{"asOf":"2026-07-29T11:48:27.874Z","block":"400-499 FOUNTAIN ST","blockUrl":"https://philadelphia.blockreport.homes/block/400-499-fountain-st","address":"404 FOUNTAIN ST","parcelNumber":"881000932","source":"https://property.phila.gov/?p=881000932","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"G48","buildingCodeNew":"806","buildingClass":"DET CONV APT 2.5 STY STON","buildingClassNew":"APARTMENTS - BLT AS RESID","useLabel":"Apartment building","owner":"404 FOUNTAIN LLC","coOwner":null,"marketValue":8083500,"landAssessment":808300,"improvementAssessment":7275200,"livableArea":3100,"yearBuilt":1960,"lastSale":{"price":2025000,"date":"2021-03-25T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.03780294850029,"lng":-75.22433922510872,"geom":{"type":"Polygon","coordinates":[[[-75.22399905,40.0376336],[-75.224295524,40.03749319],[-75.224678931,40.037974178],[-75.224384839,40.038112514],[-75.22399905,40.0376336]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19128","beds":null,"baths":null,"stories":2,"lotArea":20341,"zoning":"RM1","grade":"B+","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"P O BOX 430, BRYN MAWR PA, 19010","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2025,"v":8261200,"taxable":953099,"land":826100,"improvement":7435100,"taxableLand":826100,"taxableImprovement":126999,"exemptLand":0,"exemptImprovement":7308101},{"y":2026,"v":8261200,"taxable":953099,"land":826100,"improvement":7435100,"taxableLand":826100,"taxableImprovement":126999,"exemptLand":0,"exemptImprovement":7308101},{"y":2027,"v":8083500,"taxable":932568,"land":808300,"improvement":7275200,"taxableLand":808300,"taxableImprovement":124268,"exemptLand":0,"exemptImprovement":7150932}],"taxNow":13341,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"PP-2021-003689","date":"2021-03-04","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-07-20","scope":"SEAL SEWER LATERAL"},{"number":"ZP-2021-003855","date":"2021-04-20","work":"Full Demolition","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2026-03-10","scope":"FOR THE COMPLETE DEMOLITION OF TWO(2) DETACHED STRUCTUREES ON LOT"},{"number":"ZP-2021-007241","date":"2021-07-23","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2022-12-02","scope":"FOR THE ERECTION OF A DETACHED STRUCTURE ON THE SAME LOT WITH AN EXISTING MULTI-FAMILY DWELLING (DETACHED FROM THE PROPOSED STRUCTURE); TO USE AS A MULTI-FAMILY (FIFTY (50) UNITS) HOUSEHOLD WITH ALL OTHER USES AS PREVIOUSLY APPROVED; NO PARKING INCLUDED IN THIS APPLICATION; SIZE AND LOCATIONS AS SHOWN IN THE APPLICATION/PLAN."},{"number":"ZP-2021-013180","date":"2021-10-25","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2026-03-10","scope":"FOR THE COMPLETE DEMOLITION OF REAR DETACHED STRUCTURE AND FOR THE PARTIAL DEMOLITION OF FRONT STRUCTURE. SIZE AND LOCATION AS SHOWN PER APPLICATION/PLAN"},{"number":"CP-2021-006069","date":"2021-11-01","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-12-02","scope":"FOR THE ERECTION OF A DETACHED STRUCTURE ON THE SAME LOT WITH AN EXISTING MULTI-FAMILY DWELLING (DETACHED FROM THE PROPOSED STRUCTURE); TO USE AS A MULTI-FAMILY (FIFTY (50) UNITS) HOUSEHOLD. BUILDING TO BE FULLY SPRINKLERED. SEPARATE PERMITS REQUIRED FOR M.E.P.S WORK. SEPARATE APPROVAL REQUIRED FROM PA L&I FOR ELEVATOR INSTALLATION."},{"number":"DP-2021-000615","date":"2021-11-02","work":"Minor Demolition","type":"Demolition","description":"Demolition Permit","status":"Completed","completedDate":"2022-11-16","scope":"FOR PROPOSED COMPLETE DEMOLITION OF REAR STRUCTURE AND FOR THE PARTIAL DEMOLITION OF THE FRONT STRUCTURE AS SHOWN ON PLAN SEALED BY STRUCTURAL ENGINEER. HAND DEMOLITION TO BE DONE FOR ALL DEMOLITION METHODS. PERMITTED DEMOLITION ACTIVITY TO BE IN ACCORDANCE WITH APPROVED SITE SAFETY DEMOLITION PLAN & SUCH PLAN TO BE MAINTAINED ON SITE AT ALL TIMES IN ACCORDANCE WITH PHILADELPHIA ADMINISTRATIVE CODE.ANY DEVIATION WILL REQUIRE AN AMENDED BUILDING PERMIT. PEDESTRIAN PROTECTION TO BE IN PLACE PRIOR TO START OF WORK AND TO BE MAINTAINED DURING ALL DEMOLITION ACTIVITIES.* A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED WITHIN 10 FEET OF BUILDING FACADES IN ACCORDANCE WITH SECTION 3306 OF THE IBC. SEPARATE BUILDING AND/OR STREETS DEPARTMENT PERMITS ARE REQUIRED.* IF FIELD CONDITIONS VARY CONTACT DESIGN PROFESSIONAL PRIOR TO THE START OF ANY WORK."},{"number":"PP-2021-022951","date":"2021-12-28","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-12-02","scope":"For the installation of the 3\" domestic water service, 6\" sanitary drain curb trap and fresh air inlet, and the 8\"storm water drain curb trap and fresh air inlet. For the installation of all interior supply and Drain/Waste/Vent pipe to the listed fixtures per the 2018 Philadelphia Plumbing Code. Sizes and locations per plans."