{"asOf":"2026-07-29T16:26:09.097Z","block":"1100-1199 FRANKFORD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/1100-1199-frankford-ave","address":"1144 FRANKFORD AVE","parcelNumber":"881000730","source":"https://property.phila.gov/?p=881000730","ownerType":"owner-occupied","kind":"apartments","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"SR","buildingCodeNew":"830","buildingClass":"VACANT LAND RESIDE < ACRE","buildingClassNew":"APARTMENTS - MID RISE","useLabel":"Apartments","owner":"GRUBER JARED","coOwner":null,"marketValue":3044600,"landAssessment":304400,"improvementAssessment":2740200,"livableArea":13250,"yearBuilt":2023,"lastSale":{"price":1,"date":"2020-02-14T05:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.96813047875307,"lng":-75.13471463986885,"geom":{"type":"Polygon","coordinates":[[[-75.134535442,39.968086128],[-75.134893529,39.968086053],[-75.134894257,39.968174891],[-75.134535798,39.968174813],[-75.134535442,39.968086128]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2023-010428","type":"Fire Alarm Certification","inspectionDate":"2023-05-01","result":"Certified","expirationDate":"2024-05-01","buildingId":"1080559"},{"number":"BC-2025-012766","type":"Emergency and Standby Power Systems Certification","inspectionDate":"2025-01-25","result":"Certified","expirationDate":"2026-01-25","buildingId":"1080559"},{"number":"BC-2025-012764","type":"Fire Alarm Certification","inspectionDate":"2025-01-29","result":"Certified","expirationDate":"2026-01-29","buildingId":"1080559"},{"number":"BC-2026-002829","type":"Sprinkler Certification","inspectionDate":"2025-08-07","result":"Certified","expirationDate":"2026-08-07","buildingId":"1080559"},{"number":"BC-2025-027895","type":"Special Hazards Certification","inspectionDate":"2025-10-23","result":"Certified","expirationDate":"2026-10-23","buildingId":"1080559"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19125","beds":null,"baths":null,"stories":5,"lotArea":3200,"zoning":"CMX2.5","grade":"A","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"1144 FRANKFORD AVE, PHILADELPHIA PA, 19125","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Special Exception","grounds":"(SPECIAL EXCEPTION) For a sit-down restaurant in an existing structure","status":"Completed","outcome":"Granted","date":"2023-03-24","number":"ZP-2022-010743","relatedPermit":"ZP-2022-010743"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2025,"v":3267400,"taxable":326740,"land":326740,"improvement":2940660,"taxableLand":326740,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":2940660},{"y":2026,"v":3267400,"taxable":326740,"land":326740,"improvement":2940660,"taxableLand":326740,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":2940660},{"y":2027,"v":3044600,"taxable":304400,"land":304400,"improvement":2740200,"taxableLand":304400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":2740200}],"taxNow":4574,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"CP-2020-001472","date":"2020-08-07","work":"New Construction (Shell Only)","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-08-03","scope":"Foundation only including underpinning for the future 5-story new construction as per approved plans. For amendment of the building permit for different elevations for the footings and foundations. For structural changes at the front of the building to accommodate for new ceiling heights and ADA requirements and removal of the orriginally proposed PECO vault."},{"number":"CP-2020-003938","date":"2020-12-04","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-08-03","scope":"FOR THE ERECTION OF A FIVE (5) STORY MIXED USE, ATTACHED BUILDING OF TYPE III-B CONSTRUCTION WITH (12) DWELLING UNITS (R-1) AND ACCESSORY ROOF DECK, AS PEER PLANS. FOR VACANT COMMERCIAL (USE REGISTRATION REQUIRED PRIOR TO OCCUPANCY) ON FIRST FLOOR AND ABOVE VISITOR ACCOMMODATIONS. BUILDING REQUIRED TO BE FULLY SPRINKLERED PER NFPA 13 WITH STANDPIPES PER NFPA 14. *2018 IBC***SEPARATE PERMITS REQUIRED FOR MEP & FIRE SUPPRESSION WORK** ***SCOPE OF WORK INCLUDES UNDERPINNING** AMENDED AS OF 6.15.2021: FOR REVISION OF THE PROPOSED FOOTING, FOUNDATIONS, FRAMING PLANS, AND FLOOR AND WALL ASSEMBLY PLANS AND DETAILS."},{"number":"FP-2020-001737","date":"2021-03-02","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2022-12-21","scope":"FOR THE INSTALLATION OF AN AUTOMATIC FIRE SUPPRESSION SYSTEM IN ACCORANCE WITH NFPA 13 THROUGHOUT NEW FIVE STORY BUILDNG TO INCLUDE 4-INCH FIRE SERVICE LINE, BACKFLOW PREVENTION ASSEMBLY, AND TWO STANDPIPE RISERS AS PER APPROVED PLANS."},{"number":"PP-2021-009169","date":"2021-05-25","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-01-27","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."},{"number":"PP-2021-011378","date":"2021-07-13","work":"Rough-In","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-08-03","scope":"Rough in permit for 12 apts bathroom, kitchen laundry"},{"number":"MP-2022-000046","date":"2022-01-20","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-08-03","scope":"FOR THE INSTALLATION OF AN HVAC MECHANICAL SYSTEM TO INCLUDE SPLIT SYSTEM AIR HANDLER & CONDENSING UNITS, REFRIGERANT PIPING, EXHAUST FANS, CLOTHES DRYER EXHAUST DUCTS, GRILLES/REGISTERS/DIFFUSERS, AND ASSOCIATED DUCTWORK."