{"asOf":"2026-07-25T02:38:06.069Z","block":"1800-1899 FRANKFORD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/1800-1899-frankford-ave","address":"1802 FRANKFORD AVE","parcelNumber":"871602775","source":"https://property.phila.gov/?p=871602775","ownerType":"vacant","kind":"vacant land","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"SR","buildingCodeNew":null,"buildingClass":"VACANT LAND RESIDE < ACRE","buildingClassNew":null,"useLabel":"Vacant lot","owner":"MURAWSKI MICHAEL","coOwner":null,"marketValue":253900,"landAssessment":253900,"improvementAssessment":0,"livableArea":null,"yearBuilt":null,"lastSale":{"price":30000,"date":"2010-11-12T05:00:00Z"},"openViolations":0,"violations":[{"number":"841157","date":"2008-02-15","code":"PM-306.0/91","title":"VACANT LOT KEEP CLEAN GET 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LIC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"841156","date":"2008-02-15","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"310758","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2011-12-28","completedDate":null,"violations":[{"number":"2353152","date":"2011-12-15","code":"14-1704/10","title":"NON-REGULATED LACKS PERMIT","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"2353154","date":"2011-12-15","code":"19-2602.1/1","title":"CAL LO","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"2353153","date":"2011-12-15","code":"14-1704/50","title":"NO ZONING/USE PERMIT-SIGN","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2008,"n":2,"worst":null},{"y":2011,"n":3,"worst":null}],"investigations":[{"caseNumber":"310758","date":"2011-12-15","type":"BC INSP","status":"FAILED"},{"caseNumber":"310758","date":"2012-02-03","type":"BC INSP","status":"FAILED"}],"inspYears":[{"y":2011,"fails":1,"passes":0},{"y":2012,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97704035732394,"lng":-75.13203389685415,"geom":{"type":"Polygon","coordinates":[[[-75.131851392,39.976950777],[-75.132242533,39.9770848],[-75.132216402,39.977129937],[-75.131825261,39.976995915],[-75.131851392,39.976950777]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2022-011241","type":"Sprinkler Certification","inspectionDate":"2022-04-04","result":"Certified","expirationDate":"2023-04-04","buildingId":"1075179"},{"number":"BC-2024-023534","type":"Fire Alarm Certification","inspectionDate":"2024-08-16","result":"Deficient","expirationDate":null,"buildingId":"1082724"},{"number":"BC-2026-017638","type":"Fire Alarm Certification","inspectionDate":"2026-06-17","result":"Certified","expirationDate":"2027-06-17","buildingId":"1075179"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19125","beds":null,"baths":null,"stories":null,"lotArea":1311,"zoning":"CMX2","grade":null,"basement":null,"heater":null,"centralAir":null,"extCond":null,"intCond":null,"garage":null,"homestead":false,"mail":"1532 E HEWSON ST, PHILADELPHIA PA, 19125","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":19300,"taxable":19300,"land":19300,"improvement":0,"taxableLand":19300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":19300,"taxable":19300,"land":19300,"improvement":0,"taxableLand":19300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":19300,"taxable":19300,"land":19300,"improvement":0,"taxableLand":19300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":19800,"taxable":19800,"land":19800,"improvement":0,"taxableLand":19800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":19800,"taxable":19800,"land":19800,"improvement":0,"taxableLand":19800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":19800,"taxable":19800,"land":19800,"improvement":0,"taxableLand":19800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":19800,"taxable":19800,"land":19800,"improvement":0,"taxableLand":19800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":19800,"taxable":19800,"land":19800,"improvement":0,"taxableLand":19800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":19800,"taxable":19800,"land":19800,"improvement":0,"taxableLand":19800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":21700,"taxable":21700,"land":21700,"improvement":0,"taxableLand":21700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":21700,"taxable":21700,"land":21700,"improvement":0,"taxableLand":21700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":253900,"taxable":253900,"land":253900,"improvement":0,"taxableLand":253900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0}],"taxNow":304,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"211073","date":"2009-04-21","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-09-17","scope":"FIXTURE