},{"number":"FP-2021-003761","date":"2022-01-21","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2022-12-02","scope":"FOR THE INSTALLATION OF AN AUTOMATIC WET SPRINKLER SYSTEM THROUGHOUT A FOUR (4) STORY MULTI-FAMILY BUILDING CONTAINING FIFTY (50) UNITS. SYSTEM TO INCLUDE NEW FOUR (4) INCH FIRE SERVICE LINE, FOUR (4) INCH BACKFLOW PREVENTION DEVICE, AND FIRE PUMP. CLASS I MANUAL WET STANDPIPES TO BE INSTALLED IN INTERIOR EXIT STAIRWAY ENCLOSURES. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH NFPA 13, NPFA 14, AND NFPA 20 BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA. IF SITE CONDITIONS VARY, CONTACT DESIGN ENGINEER PRIOR TO START OF WORK. SEE CP-2021-006069 FOR ASSOCIATED BUILDING PERMIT."},{"number":"EP-2021-014730","date":"2022-04-27","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-12-01","scope":"Install new fire alarm system as per 2016 NFPA 72."},{"number":"EP-2021-015141","date":"2022-05-16","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-11-30","scope":"Installation of new electrical service for 50 Unit Apartment Building. Electrical Service consists (2) 1200Ampere 208/120V 3Ph 4wire 25 socket meter bank. (1) 400ampere Service for Fire Pump and Jockey Pump, (1) 400Ampere service for house panels. (12) 200ampere 208/120V 1Ph 3Wire and (38) 150ampere 208/120V 1PH 3wire services for apartment units. Branch circuit wiring for all areas of building including tenant units and common areas, LED lighting throughout building and Emergency egress lighting at all required areas of egress. Installation of Rescue Assistance System. All work is to be done according to approved drawings-2017 nec."},{"number":"MP-2022-000115","date":"2022-05-25","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-12-02","scope":"FOR A NEW MECHANICAL INSTALLATION. WORK TO INCLUDE THE INSTALLATION OF NEW HVAC SYSTEM, 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."}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2021,"k":"sale","p":2025000},{"y":2021,"k":"permit","w":"Full Demolition"},{"y":2021,"k":"permit","w":"New construction, addition, GFA change"},{"y":2021,"k":"permit","w":"New construction, addition, GFA change"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"Minor Demolition"},{"y":2021,"k":"permit","w":"New Construction or Additions"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"demo"}],"rented":true,"licenses":[{"number":"217586","type":"Rental","status":"Closed","businessName":"BRUCE TINNENY (CAROL TINNENY)","legalName":"BRUCE TINNENY","address":"404 FOUNTAIN ST","revenueCode":"3202","rentalCategory":null,"units":3,"issuedDate":"2000-05-05","latestIssueDate":"2020-05-29","expirationDate":"2021-02-28","inactiveDate":"2021-04-29"},{"number":"519807","type":"Dumpster License - Private Property","status":"Inactive","businessName":"BRUCE TINNENY","legalName":"BRUCE TINNENY","address":"404 FOUNTAIN ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2010-11-18","latestIssueDate":"2011-07-30","expirationDate":"2012-07-31","inactiveDate":"2012-06-25"},{"number":"917301","type":"Rental","status":"Active","businessName":"404 Fountain LLC","legalName":"404 Fountain LLC","address":"404 FOUNTAIN ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":50,"issuedDate":"2023-02-21","latestIssueDate":"2026-01-07","expirationDate":"2027-02-20","inactiveDate":null}],"licenseActivity":[{"number":"917301","type":"Rental","businessName":"404 Fountain LLC","legalName":"404 Fountain LLC","issuedDate":"2023-02-21","latestIssueDate":"2026-01-07","closureDate":null,"expirationDate":"2027-02-20","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"519807","type":"Dumpster License - Private Property","businessName":"BRUCE TINNENY","legalName":"BRUCE TINNENY","issuedDate":"2010-11-18","latestIssueDate":"2011-07-30","closureDate":"2012-06-25","expirationDate":"2012-07-31","inactiveDate":"2012-06-25","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"217586","type":"Rental","businessName":"BRUCE TINNENY (CAROL TINNENY)","legalName":"BRUCE TINNENY","issuedDate":"2000-05-05","latestIssueDate":"2020-05-29","closureDate":"2021-04-29","expirationDate":"2021-02-28","inactiveDate":"2021-04-29","status":"Closed","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-28","units":50,"signals":[{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 10 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2021","permit activity in 2021, 2022"],"caveat":"This does not show that the property is listed or that a sale 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":"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 (P O BOX 430, BRYN MAWR PA, 19010).","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":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1960 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"id":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"4 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":"Dumpster License - Private Property #519807: Inactive since Jun 25, 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":"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/"}]}