{"asOf":"2026-07-27T11:08:10.397Z","block":"1100-1199 S 24TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/1100-1199-s-24th-st","address":"1111 S 24TH ST","parcelNumber":"881000226","source":"https://property.phila.gov/?p=881000226","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"SR","buildingCodeNew":"804","buildingClass":"VACANT LAND RESIDE < ACRE","buildingClassNew":"APARTMENTS - LOW RISE","useLabel":"Apartments","owner":"VE HOMES LLC","coOwner":null,"marketValue":2653800,"landAssessment":265300,"improvementAssessment":2388500,"livableArea":15800,"yearBuilt":2024,"lastSale":{"price":1,"date":"2024-01-11T05:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2020-053091","date":"2020-12-15","code":"10-715","title":"LITTER ON VACANT LOTS","status":"COMPLIED","resolutionDate":"2021-04-21","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2021-063172","date":"2021-09-10","code":"10-715","title":"LITTER ON VACANT LOTS","status":"COMPLIED","resolutionDate":"2021-10-05","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2022-061754","date":"2022-08-17","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2022-10-04","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2023-016782","date":"2023-03-20","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2023-03-20","resolution":"SVN ISSUED"},{"number":"VI-2025-044708","date":"2025-06-16","code":"A-302.8","title":"POSTING OF PERMITS \n","status":"SVN ISSUED","resolutionDate":"2025-06-17","resolution":"SVN ISSUED"}],"violationCases":[{"number":"CF-2020-087679","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2020-12-15","completedDate":"2021-04-22","violations":[{"number":"VI-2020-053091","date":"2020-12-15","code":"10-715","title":"LITTER ON VACANT LOTS","status":"COMPLIED","resolutionDate":"2021-04-21","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]},{"number":"CF-2021-087744","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2021-09-10","completedDate":"2021-10-06","violations":[{"number":"VI-2021-063172","date":"2021-09-10","code":"10-715","title":"LITTER ON VACANT LOTS","status":"COMPLIED","resolutionDate":"2021-10-05","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]},{"number":"CF-2022-084127","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2022-08-17","completedDate":"2022-10-05","violations":[{"number":"VI-2022-061754","date":"2022-08-17","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2022-10-04","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]},{"number":"CF-2023-022314","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2023-03-20","completedDate":null,"violations":[{"number":"VI-2023-016782","date":"2023-03-20","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2023-03-20","resolution":"SVN ISSUED"}]},{"number":"CF-2025-059476","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2025-06-16","completedDate":"2026-02-19","violations":[{"number":"VI-2025-044708","date":"2025-06-16","code":"A-302.8","title":"POSTING OF PERMITS \n","status":"SVN ISSUED","resolutionDate":"2025-06-17","resolution":"SVN ISSUED"}]}],"violYears":[{"y":2020,"n":1,"worst":null},{"y":2021,"n":1,"worst":null},{"y":2022,"n":1,"worst":null},{"y":2023,"n":1,"worst":null},{"y":2025,"n":1,"worst":null}],"investigations":[{"caseNumber":"CF-2020-087679","date":"2020-12-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-087679","date":"2021-01-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-087679","date":"2021-04-22","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-087744","date":"2021-09-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-087744","date":"2021-10-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-084127","date":"2022-08-17","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-084127","date":"2022-10-05","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-084127","date":"2022-10-05","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-022