{"asOf":"2026-07-26T15:51:10.771Z","block":"2500-2599 E TIOGA ST","blockUrl":"https://philadelphia.blockreport.homes/block/2500-2599-e-tioga-st","address":"2500 E TIOGA ST","parcelNumber":"881001283","source":"https://property.phila.gov/?p=881001283","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"SJ","buildingCodeNew":"804","buildingClass":"VACANT LAND INDUST ACRE+","buildingClassNew":"APARTMENTS - LOW RISE","useLabel":"Apartments","owner":"RICHMOND SQUARE ASSOCIATE","coOwner":null,"marketValue":20684600,"landAssessment":2068400,"improvementAssessment":18616200,"livableArea":176600,"yearBuilt":2023,"lastSale":{"price":1050000,"date":"2016-11-21T05:00:00Z"},"openViolations":13,"violations":[{"number":"VI-2024-034361","date":"2024-05-08","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"SVN ISSUED","resolutionDate":"2024-05-08","resolution":"SVN 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CO","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-052037","date":"2026-07-10","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-052042","date":"2026-07-10","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-052043","date":"2026-07-10","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-052046","date":"2026-07-10","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-052048","date":"2026-07-10","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-052050","date":"2026-07-10","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR 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INVESTIGATOR","status":"CLOSED","createdDate":"2025-04-16","completedDate":"2025-07-24","violations":[{"number":"VI-2025-022864","date":"2025-04-16","code":"A-402.5","title":"OCCUPIED W/O FINAL APPROVAL","status":"COMPLIED","resolutionDate":"2025-07-24","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2025-022865","date":"2025-04-16","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"COMPLIED","resolutionDate":"2025-07-24","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]},{"number":"CF-2025-031141","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"IN VIOLATION","createdDate":"2025-04-21","completedDate":null,"violations":[{"number":"VI-2025-023575","date":"2025-04-21","code":"A-402.5","title":"OCCUPIED W/O FINAL APPROVAL","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-023576","date":"2025-04-21","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"OPEN","resolutionDate":null,"resolution":null}]},{"number":"CF-2026-082443","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2026-07-07","completedDate":null,"violations":[{"number":"VI-2026-050939","date":"2026-07-07","code":"A-302.8","title":"POSTING OF PERMITS \n","status":"SVN ISSUED","resolutionDate":"2026-07-07","resolution":"SVN ISSUED"}]},{"number":"CF-2026-084566","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-07-10","completedDate":null,"violations":[{"number":"VI-2026-052051","date":"2026-07-10","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"OPEN","resolutionDate":null,"resolution":null}]},{"number":"CF-2026-084592","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-07-10","completedDate":null,"violations":[{"number":"VI-2026-052053","date":"2026-07-10","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"OPEN","resolutionDate":null,"resolution":null}]},{"number":"CF-2026-084599","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-07-10","completedDate":null,"violations":[{"number":"VI-2026-052056","date":"2026-07-10","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"OPEN","resolutionDate":null,"resolution":null}]},{"number":"CF-2026-084605","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-07-10","completedDate":null,"violations":[{"number":"VI-2026-052057","date":"2026-07-10","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"OPEN","resolutionDate":null,"resolution":null}]},{"number":"CF-2026-084606","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-07-10","completedDate":null,"violations":[{"number":"VI-2026-052035","date":"2026-07-10","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"OPEN","resolutionDate":null,"resolution":null}]},{"number":"CF-2026-084615","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-07-10","completedDate":null,"violations":[{"number":"VI-2026-052037","date":"2026-07-10","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"OPEN","resolutionDate":null,"resolution":null}]},{"number":"CF-2026-084617","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-07-10","completedDate":null,"violations":[{"number":"VI-2026-052042","date":"2026-07-10","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"OPEN","resolutionDate":null,"resolution":null}]},{"number":"CF-2026-084620","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-07-10","completedDate":null,"violations":[{"number":"VI-2026-052043","date":"2026-07-10","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"OPEN","resolutionDate":null,"resolution":null}]},{"number":"CF-2026-084624","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-07-10","completedDate":null,"violations":[{"number":"VI-2026-052046","date":"2026-07-10","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"OPEN","resolutionDate":null,"resolution":null}]},{"number":"CF-2026-084628","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-07-10","completedDate":null,"violations":[{"number":"VI-2026-052048","date":"2026-07-10","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"OPEN","resolutionDate":null,"resolution":null}]},{"number":"CF-2026-084629","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-07-10","completedDate":null,"violations":[{"number":"VI-2026-052050","date":"2026-07-10","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2024,"n":1,"worst":null},{"y":2025,"n":5,"worst":null},{"y":2026,"n":12,"worst":null}],"investigations":[{"caseNumber":"CF-2024-042327","date":"2024-05-08","type":null,"status":null},{"caseNumber":"CF-2025-024221","date":"2