{"asOf":"2026-07-24T21:56:47.629Z","block":"2000-2099 FRANKFORD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/2000-2099-frankford-ave","address":"2020-24 FRANKFORD AVE","parcelNumber":"881000455","source":"https://property.phila.gov/?p=881000455","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":"2020 FRANKFORD OWNER LLC","coOwner":null,"marketValue":3649100,"landAssessment":364900,"improvementAssessment":3284200,"livableArea":16260,"yearBuilt":2024,"lastSale":{"price":1738500,"date":"2021-09-29T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2022-024647","date":"2022-04-13","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"WARNING ISSUED","resolutionDate":"2022-04-13","resolution":"WARNING ISSUED"},{"number":"VI-2022-025447","date":"2022-04-18","code":"B-3304 (1)","title":"SAFEGUARDSB- VERTICAL/ LATER SUPPORT","status":"COMPLIED","resolutionDate":"2022-07-01","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"CF-2022-031298","type":"WARNING","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2022-04-13","completedDate":"2022-04-14","violations":[{"number":"VI-2022-024647","date":"2022-04-13","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"WARNING ISSUED","resolutionDate":"2022-04-13","resolution":"WARNING ISSUED"}]},{"number":"CF-2022-032370","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2022-04-18","completedDate":"2022-07-01","violations":[{"number":"VI-2022-025447","date":"2022-04-18","code":"B-3304 (1)","title":"SAFEGUARDSB- VERTICAL/ LATER SUPPORT","status":"COMPLIED","resolutionDate":"2022-07-01","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2022,"n":2,"worst":null}],"investigations":[{"caseNumber":"CF-2022-031298","date":"2022-04-13","type":null,"status":null},{"caseNumber":"CF-2022-032370","date":"2022-04-18","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-032370","date":"2022-05-18","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-032370","date":"2022-07-01","type":null,"status":"PASSED"}],"inspYears":[{"y":2022,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97923608956003,"lng":-75.13021563652147,"geom":{"type":"Polygon","coordinates":[[[-75.130105509,39.9790775],[-75.130443399,39.979279866],[-75.130326531,39.979394976],[-75.12998852,39.979195142],[-75.130105509,39.9790775]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2026-009865","type":"Sprinkler Certification","inspectionDate":"2026-03-06","result":"Certified","expirationDate":"2027-03-06","buildingId":"1064804"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19125","beds":null,"baths":null,"stories":4,"lotArea":6360,"zoning":"CMX2","grade":"B","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"C/O JOSS REALTY 650 5TH AVE SUITE 2400, NEW YORK NY, 10019","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2024,"v":599200,"taxable":599200,"land":599200,"improvement":0,"taxableLand":599200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":3625500,"taxable":3625500,"land":362550,"improvement":3262950,"taxableLand":362550,"taxableImprovement":3262950,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":3625500,"taxable":362550,"land":362550,"improvement":3262950,"taxableLand":362550,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":3262950},{"y":2027,"v":3649100,"taxable":364900,"land":364900,"improvement":3284200,"taxableLand":364900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":3284200}],"taxNow":5075,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2021-013517","date":"2021-10-19","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Unity of Use"},{"number":"ZP-2021-010214","date":"2021-10-19","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2025-10-27","scope":"FOR ERECTION OF AN ADDITION ABOVE THE EXISTING ONE STORY ATTACHED STRUCTURE AND ACCESSORY ROOF DECK (FOR RESIDENTIAL USE ONLY) WITH ROOF ACCESS STRUCTURES. (LOW INCOME BONUS APPLIED FOR AN ADDITIONAL 7 FT HEIGHT TO THIS PERMIT (14-702(7)(b)(.6) AND (c)). SIZE AND LOCATION AS SHOWN IN THE APPLICATION / PLAN. **UNITY OF USE PERMIT ISSUED (PERMIT # ZP-2021-013517) 2020 FRANKFORD AVE, 2022 FRANKFORD AVE AND 2024 FRANKFORD AVE)**"},{"number":"CP-2021-006025","date":"2021-12-20","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-10-27","scope":"LEVEL III ALTERATIONS TO INCLUDE THREE (3) STORY VERTICAL ADDITION TO CREATE A FOUR (4) STORY BUILDING WITH A ROOF DECK AND PILOT HOUSES FOR USE AS A SHELL COMMERCIAL SPACE (USE REGISTRATION & FIT-OUT PERMITS REQUIRED PRIOR TO OCCUPANCY) AND SIXTEEN (16) DWELLING UNITS AS PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED PER NFPA 13 AND INCLUDE STANDPIPES PER NFPA 14. *2018 IEBC* **SEPARATE PERMITS REQUIRED FOR MEP & FIRE SUPPRESSION WORK** AMENDMENT APPROVED 8/4/22 AMEND ALT/ADD PERMIT CP-2021-006025 FOR REVISED STRUCTURAL WALLS TYPES AS PER APPROVED PLANS. AMENDMENT APPROVED 3/5/23 AMEND ALT/ADD PERMIT CP-2021-006025 FOR CHANGES TO BATHROOM LAYOUTS AND HWH LOCATIONS AS PER APPROVED PLANS. AMENDMENT APPROVED 9/12/23 AMEND ALT/ADD PERMIT CP-2021-006025 FOR CHANGES TO TYPE B DWELLING UNIT LAYOUTS AS PER APPROVED PLANS."