{"asOf":"2026-07-24T15:09:49.200Z","block":"300-399 N PRESTON ST","blockUrl":"https://philadelphia.blockreport.homes/block/300-399-n-preston-st","address":"315 N PRESTON ST","parcelNumber":"881000913","source":"https://property.phila.gov/?p=881000913","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"V10","buildingCodeNew":"804","buildingClass":"PRIV GAR 1 STY MASONRY","buildingClassNew":"APARTMENTS - LOW RISE","useLabel":"Apartments","owner":"PRESTON BERKELEY, LLC","coOwner":null,"marketValue":1404200,"landAssessment":140400,"improvementAssessment":1263800,"livableArea":6345,"yearBuilt":2025,"lastSale":{"price":1,"date":"2025-06-25T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2021-062098","date":"2021-09-07","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2022-09-13","resolution":"COMPLIED - OWNER DEMOLITION"},{"number":"VI-2021-062097","date":"2021-09-07","code":null,"title":null,"status":"COMPLIED","resolutionDate":"2022-09-13","resolution":"COMPLIED - OWNER DEMOLITION"},{"number":"VI-2021-062099","date":"2021-09-07","code":"PM15-304.1(H)","title":"ROOF DEFICIENCIES","status":"COMPLIED","resolutionDate":"2022-09-13","resolution":"COMPLIED - OWNER DEMOLITION"},{"number":"VI-2024-051333","date":"2024-06-21","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2024-07-09","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2024-051332","date":"2024-06-21","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2024-07-09","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2024-089214","date":"2024-10-31","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2024-11-25","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-089213","date":"2024-10-31","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2024-11-25","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-043573","date":"2025-06-12","code":"A-104.1/5","title":"DEBRIS REMOVE- CONSTRUCTION","status":"SVN ISSUED","resolutionDate":"2025-06-12","resolution":"SVN ISSUED"},{"number":"VI-2025-060459","date":"2025-08-12","code":"A-104.1/5","title":"DEBRIS REMOVE- CONSTRUCTION","status":"SVN ISSUED","resolutionDate":"2025-08-12","resolution":"SVN ISSUED"}],"violationCases":[{"number":"CF-2021-086132","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2021-09-07","completedDate":"2022-09-13","violations":[{"number":"VI-2021-062098","date":"2021-09-07","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2022-09-13","resolution":"COMPLIED - OWNER DEMOLITION"},{"number":"VI-2021-062097","date":"2021-09-07","code":null,"title":null,"status":"COMPLIED","resolutionDate":"2022-09-13","resolution":"COMPLIED - OWNER DEMOLITION"},{"number":"VI-2021-062099","date":"2021-09-07","code":"PM15-304.1(H)","title":"ROOF DEFICIENCIES","status":"COMPLIED","resolutionDate":"2022-09-13","resolution":"COMPLIED - OWNER DEMOLITION"}]},{"number":"CF-2024-065329","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2024-06-21","completedDate":"2024-07-10","violations":[{"number":"VI-2024-051333","date":"2024-06-21","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2024-07-09","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2024-051332","date":"2024-06-21","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2024-07-09","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]},{"number":"CF-2024-116364","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2024-10-31","completedDate":"2024-11-26","violations":[{"number":"VI-2024-089214","date":"2024-10-31","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2024-11-25","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-089213","date":"2024-10-31","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2024-11-25","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2025-057894","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2025-06-12","completedDate":"2025-07-23","violations":[{"number":"VI-2025-043573","date":"2025-06-12","code":"A-104.1/5","title":"DEBRIS REMOVE- CONSTRUCTION","status":"SVN ISSUED","resolutionDate":"2025-06-12","resolution":"SVN ISSUED"}]},{"number":"CF-2025-084618","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2025-08-12","completedDate":"2025-09-02","violations":[{"number":"VI-2025-060459","date":"2025-08-12","code":"A-104.1/5","title":"DEBRIS REMOVE- CONSTRUCTION","status":"SVN ISSUED","resolutionDate":"2025-08-12","resolution":"SVN ISSUED"}]}],"violYears":[{"y":2021,"n":3,"worst":null},{"y":2024,"n":4,"worst":null},{"y":2025,"n":2,"worst":null}],"investigations":[{"caseNumber":"CF-2021-086132","date":"2021-09-07","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-086132","date":"2022-02-01","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-086132","date":"2022-09-13","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-065329","date":"2024-06-21","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-065329","date":"2024-07-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-065329","date":"2024-07-10","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-116364","date":"2024-10-31","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-116364","date":"2024-11-26","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-057894","date":"2025-06-12","type":null,"status":null},{"caseNumber":"CF-2025-084618","date":"2025-08-12","type":null,"status":"FAILED"}],"inspYears":[{"y":2021,"fails":1,"passes":0},{"y":2022,"fails":1,"passes":1},{"y":2024,"fails":3,"passes":2},{"y":2025,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.95952705074153,"lng":-75.20334302760446,"geom":null,"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19104","beds":null,"baths":null,"stories":3,"lotArea":4603,"zoning":"RSA5","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"745 