{"asOf":"2026-07-26T01:10:45.723Z","block":"3900-3999 PARRISH ST","blockUrl":"https://philadelphia.blockreport.homes/block/3900-3999-parrish-st","address":"3962 PARRISH ST","parcelNumber":"881001248","source":"https://property.phila.gov/?p=881001248","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"SR","buildingCodeNew":"804","buildingClass":"VACANT LAND RESIDE < ACRE","buildingClassNew":"APARTMENTS - LOW RISE","useLabel":"Apartments","owner":"T&I DEVELOPMENT LLC","coOwner":null,"marketValue":862800,"landAssessment":86200,"improvementAssessment":776600,"livableArea":4778,"yearBuilt":2025,"lastSale":{"price":175000,"date":"2025-05-07T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2025-064447","date":"2025-08-21","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2025-08-21","resolution":"SVN ISSUED"}],"violationCases":[{"number":"CF-2025-090345","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2025-08-21","completedDate":null,"violations":[{"number":"VI-2025-064447","date":"2025-08-21","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2025-08-21","resolution":"SVN ISSUED"}]}],"violYears":[{"y":2025,"n":1,"worst":null}],"investigations":[{"caseNumber":"CF-2025-090345","date":"2025-08-21","type":null,"status":null}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.96832037191355,"lng":-75.2027161250729,"geom":{"type":"Polygon","coordinates":[[[-75.202661297,39.96820681],[-75.202726726,39.968199477],[-75.202770555,39.96843354],[-75.202705741,39.968441789],[-75.202661297,39.96820681]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19104","beds":null,"baths":null,"stories":3,"lotArea":1659,"zoning":"RSA5","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"446 GERMANTOWN PIKE, LAFAYETTE HILL PA, 19444","mailOut":true,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR THE ERECTION OF AN ATTACHED BUILDING, ROOF DECK, AND ROOF DECK ACCESS STRUCTURE. FOR THE USE AS MULTI-FAMILY HOUSEHOLD LIVING (SIX DWELLING UNITS). SIZE AND LOCATION AS SHOWN IN PLANS.","status":"Completed","outcome":"Granted","date":"2024-06-20","number":"ZP-2023-011991","relatedPermit":"ZP-2023-011991"},{"type":"LIRB SVN Appeal","grounds":"Not responsible \n\nSee attached","status":"Closed","outcome":"Withdrawn","date":"2026-06-16","number":"HA-2025-003549","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2026,"v":50200,"taxable":50200,"land":50200,"improvement":0,"taxableLand":50200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":862800,"taxable":862800,"land":86200,"improvement":776600,"taxableLand":86200,"taxableImprovement":776600,"exemptLand":0,"exemptImprovement":0}],"taxNow":703,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2023-011991","date":"2024-05-15","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2025-12-20","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE. SIZE AND LOCATION AS SHOWN IN PLANS."},{"number":"CP-2025-002462","date":"2025-06-04","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-12-20","scope":"NEW CONSTRUCTION OF A THREE (3) STORY BUILDING WITH BASEMENT AND PRIVATE ROOF DECK AND PILOT HOUSE FOR USE AS SIX (6) DWELLING UNITS AS PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED PER NFPA 13. *2018 IBC REVIEW* **SEPARATE PERMITS REQUIRED FOR MEP & FIRE SUPPRESSION WORK**"},{"number":"PP-2025-007135","date":"2025-06-12","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-11-25","scope":"Plumbing Permit (Interior) for combo CP-2025-002462"},{"number":"SP-2025-000724","date":"2025-06-12","work":"Excavation","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Completed","completedDate":"2025-11-24","scope":"Site / Utility Permit for CP-2025-002462"},{"number":"PP-2025-007134","date":"2025-06-12","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-10-14","scope":"Plumbing Permit (Exterior Building Drainage) for combo CP-2025-002462"},{"number":"PP-2025-007133","date":"2025-06-12","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-10-14","scope":"New construction of 6 dwelling residential building. Installation of exterior curb trap, fai, main drain, and 1 1/2\" water distribution pipe. Interior installation of drainage, waste, vent, and water supply for listed fixtures. venting shall be designed and installed in accordance with section 919 Philadelphia single stack vent system. all work shall be performed in strict compliance with 2018 PPC and approved plans."},{"number":"MP-2025-003037","date":"2025-06-20","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-11-25","scope":"Mechanical / Fuel Gas Permit for combo CP-2025-002462"},{"number":"FP-2025-001673","date":"2025-08-22","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-12-20","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13 THROUGHOUT THE BUILDING TO INCLUDE 2\" MAIN FIRE SERVICE LINE WITH 2 -INCH WILKINS 950XLT2 BACKFLOW PREVENTER AND AUTOMATIC FIRE SUPPRESSION SYSTEM. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK."},{"number":"EP-2025-005299","date":"2025-08-25","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-10-30","scope":"Install 600 amp service with grounding, (6) 125 amp panels, (1) 100 amp house panel, lighting, receptacles, and power to equipment as per 2017 NEC. Install fire alarm system as per 2016 NFPA 72."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2024,"k":"appeal","w":"Appeal granted"},{"y":2025,"k":"sale","p":175000},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"New Construction or Additions"},{"y":2025,"k":"permit","w":"Excavation"},{"y":2025,"k":"permit","w":"New Construction or Additions"},{"y":2025,"k":"permit","w":"New Construction or Additions"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2026,"k":"appeal","w":"Appeal withdrawn"}],"rented":true,"licenses":[{"number":"1008575","type":"Rental","status":"Active","businessName":"T&I Development LLC","legalName":"T&I Development LLC","address":"3962 PARRISH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":6,"issuedDate":"2026-05-27","latestIssueDate":"2026-05-27","expirationDate":"2027-05-26","inactiveDate":null}],"licenseActivity":[{"number":"1008575","type":"Rental","businessName":"T&I Development LLC","legalName":"T&I Development LLC","issuedDate":"2026-05-27","latestIssueDate":"2026-05-27","closureDate":null,"expirationDate":"2027-05-26","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-25","units":6,"signals":[{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 8 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2025","permit activity in 2025"],"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 1619% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $50,200 to $862,800","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-2023-011991: Completed · Granted; related permit ZP-2023-011991.","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-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 (446 GERMANTOWN PIKE, LAFAYETTE HILL PA, 19444).","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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"3 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":"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 1 historical violation 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/"}]}