{"asOf":"2026-07-31T14:39:59.409Z","block":"900-999 W SUSQUEHANNA AVE","blockUrl":"https://philadelphia.blockreport.homes/block/900-999-w-susquehanna-ave","address":"914-18 W SUSQUEHANNA AVE","parcelNumber":"881000909","source":"https://property.phila.gov/?p=881000909","ownerType":"absentee","kind":"apartments","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"SR","buildingCodeNew":"804","buildingClass":"VACANT LAND RESIDE < ACRE","buildingClassNew":"APARTMENTS - LOW RISE","useLabel":"Apartments","owner":"WILKERSON DONALD","coOwner":null,"marketValue":1482000,"landAssessment":148200,"improvementAssessment":1333800,"livableArea":12720,"yearBuilt":2024,"lastSale":{"price":800,"date":"1997-09-22T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.985105119030905,"lng":-75.1484464862957,"geom":{"type":"Polygon","coordinates":[[[-75.148334464,39.985184112],[-75.148374014,39.984998438],[-75.148559126,39.98503318],[-75.148521831,39.98520917],[-75.148334464,39.985184112]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19122","beds":null,"baths":null,"stories":4,"lotArea":3604,"zoning":"CMX2","grade":"B","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"5610 WOODCREST AVE, PHILADELPHIA PA, 19131","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2025,"v":1433400,"taxable":143300,"land":143300,"improvement":1290100,"taxableLand":143300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1290100},{"y":2026,"v":1433400,"taxable":272310,"land":143300,"improvement":1290100,"taxableLand":143300,"taxableImprovement":129010,"exemptLand":0,"exemptImprovement":1161090},{"y":2027,"v":1482000,"taxable":414960,"land":148200,"improvement":1333800,"taxableLand":148200,"taxableImprovement":266760,"exemptLand":0,"exemptImprovement":1067040}],"taxNow":3812,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2021-010169","date":"2022-01-10","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2024-12-04","scope":"FOR NEW CONSTRUCTION OF AN ATTACHED BUILDING WITH CELLAR, BAYS, BALCONIES, ROOF DECKS AND ROOF DECK ACCCESS STRUCTURES. SIZE AND LOCATION PER APPROVED PLANS."},{"number":"CP-2022-002239","date":"2022-11-30","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-12-04","scope":"NEW CONSTRUCTION OF A FOUR (4) STORY, NINE (9) FAMILY DWELLING AND VACANT COMMERCIAL SPACE WITH BALCONIES, ROOF DECKS, AND ROOF DECK ACCESS STRUCTURES AS PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED PER NFPA 13. SEPARATE PERMITS REQUIRED FOR MEP & FIRE SUPPRESSION WORK. *2018 IBC REVIEW* *AMENDMENT 10/7/24 TO INCLUDE FIRE ALARM."},{"number":"EP-2023-005769","date":"2023-06-22","work":"Rough-In","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2023-08-07","scope":"Rough-In Permit for EP-2023-005767 PROVIDE AND INSTALL MATERIAL AND LABOR FOR ALL ELECTRICAL THROUGHOUT BUILDING AND WORK LISTED ON OWNER’S DRAWINGS (FIRE ALARM WIRING, SERVICE, RECEPTACLE OUTLETS, LIGHTING, SMOKE ALARM, WIRING FOR HVAC) AS PER 2017 NEC AND NFPA 72"},{"number":"EP-2023-005767","date":"2023-08-04","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-11-26","scope":"Install400A commercial service (from endbox) and 800A residential service(to be labeled 1 and 2) PER :230.70(B) . .Wire throughout, all emergency lighting and 110v interconnected smoke alarms. Install complete fire alarm. ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC,2016 NFPA-72,2018 PHILA FIRE CODE."},{"number":"MP-2023-003245","date":"2023-08-11","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-12-03","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":"FP-2023-001927","date":"2023-08-17","work":"Rough-In","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2023-08-25","scope":"Rough-In Permit for FP-2023-001913 Sprinkler System, to be installed in accordance with NFPA 13 & 14"},{"number":"FP-2023-001913","date":"2023-08-31","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2024-12-03","scope":"FOR THE INSTALLATION OF A NEW FIRE SUPPRESSION SYSTEM INCLUDING AN AUTOMATIC SPRINKLER SYSTEM DESIGNED PER NFPA 13 STANDARDS AND STANDPIPES DESIGNED PER NFPA 14 STANDARD WITH A NEW 4 INCH FIRE SERVICE LINE WITH A BACK FLOW PREVENTOR AS PER PLANS."},{"number":"PP-2023-010687","date":"2023-09-13","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-12-03","scope":"Install 1.5\" domestic, storm and sanitary curb trap complete with fresh air and main house drains."},{"number":"PP-2024-006221","date":"2024-04-29","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-06-04","scope":"REPLACE 1-1/2\" BACKFLOW DEVICE."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2022,"k":"permit","w":"New construction, addition, GFA change"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"Rough-In"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"Rough-In"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"New Construction or Additions"},{"y":2024,"k":"permit","w":"Alterations"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-30","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":["7 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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: EP-2023-005769 (Expired). At least one row also carries a completion date, so the City fields conflict.","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":"rental-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as apartments; no active Rental License row matched.","why":"A multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.","action":"Confirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"5 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/"}],"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/"}]}