025-04-01","type":null,"status":null},{"caseNumber":"CF-2025-030138","date":"2025-04-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-031141","date":"2025-04-21","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-030138","date":"2025-07-24","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-031141","date":"2025-09-25","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-082443","date":"2026-07-07","type":null,"status":null},{"caseNumber":"CF-2025-031141","date":"2026-07-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-084566","date":"2026-07-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-084629","date":"2026-07-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-084628","date":"2026-07-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-084624","date":"2026-07-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-084620","date":"2026-07-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-084617","date":"2026-07-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-084615","date":"2026-07-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-084606","date":"2026-07-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-084605","date":"2026-07-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-084599","date":"2026-07-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-084592","date":"2026-07-10","type":null,"status":"FAILED"}],"inspYears":[{"y":2025,"fails":3,"passes":1},{"y":2026,"fails":12,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.990060333551504,"lng":-75.09823519437991,"geom":{"type":"Polygon","coordinates":[[[-75.098074357,39.990646321],[-75.097472668,39.98996513],[-75.098407519,39.989476574],[-75.098973198,39.990116982],[-75.09874278,39.990296982],[-75.098074357,39.990646321]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19134","beds":null,"baths":null,"stories":4,"lotArea":94195,"zoning":"I2","grade":"B","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"1218 GREEN ST, PHILADELPHIA PA, 19123","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2026,"v":16320000,"taxable":4748277,"land":2040000,"improvement":14280000,"taxableLand":2040000,"taxableImprovement":2708277,"exemptLand":0,"exemptImprovement":11571723},{"y":2027,"v":20684600,"taxable":5599055,"land":2068400,"improvement":18616200,"taxableLand":2068400,"taxableImprovement":3530655,"exemptLand":0,"exemptImprovement":15085545}],"taxNow":66466,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"FP-2023-001039","date":"2023-08-21","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2023-09-21","scope":"THE INSTALLATION OF TWO (2) TWO (2) INCH COMBINED SERVICE LINE FOR A FIRE & DOMESTIC SUPPLY LINE AND FIRE SERVICE LINE WITH REMOTE TOILET CONNECTION PER PLANS. MULTIPURPOSE RESIDENTIAL FIRE SPRINKLER SYSTEM DESIGNED IN ACCORDANCE WITH NFPA 13D. ALL WORK SHALL BE ACCORDANCE WITH APPROVED PLANS, HYDRAULIC CALCULATIONS, AND APPROVED BUILDING PERMIT. SEPARATE PERMITS REQUIRED FOR ALL PLUMBING WORK."},{"number":"FP-2023-001042","date":"2023-08-21","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-07-01","scope":"THE INSTALLATION OF TWO (2) TWO (2) INCH COMBINED SERVICE LINE FOR A FIRE & DOMESTIC SUPPLY LINE AND FIRE SERVICE LINE WITH REMOTE TOILET CONNECTION PER PLANS. MULTIPURPOSE RESIDENTIAL FIRE SPRINKLER SYSTEM DESIGNED IN ACCORDANCE WITH NFPA 13D. ALL WORK SHALL BE ACCORDANCE WITH APPROVED PLANS, HYDRAULIC CALCULATIONS, AND APPROVED BUILDING PERMIT. SEPARATE PERMITS REQUIRED FOR ALL PLUMBING WORK."},{"number":"FP-2023-001041","date":"2023-09-11","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-07-29","scope":"THE INSTALLATION OF TWO (2) TWO (2) INCH COMBINED SERVICE LINE FOR A FIRE & DOMESTIC SUPPLY LINE AND FIRE SERVICE LINE WITH REMOTE TOILET CONNECTION PER PLANS. MULTIPURPOSE RESIDENTIAL FIRE SPRINKLER SYSTEM DESIGNED IN ACCORDANCE WITH NFPA 13D. ALL WORK SHALL BE ACCORDANCE WITH APPROVED PLANS, HYDRAULIC CALCULATIONS, AND APPROVED BUILDING PERMIT. SEPARATE PERMITS REQUIRED FOR ALL PLUMBING WORK."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2001,"k":"land","p":274000},{"y":2016,"k":"land","p":1050000},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2024,"k":"viol","w":"L&I violation"},{"y":2025,"k":"viol","w":"5 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 3 failed, 1 passed"},{"y":2026,"k":"viol","w":"12 L&I violations"},{"y":2026,"k":"insp","w":"Inspection failed ×12"}],"rented":true,"licenses":[{"number":"923054","type":"Rental","status":"Active","businessName":"Richmond Square Associates","legalName":"Richmond Square Associates","address":"2500 E TIOGA ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2023-05-08","latestIssueDate":"2026-05-21","expirationDate":"2027-05-07","inactiveDate":null}],"licenseActivity":[{"number":"923054","type":"Rental","businessName":"Richmond Square Associates","legalName":"Richmond Square Associates","issuedDate":"2023-05-08","latestIssueDate":"2026-05-21","closureDate":null,"expirationDate":"2027-05-07","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-25","units":2,"signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["13 open L&I violations","failed L&I inspection activity in 2025, 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"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":["3 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 27% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $16,320,000 to $20,684,600","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":"The history also contains “OCCUPIED W/O TCO OR CO.”","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":"violations","level":"attention","title":"13 open L&I violations","finding":"18 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"15 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jul 10, 2026.","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":"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":"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/"}]}