{"asOf":"2026-07-26T00:21:07.202Z","block":"3500-3599 HAVERFORD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/3500-3599-haverford-ave","address":"3509 HAVERFORD AVE","parcelNumber":"881000587","source":"https://property.phila.gov/?p=881000587","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"CA0","buildingCodeNew":"804","buildingClass":"APTS 5-50 UNITS MASONRY","buildingClassNew":"APARTMENTS - LOW RISE","useLabel":"Apartment building","owner":"WESTVIEW DEVELOPMENT","coOwner":"PARTNERS LLC","marketValue":1208900,"landAssessment":120800,"improvementAssessment":1088100,"livableArea":9419,"yearBuilt":2018,"lastSale":null,"openViolations":0,"violations":[{"number":"VI-2020-033802","date":"2020-09-08","code":"FC-13-912.3.1","title":"FDC LOCKING CAPS","status":"COMPLIED","resolutionDate":"2021-01-22","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-033813","date":"2020-09-08","code":"FC-13-915.1","title":"FIRE ALARM TESTED/CERTIFIED","status":"COMPLIED","resolutionDate":"2021-02-09","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2020-033805","date":"2020-09-08","code":"FC-13-907.5.1","title":"PULL STATION SIGNS","status":"COMPLIED","resolutionDate":"2021-01-22","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-033814","date":"2020-09-09","code":"FC-13-915.1(A)","title":"FIRE SUPPRESSION CERTIFICATION","status":"COMPLIED","resolutionDate":"2021-02-09","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}],"violationCases":[{"number":"CF-2020-060395","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2020-09-08","completedDate":"2021-02-09","violations":[{"number":"VI-2020-033802","date":"2020-09-08","code":"FC-13-912.3.1","title":"FDC LOCKING CAPS","status":"COMPLIED","resolutionDate":"2021-01-22","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-033813","date":"2020-09-08","code":"FC-13-915.1","title":"FIRE ALARM TESTED/CERTIFIED","status":"COMPLIED","resolutionDate":"2021-02-09","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2020-033805","date":"2020-09-08","code":"FC-13-907.5.1","title":"PULL STATION SIGNS","status":"COMPLIED","resolutionDate":"2021-01-22","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-033814","date":"2020-09-09","code":"FC-13-915.1(A)","title":"FIRE SUPPRESSION CERTIFICATION","status":"COMPLIED","resolutionDate":"2021-02-09","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]}],"violYears":[{"y":2020,"n":4,"worst":null}],"investigations":[{"caseNumber":"CF-2020-060395","date":"2020-09-09","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-060395","date":"2021-01-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-060395","date":"2021-02-09","type":null,"status":"PASSED"}],"inspYears":[{"y":2020,"fails":1,"passes":0},{"y":2021,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.96416437029566,"lng":-75.19353403718162,"geom":null,"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2024-010113","type":"Fire Alarm Certification","inspectionDate":"2023-07-05","result":"Certified","expirationDate":"2024-07-05","buildingId":"3000251"},{"number":"BC-2024-010115","type":"Sprinkler Certification","inspectionDate":"2023-07-25","result":"Certified","expirationDate":"2024-07-25","buildingId":"3000251"},{"number":"BC-2024-019581","type":"Sprinkler Certification","inspectionDate":"2024-06-17","result":"Certified","expirationDate":"2025-06-17","buildingId":"3000251"},{"number":"BC-2024-019584","type":"Fire Alarm Certification","inspectionDate":"2024-06-17","result":"Certified","expirationDate":"2025-06-17","buildingId":"3000251"},{"number":"BC-2025-017804","type":"Sprinkler Certification","inspectionDate":"2025-06-13","result":"Certified","expirationDate":"2026-06-13","buildingId":"3000251"},{"number":"BC-2025-017805","type":"Fire Alarm Certification","inspectionDate":"2025-06-13","result":"Certified","expirationDate":"2026-06-13","buildingId":"3000251"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19104","beds":null,"baths":null,"stories":4,"lotArea":2723,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"720 FAYETTE ST, CONSHOHOCKEN PA, 19428","mailOut":true,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"For the erection of a 3 story building w/ celler fronting Mt. Vernon St, to contain [5] residential dwelling units w/ provated roofdeck accessed by pilothouse, as per plans. \n\nExisting, Building #1 to remain, no change to footprint, height ","status":"Completed","outcome":"Granted with conditions","date":"2020-11-12","number":"ZP-2020-000554","relatedPermit":"ZP-2020-000554"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2025,"v":1041400,"taxable":104140,"land":104140,"improvement":937260,"taxableLand":104140,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":937260},{"y":2026,"v":1041400,"taxable":104140,"land":104140,"improvement":937260,"taxableLand":104140,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":937260},{"y":2027,"v":1208900,"taxable":120800,"land":120800,"improvement":1088100,"taxableLand":120800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1088100}],"taxNow":1458,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2020-000554","date":"2020-11-20","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE FRONTING MT. VERNON ST. (BLDG '2') ON THE SAME LOT WITH AN EXISTING MIXED-USE STRUCTURE (BLDG '1'); THE PROPOSED CONDITION CREATES A MULTIPLE PRINCIPLE BUILDINGS ON A SINGLE LOT; FOR USE AS MULTI-FAMILY (FIVE (5) DWELLING UNITS) HOUSEHOLD LIVING (BLDG '2') WITH ALL OTHER USES AS PREVIOUSLY APPROVED IN THE EXISTING MIXED-USE STRUCTURE (BLDG '1'). SIZE AND LOCATION AS SHOWN IN THE APPLICATION/PLAN."