{"asOf":"2026-07-23T09:32:33.159Z","block":"800-899 BELMONT AVE","blockUrl":"https://philadelphia.blockreport.homes/block/800-899-belmont-ave","address":"893 BELMONT AVE","parcelNumber":"881000631","source":"https://property.phila.gov/?p=881000631","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"SC","buildingCodeNew":"804","buildingClass":"VACANT LAND COMMER < ACRE","buildingClassNew":"APARTMENTS - LOW RISE","useLabel":"Apartments","owner":"BELMONT AVENUE DEVELOPMENT LLC","coOwner":null,"marketValue":1945900,"landAssessment":194500,"improvementAssessment":1751400,"livableArea":18360,"yearBuilt":2024,"lastSale":{"price":1,"date":"2024-09-30T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.96952378289003,"lng":-75.21118494692934,"geom":{"type":"Polygon","coordinates":[[[-75.211025567,39.969462214],[-75.211316388,39.969432815],[-75.211346095,39.969584158],[-75.211053064,39.96961554],[-75.211025567,39.969462214]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2025-021529","type":"Sprinkler Certification","inspectionDate":"2025-07-18","result":"Certified","expirationDate":"2026-07-18","buildingId":"2001386"},{"number":"BC-2025-031010","type":"Fire Alarm Certification","inspectionDate":"2025-10-03","result":"Certified","expirationDate":"2026-10-03","buildingId":"2001386"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19104","beds":null,"baths":null,"stories":4,"lotArea":4580,"zoning":"CMX2","grade":"A","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"1602 FRANKFORD AVE, #3757, PHILADELPHIA PA, 19125","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2025,"v":1839900,"taxable":197700,"land":183900,"improvement":1656000,"taxableLand":183900,"taxableImprovement":13800,"exemptLand":0,"exemptImprovement":1642200},{"y":2026,"v":1839900,"taxable":363300,"land":183900,"improvement":1656000,"taxableLand":183900,"taxableImprovement":179400,"exemptLand":0,"exemptImprovement":1476600},{"y":2027,"v":1945900,"taxable":559375,"land":194500,"improvement":1751400,"taxableLand":194500,"taxableImprovement":364875,"exemptLand":0,"exemptImprovement":1386525}],"taxNow":5085,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2021-001995","date":"2021-12-28","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2024-09-20","scope":"*ON 4/07/2022: TO AMENDMENT PREVIOUSLY APPROVED ZONING PERMIT # ZP-2021-001995 TO DOCUMENT CHANGE THE MIXED INCOME AGREEMENT FORM TO ADD ONE (1) AFFORDABLE DWELLING UNITS (FROM PAYMENT IN LIEU TO UNITS PROVIDED) AND THE REMAINING PERMIT SAME AS PREVIOUSLY APPROVED. SIZE AND LOCATION AS SHOWN ON THE APPLICATION / PLAN* FOR THE ERECTION OF ONE (1) ATTACHED STRUCTURE WITH CELLAR (MODERATE INCOME BONUS AN ADDITIONAL 7 FT HEIGHT BONUS APPLIED TO THIS PERMIT (14-702(7)(b)(.6) AND (c)). SIZE AND LOCATION AS SHOWN IN THE APPLICATION / PLAN."},{"number":"CP-2021-008507","date":"2022-11-08","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-09-20","scope":"NEW CONSTRUCTION OF A FOUR (4) STORY BUILDING FOR USE AS A SHELL COMMERCIAL SPACE (USE REGISTRATION & FIT-OUT PERMITS REQUIRED PRIOR TO OCCUPANCY) ON THE FIRST FLOOR FRONT AND TEN (10) DWELLING UNITS AS PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED PER NFPA 13 AND INCLUDE STANDPIPES PER NFPA 14. FIRE WATCH REQUIRED PER DEPARTMENT CODE BULLETIN F-2001. *2018 IBC REVIEW* **SEPARATE PERMITS REQUIRED FOR MEP & FIRE SUPPRESSION WORK** AMENDMENT APPROVED 8/31/24 AMEND NEW CONSTRUCTION PERMIT CP-2021-008507 TO CHANGE DPRC-SI AND LICENSED SPECIAL INSPECTIONS AGENCY AS PER REVISED DOCUMENTATION."},{"number":"PP-2023-003872","date":"2023-03-23","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-10-26","scope":"CT, FAI, MD, WD 2IN."},{"number":"PP-2023-003900","date":"2023-04-07","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-09-16","scope":"INSTALL 2 AREA DRAINS, 1 BACKFLOW PREVENTER, 2 FLOOR DRAINS, 10 HUB DRAINS, 5 ROOF DRAINS, 19 WATER CLOSETS, 19 SHOWER/TUBS, 27 LAVATORIES, 10 HOT WATER HEATERS, 10 KITCHEN SINKS, 10 WASHING MACHINE BOXES, 1 HOSE BIBB AND 5 ROOF DRAINS ACCORDING TO THE 2018 PPC AND PER PLANS."},{"number":"FP-2023-000662","date":"2023-04-14","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2024-09-16","scope":"FOR THE INSTALLATION OF A NEW AUTOMATIC WET SPRINKLER SYSTEM IN ACCORDANCE WITH NFPA 13 THROUGHOUT A FOUR (4) STORY MIXED-USE BUILDING TO INCLUDE A TWO (2) INCH FIRE SERVICE LINE AND A TWO (2) INCH BACKFLOW PREVENTION DEVICE. CLASS 1 MANUAL WET STANDPIPES TO BE INSTALLED IN EXIT STAIRWAYS IN ACCORDANCE WITH NFPA 14. ALL WORK TO BE DONE PER APPROVED PLANS BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA. IF SITE CONDITIONS VARY, CONTACT DESIGN ENGINEER PRIOR TO START OF WORK. SEE CP-2021-008507 FOR ASSOCIATED BUILDING PERMIT."},{"number":"MP-2023-001709","date":"2023-08-10","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-09-16","scope":"FOR THE INSTALLATION OF 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. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. **SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK.