{"asOf":"2026-07-31T03:41:10.175Z","block":"800-899 W ERIE AVE","blockUrl":"https://philadelphia.blockreport.homes/block/800-899-w-erie-ave","address":"823 W ERIE AVE","parcelNumber":"871567330","source":"https://property.phila.gov/?p=871567330","ownerType":"absentee","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"Y50","buildingCodeNew":"820","buildingClass":"STR/OFF+APT 3 STY MASONRY","buildingClassNew":"ROW MIXED-COM/RES-BLT AS RES","useLabel":"Apartment building","owner":"CRESPO PEDRO","coOwner":"YOLANDO H/W","marketValue":161900,"landAssessment":32300,"improvementAssessment":129600,"livableArea":2944,"yearBuilt":1915,"lastSale":{"price":60000,"date":"1994-03-24T05:00:00Z"},"openViolations":1,"violations":[{"number":"VI-2026-053953","date":"2026-07-16","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2026-07-16","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=1007457354&hash=92E14609803E39D8E6655A44268972986A82A5D5E8186B7A08DBD45C77AC9BD7"}],"violationCases":[{"number":"CF-2026-083036","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL PROACTIVE RENTAL INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-07-08","completedDate":null,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=1007457354&hash=92E14609803E39D8E6655A44268972986A82A5D5E8186B7A08DBD45C77AC9BD7","violations":[{"number":"VI-2026-053953","date":"2026-07-16","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2026-07-16","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=1007457354&hash=92E14609803E39D8E6655A44268972986A82A5D5E8186B7A08DBD45C77AC9BD7"}]}],"violYears":[{"y":2026,"n":1,"worst":null}],"investigations":[{"caseNumber":"55062","date":"2005-11-22","type":"BC INSP","status":"FAILED"},{"caseNumber":"55062","date":"2006-05-08","type":"BC INSP","status":"PASSED"},{"caseNumber":"CF-2026-083036","date":"2026-07-16","type":null,"status":"FAILED"}],"inspYears":[{"y":2005,"fails":1,"passes":0},{"y":2006,"fails":0,"passes":1},{"y":2026,"fails":1,"passes":0}],"taxOwed":5743.98,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":5743.98,"principalDue":4229.77,"penaltyDue":274.52,"interestDue":408.61,"otherChargesDue":831.08,"yearsOwed":5,"oldestYearOwed":2017,"mostRecentYearOwed":2021,"mostRecentPaymentDate":"2021-06-17","assessmentYear":2022,"totalAssessment":134000,"taxableAssessment":134000,"exemptAbatementAssessment":0,"homesteadValue":0,"netTaxAfterHomestead":1875.73,"actionableAtSnapshot":false,"paymentAgreementAtSnapshot":true,"bankruptcyAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.00841030525521,"lng":-75.14257587473207,"geom":{"type":"Polygon","coordinates":[[[-75.142518591,40.008532854],[-75.142573991,40.008279707],[-75.142633205,40.008288597],[-75.142577682,40.008540596],[-75.142518591,40.008532854]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19140","beds":null,"baths":null,"stories":null,"lotArea":1571,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"5","intCond":"5","garage":null,"homestead":false,"mail":"4735 MAPLE LN, PHILADELPHIA PA, 19124","mailOut":false,"appeals":[],"taxYears":[{"year":2016,"total":2281.67,"principal":2015.43,"interest":30.24,"penalty":20.15}],"taxNet":2281.67,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":125200,"taxable":125200,"land":23600,"improvement":101600,"taxableLand":23600,"taxableImprovement":101600,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":125200,"taxable":125200,"land":23600,"improvement":101600,"taxableLand":23600,"taxableImprovement":101600,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":128900,"taxable":128900,"land":25780,"improvement":103120,"taxableLand":25780,"taxableImprovement":103120,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":132700,"taxable":132700,"land":26540,"improvement":106160,"taxableLand":26540,"taxableImprovement":106160,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":134000,"taxable":134000,"land":26800,"improvement":107200,"taxableLand":26800,"taxableImprovement":107200,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":134000,"taxable":134000,"land":26800,"improvement":107200,"taxableLand":26800,"taxableImprovement":107200,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":134000,"taxable":134000,"land":26800,"improvement":107200,"taxableLand":26800,"taxableImprovement