},{"number":"EP-2022-000058","date":"2022-07-14","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-04-17","scope":"1000 Amp 3 phase ,4 wire Delta incoming service wiring of 12 residential units ,1 commercial unit and 1 house panel by 2017 NEC and plans attached . Fire alarm installation according to 2016 NFPA 72"},{"number":"ZP-2022-010743","date":"2023-03-08","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Eating and Drinking Establishments - Sit-Down Restaurant"},{"number":"CP-2023-002043","date":"2023-05-12","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-05-28","scope":"FOR FIT-OUT OF SIT DOWN RESTAURANT TO INCLUDE PARTITIONS, FIXTURES, FURNISHINGS, FINISHES AS PER APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR MEP AND FIRE SUPPRESSION WORK."},{"number":"PP-2021-002988","date":"2023-05-23","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-08-03","scope":"commercial space basement and 1st flr 12 unit apts 2nd-5th flr"},{"number":"PP-2023-009974","date":"2023-07-26","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-05-28","scope":"INSTALL 3 FLOOR DRAINS, 4 FLOOR SINKS, 1 THREE COMPARTMENT SINK, 1 GREASE INTERCEPTOR, 1 HUD DRAIN, 3 LAVATORIES, 4 WATER CLOSETS, 2 BACKWATER VALVES, 2 EJECTOR SUMP PUMPS, 1 MOP SINK, 1 URINAL, 1 HOT WATER HEATER, 2 HAND SINKS AND 1 TWO COMPARTMENT SINK ACCORDING TO THE 2018 PPC AND PER PLANS."},{"number":"MP-2023-003789","date":"2023-09-20","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-05-28","scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS, AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH THE MANUFACTURER’S SPECIFICATIONS. FOR USE AS PREVIOUSLY APPROVED. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"ZP-2023-013138","date":"2023-12-13","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF ONE STATICALLY ILLUMINATED ACCESSORY PROJECTING SIGN AND ONE STATICALLY ILLUMINATED ACCESSORY WALL SIGN. SIZE AND LOCATION AS SHOWN IN PLANS."},{"number":"MP-2024-001953","date":"2024-05-16","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-05-28","scope":"FOR THE INSTALLATION OF A NEW WALL MOUNTED, TYPE 1 COMMERCIAL KITCHEN EXHAUST HOOD WITH ACCESSORY FANS AND DUCTWORK AS PER PLANS. AMENDMENT#1 TO CHANGE THE DUCTWORK AND EXHAUST LOCATION."},{"number":"FP-2024-001041","date":"2024-07-24","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-05-28","scope":"EZ KITCHEN FIRE SUPPRESSION- For the installation of New Wet Chemical Kitchen Fire Suppression System as per attached standard. Deviations from these standards require submission of construction and site plans. INSTALL PRE ENGINEERED PYRO-CHEM PCL460 KITCHEN FIRE SUPPRESSION SYSTEM"},{"number":"PP-2024-011113","date":"2024-09-18","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-05-28","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."},{"number":"EP-2024-002372","date":"2024-10-23","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-05-07","scope":"INSTALL A 125 AMP PANEL & FEEDER. INSTALL LIGHTS, SWITCHES, SENSORS & RECEPTACLES. PROVIDE POWER FOR THE MECHANICAL, HVAC & KITCHEN EQUIPMENT. PROVIDE POWER & SHUNT TRIP BREAKER FOR THE ANSUL SYSTEM. INSTALL NEW FIRE ALARM DEVICES ON THE EXISTING FIRE ALARM SYSTEM. ALL WORK IN ACCORDANCE WITH THE 2017 NEC. ** THE ELECTRIC SERVICE IS EXISTING. ** THE FIRE ALARM SYSTEM IS EXISTING."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2022,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"Change of Use"},{"y":2023,"k":"appeal","w":"Appeal granted"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"New Construction or Additions"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2023,"k":"permit","w":"Addition and/or Alterations"},{"y":2023,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"}],"rented":true,"licenses":[{"number":"933417","type":"Rental","status":"Active","businessName":"Frankford Collective LLC","legalName":"Frankford Collective LLC","address":"1144 FRANKFORD AVE","revenueCode":"3202","rentalCategory":"Hotel","units":12,"issuedDate":"2023-09-18","latestIssueDate":"2025-08-11","expirationDate":"2026-09-17","inactiveDate":null},{"number":"0982330","type":"Food Preparing and Serving (30+ SEATS)","status":"Active","businessName":"NALB LLC. (KINTO PHILLY)","legalName":"NALB LLC.","address":"1144 FRANKFORD AVE","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2025-06-25","latestIssueDate":"2026-05-14","expirationDate":"2027-06-24","inactiveDate":null}],"licenseActivity":[{"number":"0982330","type":"Food Preparing and Serving (30+ SEATS)","businessName":"NALB LLC. (KINTO PHILLY)","legalName":"NALB LLC.","issuedDate":"2025-06-25","latestIssueDate":"2026-05-14","closureDate":null,"expirationDate":"2027-06-24","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"933417","type":"Rental","businessName":"Frankford Collective LLC","legalName":"Frankford Collective LLC","issuedDate":"2023-09-18","latestIssueDate":"2025-08-11","closureDate":null,"expirationDate":"2026-09-17","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-28","units":12,"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","1 zoning/board appeal 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":"Fire Alarm Certification: Certified through Jan 29, 2026; Emergency and Standby Power Systems Certification: Certified through Jan 25, 2026; Sprinkler Certification: Certified through Aug 7, 2026; Special Hazards Certification: Certified through Oct 23, 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":"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/"}]}