{"asOf":"2026-07-26T03:36:14.767Z","block":"4400-4499 LANCASTER AVE","blockUrl":"https://philadelphia.blockreport.homes/block/4400-4499-lancaster-ave","address":"4408 LANCASTER AVE","parcelNumber":"881000963","source":"https://property.phila.gov/?p=881000963","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"SC","buildingCodeNew":"830","buildingClass":"VACANT LAND COMMER < ACRE","buildingClassNew":"APARTMENTS - MID RISE","useLabel":"Apartments","owner":"TERRA FIRMA 4408 LANCASTER LLC","coOwner":null,"marketValue":1630500,"landAssessment":163000,"improvementAssessment":1467500,"livableArea":12600,"yearBuilt":2024,"lastSale":{"price":275000,"date":"2022-09-20T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2022-043342","date":"2022-06-17","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2022-07-22","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-007790","date":"2023-02-06","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2023-04-21","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}],"violationCases":[{"number":"CF-2022-059833","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2022-06-17","completedDate":"2022-07-22","violations":[{"number":"VI-2022-043342","date":"2022-06-17","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2022-07-22","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2023-009989","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2023-02-06","completedDate":"2023-04-27","violations":[{"number":"VI-2023-007790","date":"2023-02-06","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2023-04-21","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]}],"violYears":[{"y":2022,"n":1,"worst":null},{"y":2023,"n":1,"worst":null}],"investigations":[{"caseNumber":"CF-2022-059833","date":"2022-06-17","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-059833","date":"2022-07-22","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-009989","date":"2023-02-06","type":null,"status":"FAILED"}],"inspYears":[{"y":2022,"fails":1,"passes":1},{"y":2023,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.96872063730304,"lng":-75.21174373332512,"geom":{"type":"Polygon","coordinates":[[[-75.211796176,39.968631014],[-75.211849337,39.968658999],[-75.211689548,39.968811666],[-75.211639532,39.968780674],[-75.211796176,39.968631014]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2025-002885","type":"Emergency and Standby Power Systems Certification","inspectionDate":"2024-09-18","result":"Certified","expirationDate":"2025-09-18","buildingId":"2001245"},{"number":"BC-2025-024546","type":"Emergency and Standby Power Systems Certification","inspectionDate":"2025-01-05","result":"Certified","expirationDate":"2026-01-05","buildingId":"2001245"},{"number":"BC-2025-024541","type":"Fire Alarm Certification","inspectionDate":"2025-01-05","result":"Certified","expirationDate":"2026-01-05","buildingId":"2001245"},{"number":"BC-2026-005983","type":"Emergency and Standby Power Systems Certification","inspectionDate":"2026-02-24","result":"Certified","expirationDate":"2027-02-24","buildingId":"2001245"},{"number":"BC-2026-005978","type":"Fire Alarm Certification","inspectionDate":"2026-02-24","result":"Certified","expirationDate":"2027-02-24","buildingId":"2001245"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19104","beds":null,"baths":null,"stories":5,"lotArea":1260,"zoning":"CMX2","grade":"A","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"4408 LANCASTER AVE #404, PHILADELPHIA PA, 19104","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR THE ESTABLISHMENT OF UNITY OF USE TO CREATE ONE (1) LOT FOR ZONING PURPOSES WITH RESTRICTIVE COVENANTS,\nAGREEMENTS AND EASEMENTS TO BE RECORDED BY DEED TO BIND TWO (2) PARCELS (4408 LANCASTER AVE AND 4410 LANCASTER\nAVE) TO PRESER","status":"Completed","outcome":"Granted with conditions","date":"2021-05-18","number":"ZP-2020-005542","relatedPermit":"ZP-2020-005542"},{"type":"BBS Unsafe","grounds":"See Attached","status":"Closed","outcome":"Continued","date":"2023-04-21","number":"HA-2023-001147","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2026,"v":1447100,"taxable":318362,"land":144710,"improvement":1302390,"taxableLand":144710,"taxableImprovement":173652,"exemptLand":0,"exemptImprovement":1128738},{"y":2027,"v":1630500,"taxable":505417,"land":163000,"improvement":1467500,"taxableLand":163000,"taxableImprovement":342417,"exemptLand":0,"exemptImprovement":1125083}],"taxNow":4456,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2020-005542","date":"2021-05-25","work":"Combined Lot Line Relocation and New Dev…","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR A NEW CONSTRUCTION OF AN ATTACHED BUILDING WITH A ROOF DECK AND A ROOF ACCESS STRUCTURE (SIZE AND LOCATION AS SHOWN ON PLANS/APPLICATION) FOR USE AS VACANT COMMERCIAL USE ON THE 1ST FLOOR AND MULTI-FAMILY HOUSEHOLD LIVING (9 UNITS) ON THE 2ND - 5TH FLOOR"},{"number":"ZP-2021-016592","date":"2022-01-05","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2024-08-16","scope":"**Under Unity-of-Use Agreement approved by ZP-2020-005542** For the erection of an attached structure (w/roof deck and pilot house enclosing access stairs only), size and location as shown on plan/application; applicant must record Unity-of-Use Agreement prior to issuance of building permit; no change to height or footprint of building previously granted a ZBA variance under MI-2020-003391 on 4/21/2021."},{"number":"CP-2021-009408","date":"2022-05-23","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-08-16","scope":"FOR NEW CONSTRUCTION OF FIVE-STORY ATTACHED BUILDING WITH CELLAR, ROOF DECK, ROOF-DECK ACCESS STRUCTURE PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED WITH NFPA 13 AND STANDPIPES PER NFPA 14. