{"asOf":"2026-07-24T08:59:56.898Z","block":"3800-3899 LANCASTER AVE","blockUrl":"https://philadelphia.blockreport.homes/block/3800-3899-lancaster-ave","address":"3804 LANCASTER AVE","parcelNumber":"881000671","source":"https://property.phila.gov/?p=881000671","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":"4PILLARS PROPERTY LLC","coOwner":null,"marketValue":2162500,"landAssessment":216200,"improvementAssessment":1946300,"livableArea":8001,"yearBuilt":2022,"lastSale":{"price":500000,"date":"2018-10-11T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2020-026680","date":"2020-08-11","code":"PM15-304.1(F)","title":"FOUNDATION DEFICIENCIES","status":"COMPLIED","resolutionDate":"2021-06-14","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2020-026679","date":"2020-08-11","code":"PM15-110.1","title":"ID STRUCTURE","status":"COMPLIED","resolutionDate":"2021-06-14","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2020-026681","date":"2020-08-11","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2021-06-14","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}],"violationCases":[{"number":"CF-2020-048681","type":"NOTICE OF VIOLATION","priority":"IMMINENTLY DANGEROUS","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2020-08-11","completedDate":"2021-06-14","violations":[{"number":"VI-2020-026680","date":"2020-08-11","code":"PM15-304.1(F)","title":"FOUNDATION DEFICIENCIES","status":"COMPLIED","resolutionDate":"2021-06-14","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2020-026679","date":"2020-08-11","code":"PM15-110.1","title":"ID STRUCTURE","status":"COMPLIED","resolutionDate":"2021-06-14","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2020-026681","date":"2020-08-11","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2021-06-14","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]}],"violYears":[{"y":2020,"n":3,"worst":null}],"investigations":[{"caseNumber":"CF-2020-048681","date":"2020-08-11","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-048681","date":"2020-11-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-048681","date":"2021-06-14","type":null,"status":"PASSED"}],"inspYears":[{"y":2020,"fails":2,"passes":0},{"y":2021,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.96015343416706,"lng":-75.19732021198215,"geom":{"type":"Polygon","coordinates":[[[-75.19715642,39.960272698],[-75.19726559,39.96014638],[-75.197314175,39.960019019],[-75.197450769,39.960049816],[-75.197396393,39.960193007],[-75.197345373,39.960251918],[-75.197285783,39.960220529],[-75.197214921,39.960302371],[-75.19715642,39.960272698]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2024-025440","type":"Sprinkler Certification","inspectionDate":"2024-05-23","result":"Certified","expirationDate":"2025-05-23","buildingId":"1467861"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19104","beds":null,"baths":null,"stories":4,"lotArea":3593,"zoning":"CMX2","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"55 ZAITZ FARM RD, WEST WINDSOR NJ, 08550","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2025,"v":1080100,"taxable":108010,"land":108010,"improvement":972090,"taxableLand":108010,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":972090},{"y":2026,"v":1080100,"taxable":108010,"land":108010,"improvement":972090,"taxableLand":108010,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":972090},{"y":2027,"v":2162500,"taxable":216200,"land":216200,"improvement":1946300,"taxableLand":216200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1946300}],"taxNow":1512,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"1037331","date":"2020-01-02","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-02-03","scope":"FOR THE ERECTION OF A FOUR (4) STORY ATTACHED STRUCTURE AS PER APPROVED PLANS TO INCLUDE UNDERPINNING. FOR USE AS TEN (10) DWELLING UNITS AND VACANT COMMERCIAL SPACES. STRUCTURE TO BE FULLY SPRINKLERED IN ACCORDANCE WITH NFPA 13. **SEPARATE PERMITS REQUIRED FOR MEP AND FIRE SUPPRESSION WORK.** **2018 IBC** AMENDMENT ISSUED ON 7/6/2021 TO DOCUMENT CHANGES TO FOOTINGS AND FOUNDATIONS AS PER APPROVED ENGINEERED PLANS. ALL WORK TO BE DONE APPROVED PLANS. A SEPARATE PERMIT IS REQUIRED FOR ALL OTHER WORK. AMENDMENT ISSUED ON 10/28/2022 TO CHANGE SPECIAL INSPECTION AGENCY TO FIDELIS ENGINEERING INC AS PER THE REVISED SPECIAL INSPECTION DOCUMENTS."