**"},{"number":"EP-2023-008766","date":"2023-10-06","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-10-10","scope":"Install temporary 100amp service for construction. AS PER NEC 2017"},{"number":"EP-2023-008810","date":"2024-01-02","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-08-06","scope":"Install 800 amp service , wire all bedrooms, kitchens, living rooms, bathrooms, basements, smoke alarms ,vacant commercial. .Install fire alarm . ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC,2016 NFPA-72,2018 PHILA FIRE CODE. **commercial fitout permit req'd**"},{"number":"CP-2025-001138","date":"2025-03-26","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-05-10","scope":"FOR LEVEL II INTERIOR ALTERATIONS WITHOUT A CHANGE IN USE & OCCUPANCY CLASSIFICATION TO INSTALL TWO (2) ACCESSIBLE TOILET ROOMS, A MECHANICAL CLOSET, AND A KITCHENETTE WITHIN AN EXISTING VACANT COMMERCIAL SPACE AT THE 1ST FLOOR. (SEPARATE PERMITS REQUIRED FOR TENANT FIT-OUT & ISSUANCE OF C.O.). EXISTING BUILDING IS FULLY SPRINKLERED. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IEBC. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING, AND FIRE SUPPRESSION WORK. IF SITE CONDITIONS VARY, CONTACT DESIGN PROFESSIONAL PRIOR TO START OF WORK."},{"number":"PP-2025-005038","date":"2025-04-22","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-05-10","scope":"INSTALLATION OF 1 KITCHEN SINK AND ASSOCIATED PIPING IN COMPLIANCE WITH 2018 PPC"},{"number":"ZP-2025-003669","date":"2025-04-24","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Child Care - Child Care Center"},{"number":"AP-2025-003696","date":"2025-06-02","work":"Certificate of Occupancy (CO) (may inclu…","type":"Administrative","description":"Administrative Permit","status":"Completed","completedDate":"2025-06-12","scope":"CERTIFICATE OF OCCUPANCY FOR CHILD CARE CENTER (GROUP E) ON THE GROUND FLOOR OF A NEW CONSTRUCTION BUILDING AS PER APPROVED PLANS. NO ALTERATIONS ON THIS PERMIT. BUILDING TO BE FULLY SPRINKLERED. *2018 IBC REVIEW*"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2021,"k":"permit","w":"New construction, addition, GFA change"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"New Construction or Additions"},{"y":2023,"k":"permit","w":"New Construction or Additions"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Alterations"},{"y":2025,"k":"permit","w":"Change of Use"},{"y":2025,"k":"permit","w":"Certificate of Occupancy (CO) (may inclu…"}],"rented":true,"licenses":[{"number":"0966533","type":"Rental","status":"Active","businessName":"Belmont Avenue Development, LLC","legalName":"Belmont Avenue Development, LLC","address":"893 BELMONT AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":10,"issuedDate":"2024-11-27","latestIssueDate":"2025-10-14","expirationDate":"2026-11-26","inactiveDate":null},{"number":"0992960","type":"Food Preparing and Serving","status":"Active","businessName":"LETS GROW TOGETHER CHILDCARE","legalName":"LETS GROW TOGETHER CHILDCARE","address":"893 BELMONT AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2025-11-06","latestIssueDate":"2025-11-06","expirationDate":"2026-11-05","inactiveDate":null},{"number":"1009591","type":"Food Estab, Retail Non-Permanent Location (Event)","status":"Expired","businessName":"LETS GROW TOGETHER CHILDCARE","legalName":"LETS GROW TOGETHER CHILDCARE","address":"893 BELMONT AVE","revenueCode":"3112","rentalCategory":null,"units":null,"issuedDate":"2026-06-05","latestIssueDate":"2026-06-05","expirationDate":"2026-06-07","inactiveDate":null}],"licenseActivity":[{"number":"1009591","type":"Food Estab, Retail Non-Permanent Location (Event)","businessName":"LETS GROW TOGETHER CHILDCARE","legalName":"LETS GROW TOGETHER CHILDCARE","issuedDate":"2026-06-05","latestIssueDate":"2026-06-05","closureDate":"2026-06-07","expirationDate":"2026-06-07","inactiveDate":null,"status":"Expired","statusLabel":"Expired","active":false},{"number":"0992960","type":"Food Preparing and Serving","businessName":"LETS GROW TOGETHER CHILDCARE","legalName":"LETS GROW TOGETHER CHILDCARE","issuedDate":"2025-11-06","latestIssueDate":"2025-11-06","closureDate":null,"expirationDate":"2026-11-05","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"0966533","type":"Rental","businessName":"Belmont Avenue Development, LLC","legalName":"Belmont Avenue Development, LLC","issuedDate":"2024-11-27","latestIssueDate":"2025-10-14","closureDate":null,"expirationDate":"2026-11-26","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-23","units":10,"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":["10 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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Sprinkler Certification: Certified through Jul 18, 2026; Fire Alarm Certification: Certified through Oct 3, 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Estab, Retail Non-Permanent Location (Event) #1009591: Expired","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/"}],"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/"}]}