{"asOf":"2026-08-01T14:19:31.213Z","block":"2600-2699 S FAIRHILL ST","blockUrl":"https://philadelphia.blockreport.homes/block/2600-2699-s-fairhill-st","address":"2653 S FAIRHILL ST","parcelNumber":"871554710","source":"https://property.phila.gov/?p=871554710","ownerType":"absentee","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"S30","buildingCodeNew":"821","buildingClass":"ROW W/OFF STR 2 STY MASON","buildingClassNew":"ROW MIXED-COM/RES-BLT AS COM","useLabel":"Mixed-use","owner":"LIM GEORGE","coOwner":"POEUNG BUOI CHOU","marketValue":237000,"landAssessment":47400,"improvementAssessment":189600,"livableArea":1500,"yearBuilt":1915,"lastSale":{"price":150000,"date":"2017-10-20T04:00:00Z"},"openViolations":0,"violations":[{"number":"1822890","date":"2010-09-17","code":"PM-102.3/1","title":"LICENSE-RES 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INSP","status":"NONE"},{"caseNumber":"722134","date":"2023-06-08","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-053897","date":"2023-06-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-053897","date":"2023-06-28","type":null,"status":"PASSED"}],"inspYears":[{"y":2010,"fails":1,"passes":1},{"y":2018,"fails":2,"passes":2},{"y":2023,"fails":1,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.915217347419336,"lng":-75.15753791248159,"geom":{"type":"Polygon","coordinates":[[[-75.157445301,39.915227782],[-75.157455091,39.915184061],[-75.157631084,39.915207642],[-75.157621101,39.915250391],[-75.157445301,39.915227782]]]},"liDistrict":"SOUTH","certifications":[{"number":"BC-2023-012229","type":"Fire Alarm Certification","inspectionDate":"2023-06-10","result":"Certified","expirationDate":"2024-06-10","buildingId":"1414968"},{"number":"BC-2024-016885","type":"Fire Alarm Certification","inspectionDate":"2024-06-05","result":"Certified","expirationDate":"2025-06-05","buildingId":"1414968"},{"number":"BC-2025-015171","type":"Fire Alarm Certification","inspectionDate":"2025-06-04","result":"Certified","expirationDate":"2026-06-04","buildingId":"1414968"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19148","beds":null,"baths":null,"stories":null,"lotArea":750,"zoning":"CMX1","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"1202 SOUTH 5TH ST, PHILADELPHIA PA, 19147","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":5,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":248300,"taxable":248300,"land":10283,"improvement":238017,"taxableLand":10283,"taxableImprovement":238017,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":248300,"taxable":248300,"land":10283,"improvement":238017,"taxableLand":10283,"taxableImprovement":238017,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":178400,"taxable":178400,"land":35680,"improvement":142720,"taxableLand":35680,"taxableImprovement":142720,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":183700,"taxable":183700,"land":36740,"improvement":146960,"taxableLand":36740,"taxableImprovement":146960,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":185500,"taxable":185500,"land":37100,"improvement":148400,"taxableLand":37100,"taxableImprovement":148400,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":185500,"taxable":185500,"land":37100,"improvement":148400,"taxableLand":37100,"taxableImprovement":148400,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":185500,"taxable":185500,"land":37100,"improvement":148400,"taxableLand":37100,"taxableImprovement":148400,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":233300,"taxable":233300,"land":46660,"improvement":186640,"taxableLand":46660,"taxableImprovement":186640,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":233300,"taxable":233300,"land":46660,"improvement":186640,"taxableLand":46660,"taxableImprovement":186640,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":216800,"taxable":216800,"land":43360,"improvement":173440,"taxableLand":43360,"taxableImprovement":173440,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":216800,"taxable":216800,"land":43360,"improvement":173440,"taxableLand":43360,"taxableImprovement":173440,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":237000,"taxable":237000,"land":47400,"improvement":189600,"taxableLand":47400,"taxableImprovement":189600,"exemptLand":0,"exemptImprovement":0}],"taxNow":3035,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"293694","date":"2010-08-27","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2010-08-27","scope":"1ST FLOOR USE TO TAKE OUT RESTAURANT. 