{"asOf":"2026-07-31T06:23:19.361Z","block":"3900-3999 HAVERFORD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/3900-3999-haverford-ave","address":"3926 HAVERFORD AVE","parcelNumber":"881000972","source":"https://property.phila.gov/?p=881000972","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"O50","buildingCodeNew":"804","buildingClass":"ROW 3 STY MASONRY","buildingClassNew":"APARTMENTS - LOW RISE","useLabel":"Apartments","owner":"2X2 HAVERFORD 3918 LLC","coOwner":null,"marketValue":763300,"landAssessment":76300,"improvementAssessment":687000,"livableArea":3000,"yearBuilt":1935,"lastSale":{"price":6750000,"date":"2023-06-15T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.96286128319345,"lng":-75.20047789378664,"geom":{"type":"Polygon","coordinates":[[[-75.200420671,39.962725497],[-75.200477795,39.962719416],[-75.200535873,39.962994934],[-75.200476506,39.963001626],[-75.200420671,39.962725497]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2023-009864","type":"Sprinkler Certification","inspectionDate":"2023-03-30","result":"Certified","expirationDate":"2024-03-30","buildingId":"1443805"},{"number":"BC-2023-016795","type":"Fire Alarm Certification","inspectionDate":"2023-08-08","result":"Certified","expirationDate":"2024-08-08","buildingId":"1443805"},{"number":"BC-2024-009914","type":"Sprinkler Certification","inspectionDate":"2024-03-26","result":"Certified","expirationDate":"2025-03-26","buildingId":"1443805"},{"number":"BC-2024-009459","type":"Emergency and Standby Power Systems Certification","inspectionDate":"2024-04-05","result":"Certified","expirationDate":"2025-04-05","buildingId":"1443805"},{"number":"BC-2024-033532","type":"Fire Alarm Certification","inspectionDate":"2024-08-08","result":"Certified","expirationDate":"2025-08-08","buildingId":"1443805"},{"number":"BC-2025-014386","type":"Sprinkler Certification","inspectionDate":"2025-02-19","result":"Certified","expirationDate":"2026-02-19","buildingId":"1443805"},{"number":"BC-2025-012562","type":"Emergency and Standby Power Systems Certification","inspectionDate":"2025-04-01","result":"Certified","expirationDate":"2026-04-01","buildingId":"1443805"},{"number":"BC-2025-032311","type":"Fire Alarm Certification","inspectionDate":"2025-08-16","result":"Certified","expirationDate":"2026-08-16","buildingId":"1443805"},{"number":"BC-2026-018402","type":"Sprinkler Certification","inspectionDate":"2026-04-27","result":"Certified","expirationDate":"2027-04-27","buildingId":"1443805"},{"number":"BC-2026-018502","type":"Sprinkler Certification","inspectionDate":"2026-04-27","result":"Certified","expirationDate":"2027-04-27","buildingId":"1443805"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19104","beds":null,"baths":null,"stories":3,"lotArea":1584,"zoning":"RM1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"2401 KENSINGTON WAY, HARRISBURG PA, 17112","mailOut":true,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT For the erection of a three story addition to the rear of a three story attached structure, and the addition of a roof deck with\nroof access structure. Size and location per plans.\nFor the Use as Multi-Family Household Living (Six Un","status":"Completed","outcome":"Granted with conditions","date":"2021-01-29","number":"ZP-2020-009355","relatedPermit":"ZP-2020-009355"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2025,"v":265400,"taxable":265400,"land":53080,"improvement":212320,"taxableLand":53080,"taxableImprovement":212320,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":793900,"taxable":237600,"land":79390,"improvement":714510,"taxableLand":79390,"taxableImprovement":158210,"exemptLand":0,"exemptImprovement":556300},{"y":2027,"v":763300,"taxable":228418,"land":76300,"improvement":687000,"taxableLand":76300,"taxableImprovement":152118,"exemptLand":0,"exemptImprovement":534882}],"taxNow":3326,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"GM-2020-010263","date":"2020-11-29","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2021-01-15","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."},{"number":"ZP-2020-009355","date":"2021-01-13","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2022-12-06","scope":"For the erection of a three story addition to the rear of a three story attached structure, and the addition of a roof deck with roof access structure. Commercial trash pick-up required per ZBA Proviso. Size and location per plans. For the Use as Multi-Family Household Living (Six Units)."},{"number":"CP-2021-000234","date":"2021-02-05","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-12-06","scope":"FOR LEVEL 3 ALTERATIONS AND FOR THE ERECTION OF A THREE STORY REAR ADDITION OF TYPE VA CONSTRUCTION FOR SIX (6) DWELLING UNITS AS PER PLANS. SEPARATE PERMITS REQUIRED FOR ALL MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION WORK."},{"number":"EP-2021-002263","date":"2021-03-15","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-09-29","scope":"Install fire alarm per plans as per 2016 NFPA 72."