314","date":"2023-03-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-059476","date":"2025-06-17","type":null,"status":null}],"inspYears":[{"y":2020,"fails":1,"passes":0},{"y":2021,"fails":3,"passes":1},{"y":2022,"fails":2,"passes":1},{"y":2023,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.93909975187139,"lng":-75.18310299847454,"geom":{"type":"Polygon","coordinates":[[[-75.183010161,39.93902184],[-75.183019276,39.938978408],[-75.18323217,39.93900545],[-75.183187042,39.939221122],[-75.182974801,39.939194529],[-75.183010161,39.93902184]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":null,"baths":null,"stories":4,"lotArea":4800,"zoning":"RM1","grade":"B","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"99 ASHLEY DR, FEASTERVILLE TREVOSE PA, 19053","mailOut":true,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR THE RELOCATION OF LOT LINE TO CREATE ONE LOT (PARCEL A) FROM FIVE (5) DEEDED LOTS (1111 S \n24TH ST, 1113 S 24TH ST, 1115 S 24TH ST, 1117 S 24TH ST AND 1119 S 24TH ST). SIZE AND LOCATION AS SHOWN IN \nTHE APPLICATION / PLAN.\nFOR TH","status":"Completed","outcome":"Granted","date":"2021-12-03","number":"ZP-2021-001222","relatedPermit":"ZP-2021-001222"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2025,"v":1240000,"taxable":740000,"land":240000,"improvement":1000000,"taxableLand":240000,"taxableImprovement":500000,"exemptLand":0,"exemptImprovement":500000},{"y":2026,"v":2400000,"taxable":2400000,"land":240000,"improvement":2160000,"taxableLand":240000,"taxableImprovement":2160000,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":2653800,"taxable":2653800,"land":265300,"improvement":2388500,"taxableLand":265300,"taxableImprovement":2388500,"exemptLand":0,"exemptImprovement":0}],"taxNow":33595,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"ZP-2021-016670","date":"2021-11-17","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2026-04-17","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH CELLAR AND AN ACCESSORY ROOF DECK (FOR RESIDENTIAL USE ONLY) WITH ROOF ACCESS STRUCTURES. SIZE AND LOCATION AS SHOWN IN THE APPLICATION / PLAN."},{"number":"ZP-2021-001222","date":"2021-11-17","work":"Combined Lot Line Relocation and New Dev…","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE RELOCATION OF LOT LINE TO CREATE ONE LOT (PARCEL A) FROM FIVE (5) DEEDED LOTS (1111 S 24TH ST, 1113 S 24TH ST, 1115 S 24TH ST, 1117 S 24TH ST AND 1119 S 24TH ST). SIZE AND LOCATION AS SHOWN IN THE APPLICATION / PLAN."},{"number":"CP-2022-003541","date":"2022-12-16","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-07-15","scope":"FOR THE ERECTION OF A ATTACHED FOUR (4) STORY BUILDING FOR USE AS MULTI-FAMILY HOUSEHOLD LIVING (16 UNITS) WITH SIX (6) OFF-STREET ACCESSORY BICYCLE SPACES AND; WITH A ROOF DECK ACCESSED BY ROOF DECK ACCESS STRUCTURES. BUILDING IS FULLY SPRINKLERED IN ACCORDANCE WITH NFPA 13 AND STANDPIPES TO BE PROVIDED IN THE EXIT STAIRWAYS PER NFPA 14. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT THE DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. **A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED WITHIN 11 FEET OF THE BUILDING FACADE IN ACCORDANCE WITH SECTION 3306 OF THE 2018 IBC. A SEPARATE BUILDING AND/OR STREETS DEPARTMENT PERMIT IS REQUIRED PRIOR TO THE START OF ANY WORK. .*** FIRE WATCH IS REQUIRED ONCE COMBUSTIBLE CONSTRUCTION IS OVER 40 FEET IN HEIGHT, A SITE SAFETY PLAN SHALL BE SUBMITTED TO THE BUILDING INSPECTOR PRIOR TO THE START OF ANY CONSTRUCTION. (OR PLACE IN CONDITION)*** SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"PP-2023-005707","date":"2023-05-17","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-07-15","scope":"INSTALL 2 INCH WATER SERVICE, 1 BUILDING DRAIN, 1 CURB TRAP, 1 FAI, 16 KITCHEN SINKS, 16 HOT WATER HEATERS, 16 WASHING MACHINE BOXES, 4 EJECTOR SUMP PUMPS, 2 SUMP PUMP, 1 BOOSTER PUMP, 4 ROOF DRAINS, 8 AREA DRAINS, 4 WATER HYDRANTS 1 BACKFLOW PREVENTER 16 HUB DRAINS AND 6 BACKWATER VALVES ACCORDING TO THE 2018 PPC AND PER PLANS."