BENT CREEK DR, LITITZ PA, 17543","mailOut":true,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR THE LOT LINE ADJUSTMENT TO CONSOLIDATE TWO (2) DEEDED LOTS (315 N PRESTON ST, AND 317 N PRESTON ST.) TO ONE (1) LOT (PARCEL \"A\"), AND THE ERECTION OF A SEMI-DETACHED STRUCTURE, SIZE AND LOCATION PER PLAN. FOR USE AS A MULTI-FAMIL","status":"Completed","outcome":"Granted with conditions","date":"2023-06-26","number":"ZP-2022-010700","relatedPermit":"ZP-2022-010700"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2025,"v":63800,"taxable":63800,"land":63800,"improvement":0,"taxableLand":63800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":695400,"taxable":695400,"land":92700,"improvement":602700,"taxableLand":92700,"taxableImprovement":602700,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":1404200,"taxable":1404200,"land":140400,"improvement":1263800,"taxableLand":140400,"taxableImprovement":1263800,"exemptLand":0,"exemptImprovement":0}],"taxNow":9734,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2022-010700","date":"2023-06-07","work":"Combined Lot Line Relocation and New Dev…","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2026-02-12","scope":"For the lot adjustment to create one (1) new lot (Parcel \"A\" on plans) from two (2) existing lots (315 N PRESTON ST and 317 N PRESTON ST), size and location as shown on plan/application."},{"number":"ZP-2023-009721","date":"2024-05-20","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2025-12-19","scope":"For the erection of a semi-detached structure, size and location as shown on plan/application."},{"number":"CP-2024-002868","date":"2024-10-29","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-12-19","scope":"For the erection of a semi-detached structure for use as Multi-Family Household Living (Six (6) Dwelling Units). Building is fully sprinklered per NFPA 13. Separate permits required for MEP and FP work. Amendment#1 to change special inspector to James Clancy."},{"number":"SP-2024-001128","date":"2024-11-04","work":"Excavation","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Completed","completedDate":"2025-12-18","scope":"Site / Utility Permit for CP-2024-002868"},{"number":"PP-2024-016816","date":"2024-12-12","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-05-30","scope":"1.5” domestic k copper line Curb trap and FAI"},{"number":"FP-2024-002595","date":"2025-01-23","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-12-18","scope":"FOR THE INSTALLATION OF A FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 13 THROUGHOUT THE ENTIRE BUILDING WITH 2” FIRE SERVICE AND 2\" BACKFLOW PREVENTION ASSEMBLY. ALL WORK SHALL COMPLY WITH THE APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"PP-2024-015585","date":"2025-02-25","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-12-18","scope":"Supply and drainage as per plans"},{"number":"MP-2025-001322","date":"2025-03-19","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-12-18","scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS, AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH THE 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-2025-002001","date":"2025-04-11","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-11-04","scope":"INSTALL 600A SERVICE,WIRING THROUGHOUT , INSTALL LIGHT FIXTURES, OUTLETS,SWITCHES, SMOKE ALARMS,EXIT LIGHTS,EMERGENCY LIGHTS,FIRE ALARM SYSTEM. ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 ,2016 NFPA-72."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2024,"k":"permit","w":"New construction, addition, GFA change"},{"y":2024,"k":"viol","w":"4 L&I violations"},{"y":2024,"k":"insp","w":"L&I: 3 failed, 2 passed"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"Excavation"},{"y":2024,"k":"permit","w":"New Construction or Additions"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"New Construction or Additions"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"viol","w":"2 L&I violations"},{"y":2025,"k":"insp","w":"Inspection failed"}],"rented":false,"licenses":[{"number":"338058","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"HAROLD BEALE","legalName":"HAROLD BEALE","address":"315 N PRESTON ST","revenueCode":"3219","rentalCategory":null,"units":1,"issuedDate":"2005-09-22","latestIssueDate":"2006-03-28","expirationDate":"2007-02-28","inactiveDate":"2012-12-22"}],"licenseActivity":[{"number":"338058","type":"Vacant Residential Property / Lot","businessName":"HAROLD BEALE","legalName":"HAROLD BEALE","issuedDate":"2005-09-22","latestIssueDate":"2006-03-28","closureDate":"2012-12-22","expirationDate":"2007-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","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":["8 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 102% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $695,400 to $1,404,200","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":"Appeal #ZP-2022-010700: Completed · Granted with conditions; related permit ZP-2022-010700.","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-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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"6 failed, 3 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Aug 12, 2025.","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":"3 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #338058: Inactive since Dec 22, 2012","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":"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 9 historical violations across 5 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/"}]}