{"asOf":"2026-07-24T03:07:20.263Z","block":"1900-1999 E TIOGA ST","blockUrl":"https://philadelphia.blockreport.homes/block/1900-1999-e-tioga-st","address":"1901 E TIOGA ST","parcelNumber":"871570580","source":"https://property.phila.gov/?p=871570580","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":"TORIBIO OSWALDO","coOwner":null,"marketValue":120900,"landAssessment":24180,"improvementAssessment":96720,"livableArea":1920,"yearBuilt":1925,"lastSale":{"price":95000,"date":"2022-05-13T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2022-062179","date":"2022-08-18","code":"A-301.1/6","title":"PARTIAL DEMOLITION","status":"COMPLIED","resolutionDate":"2022-09-20","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-062177","date":"2022-08-18","code":"A-301.1/6","title":"PARTIAL DEMOLITION","status":"COMPLIED","resolutionDate":"2022-09-20","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-062178","date":"2022-08-18","code":"A-301.1/4","title":"ALTER INTERIOR PORTION","status":"COMPLIED","resolutionDate":"2022-09-20","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-062180","date":"2022-08-18","code":"A-301.1/4","title":"ALTER INTERIOR PORTION","status":"COMPLIED","resolutionDate":"2022-09-20","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2024-077972","date":"2024-09-14","code":"A-301.1/24","title":"EXTERIOR WALL FINISHES","status":"COMPLIED","resolutionDate":"2025-05-07","resolution":"COMPLIED - PERMIT OBTAINED"}],"violationCases":[{"number":"CF-2022-084614","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2022-08-18","completedDate":"2022-09-20","violations":[{"number":"VI-2022-062179","date":"2022-08-18","code":"A-301.1/6","title":"PARTIAL DEMOLITION","status":"COMPLIED","resolutionDate":"2022-09-20","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-062177","date":"2022-08-18","code":"A-301.1/6","title":"PARTIAL DEMOLITION","status":"COMPLIED","resolutionDate":"2022-09-20","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-062178","date":"2022-08-18","code":"A-301.1/4","title":"ALTER INTERIOR PORTION","status":"COMPLIED","resolutionDate":"2022-09-20","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-062180","date":"2022-08-18","code":"A-301.1/4","title":"ALTER INTERIOR PORTION","status":"COMPLIED","resolutionDate":"2022-09-20","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2024-101482","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING COURTS","status":"CLOSED","createdDate":"2024-09-14","completedDate":"2025-05-07","violations":[{"number":"VI-2024-077972","date":"2024-09-14","code":"A-301.1/24","title":"EXTERIOR WALL FINISHES","status":"COMPLIED","resolutionDate":"2025-05-07","resolution":"COMPLIED - PERMIT OBTAINED"}]}],"violYears":[{"y":2022,"n":4,"worst":null},{"y":2024,"n":1,"worst":null}],"investigations":[{"caseNumber":"CF-2022-084614","date":"2022-08-18","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-084614","date":"2022-09-20","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-101482","date":"2024-09-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-101482","date":"2024-11-02","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-101482","date":"2025-05-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-101482","date":"2025-05-07","type":null,"status":"PASSED"}],"inspYears":[{"y":2022,"fails":1,"passes":1},{"y":2024,"fails":2,"passes":0},{"y":2025,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.99889038003627,"lng":-75.10491743364157,"geom":{"type":"Polygon","coordinates":[[[-75.10480195,39.998970718],[-75.104772219,39.998938164],[-75.10502881,39.998805298],[-75.105062243,39.998842935],[-75.10480195,39.998970718]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19134","beds":null,"baths":null,"stories":2,"lotArea":1328,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"9442 WOODBRIDGE ROAD, PHILADELPHIA PA, 19114","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR RETAIL GROCERY STORE (RETAIL SALE OF FOOD, BEVERAGES AND GROCERIES) TO\nINCLUDE PREPARATION AND SERVING OF HOT AND COLD FOOD FOR TAKE OUT (TAKE OUT RESTAURANT) ON 1ST FLOOR WITH EXISTING SINGLE FAMILY DWELLING ABOVE IN AN EXISTING","status":"CLOSED","outcome":"Granted","date":"2016-08-16","number":"27986","relatedPermit":"690913"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":103900,"taxable":103900,"land":11855,"improvement":92045,"taxableLand":11855,"taxableImprovement":92045,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":103900,"taxable":103900,"land":11855,"improvement":92045,"taxableLand":11855,"taxableImprovement":92045,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":93400,"taxable":93400,"land":18680,"improvement":74720,"taxableLand":18680,"taxableImprovement":74720,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":98800,"taxable":98800,"land":19760,"improvement":79040,"taxableLand":19760,"taxableImprovement":79040,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":99700,"taxable":99700,"land":19940,"improvement":79760,"taxableLand":19940,"taxableImprovement":79760,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":99700,"taxable":99700,"land":19940,"improvement":79760,"taxableLand":19940,"taxableImprovement":79760,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":99700,"taxable":99700,"land":19940,"improvement":79760,"taxableLand":19940,"taxableImprovement":79760,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":113300,"taxable":113300,"land":22660,"improvement":90640,"taxableLand":22660,"taxableImprovement":90640,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":113300,"taxable":113300,"land":22660,"improvement":90640,"taxableLand":22660,"taxableImprovement":90640,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":105200,"taxable":105200,"land":21040,"improvement":84160,"taxableLand":21040,"taxableImprovement":84160,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":105200,"taxable":105200,"land":21040,"improvement":84160,"taxableLand":21040,"taxableImprovement":84160,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":120900,"taxable":120900,"land":24180,"improvement":96720,"taxableLand":24180,"taxableImprovement":96720,"exemptLand":0,"exemptImprovement":0}],"taxNow":1473,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"690913","date":"2016-08-30","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2016-08-30","scope":"FOR RETAIL SALE OF FOOD, BEVERAGES AND GROCERIES AND TAKE OUT RESTAURANT ON 1ST FLOOR WITH EXISTING SINGLE FAMILY DWELLING ABOVE IN AN EXISTING STRUCTURE. NO SIGN ON THIS PERMIT."