{"asOf":"2026-07-31T06:23:19.361Z","block":"3900-3999 HAVERFORD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/3900-3999-haverford-ave","address":"3918 HAVERFORD AVE","parcelNumber":"881001054","source":"https://property.phila.gov/?p=881001054","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":1934,"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":39.962884126329214,"lng":-75.20024940473331,"geom":{"type":"Polygon","coordinates":[[[-75.20024767,39.962743655],[-75.200308071,39.96301863],[-75.200250923,39.963024242],[-75.200190844,39.962749583],[-75.20024767,39.962743655]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2023-009869","type":"Sprinkler Certification","inspectionDate":"2023-03-28","result":"Certified","expirationDate":"2024-03-28","buildingId":"1443271"},{"number":"BC-2023-016799","type":"Fire Alarm Certification","inspectionDate":"2023-08-08","result":"Certified","expirationDate":"2024-08-08","buildingId":"1443271"},{"number":"BC-2024-009906","type":"Sprinkler Certification","inspectionDate":"2024-03-26","result":"Certified","expirationDate":"2025-03-26","buildingId":"1443271"},{"number":"BC-2025-014390","type":"Sprinkler Certification","inspectionDate":"2025-02-19","result":"Certified","expirationDate":"2026-02-19","buildingId":"1443271"},{"number":"BC-2025-012558","type":"Emergency and Standby Power Systems Certification","inspectionDate":"2025-04-01","result":"Certified","expirationDate":"2026-04-01","buildingId":"1443271"},{"number":"BC-2025-032307","type":"Fire Alarm Certification","inspectionDate":"2025-08-16","result":"Certified","expirationDate":"2026-08-16","buildingId":"1443271"},{"number":"BC-2026-018397","type":"Sprinkler Certification","inspectionDate":"2026-04-27","result":"Certified","expirationDate":"2027-04-27","buildingId":"1443271"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19104","beds":null,"baths":null,"stories":3,"lotArea":780,"zoning":"RM1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":null,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR A MULTI-FAMILY HOUSEHOLD LIVING (SIX (6) DWELLING UNITS) IN AN EXISTING STRUCTURE.","status":"Completed","outcome":"Granted with conditions","date":"2021-01-29","number":"ZP-2020-007402","relatedPermit":"ZP-2020-007402"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2025,"v":237900,"taxable":237900,"land":47580,"improvement":190320,"taxableLand":47580,"taxableImprovement":190320,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":793900,"taxable":251100,"land":79390,"improvement":714510,"taxableLand":79390,"taxableImprovement":171710,"exemptLand":0,"exemptImprovement":542800},{"y":2027,"v":763300,"taxable":241399,"land":76300,"improvement":687000,"taxableLand":76300,"taxableImprovement":165099,"exemptLand":0,"exemptImprovement":521901}],"taxNow":3515,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2020-001885","date":"2020-06-10","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF A THREE-STORY REAR ADDITION TO AN EXISTING THREE-STORY STRUCTURE; FOR THE ERECTION OF A PILOTHOUSE (HEIGHT NTE 10 FEET; AREA NTE 125 SQ. FT; FOR ACCESS STAIRS ONLY) TO ACCESS ROOF DECK, FOR USE AS HOUSEHOLD LIVING (FOUR (4) DWELLING UNITS)). SIZE AND LOCATION AS SHOWN IN THE APPLICATION/PLANS."},{"number":"GM-2020-004645","date":"2020-07-07","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2020-07-30","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":"CP-2020-002133","date":"2020-07-27","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-12-13","scope":"FOR LEVEL III INTERIOR ALTERATIONS AND THE ERECTION OF A REAR THREE (3) STORY WOOD-FRAMED ADDITION WITH PRIVATE ROOF DECK AND ROOF DECK ACCESS STRUCTURE TO AN EXISTING THREE (3) STORY ATTACHED MASONRY STRUCTURE TO CREATE A MULTI-FAMILY DWELLING (GROUP R-2 USE & OCCUPANCY CLASSIFICATION) AS PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IBC. BUILDING TO BE FULLY SPRINKLERED WITH A NFPA 13 AUTOMATIC SPRINKLER SYSTEM. IF FIELD CONDITIONS VARY CONTACT DESIGN PROFESSIONAL PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING, AND FIRE SUPPRESSION WORK. SEE ZP-2020-001885 FOR ZONING APPROVAL FOR ADDITION. [AMENDMENT APPROVED 3/19/2021 FOR AN INCREASE IN THE NUMBER OF DWELLING UNITS FOR A NEW TOTAL OF SIX (6) WITH TWO (2) TYPE B UNITS AT THE 1ST FLOOR AS PER APPROVED AMENDED PLANS. SEE ZP-2020-007402 FOR ZONING APPROVAL FOR UNIT INCREASE.]"