{"asOf":"2026-07-26T15:02:15.404Z","block":"1600-1699 N 27TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/1600-1699-n-27th-st","address":"1616-18 N 27TH ST","parcelNumber":"881001147","source":"https://property.phila.gov/?p=881001147","ownerType":"absentee","kind":"apartments","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"O30","buildingCodeNew":"804","buildingClass":"ROW 2 STY MASONRY","buildingClassNew":"APARTMENTS - LOW RISE","useLabel":"Apartments","owner":"CUMMINGS LEO V SR","coOwner":"CUMMINGS DONITA","marketValue":706800,"landAssessment":70600,"improvementAssessment":636200,"livableArea":5452,"yearBuilt":1920,"lastSale":{"price":1,"date":"2005-11-03T05:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2020-002266","date":"2020-04-26","code":"PM15-305.1(C)","title":"INTERIOR LIMIT STATE","status":"COMPLIED","resolutionDate":"2021-02-25","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2020-002264","date":"2020-04-26","code":"PM15-110.1","title":"ID STRUCTURE","status":"COMPLIED","resolutionDate":"2021-02-25","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2020-002265","date":"2020-04-26","code":"PM15-304.1(C)","title":"EXTERIOR LIMIT STATE","status":"COMPLIED","resolutionDate":"2021-02-25","resolution":"COMPLIED - PERMIT OBTAINED"}],"violationCases":[{"number":"CF-2020-009852","type":"NOTICE OF VIOLATION","priority":"IMMINENTLY DANGEROUS","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2020-04-26","completedDate":"2021-02-25","violations":[{"number":"VI-2020-002266","date":"2020-04-26","code":"PM15-305.1(C)","title":"INTERIOR LIMIT STATE","status":"COMPLIED","resolutionDate":"2021-02-25","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2020-002264","date":"2020-04-26","code":"PM15-110.1","title":"ID STRUCTURE","status":"COMPLIED","resolutionDate":"2021-02-25","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2020-002265","date":"2020-04-26","code":"PM15-304.1(C)","title":"EXTERIOR LIMIT STATE","status":"COMPLIED","resolutionDate":"2021-02-25","resolution":"COMPLIED - PERMIT OBTAINED"}]}],"violYears":[{"y":2020,"n":3,"worst":null}],"investigations":[{"caseNumber":"CF-2020-009852","date":"2020-04-26","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-009852","date":"2020-05-07","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-009852","date":"2021-02-25","type":null,"status":"PASSED"}],"inspYears":[{"y":2020,"fails":2,"passes":0},{"y":2021,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98064289021513,"lng":-75.17930800371846,"geom":{"type":"Polygon","coordinates":[[[-75.179105147,39.980691864],[-75.179120892,39.980610812],[-75.179309235,39.980634407],[-75.179338304,39.980548431],[-75.179487837,39.980567078],[-75.179467319,39.980661886],[-75.17938708,39.980652077],[-75.179372961,39.980725606],[-75.179105147,39.980691864]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19121","beds":null,"baths":null,"stories":2,"lotArea":1162,"zoning":"RSA5","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"2640 N MYRTLEWOOD ST, PHILADELPHIA PA, 19132","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR THE ERECTIOIN OF A SIDE ADDTION, ROOF DECK AND TWO ROOF DECK ACCESS STRUCTURES ABOVE AN EXISTING ATTACHED\nSTRUCTURE. FOR MULTI-FAMILY USE FIVE (5) DWELLING UNITS. SIZE AND LOCATION AS SHOW ON PLANS.","status":"Completed","outcome":"Granted","date":"2022-08-30","number":"ZP-2022-002306","relatedPermit":"ZP-2022-002306"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2026,"v":482200,"taxable":202907,"land":64300,"improvement":417900,"taxableLand":64300,"taxableImprovement":138607,"exemptLand":0,"exemptImprovement":279293},{"y":2027,"v":706800,"taxable":671368,"land":70600,"improvement":636200,"taxableLand":70600,"taxableImprovement":600768,"exemptLand":0,"exemptImprovement":35432}],"taxNow":2840,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"CP-2020-004912","date":"2020-09-17","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2020-12-09","scope":"MAKE SAFE PERMIT- To clear out debris to allow engineer access to evaluate structure to partially resolve case CF-2020-009852. Separate permits will be required to resolve the structural issues with the building. Abutting sidewalk must be closed with fencing a minimum of 6’ in height. Separate Streets Department permit required for sidewalk closure. A separate permit is required for any additional alterations that are not specifically addressed on case CF-2020-009852.In accordance with Code Bulletin PM-1801, a PA professional engineer is required to monitor repairs made under this permit. The engineer must submit a sealed statement to the Department confirming that the structure is in sound condition at completion.”"