},{"number":"773280","date":"2017-05-16","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2017-12-13","scope":"FOR THE INSTALLATION OF A KITCHEN EXHAUST HOOD SERVICING MEDIUM-DUTY APPLIANCES TO INCLUDE MAKE-UP AIR FAN, EXHAUST FAN, AND ASSOCIATED DUCTWORK. SEPARATE PERMIT REQUIRED FOR KITCHEN FIRE SUPPRESSION SYSTEM INSTALLATION."},{"number":"810671","date":"2017-08-23","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"INSTALL ONE BUCKEYE KITCHENMISTER BFR 10 WET CHEMICAL COMMERCIAL KITCHEN FIRE SUPPRESSION SYSTEM"},{"number":"GM-2022-007256","date":"2022-08-25","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2023-03-10","scope":"EZ INTERIOR DEMOLITION- For the interior demolition on non-bearing partition wall and ceilings as per attached standard. Deviations from these standards require submission of construction and site plans. STRUCTURAL ALTERATION OR REPAIR IS EXPRESSLY PROHIBITED UNDER THIS PERMIT. PROHIBITED STRUCTURAL WORK INCLUDES ANY MODIFICATION TO EXTERIOR WALLS, PARTY WALLS, FLOOR/ROOF FRAMING OR FOUNDATIONS; UNDERPINNING AND EXCAVATIONS (I.E. DIGGING IN BASEMENT). NO WORK PERMITTED IN THE BASEMENT. Separate Streets Department permit required for sidewalk and street closures. *CONTRACTOR IS A SOLE PROPRIETOR WITH NO EMPLOYEES* *To comply case violation CF-2022-084614 *"},{"number":"GM-2024-008271","date":"2024-09-23","work":"Wall Covering Replacement","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2024-12-05","scope":"EZ EXTERIOR WALL COVERINGS- For the Applications of Exterior Wall Coverings as per attached standards. Deviations from these standards require submission of construction and site plans. See CF-2024-101482 violation . Must confirm compliance with EZ standard. Confirmation of compliance required with inspector."}],"storyTag":"New construction","storyDelta":0.33,"timeline":[{"y":2016,"k":"appeal","w":"Appeal granted"},{"y":2016,"k":"permit","w":"Use"},{"y":2017,"k":"permit","w":"Mechanical"},{"y":2017,"k":"permit","w":"New Construction"},{"y":2022,"k":"sale","p":95000},{"y":2022,"k":"viol","w":"4 L&I violations"},{"y":2022,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2022,"k":"permit","w":"Interior Non-Load-Bearing Wall Demo."},{"y":2024,"k":"viol","w":"L&I violation"},{"y":2024,"k":"insp","w":"Inspection failed ×2"},{"y":2024,"k":"permit","w":"Wall Covering Replacement"},{"y":2025,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":false,"licenses":[{"number":"204554","type":"Food Preparing and Serving","status":"Inactive","businessName":"SANTOS GROCERY","legalName":"SANTOS GROCERY","address":"1901 E TIOGA ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2004-04-29","latestIssueDate":"2007-05-30","expirationDate":"2008-04-30","inactiveDate":"2012-12-22"},{"number":"447931","type":"Food Preparing and Serving","status":"Inactive","businessName":"ROSA OLIVO FRANCHESCA GROCERY","legalName":"ROSA OLIVO FRANCHESCA GROCERY","address":"1901 E TIOGA ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2008-06-05","latestIssueDate":"2008-06-05","expirationDate":"2009-04-30","inactiveDate":"2012-12-22"},{"number":"774361","type":"Food Preparing and Serving","status":"Active","businessName":"PENA TORIBIO GROCERY INC","legalName":"PENA TORIBIO GROCERY INC ","address":"1901 E TIOGA ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2018-04-26","latestIssueDate":"2026-04-08","expirationDate":"2027-04-25","inactiveDate":null}],"licenseActivity":[{"number":"774361","type":"Food Preparing and Serving","businessName":"PENA TORIBIO GROCERY INC","legalName":"PENA TORIBIO GROCERY INC ","issuedDate":"2018-04-26","latestIssueDate":"2026-04-08","closureDate":null,"expirationDate":"2027-04-25","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"447931","type":"Food Preparing and Serving","businessName":"ROSA OLIVO FRANCHESCA GROCERY","legalName":"ROSA OLIVO FRANCHESCA GROCERY","issuedDate":"2008-06-05","latestIssueDate":"2008-06-05","closureDate":"2012-12-22","expirationDate":"2009-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"204554","type":"Food Preparing and Serving","businessName":"SANTOS GROCERY","legalName":"SANTOS GROCERY","issuedDate":"2004-04-29","latestIssueDate":"2007-05-30","closureDate":"2012-12-22","expirationDate":"2008-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"post-purchase-work","level":"watch","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 2 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2022","permit activity in 2022, 2024"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #27986: CLOSED · Granted; related permit 690913. Use permit #690913: 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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"2 permits not marked completed: 810671 (Issued), GM-2022-007256 (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":"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":"4 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on May 7, 2025.","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":"Food Preparing and Serving #204554: Inactive since Dec 22, 2012; Food Preparing and Serving #447931: Inactive since Dec 22, 2012","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 5 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/"}]}