":107200,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":142100,"taxable":142100,"land":28400,"improvement":113700,"taxableLand":28400,"taxableImprovement":113700,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":142100,"taxable":142100,"land":28400,"improvement":113700,"taxableLand":28400,"taxableImprovement":113700,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":132100,"taxable":132100,"land":26420,"improvement":105680,"taxableLand":26420,"taxableImprovement":105680,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":132100,"taxable":132100,"land":26420,"improvement":105680,"taxableLand":26420,"taxableImprovement":105680,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":161900,"taxable":161900,"land":32300,"improvement":129600,"taxableLand":32300,"taxableImprovement":129600,"exemptLand":0,"exemptImprovement":0}],"taxNow":1849,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2023-010001","date":"2023-10-25","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Multi-Family; Office - Business and Professional"},{"number":"ZP-2024-002305","date":"2024-07-13","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF AN ADDITION AND TWO (2) ROOF DECK. SIZE AND LOCATION AS SHOWN ON PLANS."},{"number":"CP-2024-001241","date":"2025-03-28","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR LEVEL 3 ALTERATIONS TO AN EXISTING, ATTACHED, THREE STORY STRUCTURE OF TYPE VB CONSTRUCTION AS PER PLANS. FOR A CHANGE IN OCCUPANCY MULTI-FAMILY THREE (3) DWELLING UNITS, BUSINESS AND PROFESSIONAL ON 1ST FLOOR SINGLE-FAMILY DWELLING ON 1ST FLOOR REAR TWO (2) SINGLE-FAMILY DWELLINGS ABOVE PER USE CHANGE PERMIT ZP-2023-010001. ALTERATION INCLUDE DEMOLITION OF INTERIOR PARTITIONS AND STAIRWAYS. NEW STAIRWAYS, FRAMED STAIRWAY OPENINGS, INTERIOR PARTITIONS, WALL/CEILING/FLOOR FINISHES, AND WINDOWS/DOORS TO BE INSTALLED FOR ALTERATION. BUILDING SHALL BE FULLY SPRINKLERED WITH NFPA-13 IN COMMERCIAL SPACE AND NFPA 13R IN RESIDENTIAL SPACES. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, AND PLUMBING WORK."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2005,"k":"insp","w":"Inspection failed"},{"y":2006,"k":"insp","w":"Inspection passed"},{"y":2023,"k":"permit","w":"Change of Use"},{"y":2024,"k":"permit","w":"New construction, addition, GFA change"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"viol","w":"L&I violation"},{"y":2026,"k":"insp","w":"Inspection failed"}],"rented":false,"licenses":[{"number":"471858","type":"Rental","status":"Inactive","businessName":"PEDRO CRESPO","legalName":"PEDRO CRESPO","address":"823 W ERIE AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2009-04-23","latestIssueDate":"2009-04-23","expirationDate":"2010-02-28","inactiveDate":"2012-12-22"}],"licenseActivity":[{"number":"471858","type":"Rental","businessName":"PEDRO CRESPO","legalName":"PEDRO CRESPO","issuedDate":"2009-04-23","latestIssueDate":"2009-04-23","closureDate":"2012-12-22","expirationDate":"2010-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-30","signals":[{"kind":"record-pressure","level":"strong","title":"Records to verify together","summary":"Several independent, separately dated records stack up here and deserve prompt verification.","evidence":["1 open L&I violation","$5,744 appeared in the City's June 2022 delinquency snapshot","a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"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":["3 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: CP-2024-001241 (Issued).","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":"1 open L&I violation","finding":"1 violation row are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$5,743.98 was recorded in the City’s 2022-06 delinquency snapshot for 2017–2021.","why":"That is historical evidence, not today’s amount due. A current exemption, payment, credit, or assistance agreement can coexist with an older snapshot row.","action":"Check period balances and request a dated Property Payoff statement for settlement.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"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, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jul 16, 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":"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/"}]}