2ND FLOOR ONE FAMILY DWELLING"},{"number":"342320","date":"2011-06-17","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2011-10-27","scope":"INTERIOR ALTERATIONS TO EXISTING RESTAURANT"},{"number":"347146","date":"2011-07-11","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2011-10-27","scope":"FOR THE INSTALLATION OF KITCHEN HOOD FIRE SUPPRESSION SYSTEM AS PER PLAN. REFER TO AP#351690 FOR KITCHEN HOOD EXHAUST SYSTEM"},{"number":"351690","date":"2011-07-11","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2011-10-27","scope":"INSTALLATION OF KITCHEN HOOD EXHAUST SYSTEM. SEE AP#347146 FOR FIRE SUPPRESSION SYSTEM AND PLAN."},{"number":"351868","date":"2011-08-08","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2012-01-25","scope":"MAKING INSTALLATION IN ACCORDANCE WITH PLANS/DRAWING AND I ACCORDING WITH LOCAL AND 2008 NEC (SOUTH DIST)"},{"number":"360481","date":"2011-08-29","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2011-10-27","scope":"INSTALLING NEW DRAIN LINE TO KITCHEN SINKS, BATHROOM AND SINK, NEW COPPER WATER SUPPLY LINES"},{"number":"361439","date":"2011-09-30","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2012-07-20","scope":"INSTALL A FIRE PANEL, 1 STROBE, 2 STROBES & HORNS, 3 SMK DETECTORS, 2 SMOKE & HEAT DETECTOR COMBO, 1 HEAT DETECTOR, 2 PULL STATIONS AND (3) 110 VOLT SMOKE DETECTORS, AS PER NFPA-72 (SOUTH DIST)"},{"number":"584107","date":"2015-01-20","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2015-01-20","scope":"FIRST FLOOR USE TO RETAIL CONVENIENCE STORE INCLUDE PREPACKAGED FOOD. 2ND FLOOR ONE FAMILY"},{"number":"861259","date":"2018-03-28","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-03-28","scope":"ADDRESS RECEIVED NON HAZARDOUS VIOLATION OF OVERHEAD DECK (622431). THIS PERMIT IS FOR THE REMOVAL OF THE DECK TO COMPLY VIOLATION. STREETS DEPARTMENT PERMIT NECESSARY FOR SIDE WALK CLOSURE."},{"number":"921984","date":"2018-12-10","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2018-12-10","scope":"USE 1ST FL FOR BEAUTY SALON WITH 1 EXITING APARTMENT ABOVE."},{"number":"933857","date":"2019-03-11","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-08-08","scope":"FOR ALTERATIONS AT EXISTING GROUND FLR TENANT SPACE TO INCLUDE INSTALLATION OF AN ACCESSIBLE RESTROOM, ACCESSIBLE SERVICE COUNTER, EXTERIOR ACCESSIBLE ENTRY RAMP, AND WALL/FLOOR/CEILING FINISHING. (IEBC 2009, WORK-AREA METHOD, LVL II ALT) **SEPARATE PERMITS REQ'D FOR ELECTRICAL, PLUMBING, AND MECHANICAL ALTERATIONS.**"},{"number":"958662","date":"2019-04-16","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-08-08","scope":"11-20AMP BRANCH CIRCUITS FOR RECEPTACLE OUTLETS, SWITCHES, LIGHTING, GFCI AND (2) A/C AND WATER HEATER CONNECTING TO EXISTING 100AMP PANEL AND ALL NECCESSARY BONDING AND GROUNDING AS PER 2008 NEC.(SOUTH DIST)"},{"number":"958648","date":"2019-05-21","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-08-02","scope":"2 SHAMPOO SINK, 1 HAND SINK, 2 PED SINK, 1 HWH, 1 TOILET, 1 LAV; ALTERATIONS: INTERIOR PLUMBING; BEAUTY SALON- THE INSTALLATION WILL COMPLY WITH 2004 PHILA PLUMBING CODE."},{"number":"PP-2023-010101","date":"2023-07-25","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-08-17","scope":"REPLACE 3/4\" BACKFLOW DEVICE"}],"storyTag":"Renovated & sold on","storyDelta":0.89,"timeline":[{"y":2015,"k":"permit","w":"Use"},{"y":2018,"k":"permit","w":"Major alteration"},{"y":2018,"k":"viol","w":"2 L&I violations"},{"y":2018,"k":"insp","w":"L&I: 2 failed, 2 passed"},{"y":2018,"k":"permit","w":"Use"},{"y":2019,"k":"permit","w":"Major alteration"},{"y":2019,"k":"permit","w":"Electrical"},{"y":2019,"k":"permit","w":"Plumbing"},{"y":2020,"k":"viol","w":"2 L&I violations"},{"y":2023,"k":"viol","w":"2 