{"asOf":"2026-07-27T06:32:23.781Z","block":"2200-2299 N 28TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/2200-2299-n-28th-st","address":"2228 N 28TH ST","parcelNumber":"881000194","source":"https://property.phila.gov/?p=881000194","ownerType":"vacant","kind":"vacant land","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"SC","buildingCodeNew":null,"buildingClass":"VACANT LAND COMMER < ACRE","buildingClassNew":null,"useLabel":"Vacant lot","owner":"RAMY HOMES 2 LLC","coOwner":null,"marketValue":175900,"landAssessment":175900,"improvementAssessment":0,"livableArea":null,"yearBuilt":null,"lastSale":{"price":300000,"date":"2022-03-03T05:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2020-003573","date":"2020-05-04","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2020-05-22","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-003572","date":"2020-05-04","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2020-05-22","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-040424","date":"2023-06-08","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2023-07-25","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2023-040425","date":"2023-06-08","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2023-07-25","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2024-010370","date":"2024-02-16","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2024-09-21","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-010371","date":"2024-02-16","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2024-09-21","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"CF-2020-012512","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2020-05-04","completedDate":"2020-05-22","violations":[{"number":"VI-2020-003573","date":"2020-05-04","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2020-05-22","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-003572","date":"2020-05-04","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2020-05-22","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2023-053920","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2023-06-08","completedDate":"2023-07-26","violations":[{"number":"VI-2023-040424","date":"2023-06-08","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2023-07-25","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2023-040425","date":"2023-06-08","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2023-07-25","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]},{"number":"CF-2024-012511","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2024-02-16","completedDate":"2024-09-21","violations":[{"number":"VI-2024-010370","date":"2024-02-16","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2024-09-21","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-010371","date":"2024-02-16","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2024-09-21","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2020,"n":2,"worst":null},{"y":2023,"n":2,"worst":null},{"y":2024,"n":2,"worst":null}],"investigations":[{"caseNumber":"CF-2020-012512","date":"2020-05-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-012512","date":"2020-05-22","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-053920","date":"2023-06-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-053920","date":"2023-07-26","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-053920","date":"2023-07-26","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-012511","date":"2024-02-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-012511","date":"2024-09-21","type":null,"status":"PASSED"}],"inspYears":[{"y":2020,"fails":1,"passes":1},{"y":2023,"fails":2,"passes":1},{"y":2024,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.990165066075626,"lng":-75.1787104308593,"geom":{"type":"Polygon","coordinates":[[[-75.178503832,39.990103533],[-75.178670844,39.990124926],[-75.178680734,39.990074612],[-75.178905395,39.990105],[-75.178873277,39.990255636],[-75.178481321,39.990203777],[-75.178503832,39.990103533]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19132","beds":null,"baths":null,"stories":null,"lotArea":5219,"zoning":"CMX2","grade":null,"basement":null,"heater":null,"centralAir":null,"extCond":null,"intCond":null,"garage":null,"homestead":false,"mail":"50 HOLLOW DR, MALVERN PA, 19355","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2023,"v":250300,"taxable":250300,"land":250300,"improvement":0,"taxableLand":250300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":250300,"taxable":250300,"land":250300,"improvement":0,"taxableLand":250300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":250300,"taxable":250300,"land":250300,"improvement":0,"taxableLand":250300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":250300,"taxable":250300,"land":250300,"improvement":0,"taxableLand":250300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":175900,"taxable":175900,"land":175900,"improvement":0,"taxableLand":175900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0}],"taxNow":3504,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"ZP-2021-008250","date":"2021-10-29","work":"Combined Lot Line Relocation and New Dev…","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR RELOCATION OF LOT LINE TO CREATE ONE (1) LOT (PARCEL ? A) FROM THREE (3) DEEDED LOTS/ OPA ACCOUNTS (2228-30 N 28TH ST, 2801 W FLETCHER ST AND 2803 W FLETCHER ST). SIZE AND LOCATION AS SHOWN IN THE APPLICATION / PLAN."},{"number":"ZP-2021-014817","date":"2021-11-19","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH ROOF ACCESS STRUCTURE FOR ROOF AND GREEN ROOF MAINTENANCE PURPOSE ONLY. GREEN ROOF BONUS APPLIED: THE APPLICANT MUST EXECUTE AND RECORD A DEED RESTRICTION PRIOR TO ISSUE CERTIFICATE OF OCCUPANCY IN FAVOR OF THE CITY, APPROVED AS TO FORM BY THE LAW DEPARTMENT, WHICH REQUIRES THE GREEN ROOF TO BE CONSTRUCTED AND MAINTAINED, AT A MINIMUM, IN ACCORDANCE WITH THE MANUFACTURER?S GUIDELINES, WHERE APPLICABLE, AND WITH WATER DEPARTMENT STANDARDS, FOR THE LIFE OF THE BUILDING; AND WHICH ALLOWS THE CITY TO INSPECT THE GREEN ROOF FOR, OR DEMAND PROOF OF, CONTINUED COMPLIANCE WITH THOSE REQUIREMENTS. SIZE AND LOCATION AS SHOWN IN THE APPLICATION / PLAN."},{"number":"CP-2021-005765","date":"2021-12-20","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2025-02-08","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH ROOF ACCESS STRUCTURE FOR ROOF AND GREEN ROOF MAINTENANCE PURPOSE ONLY. FOR VACANT COMMERCIAL SPACE ON FIRST FLOOR (MUST OCCUPY 100% OF THE GROUND FLOOR STREET FRONTAGE (PRIMARY FRONTAGE) WITH A MINIMUM DEPTH OF 30 FT) (USES ONLY PERMITTED IN CMX-2 THAT NOT TO REQUIRE OFF STREET PARKING AS PER TABLE 14-802-2, USE REGISTRATION PERMIT AND SEPARATE C/O IS REQUIRED PRIOR TO OCCUPANCY) AND FOR MULTI-FAMILY HOUSEHOLD LIVING ELEVEN (11) DWELLING UNITS. BUILDING TO BE FULLY SPRINKLERED. SEPARATE PERMITS REQUIRED FOR MEP & FP WORK."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2019,"k":"sale","p":5000},{"y":2020,"k":"viol","w":"2 L&I violations"},{"y":2020,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2021,"k":"permit","w":"Combined Lot Line Relocation and New Dev…"},{"y":2021,"k":"permit","w":"New construction, addition, GFA change"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2023,"k":"viol","w":"2 L&I violations"},{"y":2023,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2024,"k":"viol","w":"2 L&I violations"},{"y":2024,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-25","signals":[],"legalChecks":[{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: CP-2021-005765 (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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"4 failed, 3 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Sep 21, 2024.","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":"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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 6 historical violations across 3 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/"}]}