{"asOf":"2026-07-27T11:53:19.036Z","block":"4100-4199 HAVERFORD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/4100-4199-haverford-ave","address":"4100 HAVERFORD AVE","parcelNumber":"881000187","source":"https://property.phila.gov/?p=881000187","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"LC0","buildingCodeNew":"804","buildingClass":"IND WAREHOUSE MASONRY","buildingClassNew":"APARTMENTS - LOW RISE","useLabel":"Industrial building","owner":"DAJ HAVERFORD LLC","coOwner":null,"marketValue":4614600,"landAssessment":461400,"improvementAssessment":4153200,"livableArea":25300,"yearBuilt":1940,"lastSale":{"price":1,"date":"2021-10-21T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2025-096181","date":"2025-12-11","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":"2026-02-03","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"CF-2025-132795","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL PM EXTERIOR INVESTIGATOR","status":"CLOSED","createdDate":"2025-12-11","completedDate":"2026-02-03","violations":[{"number":"VI-2025-096181","date":"2025-12-11","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":"2026-02-03","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2025,"n":1,"worst":null}],"investigations":[{"caseNumber":"CF-2025-132795","date":"2025-12-11","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-132795","date":"2026-02-03","type":null,"status":"PASSED"}],"inspYears":[{"y":2025,"fails":1,"passes":0},{"y":2026,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.96224130664655,"lng":-75.20581150287548,"geom":{"type":"Polygon","coordinates":[[[-75.205797368,39.962021058],[-75.205939732,39.962006499],[-75.206000475,39.962442995],[-75.205676438,39.962472368],[-75.205627899,39.962038383],[-75.205797368,39.962021058]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19104","beds":null,"baths":null,"stories":2,"lotArea":214216,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"4100 HAVERFORD AVE, PHILADELPHIA PA, 19104","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2025,"v":3000000,"taxable":3000000,"land":461060,"improvement":2538940,"taxableLand":461060,"taxableImprovement":2538940,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":4610600,"taxable":714186,"land":461060,"improvement":4149540,"taxableLand":461060,"taxableImprovement":253126,"exemptLand":0,"exemptImprovement":3896414},{"y":2027,"v":4614600,"taxable":714749,"land":461400,"improvement":4153200,"taxableLand":461400,"taxableImprovement":253349,"exemptLand":0,"exemptImprovement":3899851}],"taxNow":9997,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"ZP-2021-001961","date":"2021-03-22","work":"Lot Line Relocation","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2026-01-07","scope":"For the lot adjustment to create one (1) new lot (Proposed Lot 3) from two (2) existing lots (4100 Haverford Avenue and 4106 Haverford Avenue), size and location and shown on plan/application; no changes to existing attached structure."},{"number":"ZP-2021-003127","date":"2021-03-30","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Expired","completedDate":"2026-01-07","scope":"Vacant"},{"number":"GM-2021-006678","date":"2021-07-20","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2022-11-10","scope":"interior demo of non load bearing walls or structural members, only partition walls and finishes"},{"number":"ZP-2021-007631","date":"2021-11-24","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2026-01-07","scope":"Residential - Household Living - Multi-Family"},{"number":"CP-2021-006933","date":"2021-12-09","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-06-24","scope":"FOR CHANGE OF OCCUPANCY AND LEVEL III ALTERATIONS TO INCLUDE EXTERIOR RESTORATIONS, NEW PARTITIONS, FIXTURES, FURNISHINGS, FINISHES AS PER APPROVED PLANS. FOR USE AS THIRTY (30) DWELLING UNITS AND VACANT COMMERCIAL SPACE (SEPARATE USE AND OCCUPANCY REQUIRED FOR COMMERCIAL SPACES). BUILDING TO BE SPRINKLERED PER NFPA 13 & 13R. SEPARATE PERMITS REQUIRED FOR MEP AND FIRE SUPPRESSION WORK. AMENDMENT 9/11/23 TO UPDATE SPRINKLER REQUIREMENTS AMENDMENT 1/10/23 TO REVISE DWELLING UNITS, ADD MEZZANINE LEVELS, AND OTHER MINOR MODIFICATIONS AS PER APPROVED PLANS."