},{"number":"FP-2021-000659","date":"2021-03-31","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2022-07-26","scope":"For the installation of an automatic wet sprinkler system in accordance with NFPA 13R (using a new 2\" fire service line and 2\" backflow) throughout an existing and expanded three (3) story attached structure to be used as Group R-2 (Six (6) Dwelling Units), as per plans and hydraulic calculations; see CP-2021-000234 for building permit."},{"number":"EP-2021-001274","date":"2021-04-27","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-04-13","scope":"INSTALL A 600 AMP SERVICE, (7) GANG METER BANK, (6) 125 AMP PANELS & FEEDERS, (1) 100 AMP PANEL & FEEDER. WIRING THROUGHOUT COMMON AREAS AND SIX UNITS INCLUDING LIGHTS, SWITCHES, RECEPTACLES, MECHANICAL AND HVAC EQUIPMENT AS PER THE 2017 NEC. *** NO FIRE ALARM WORK ON THIS PERMIT. ***"},{"number":"PP-2021-007444","date":"2021-05-17","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-10-21","scope":"Storm and sanitary curb traps, fresh air inlets, main drains, rain leader, and 1 1/2\" water service"},{"number":"PP-2021-008233","date":"2021-05-28","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-10-13","scope":"Rough plumb six one bed room also install fixtures (one area drain, six hot water heaters, six kitchen sinks, six laundry sinks, six lavatories and six shower/tubs) according to the 2018 PPC."},{"number":"MP-2021-006414","date":"2021-10-08","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-07-25","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES - For the installation of New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans. EACH HVAC UNIT TO BE SELF-CONTAINED WITHIN EACH DWELLING UNIT. NO PENETRATIONS OF RATED ASSEMBLIES. (Air Masters HVAC will install one wall Mount mini split system 12,000 BTU 1 ton for each apartment. condenser located in back yard . No ductwork)."},{"number":"AP-2023-002838","date":"2023-04-12","work":"Certificate of Occupancy (CO) (may inclu…","type":"Administrative","description":"Administrative Permit","status":"Completed","completedDate":"2023-04-14","scope":"CERTIFICATE OF OCCUPANCY FOR SIX (6) DWELLING UNITS. SEE CP-2021-000234 FOR APPROVED PERMIT AND WORK."}],"storyTag":"New construction","storyDelta":32.75,"timeline":[{"y":2020,"k":"sale","p":200000},{"y":2021,"k":"permit","w":"New construction, addition, GFA change"},{"y":2021,"k":"appeal","w":"Appeal granted with conditions"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Alterations"},{"y":2021,"k":"permit","w":"Alterations"},{"y":2021,"k":"permit","w":"Addition and/or Alterations"},{"y":2023,"k":"permit","w":"Certificate of Occupancy (CO) (may inclu…"},{"y":2023,"k":"sale","p":6750000}],"rented":true,"licenses":[{"number":"921784","type":"Rental","status":"Inactive","businessName":"Haverford Square Belmont LLC","legalName":"Haverford Square Belmont LLC","address":"3926 HAVERFORD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":6,"issuedDate":"2023-04-24","latestIssueDate":"2023-04-24","expirationDate":"2024-04-23","inactiveDate":"2024-06-22"},{"number":"933046","type":"Rental","status":"Active","businessName":"2X2 Haverford 3918 LLC","legalName":"2X2 Haverford 3918 LLC","address":"3926 HAVERFORD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":6,"issuedDate":"2023-09-13","latestIssueDate":"2025-11-07","expirationDate":"2026-09-12","inactiveDate":null}],"licenseActivity":[{"number":"933046","type":"Rental","businessName":"2X2 Haverford 3918 LLC","legalName":"2X2 Haverford 3918 LLC","issuedDate":"2023-09-13","latestIssueDate":"2025-11-07","closureDate":null,"expirationDate":"2026-09-12","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"921784","type":"Rental","businessName":"Haverford Square Belmont LLC","legalName":"Haverford Square Belmont LLC","issuedDate":"2023-04-24","latestIssueDate":"2023-04-24","closureDate":"2024-06-22","expirationDate":"2024-04-23","inactiveDate":"2024-06-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-30","units":6,"signals":[{"kind":"post-purchase-work","level":"watch","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 1 permit event matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2023","permit activity in 2023"],"caveat":"This does not show that the property is listed or that a sale is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 199% in 2026, but no matching permit appears in the property timeline.","evidence":["assessment moved from $265,400 to $793,900","no permit shown in 2025-2027"],"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-2020-009355: Completed · Granted with conditions; related permit ZP-2020-009355.","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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Sprinkler Certification: Certified through Apr 27, 2027; Fire Alarm Certification: Certified through Aug 16, 2026; Emergency and Standby Power Systems Certification: Certified through Apr 1, 2026","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":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"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 (2401 KENSINGTON WAY, HARRISBURG PA, 17112).","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 1935 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":"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/"}]}