},{"number":"RP-2020-012311","date":"2020-10-28","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2021-03-18","scope":"MAKE SAFE PERMIT TO RESOLVE CASE VIOLATION # CF-2020-009852 TO REPAIR FLOOR, FLOOR JOISTS AND ROOF AS PER APPROVED ENGINEERED PLANS AND ENGINEER REPORT. SIZE AND LOCATION AS SHOWN ON PLANS. NO OTHER WORK THIS PERMIT. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK."},{"number":"ZP-2022-002306","date":"2022-08-17","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTIOIN OF A SIDE YARD ADDTION, ROOF DECK AND TWO ROOF DECK ACCESS STRUCTURES ABOVE AN EXISTING ATTACHED STRUCTURE. FOR MULTI-FAMILY USE FIVE (5) DWELLING UNITS."},{"number":"CP-2024-002198","date":"2024-07-03","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR LEVEL III INTERIOR ALTERATIONS AND THE ERECTION OF AN INTERIOR EXIT STAIRWAY ENCLOSURE ADDITION WITH A COMPLETE CHANGE IN OCCUPANCY TO FIVE (5) DWELLING UNITS (GROUP R-2). BUILDING TO BE FULLY SPRINKLERED WITH A MINIMUM OF A NFPA 13R AUTOMATIC SPRINKLER SYSTEM. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IEBC. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING, FIRE SUPPRESSION, AND EXCAVATION WORK. [AMENDMENT 10/29/2024 FOR CHANGES TO EXIT STAIRWAY ADDITION EXTERIOR WALLS, REDUCTION TO BASEMENT WINDOW WELL SIZES, AND REDUCTION IN 2ND FLOOR EXTERIOR WALL OPENINGS AT SIDE COURT AS PER APPROVED AMENDED PLANS.]"},{"number":"SP-2024-000756","date":"2024-08-05","work":"Excavation","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Issued","completedDate":null,"scope":"Site / Utility Permit for CP-2024-002198"},{"number":"PP-2024-011185","date":"2024-08-12","work":"Rough-In","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-11-06","scope":"Rough in for PP-2024-011183 6.5 bathrooms, 5 kitchen, 4 laundry sink, 5 hot water tanks"},{"number":"FP-2024-001907","date":"2024-09-10","work":"Rough-In","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2024-09-16","scope":"Rough-In Permit for FP-2024-001839 INSTALL NEW 2\" FIRE SERVICE FROM STREET TO BUILDING SUPPLY AND INSTALL ALL REQUIRED SPRINKLERS PER NFPA 13R SUPPLY AND INSTALL ALL REQUIRED PIPING, HANGERS AND FITTINGS PER NFPA 13R SUPPLY AND INSTALL NEW 2\" CITY-APPROVED BACKFLOW PREVENTER SUPPLY AND INSTALL NEW FIRE DEPARTMENT CONNECTION SUPPLY AND INSTALL ALL REQUIRED BELLS, TAMPERS AND FLOW SWITCHES"},{"number":"FP-2024-001839","date":"2024-09-16","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF A NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13R THROUGHOUT AN EXISTING STRUCTURE. INSTALLATION TO INCLUDE 2\" FIRE SERVICE LINE AND 2.\" DC WILKINS 950 XLT2 BACKFLOW PREVENTION ASSEMBLY AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA"},{"number":"PP-2024-011183","date":"2024-11-06","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"6.5 bathrooms,5 kitchen, 4 laundry sink, 5 hot water tanks"},{"number":"EP-2025-002512","date":"2025-04-29","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"INSTALL 400 AMP ELECTRICAL SERVICE AND 6 METER PACKS WITH PROPER GROUNDING AND BONDING. INSTALL ONE 100 AMP SUBPANELS FOR HOUSE AND ONE 125 AMP SUBPANELS FOR EACH OF THE 5 DWELLING UNITS. INSTALL WIRING, LIGHTING, SWITCHES AND RECEPTACLE OUTLETS. INSTALL INTERCONNECTED SMOKE AND CO ALARMS ACCORDING TO THE 2017 NEC. INSTALL FIRE ALARM SYSTEM ACCORDING TO THE 2016 NFPA 72 AND PER PLANS."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"insp","w":"Inspection passed"},{"y":2022,"k":"permit","w":"New construction, addition, GFA change"},{"y":2022,"k":"appeal","w":"Appeal granted"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Excavation"},{"y":2024,"k":"permit","w":"Rough-In"},{"y":2024,"k":"permit","w":"Rough-In"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"}],"rented":false,"licenses":[],"licenseActivity":[],"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":["7 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 47% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $482,200 to $706,800","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-2022-002306: Completed · Granted; related permit ZP-2022-002306.","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":"5 permits not marked completed: CP-2024-002198 (Issued), SP-2024-000756 (Issued), FP-2024-001839 (Issued), PP-2024-011183 (Issued), EP-2025-002512 (Issued).","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-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":"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 PASSED on Feb 25, 2021.","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":"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":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration and appears related-party/family-held.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"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 3 historical violations across 1 case.","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/"}],"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/"}]}