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION."},{"number":"PP-2023-000170","date":"2023-01-13","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-10-05","scope":"Supply and install (2) new 1.5” water service main to building Supply (2) new 1.5” meter Supply and install (1) new 8” sewer line main to building Supply and install (1) new 6” curb traps Supply and install new 8” curb trap Supply and install (2) new fresh air inlets Supply and install new 6” line curb to building"},{"number":"EP-2023-001254","date":"2023-02-08","work":"Rough-In","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2023-05-24","scope":"Rough-In Permit for EP-2023-001252 Install 1600a 1ph, 120/240v main service. Install 12 gang meter module. Install all new wiring throughout 9 apartments, 2 commercial spaces & common area. Install fire alarm system throughout as per nfpa72. Install cable tv wiring as per 2017 nec"},{"number":"EP-2023-001252","date":"2023-07-12","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-07-29","scope":"Install 1600 amp, 1ph, 120/240v main service. Install 12-gang meter module. Install all new wiring throughout 9 apartments, 2 commercial spaces & common area. Install cable tv wiring as per 2017 NEC. Install fire alarm system throughout as per 2016 NFPA 72."},{"number":"FP-2023-001349","date":"2023-07-14","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2024-08-13","scope":"FOR THE ERECTION OF A NEW FIRE SUPPRESSION SYSTEM INCLUDING A SPRINKLER SYSTEM DESIGNED PER NFPA 13 STANDARD AND STANDPIPES DESIGNED PER NFPA 14 STANADRD WITH A 2 INCH FIRE SERVICE LINE AND SPRINKLER LAYOUT AS PER PLANS."},{"number":"PP-2022-018619","date":"2023-12-04","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-08-16","scope":"INSTALL 11 HOT WATER HEATERS, 17 WATER CLOSETS, 15 SHOWER/TUBS, 17 LAVATORIES, 9 WASHING MACHINE BOXES, 9 KITCHEN SINKS, 2 MOP SINKS, 2 BACKFLOW PREVENTERS, 3 ROOF DRAINS, 4 AREA DRAINS, 2 SUMP PUMPS, 2 BACKWATER VALVES, 10 HUB DRAINS, 1 FLOOR DRAIN AND 2 HOSE BIBBS ACCORDING TO THE 2018 PPC."},{"number":"MP-2023-004611","date":"2023-12-29","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-08-13","scope":"FOR THE INSTALLATION OF A NEW HVAC SYSTEM INCLUDING HEAT PUMPS, AIR CONDENSERS, REGISTERS AND DIFFUSERS WITH ALL ASSOCIATED DUCTWORK AND ACCESSORIES AS PER PLANS."},{"number":"ZP-2026-001452","date":"2026-02-20","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Child Care - Child Care Center"},{"number":"CP-2026-002021","date":"2026-06-25","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR LEVEL II INTERIOR ALTERATIONS WITH A PARTIAL CHANGE IN USE & OCCUPANCY CLASSIFICATION TO GROUP E CHILD DAY CARE CENTER AT THE 1ST FLOOR. EXISTING BUILDING IS FULLY SPRINKLERED. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IEBC. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING WORK, AND FIRE SUPPRESSION WORK."},{"number":"PP-2026-006809","date":"2026-07-17","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"CHANGE OF OCCUPANCY TO COMMERCIAL BUILDING. INTERIOR INSTALLATION OF DRAINAGE, WASTE, VENT, AND WATER SUPPLY FOR LISTED FIXTURES. ALL MATERIALS SHALL BE METALLIC TO ROOF EXTENSION. VENTING TO BE DESIGNED AND INSTALLED IN ACCORDANCE WITH SECTION 919 PHILADELPHIA SINGLE STACK VENT SYSTEM. ALL WORK TO BE INSTALLED IN STRICT COMPLIANCE WITH 2018 PPC AND APPROVED PLANS Installation of drain and water lines to 1 bi-level water fountain and 1 kitchenette with sink, connect to existing plumbing system."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2023,"k":"permit","w":"New Construction or Additions"},{"y":2023,"k":"permit","w":"Rough-In"},{"y":2023,"k":"appeal","w":"Appeal continued"},{"y":2023,"k":"viol","w":"L&I violation"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"insp","w":"Inspection failed"},{"y":2023,"k":"permit","w":"New Construction or Additions"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2026,"k":"permit","w":"Change of Use"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"Alterations"}],"rented":true,"licenses":[{"number":"0960261","type":"Rental","status":"Active","businessName":"Terra Firma 4408 Lancaster LLC","legalName":"Terra Firma 4408 Lancaster LLC","address":"4408 LANCASTER AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":9,"issuedDate":"2024-09-03","latestIssueDate":"2026-07-23","expirationDate":"2027-09-02","inactiveDate":null}],"licenseActivity":[{"number":"0960261","type":"Rental","businessName":"Terra Firma 4408 Lancaster LLC","legalName":"Terra Firma 4408 Lancaster LLC","issuedDate":"2024-09-03","latestIssueDate":"2026-07-23","closureDate":null,"expirationDate":"2027-09-02","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-25","units":9,"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":["9 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":"Appeal #ZP-2020-005542: Completed · Granted with conditions; related permit ZP-2020-005542.","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":"3 permits not marked completed: EP-2023-001254 (Expired), CP-2026-002021 (Issued), PP-2026-006809 (Issued). 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-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":"2 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Feb 6, 2023.","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":"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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Emergency and Standby Power Systems Certification: Certified through Feb 24, 2027; Fire Alarm Certification: Certified through Feb 24, 2027","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":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"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/"}]}