L&I violations"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2023,"k":"insp","w":"L&I: 1 failed, 2 passed"}],"rented":true,"licenses":[{"number":"515549","type":"Rental","status":"Inactive","businessName":"CATROPPA ROSEMARY CATROPPA VINCENT","legalName":"CATROPPA ROSEMARY CATROPPA VINCENT","address":"2653 S FAIRHILL ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2010-09-27","latestIssueDate":"2010-09-27","expirationDate":"2011-02-28","inactiveDate":"2011-06-29"},{"number":"547609","type":"Food Preparing and Serving","status":"Inactive","businessName":"JOSEPH PEPE (JOE'S PEPE'S)","legalName":"JOSEPH PEPE","address":"2653 S FAIRHILL ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2011-10-28","latestIssueDate":"2011-10-28","expirationDate":"2012-04-30","inactiveDate":"2012-06-22"},{"number":"570542","type":"Food Preparing and Serving","status":"Inactive","businessName":"FAZAL MALIK","legalName":"FAZAL MALIK","address":"2653 S FAIRHILL ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2012-08-06","latestIssueDate":"2012-08-06","expirationDate":"2013-04-30","inactiveDate":null},{"number":"599175","type":"Rental","status":"Inactive","businessName":"HOAN VINH & TO TAM TU LU","legalName":"HOAN VINH & TO TAM TU LU","address":"2653 S FAIRHILL ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2013-07-10","latestIssueDate":"2017-03-09","expirationDate":"2018-02-28","inactiveDate":"2018-04-29"},{"number":"898595","type":"Rental","status":"Active","businessName":"George Lim & Buoi Chou Poeung","legalName":"George Lim & Buoi Chou Poeung","address":"2653 S FAIRHILL ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2022-06-15","latestIssueDate":"2026-05-01","expirationDate":"2027-06-14","inactiveDate":null}],"licenseActivity":[{"number":"898595","type":"Rental","businessName":"George Lim & Buoi Chou Poeung","legalName":"George Lim & Buoi Chou Poeung","issuedDate":"2022-06-15","latestIssueDate":"2026-05-01","closureDate":null,"expirationDate":"2027-06-14","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"599175","type":"Rental","businessName":"HOAN VINH & TO TAM TU LU","legalName":"HOAN VINH & TO TAM TU LU","issuedDate":"2013-07-10","latestIssueDate":"2017-03-09","closureDate":"2018-04-29","expirationDate":"2018-02-28","inactiveDate":"2018-04-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"570542","type":"Food Preparing and Serving","businessName":"FAZAL MALIK","legalName":"FAZAL MALIK","issuedDate":"2012-08-06","latestIssueDate":"2012-08-06","closureDate":"2013-04-30","expirationDate":"2013-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"547609","type":"Food Preparing and Serving","businessName":"JOSEPH PEPE (JOE'S PEPE'S)","legalName":"JOSEPH PEPE","issuedDate":"2011-10-28","latestIssueDate":"2011-10-28","closureDate":"2012-06-22","expirationDate":"2012-04-30","inactiveDate":"2012-06-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"515549","type":"Rental","businessName":"CATROPPA ROSEMARY CATROPPA VINCENT","legalName":"CATROPPA ROSEMARY CATROPPA VINCENT","issuedDate":"2010-09-27","latestIssueDate":"2010-09-27","closureDate":"2011-06-29","expirationDate":"2011-02-28","inactiveDate":"2011-06-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-31","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #293694: COMPLETED. The history also contains “PERM Z- 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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Jun 4, 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":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"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 1915 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":"4 failed, 5 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jun 28, 2023.","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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Preparing and Serving #547609: Inactive since Jun 22, 2012; Food Preparing and Serving #570542: Inactive","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 7 historical violations across 5 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/"}]}