{"asOf":"2026-07-26T20:39:57.877Z","block":"1200-1299 N 26TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/1200-1299-n-26th-st","address":"1243-45 N 26TH ST","parcelNumber":"881001076","source":"https://property.phila.gov/?p=881001076","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"LC0","buildingCodeNew":"804","buildingClass":"IND WAREHOUSE MASONRY","buildingClassNew":"APARTMENTS - LOW RISE","useLabel":"Industrial building","owner":"HARRISON INC","coOwner":null,"marketValue":743000,"landAssessment":148600,"improvementAssessment":594400,"livableArea":6867,"yearBuilt":1944,"lastSale":{"price":150000,"date":"2019-09-03T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.975054835743336,"lng":-75.17837268417506,"geom":{"type":"Polygon","coordinates":[[[-75.178217084,39.975084841],[-75.178228699,39.974986707],[-75.1785326,39.975025756],[-75.178511969,39.975122964],[-75.178217084,39.975084841]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19121","beds":null,"baths":null,"stories":3,"lotArea":3099,"zoning":"RSA5","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"PO BOX 30131, ELKINS PARK PA, 19027","mailOut":true,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT DEMOLITION OF REAR PART OF EXISTING 3 STORY STRUCTURE\nNEW CONSTRUCTION OF 3-STORY REAR ADDITION TO THE EXISTING STRUCTURE FOR THE USE OF MULTI-FAMMILY HOUSEHOLD LIVING (7 UNITS) TWO ACCESSORY PARKING SPACES.","status":"Completed","outcome":"Granted","date":"2021-05-17","number":"ZP-2020-006592","relatedPermit":"ZP-2020-006592"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2025,"v":203800,"taxable":203800,"land":40760,"improvement":163040,"taxableLand":40760,"taxableImprovement":163040,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":203800,"taxable":203800,"land":40760,"improvement":163040,"taxableLand":40760,"taxableImprovement":163040,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":743000,"taxable":148600,"land":148600,"improvement":594400,"taxableLand":148600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":594400}],"taxNow":2853,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2020-006592","date":"2021-05-24","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2025-07-08","scope":"DEMOLITION OF REAR PART OF EXISTING 3 STORY STRUCTURE NEW CONSTRUCTION OF 3-STORY REAR ADDITION TO THE EXISTING STRUCTURE"},{"number":"CP-2021-006551","date":"2021-12-31","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-10-05","scope":"FOR THE ERECTION OF AN ADDITION AND ROOF DECK AND LEVEL II ALTERATIONS TO INCLUDE NEW PARTITIONS, FIXTURES, FURNISHINGS, FINISHES, TWO (2) INTERIOR PARKING SPACES AS PER APPROVED PLANS. FOR USE AS SIX (6) DWELLING UNITS. STRUCTURE TO BE FULLY SPRINKLERED IN ACCORDANCE WITH NFPA 13R MINIMUM. **SEPARATE PERMITS REQUIRED FOR MEP AND FIRE SUPPRESSION WORK.** **2018 IBC** AMENDMENT 12/11/24 TO CHANGE LAYOUT TO REDUCE DWELLING UNIT TO SIX (6) DWELLING UNIT."},{"number":"PP-2024-001881","date":"2024-02-24","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-06-16","scope":"plumbing per plans"},{"number":"EP-2024-004693","date":"2024-05-10","work":"Rough-In","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-07-02","scope":"Rough-In Permit for EP-2024-004490 Supply and install all wiring indoor, outdoor throughout building Supply and install 600a single phase disconnect with 8 meter sockets 150a service for house equipment 7 separate 100a services to all units Supply and install all lighting as per plan, Cable tv points in all apartments, all lighting switching and power receptacles as per plans and 2017 NEC code, fire alarm as plan ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC,2016 NFPA-72,2018 PHILA FIRE CODE. Includes the cost of all electrical equipment, material, labor, overhead, and profit but may exclude the cost of solar/photovoltaic arrays or inverters in accordance with Section A-903.2 of the Philadelphia Administrative Code."},{"number":"FP-2024-000385","date":"2024-06-10","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-06-16","scope":"FOR THE INSTALLATION OF AN AUTOMATIC WET SPRINKLER SYSTEM TO INCLUDE A TWO (2) INCH FIRE SERVICE LINE AND A TWO (2) INCH BACKFLOW PREVENTER. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH NFPA 13R BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA. IF SITE CONDITIONS VARY, CONTACT DESIGN PROFESSIONAL PRIOR TO START OF WORK. SEE CP-2021-006551 FOR ASSOCIATED BUILDING PERMIT."},{"number":"EP-2024-004490","date":"2024-06-28","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-06-04","scope":"INSTALL A 600 AMP SERVICE, (8) GANG METER BANK, (1) 150 AMP PANEL & FEEDER, (7) 100 AMP PANELS & FEEDERS. INSTALL WIRING THROUGHOUT THE COMMON AREAS & SEVEN DWELLING UNITS. INSTALL LIGHTS NORMAL & EMERGENCY, SWITCHES, SENSORS, RECEPTACLES, SMOKE & CARBON MONOXIDE ALARMS. PROVIDE POWER FOR THE MECHANICAL & HVAC EQUIPMENT. INSTALL A NEW FIRE ALARM SYSTEM THROUGHOUT. ALL WORK IN ACCORDANCE WITH THE 2017 NEC. ** AMEND THIS PERMIT TO CHANGE FROM SEVEN DWELLING UNITS TO SIX DWELLING UNITS."},{"number":"PP-2024-009838","date":"2024-07-18","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-08-22","scope":"Install 2)6\" curb traps and fresh air inlets for storm and sanitary sewers. Install a new 2\" domestic water service."},{"number":"MP-2024-002874","date":"2024-09-04","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-06-16","scope":"FOR THE INSTALLATION OF 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":"New construction","storyDelta":null,"timeline":[{"y":2019,"k":"sale","p":150000},{"y":2021,"k":"appeal","w":"Appeal granted"},{"y":2021,"k":"permit","w":"New construction, addition, GFA change"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"New Construction or Additions"},{"y":2024,"k":"permit","w":"Rough-In"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"}],"rented":false,"licenses":[{"number":"285100","type":"Motor Vehicle Repair / Fuel Dispensing","status":"Inactive","businessName":"PARISH JOYNER","legalName":"PARISH JOYNER","address":"1243-45 N 26TH ST","revenueCode":"3311","rentalCategory":null,"units":null,"issuedDate":"2002-07-22","latestIssueDate":"2005-08-17","expirationDate":"2005-12-31","inactiveDate":"2005-09-06"}],"licenseActivity":[{"number":"285100","type":"Motor Vehicle Repair / Fuel Dispensing","businessName":"PARISH JOYNER","legalName":"PARISH JOYNER","issuedDate":"2002-07-22","latestIssueDate":"2005-08-17","closureDate":"2005-09-06","expirationDate":"2005-12-31","inactiveDate":"2005-09-06","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","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":["6 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 265% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $203,800 to $743,000","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-2020-006592: Completed · Granted; related permit ZP-2020-006592.","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":"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":"Motor Vehicle Repair / Fuel Dispensing #285100: Inactive since Sep 6, 2005","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/"}],"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/"}]}