},{"number":"FP-2020-001796","date":"2020-09-29","work":"Rough-In","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2020-10-13","scope":"Rough-In Permit for FP-2020-001788 Install new auto wet sprinkler sprinkler system throughout per NFPA 13R"},{"number":"EP-2020-007535","date":"2020-09-30","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-07-29","scope":"Install fire alarm per plans as per NFPA 72 Amendment: The floor plan changed from 4 units to 6 units. The system won't let me upload the updated plans."},{"number":"FP-2020-001788","date":"2020-10-14","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2022-06-30","scope":"FOR THE INSTALLATION OF A TWO-INCH FIRE SERVICE LIVE, TWO-INCH BACKFLOW PREVENTER AND WET FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH APPROVED PLANS, HYDRAULIC CALCULATIONS AND NFPA 13R."},{"number":"ZP-2020-007402","date":"2021-01-13","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Multi-Family"},{"number":"PP-2021-001877","date":"2021-02-09","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2022-02-25","scope":"curb trap, fresh air inlet, main drain, water service 1 1/2\""},{"number":"EP-2021-001255","date":"2021-02-25","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-08-05","scope":"Wiring of a new (6) unit apartment building. New 600A electric service as per 2017 NEC."},{"number":"PP-2021-002293","date":"2021-04-01","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-07-25","scope":"interior plumbing"}],"storyTag":"New construction","storyDelta":60.93,"timeline":[{"y":2020,"k":"permit","w":"New construction, addition, GFA change"},{"y":2020,"k":"permit","w":"Interior Non-Load-Bearing Wall Demo."},{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2020,"k":"permit","w":"Rough-In"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"Change of Use"},{"y":2021,"k":"appeal","w":"Appeal granted with conditions"},{"y":2021,"k":"permit","w":"Alterations"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"Alterations"},{"y":2023,"k":"sale","p":6750000}],"rented":true,"licenses":[{"number":"574083","type":"Rental","status":"Inactive","businessName":"LEV YAKUBOV","legalName":"LEV YAKUBOV","address":"3918 HAVERFORD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2012-09-20","latestIssueDate":"2023-03-23","expirationDate":"2024-02-29","inactiveDate":"2024-04-29"},{"number":"933043","type":"Rental","status":"Active","businessName":"2X2 Haverford 3918 LLC","legalName":"2X2 Haverford 3918 LLC","address":"3918 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":"933043","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":"574083","type":"Rental","businessName":"LEV YAKUBOV","legalName":"LEV YAKUBOV","issuedDate":"2012-09-20","latestIssueDate":"2023-03-23","closureDate":"2024-04-29","expirationDate":"2024-02-29","inactiveDate":"2024-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-30","units":6,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 234% in 2026, but no matching permit appears in the property timeline.","evidence":["assessment moved from $237,900 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-2020-007402: Completed · Granted with conditions; related permit ZP-2020-007402.","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: PP-2021-001877 (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":"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":"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/"}]}