INSTALLATION"},{"number":"315293","date":"2011-01-11","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2011-01-11","scope":"NEW CONSTRUCTION OF A (3) STORY STRUCTURE ON EXISTING LOT. 1ST FL. COMMERCIAL, 2ND AND 3RD FL. APTS. (2 FAMILY DWG)"},{"number":"325144","date":"2011-02-17","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2011-10-31","scope":"CONSTRUCTION OF A 3 STORY BUILDING WITH BASEMENT. USE REGISTRATION REQUIRED PRIOR TO OCCUPANCY FOR 1ST FLOOR."},{"number":"327599","date":"2011-03-02","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2012-03-07","scope":"INSTALL 14 LIGHTS,35 OUTLETS,12 LIGHT SWITCHES,6 GFI OUTLETS,200AMP SERVICE WITH MAIN BREAKER AND GROUNDING ROD AS PER 2008 NEC"},{"number":"328744","date":"2011-03-09","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2011-10-31","scope":"INSTALL 5\" CURB TRAP, PRV, MD, POWDER ROOM, 2 3 PC BATH ROOM,2 KITCHEN SINKS, 2 WASHERS"},{"number":"329677","date":"2011-04-18","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2011-10-31","scope":"INSTALL NEW FIRE SUPP SYSTEM.SEPARATE PERMIT FOR BFP."},{"number":"341294","date":"2011-05-17","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2011-10-31","scope":"INSTALL THREE INDEPENDENT HVAC SYSTEMS 30,000 BTU ELECTRIC HEAT PUMPS WITHIN MIXED USE BUILDING. EACH SYSTEM TO BE COMPLETELY INDEPENDENT WITH ALL EQUIPMENT LOCATED WITHIN EACH SINGLE TENANT SPACE AND NO PENETRATION OF ANY FIRE RATED ASSEMBLIES. PERMIT TO INCLUDE RELATED DUCTWORK."},{"number":"341914","date":"2011-06-01","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2011-09-01","scope":"BFP ONLY."},{"number":"364860","date":"2011-10-27","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2011-10-31","scope":"INSTALL FIRE ALARM SYSTEM THRU-OUT AS PLAN AS PER 2008 NEC 2 APATMENT, COMMERCIAL"},{"number":"409731","date":"2012-06-07","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2012-06-07","scope":"CELLAR AND 1ST FLOOR USE TO PHARMACY"}],"storyTag":"New construction","storyDelta":41.86,"timeline":[{"y":2011,"k":"permit","w":"Zoning/use"},{"y":2011,"k":"permit","w":"New construction"},{"y":2011,"k":"permit","w":"Electrical"},{"y":2011,"k":"permit","w":"Plumbing"},{"y":2011,"k":"permit","w":"Suppression"},{"y":2011,"k":"permit","w":"Mechanical"},{"y":2011,"k":"permit","w":"Suppression"},{"y":2011,"k":"viol","w":"3 L&I violations"},{"y":2011,"k":"insp","w":"Inspection failed"},{"y":2011,"k":"permit","w":"Electrical"},{"y":2012,"k":"permit","w":"Use"},{"y":2012,"k":"insp","w":"Inspection failed"}],"rented":true,"licenses":[{"number":"856045","type":"Rental","status":"Active","businessName":"Michael Murawski","legalName":"Michael Murawski","address":"1802 FRANKFORD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2020-11-20","latestIssueDate":"2025-10-06","expirationDate":"2026-11-19","inactiveDate":null}],"licenseActivity":[{"number":"856045","type":"Rental","businessName":"Michael Murawski","legalName":"Michael Murawski","issuedDate":"2020-11-20","latestIssueDate":"2025-10-06","closureDate":null,"expirationDate":"2026-11-19","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-24","units":2,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 1070% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $21,700 to $253,900","no permit shown in 2026-2028"],"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":"Use permit #315293: 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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Sprinkler Certification: Certified through Apr 4, 2023; Fire Alarm Certification: Certified through Jun 17, 2027","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":"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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"2 failed, 0 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Feb 3, 2012.","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":"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/"}]}