{"asOf":"2026-07-29T11:19:07.317Z","block":"1300-1399 FITZWATER ST","blockUrl":"https://philadelphia.blockreport.homes/block/1300-1399-fitzwater-st","address":"1343 FITZWATER ST","parcelNumber":"881000785","source":"https://property.phila.gov/?p=881000785","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"RA","buildingCodeNew":"804","buildingClass":"PKG LOT NON COMMERCIAL","buildingClassNew":"APARTMENTS - LOW RISE","useLabel":"Apartments","owner":"MANOR RANCH LLC","coOwner":null,"marketValue":1262500,"landAssessment":126200,"improvementAssessment":1136300,"livableArea":6600,"yearBuilt":2023,"lastSale":{"price":2450000,"date":"2021-12-23T05:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2020-041672","date":"2020-10-14","code":"A-301.1/56","title":"SANITARY PIPING SYSTEM","status":"CLOSED","resolutionDate":"2021-03-01","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2020-043696","date":"2020-10-22","code":"A-302.10/2","title":"WORK NOT ACCORDING TO PLANS","status":"COMPLIED","resolutionDate":"2021-03-01","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"CF-2020-072020","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"COMPLIED, BALANCE DUE","createdDate":"2020-10-14","completedDate":null,"violations":[{"number":"VI-2020-041672","date":"2020-10-14","code":"A-301.1/56","title":"SANITARY PIPING SYSTEM","status":"CLOSED","resolutionDate":"2021-03-01","resolution":"CLOSED - WRITTEN IN ERROR"}]},{"number":"CF-2020-074335","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"COMPLIED, BALANCE DUE","createdDate":"2020-10-21","completedDate":null,"violations":[{"number":"VI-2020-043696","date":"2020-10-22","code":"A-302.10/2","title":"WORK NOT ACCORDING TO PLANS","status":"COMPLIED","resolutionDate":"2021-03-01","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2020,"n":2,"worst":null}],"investigations":[{"caseNumber":"CF-2020-072020","date":"2020-10-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-074335","date":"2020-10-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-072020","date":"2020-11-18","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-074335","date":"2020-12-09","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-072020","date":"2020-12-24","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-074335","date":"2021-01-13","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-072020","date":"2021-01-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-074335","date":"2021-02-19","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-072020","date":"2021-03-11","type":null,"status":"PASSED"},{"caseNumber":"CF-2020-074335","date":"2021-03-25","type":null,"status":"PASSED"}],"inspYears":[{"y":2020,"fails":5,"passes":0},{"y":2021,"fails":3,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.941864042202894,"lng":-75.16503560726943,"geom":{"type":"Polygon","coordinates":[[[-75.165014965,39.941757742],[-75.165101431,39.941768323],[-75.165055198,39.941970739],[-75.164970563,39.941960912],[-75.165014965,39.941757742]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19147","beds":null,"baths":null,"stories":4,"lotArea":1818,"zoning":"RM2","grade":"B","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":null,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2025,"v":1590000,"taxable":159000,"land":159000,"improvement":1431000,"taxableLand":159000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1431000},{"y":2026,"v":1590000,"taxable":159000,"land":159000,"improvement":1431000,"taxableLand":159000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1431000},{"y":2027,"v":1262500,"taxable":126200,"land":126200,"improvement":1136300,"taxableLand":126200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1136300}],"taxNow":2226,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"961001","date":"2019-08-22","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2021-12-06","scope":"FOR THE ERECTION OF AN DETACHED FOUR STORY BUILDING FOR SIX DWELLING UNITS. ALL WORK TO BE DONE IN ACCODANCE WITH APPROVED PLANS. ISSUANCE OF CERTIFICATE OF OCCUPANCY. ENTIRE BUILDING SHALL BE SPRINKLERED IN ACCORDANCE WITH NFPA 13R AT MINIMUM AND A STANDPIPE IS REQUIRED TO BE INSTALLED. SEPARATE PERMITS REQUIRED FOR M.E.P AND FIRE SUPPRESSION WORK. ** 2009 IBC **"},{"number":"1024899","date":"2019-12-09","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2021-10-27","scope":"INSTALL NEW 2\" FIRE SERVICE FROM CURB TO BUILDING. SUPPLY AND INSTALL ALL REQUIRED SPRINKLERS, PER NFPA 13R. SUPPLY AND INSTALL ALL REQUIRED PIPING, HANGERS AND FITTINGS, PER NFPA 13R. SUPPLY AND INSTALL NEW 4\" CITY APPROVED BACKFLOW PREVENTER. SUPPLY AND INSTALL NEW FIRE DEPARTMENT CONNCECTION. SUPPLY AND INSTALL ALL REQUIRED BELLS, TAMPERS AND FLOW SWITCHES. ALL WORK AS PER PLANS. AMENDMENT (12/11/2020) CORRECT PERMIT LANGAUAGE FOR BACKFLOW PREVENTER FROM 2 INCH TO 4 INCH. NO CHANGE IN APPROVED PLANS."},{"number":"PP-2020-011384","date":"2020-11-20","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-10-27","scope":"Installing 38 Fixtures & 4 Washer Machines Installing 1 1/2 Water Service, 5\" Curb Trap, 4\" Fresh Air Inlet, Storm Drain, Storm Main Drain"},{"number":"MP-2020-004516","date":"2020-11-30","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-10-27","scope":"FOR THE INSTALLATION OF A NEW HVAC SYSTEMS, ASSOCIATED DUCT WORK, ROOFTOP UNITS, AND SEVENTY TWO (72) REGISTERS/DIFFUSERS AS PER APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR ELECTRICAL, PLUMBING, FIRE SUPPRESSION"},{"number":"EP-2021-000460","date":"2021-01-21","work":"Rough-In","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-02-02","scope":"Rough-In Permit for EP-2021-000406 Install new low voltage fire alarm system throughout as per nfpa 72"},{"number":"EP-2020-011009","date":"2021-01-22","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-09-08","scope":"Install a 400 amp service,(7) gang meter bank, (7) 100 amp panels and feeders, wiring throughout six units lights ,switches, receptacles, mechanical, and hvac equipment. as per the 2017 nec. ** no fire alarm work**"},{"number":"EP-2021-000406","date":"2021-02-04","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-09-27","scope":"INSTALL A NEW FIRE ALARM SYSTEM THROUGHOUT. AS PER THE 2017 NEC & 2016 NFPA-72."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2020,"k":"viol","w":"2 L&I violations"},{"y":2020,"k":"insp","w":"Inspection failed ×5"},{"y":2020,"k":"permit","w":"New Construction or Additions"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"Rough-In"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"insp","w":"L&I: 3 failed, 2 passed"}],"rented":true,"licenses":[{"number":"917439","type":"Rental","status":"Active","businessName":"Manor Ranch LLC","legalName":"Manor Ranch LLC","address":"1343 FITZWATER ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":6,"issuedDate":"2023-02-23","latestIssueDate":"2026-01-23","expirationDate":"2027-02-22","inactiveDate":null}],"licenseActivity":[{"number":"917439","type":"Rental","businessName":"Manor Ranch LLC","legalName":"Manor Ranch LLC","issuedDate":"2023-02-23","latestIssueDate":"2026-01-23","closureDate":null,"expirationDate":"2027-02-22","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-28","units":6,"signals":[],"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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"8 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Mar 25, 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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"6 fire/suppression-related permits matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"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/"}],"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/"}]}