-000974 (Expired). 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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 4 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-license","level":"verify","title":"A rental license does not transfer with the deed","finding":"1 active Rental License record matched.","why":"If dwelling space is rented, the buyer must obtain a new annual Rental License; the seller’s license is not transferable. New applications require proof of ownership and legal occupancy, tax compliance, no open L&I violations, and lead compliance where applicable.","action":"Plan the buyer’s replacement license before settlement.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1923 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"3 failed, 2 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Jun 5, 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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"2 fire/suppression-related permits 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":"Vacant Residential Property / Lot #0955373: Expired","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":"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/"}],"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/"}]}