},{"number":"PP-2022-005070","date":"2022-03-30","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-07-22","scope":"SUPPLY AND INSTALL NEW 3\" DOMESTIC WATER LINE MAIN TO BLDG SUPPLY NEW 3\" METER (INSTALLED BY PWD) SUPPLY AND INSTALL (1) NEW 4\" FIRE SERVICE MAIN TO BLDG SUPPLY AND INSTALL NEW 8\" STORM SEWER LINE MAIN TO CURB SUPPLY AND INSTALL (2) NEW 6\" CURB TRAPS SUPPLY AND INSTALL (2) NEW 4\" FRESH AIR INLETS SUPPLY AND INSTALL NEW 6\" SANITARY LINE CURB TO BLDG"},{"number":"FP-2022-001192","date":"2022-05-12","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-06-24","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13 THROUGHOUT THE BUILDING TO INCLUDE 4\" MAIN FIRE SERVICE LINE WITH A 6\" BACKFLOW PREVENTION ASSEMBLY AND TWO (2) STANDPIPE RISERS COMPLYING WITH NFPA 14 AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"PP-2022-005407","date":"2022-05-13","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-06-24","scope":"Install (30 Water Closets Supplied BY Others) Install (4 ADA Water Closets Supplied By Others) Install (30 Lavatory sinks and Faucets Supplied By Others) Install (4 ADA Lavatory Sinks and Faucets Supplied By Others) Install (1 Bathtub with trim and faucets Supplied By Others) Install (30 Kitchen Sinks, Faucets, Disposals Supplied By Others) Install (30 Showers and faucets Supplied By Others) Install (30) washing machine boxes Supply and install (28) drain pans supply and install wall hydrant Supply and install new ductile iron by-pass around new 3” meter Plumbing as per new code Supply and install (3) 3” floor drains Supply and install (16) 2” hub drains Supply and install all required water lines Supply and install drain lines Supply and install (30) expansion tanks Supply and install (3) trap primers Install (9) electric water heaters #1 Supplied by others Install (27) electric water heaters # 2 Supplied by others Install (1) electric water heater #3 Supplied by others Supply and install (30) water heater disaster pans Install (30) dishwashers (Supplied by others) Supply all required plumbing inspections"},{"number":"EP-2023-004530","date":"2023-06-07","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-01-29","scope":"Installation of fire alarm system as per plans as per 2016 NFPA 72"},{"number":"MP-2023-002090","date":"2023-07-28","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-06-24","scope":"INSTALLATION OF NEW HVAC SYSTEM FOR A NEW MIXED USE OCCUPANCY WITHIN AN EXISTING BUILDING AS PER APPROVED PLANS. *2018 IMC REVIEW*"},{"number":"EP-2023-003180","date":"2023-08-03","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-04-30","scope":"INSTALL A 1600 AMP 120/208V 3 PHASE SERVICE, (38) GANG METER BANK, (1) 200 AMP 3 PHASE PANEL & FEEDER, (37) 125 AMP PANELS & FEEDERS. PROVIDE WIRING FOR THE COMMON AREAS, (7) COMMERCIAL SPACES & (30) DWELLING UNITS. INSTALL LIGHTS NORMAL & EMERGENCY, SWITCHES, SENSORS, RECEPTACLES, & SMOKE ALARMS. PROVIDE POWER FOR THE MECHANICAL & HVAC EQUIPMENT. ALL WORK IN ACCORDANCE WITH THE 2017 NEC. ** NO FIRE ALARM WORK ON THIS PERMIT.**"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2021,"k":"permit","w":"Interior Non-Load-Bearing Wall Demo."},{"y":2021,"k":"permit","w":"Change of Use"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"New Construction or Additions"},{"y":2022,"k":"permit","w":"Addition and/or Alterations"},{"y":2022,"k":"permit","w":"Alterations"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2025,"k":"insp","w":"Inspection failed"},{"y":2026,"k":"insp","w":"Inspection passed"}],"rented":false,"licenses":[],"licenseActivity":[],"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":["3 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 54% in 2026, but no matching permit appears in the property timeline.","evidence":["assessment moved from $3,000,000 to $4,610,600","no permit shown in 2025-2027"],"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":"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":"2 permits not marked completed: ZP-2021-003127 (Expired), GM-2021-006678 (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":"rental-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as apartments; 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":"1 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Feb 3, 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":"5 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":"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.","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":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as apartments. 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 1 historical violation across 1 case.","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/"}]}