},{"number":"FP-2022-000947","date":"2022-05-24","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-10-21","scope":"FOR THE INSTALLATION OF A 4-INCH FIRE SERVICE LINE FOR AN AUTOMATIC FIRE SUPPRESSION SPRINKLER SYSTEM WITH STANDPIPES AND A BACKFLOW PREVENTION ASSEMBLY IN ACCORDANCE WITH NFPA 13 & 14. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/HYDRAULIC CALCULATIONS."},{"number":"GP-2022-004987","date":"2022-08-09","work":"Tank Install/Removal","type":"General","description":"General Permit","status":"Completed","completedDate":"2022-12-19","scope":"REMOVE (1) ONE UNDERGROUND TANKS. The removal must comply with the regulations of the Pennsylvania Department of Environmental Protection (PADEP). No excavations near the building."},{"number":"PP-2022-015869","date":"2023-01-21","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-10-21","scope":"INSTALL 17 WASHING MACHINE BOXES, 19 FLOOR DRAINS, 16 HOT WATER HEATERS, 1 HOSE BIBB, 25 WATER CLOSETS, 2 SUMP PUMPS, 25 LAVATORIES, 1 BACKFLOW PREVENTER, 19 KITCHEN SINKS, 6 ROOF DRAINS, 25 SHOWER/TUBS AND 1 BOOSTER PUMP ACCORDING TO THE 2018 PPC."},{"number":"MP-2022-004377","date":"2023-08-02","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-10-21","scope":"FOR THE INSTALLATION OF AN HVAC SYSTEM IN A MIXED-USE STRUCTURE (SHELL COMMERCIAL SPACE (USE REGISTRATION & FIT-OUT PERMITS REQUIRED PRIOR TO OCCUPANCY) AND SIXTEEN (16) DWELLING UNITS) INCLUDING REGISTERS, DIFFUSERS, AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH THE 2018 IMC. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."},{"number":"PP-2023-001019","date":"2023-08-14","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-03-14","scope":"Install 2\" domestic water, 6\" storm lateral and 6\" sanitary lateral to include two house traps and two fresh air inlets"},{"number":"EP-2023-010409","date":"2024-02-22","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-03-17","scope":"INSTALL AN 800 AMP 120/208V/ 3 PHASE SERVICE, (17) GANG METER BANK, (16) 150 AMP SINGLE PHASE PANELS & FEEDERS, (1) 225 AMP 3 PHASE PANEL & FEEDER, (1) 400 AMP 120/208V/ 3 PHASE SERVICE. INSTALL A 100 AMP 208V/ 3 PHASE SERVICE FOR THE 20 HP FIRE PUMP. INSTALL WIRING THROUGHOUT THE COMMON AREAS, COMMERCIAL SHELL SPACE, & SIXTEEN DWELLING UNITS, INSTALL LIGHTS NORMAL & EMERGENCY, SWITCHES, SENSORS, RECEPTACLES, & SMOKE ALARMS. PROVIDE POWER FOR THE MECHANICAL, HVAC, & ELEVATOR EQUIPMENT. INSTALL A NEW FIRE ALARM SYSTEM & TWO-WAY COMMUNICATION THROUGHOUT. ALL WORK IN ACCORDANCE WITH THE 2017 NEC."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2021,"k":"permit","w":"Change of Use"},{"y":2021,"k":"permit","w":"New construction, addition, GFA change"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"viol","w":"2 L&I violations"},{"y":2022,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2022,"k":"permit","w":"Tank Install/Removal"},{"y":2023,"k":"permit","w":"New Construction or Additions"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"New Construction or Additions"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"}],"rented":true,"licenses":[{"number":"285200","type":"Hazardous Materials","status":"Inactive","businessName":"DIVERSIFIED METAL PRODUCTS","legalName":"DIVERSIFIED METAL PRODUCTS","address":"2020-24 FRANKFORD AVE","revenueCode":"3335","rentalCategory":null,"units":null,"issuedDate":"2005-01-28","latestIssueDate":"2005-01-28","expirationDate":"2009-06-30","inactiveDate":null},{"number":"0983721","type":"Rental","status":"Active","businessName":"2020 Frankford QOZB LLC","legalName":"2020 Frankford QOZB LLC","address":"2020-24 FRANKFORD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":16,"issuedDate":"2025-07-14","latestIssueDate":"2026-07-21","expirationDate":"2027-07-13","inactiveDate":null}],"licenseActivity":[{"number":"0983721","type":"Rental","businessName":"2020 Frankford QOZB LLC","legalName":"2020 Frankford QOZB LLC","issuedDate":"2025-07-14","latestIssueDate":"2026-07-21","closureDate":null,"expirationDate":"2027-07-13","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"285200","type":"Hazardous Materials","businessName":"DIVERSIFIED METAL PRODUCTS","legalName":"DIVERSIFIED METAL PRODUCTS","issuedDate":"2005-01-28","latestIssueDate":"2005-01-28","closureDate":"2009-06-30","expirationDate":"2009-06-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","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":["4 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"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 (C/O JOSS REALTY 650 5TH AVE SUITE 2400, NEW YORK NY, 10019).","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":"2 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jul 1, 2022.","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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Hazardous Materials #285200: Inactive","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":"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 2 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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Sprinkler Certification: Certified through Mar 6, 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":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"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/"}]}