},{"number":"MP-2023-003551","date":"2023-10-16","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-07-15","scope":"FOR THE INSTALLATION OF A NEW HVAC SYSTEM INCLUDING HEAT PUMPS, AIR HANDLER UNITS, REGISTERS AND DIFFUSERS WITH ASSOCIATED DUCKWORK AS PER PLANS."},{"number":"FP-2023-001915","date":"2023-11-08","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-07-15","scope":"FOR THE INSTALLATION OF A FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 13 THROUGHOUT THE ENTIRE BUILDING WITH 2” FIRE SERVICE, 2.5\" BACKFLOW PREVENTION ASSEMBLY, FIRE PUMP COMPLYING WITH NFPA 20, AND STANDPIPES COMPLYING WITH NFPA 14. ALL WORK SHALL COMPLY WITH THE APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"PP-2023-017331","date":"2024-01-09","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-01-18","scope":"INSTALL MD, CT, FAI & 2\" WDP"},{"number":"EP-2024-001145","date":"2024-02-01","work":"Rough-In","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-02-13","scope":"Rough-In Permit for EP-2024-001137 Install New 1200amp Single Phase Service And Complete Electrical Fit Out Of 16 Unit Apt Bldg To NEC Code, Install Fire Alarm System To NFPA 72"},{"number":"EP-2024-001137","date":"2024-02-13","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-07-15","scope":"INSTALL A 1200 AMP SERVICE TO THE END BOX. INSTALL (2) 600 AMP SERVICES & (2) EIGHT GANG METER BANKS. INSTALL A 150 AMP SERVICE & 150 AMP HOUSE PANEL. INSTALL A 100 AMP FIRE PUMP SERVICE. INSTALL WIRING THROUGHOUT THE COMMON AREAS AND SIXTEEN DWELLING UNITS. INSTALL LIGHTS NORMAL & EMERGENCY SWITCHES, SENSORS, RECEPTACLES, & SMOKE ALARMS. PROVIDE POWER FOR THE MECHANICAL & HVAC EQUIPMENT. INSTALL A NEW FIRE ALARM SYSTEM THROUGHOUT. ALL WORK IN ACCORDANCE WITH THE 2017 NEC."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2022,"k":"viol","w":"L&I violation"},{"y":2022,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"New Construction or Additions"},{"y":2023,"k":"viol","w":"L&I violation"},{"y":2023,"k":"insp","w":"Inspection failed"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"New Construction or Additions"},{"y":2024,"k":"permit","w":"Rough-In"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2025,"k":"viol","w":"L&I violation"}],"rented":true,"licenses":[{"number":"1003126","type":"Rental","status":"Active","businessName":"VE Homes LLC","legalName":"VE Homes LLC","address":"1111 S 24TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":16,"issuedDate":"2026-03-26","latestIssueDate":"2026-03-26","expirationDate":"2027-03-25","inactiveDate":null}],"licenseActivity":[{"number":"1003126","type":"Rental","businessName":"VE Homes LLC","legalName":"VE Homes LLC","issuedDate":"2026-03-26","latestIssueDate":"2026-03-26","closureDate":null,"expirationDate":"2027-03-25","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-25","units":16,"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":["6 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 94% in 2026, but no matching permit appears in the property timeline.","evidence":["assessment moved from $1,240,000 to $2,400,000","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":"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":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (99 ASHLEY DR, FEASTERVILLE TREVOSE PA, 19053).","why":"A tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.","action":"Verify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.","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":"7 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was unlabeled on Jun 17, 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":"4 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":"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 5 historical violations across 5 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/"}]}