},{"number":"FP-2021-000911","date":"2021-12-06","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2023-02-03","scope":"FOR THE INSTALLATION OF A 4-INCH FIRE SERVICE LINE FOR AN AUTOMATIC FIRE SUPPRESSION SPRINKLER SYSTEM WITH STANDPIPES, A BACKFLOW PREVENTION ASSEMBLY IN ACCORDANCE WITH NFPA 13. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/HYDRAULIC CALCULATIONS."},{"number":"MP-2021-008123","date":"2021-12-28","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-02-01","scope":"FOR THE INSTALLATION OF AN HVAC MECHANICAL SYSTEM TO INCLUDE UNIT HEATERS, BASEBOARD HEATERS, AIR HANDLING UNITS, CONDENSING UNITS, AC FAN COIL UNITS, DIFFUSERS/REGISTERS/GRILLES, AND ASSOCIATED DUCTWORK. APPLIANCE TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT THE DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS ARE REQUIRED FOR ALL OTHER WORK."},{"number":"PP-2021-017977","date":"2022-01-07","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-11-08","scope":"New construction, interior & exterior plumbing. +All proposed work to be done in accordance with Philadelphia Plumbing Code 2018."},{"number":"EP-2022-000773","date":"2022-02-28","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-10-05","scope":"new wire thru out lighting outlets switches smokes and co's 800 amp service grounding 150 amp panels each apt house panel common area panel install ser cable install each sub panel all work as per plans 2017 nec code fire alarm install as per plans nfpa 72. install elevator as per plans"},{"number":"ZP-2023-009868","date":"2023-10-08","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Eating and Drinking Establishments - Prepared Food Shop; Retail Sales - Food, Beverages, and Groceries"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"viol","w":"3 L&I violations"},{"y":2020,"k":"insp","w":"Inspection failed ×2"},{"y":2021,"k":"insp","w":"Inspection passed"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"New Construction or Additions"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"Change of Use"}],"rented":true,"licenses":[{"number":"280286","type":"Dumpster License - Private Property","status":"Active","businessName":"ERNEST J MCKISSICK","legalName":"ERNEST J MCKISSICK","address":"3804 LANCASTER AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2004-05-21","latestIssueDate":"2013-09-24","expirationDate":null,"inactiveDate":null},{"number":"283611","type":"Motor Vehicle Repair / Fuel Dispensing","status":"Inactive","businessName":"MC KISSICK E M","legalName":"MC KISSICK E M","address":"3804 LANCASTER AVE","revenueCode":"3311","rentalCategory":null,"units":null,"issuedDate":"2004-12-20","latestIssueDate":"2016-02-27","expirationDate":"2016-12-31","inactiveDate":"2017-03-01"},{"number":"935873","type":"Rental","status":"Active","businessName":"4Pillars Property LLC","legalName":"4Pillars Property LLC","address":"3804 LANCASTER AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":10,"issuedDate":"2023-10-18","latestIssueDate":"2025-11-08","expirationDate":"2026-10-17","inactiveDate":null}],"licenseActivity":[{"number":"935873","type":"Rental","businessName":"4Pillars Property LLC","legalName":"4Pillars Property LLC","issuedDate":"2023-10-18","latestIssueDate":"2025-11-08","closureDate":null,"expirationDate":"2026-10-17","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"283611","type":"Motor Vehicle Repair / Fuel Dispensing","businessName":"MC KISSICK E M","legalName":"MC KISSICK E M","issuedDate":"2004-12-20","latestIssueDate":"2016-02-27","closureDate":"2017-03-01","expirationDate":"2016-12-31","inactiveDate":"2017-03-01","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"280286","type":"Dumpster License - Private Property","businessName":"ERNEST J MCKISSICK","legalName":"ERNEST J MCKISSICK","issuedDate":"2004-05-21","latestIssueDate":"2013-09-24","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-23","units":10,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 100% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $1,080,100 to $2,162,500","no permit shown in 2026-2028"],"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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Sprinkler Certification: Certified through May 23, 2025","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 (55 ZAITZ FARM RD, WEST WINDSOR NJ, 08550).","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 Jun 14, 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Motor Vehicle Repair / Fuel Dispensing #283611: Inactive since Mar 1, 2017","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 3 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/"}]}