},{"number":"CP-2020-004891","date":"2021-04-28","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-07-29","scope":"For the erection of a three (3) story attached structure; for use as a five family dwelling as per approved plans. Separate permit required for any MEP and fire suppression work. **AMENDED AS OF 1/27/2023 FOR AN UPDATE IN THE UNDERPINNING DESIGN AND SHORING PLAN**"},{"number":"CP-2021-003395","date":"2021-07-29","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2021-10-04","scope":"Interior fit-out at the celler and 1st floor level to create a business and professional office as per approved plans."},{"number":"ZP-2021-003888","date":"2021-07-29","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Office - Business and Professional"},{"number":"MP-2021-004888","date":"2021-08-04","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-09-28","scope":"For the installation of registers/diffusers, ductwork, and roof top unit as per approved plans."},{"number":"EP-2021-008286","date":"2021-08-04","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-09-21","scope":"Install circuit for garbage disposal. Run circuit for countertop GFI. Run circuit for microwave. Run circuit for dishwasher. Run refrigerator circuit. Fishing only as per 2017 NEC."},{"number":"PP-2021-013781","date":"2021-09-17","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-09-28","scope":"Five fixtures applied for; ?Scope of proposed work does not require review.? Issue ez-permit."},{"number":"PP-2023-016279","date":"2024-01-25","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-07-29","scope":"8 WATER CLOSETS; 9 LAVS; 7 BATHTUBS; 1 SHOWER; 5 KITCHEN SINKS; 5 WASHER BOXES; 5 HOT WATER HEATERS; PEX AND PVC THROUGHOUT 1 1/2\" DS; CURB TRAPS AND MAIN DRAINS; 2 HOSE BIBBS; 1 ROOF DRAIN; 2 SEWAGE EJECTORS; 1 SUMP PUMP;"},{"number":"MP-2024-000189","date":"2024-01-28","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-07-29","scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH THE MANUFACTURER’S SPECIFICATIONS. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."},{"number":"EP-2024-001344","date":"2024-02-29","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-07-12","scope":"INSTALL A 600 AMP 120/240V / 1 PHASE SERVICE, (6) GANG METER BANK, (5) 150 AMP PANELS & FEEDERS, (1) 100 AMP PANEL & FEEDER. INSTALL WIRING THROUGHOUT THE COMMON AREAS & FIVE 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."},{"number":"FP-2024-000468","date":"2024-03-20","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2024-07-29","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13R THROUGHOUT THE BUILDING TO INCLUDE 2\" MAIN FIRE SERVICE LINE WITH A 2\" WILKINS 950XLT2 BACKFLOW PREVENTION ASSEMBLY AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"ZP-2026-002867","date":null,"work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Denied","completedDate":null,"scope":"Residential - Household Living - Multi-Family"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2020,"k":"permit","w":"New construction, addition, GFA change"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Change of Use"},{"y":2021,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2021,"k":"permit","w":"Addition and/or Alterations"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Alterations"},{"y":2024,"k":"permit","w":"New Construction or Additions"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"New Construction"}],"rented":true,"licenses":[{"number":"825565","type":"Rental","status":"Active","businessName":"Westview Development Partners LLC","legalName":"Westview Development Partners LLC","address":"3509 HAVERFORD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":5,"issuedDate":"2019-10-03","latestIssueDate":"2025-10-02","expirationDate":"2026-10-02","inactiveDate":null}],"licenseActivity":[{"number":"825565","type":"Rental","businessName":"Westview Development Partners LLC","legalName":"Westview Development Partners LLC","issuedDate":"2019-10-03","latestIssueDate":"2025-10-02","closureDate":null,"expirationDate":"2026-10-02","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-24","units":5,"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":"Appeal #ZP-2020-000554: Completed · Granted with conditions; related permit ZP-2020-000554.","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":"1 permit not marked completed: ZP-2026-002867 (Denied).","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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Jun 13, 2026; Sprinkler Certification: Certified through Jun 13, 2026","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":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (720 FAYETTE ST, CONSHOHOCKEN PA, 19428).","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 Feb 9, 2021.","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":"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 4 historical violations 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/"}]}