{"asOf":"2026-07-24T21:56:47.629Z","block":"2000-2099 FRANKFORD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/2000-2099-frankford-ave","address":"2002-04 FRANKFORD AVE","parcelNumber":"881001322","source":"https://property.phila.gov/?p=881001322","ownerType":"absentee","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":"MATLOSZ WANDA","coOwner":null,"marketValue":1278100,"landAssessment":127800,"improvementAssessment":1150300,"livableArea":5751,"yearBuilt":1900,"lastSale":{"price":65000,"date":"2006-01-09T05:00:00Z"},"openViolations":2,"violations":[{"number":"VI-2024-088911","date":"2024-10-30","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2024-088912","date":"2024-10-30","code":"F-901.6.4.1","title":"SUBMISSION OF DEFICIENCIES\n","status":"COMPLIED","resolutionDate":"2024-12-06","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}],"violationCases":[{"number":"CF-2024-115983","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"IN VIOLATION","createdDate":"2024-10-30","completedDate":null,"violations":[{"number":"VI-2024-088911","date":"2024-10-30","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2024-088912","date":"2024-10-30","code":"F-901.6.4.1","title":"SUBMISSION OF DEFICIENCIES\n","status":"COMPLIED","resolutionDate":"2024-12-06","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]}],"violYears":[{"y":2024,"n":2,"worst":null}],"investigations":[{"caseNumber":"CF-2024-115983","date":"2024-10-30","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-115983","date":"2024-12-06","type":null,"status":"FAILED"}],"inspYears":[{"y":2024,"fails":2,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.978839525339765,"lng":-75.13051151097994,"geom":{"type":"Polygon","coordinates":[[[-75.130368889,39.978811562],[-75.13043808,39.978741395],[-75.130654134,39.978867488],[-75.130584941,39.978937655],[-75.130368889,39.978811562]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2024-019479","type":"Sprinkler Certification","inspectionDate":"2024-05-06","result":"Deficient","expirationDate":null,"buildingId":"1064807"},{"number":"BC-2024-017995","type":"Fire Alarm Certification","inspectionDate":"2024-05-06","result":"Certified","expirationDate":"2025-05-06","buildingId":"1064807"},{"number":"BC-2025-027359","type":"Fire Alarm Certification","inspectionDate":"2025-04-18","result":"Certified","expirationDate":"2026-04-18","buildingId":"1064807"},{"number":"BC-2025-016015","type":"Sprinkler Certification","inspectionDate":"2025-05-15","result":"Certified","expirationDate":"2026-05-15","buildingId":"1064807"},{"number":"BC-2026-015615","type":"Sprinkler Certification","inspectionDate":"2026-05-11","result":"Certified","expirationDate":"2027-05-11","buildingId":"1064807"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19125","beds":null,"baths":null,"stories":1,"lotArea":2435,"zoning":"CMX2","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"8117 LISTER ST, PHILADELPHIA PA, 19152","mailOut":false,"appeals":[{"type":"LIRB Violation Appeal","grounds":"see attached\n\nLate Appeal","status":"Closed","outcome":"Complete","date":"2025-02-18","number":"HA-2024-005236","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2026,"v":1083000,"taxable":243400,"land":108300,"improvement":974700,"taxableLand":108300,"taxableImprovement":135100,"exemptLand":0,"exemptImprovement":839600},{"y":2027,"v":1278100,"taxable":287240,"land":127800,"improvement":1150300,"taxableLand":127800,"taxableImprovement":159440,"exemptLand":0,"exemptImprovement":990860}],"taxNow":3407,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2021-010904","date":"2021-10-13","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2023-08-03","scope":"For the erection of a two story addition over existing one story structure (maximum building height not to exceed 38 feet) with rear roof deck to use as a vacant commercial space on first floor front (separate use permit required) and five family ( multi-family) household living on first floor rear and entire second and third floors (size and location as shown on the plan)."},{"number":"CP-2021-007536","date":"2021-11-30","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-08-03","scope":"FOR THE ERECTION OF A TWO STORY ADDITION TO AN EXISTING ONE STORY ATTACHED STRUCTURE WITH A REAR DECK ON THE SECOND AND THIRD FOOR LEVEL. STRUCTURE FOR USE AS A VACANT COMMERCIAL SPACE ON FIRST FLOOR FRONT (SEPARATE USE PERMIT AND C.O REQUIRED PRIOR TO OCCUPANCY) AND FIVE FAMILY ( MULTI-FAMILY) HOUSEHOLD LIVING ON FIRST FLOOR REAR AND ENTIRE SECOND AND THIRD FLOOR LEVEL. TYPE B UNIT PROVIDED ON THE FIRST FLOOR LEVEL. BUILDING TO BE FULLY SPRINKLERED IN ACCORDANCE WITH NFPA 13 SYSTEM. ALL WORK TO BE DONE PER APPROVED PLANS AND DOCUMENTATION. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THAT START OF ANY WORK. . **A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED WITHIN 10 FEET OF THE BUILDING FACADE IN ACCORDANCE WITH SECTION 3306 OF THE 2018 IBC. SEPARATE BUILDING AND/OR STREETS DEPARTMENT PERMIT REQUIRED PRIOR TO THE START OF ANY WORK.*** SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. AMENDMENT APPROVED 10/16/22 AMEND ALTERATIONS/ADDITION PERMIT CP-2021-007536 FOR CHANGES TO STRUCTURAL FRAMING AS PER APPROVED PLANS."},{"number":"FP-2022-000946","date":"2022-04-01","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2023-03-16","scope":"FOR THE INSTALLATION OF A 4-INCH FIRE SERVICE LINE FOR AN AUTOMATIC FIRE SUPPRESSION SPRINKLER SYSTEM WITH A BACKFLOW PREVENTION ASSEMBLY IN ACCORDANCE WITH NFPA 13. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/HYDRAULIC CALCULATIONS."},{"number":"EP-2022-005937","date":"2022-06-10","work":"Rough-In","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-07-13","scope":"Rough-In Permit for EP-2022-005936 Install 600a 1ph, 120/240v main service. Install 7 gang meter module. Install all wiring throughout 5 apartments, vanilla box commercial space & common area. Install cable tv wiring. Install fire alarm system throughout as per nfpa72 and 2017 nec"},{"number":"MP-2022-002694","date":"2022-06-27","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-08-03","scope":"INSTALLATION OF NEW HVAC SYSTEM FOR RESIDENTIAL PORTION OF A MIXED USE BUILDING AS PER APPROVED PLANS. *2018 IMC REVIEW*"},{"number":"EP-2022-005936","date":"2022-08-24","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-02-24","scope":"Install 600a 1ph, 120/240v main service. Install 7 gang meter module. Install all wiring throughout 5 apartments, vanilla box commercial space & common area. Install cable tv wiring as per 2017 NEC. Install fire alarm system throughout as per 2016 NFPA 72."},{"number":"PP-2022-007298","date":"2022-09-08","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-10-06","scope":"Install 6\" sewer, house drain, house trap, and a 2\" domestic water line"},{"number":"PP-2022-006739","date":"2022-09-15","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-03-01","scope":"Installing drain and water from lower unit to each fixture in the building, 9 water closet, 9 lavatories, 9 tub/shower, 5 kitchen sinks, 5 washer box, 5 water heaters."},{"number":"ZP-2022-010650","date":"2022-09-26","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Office - Business and Professional"},{"number":"CP-2022-005257","date":"2022-11-08","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-03-01","scope":"FOR LEVEL II ALTERATIONS AND CHANGE IN OCCUPANCY AT FIRST FLOOR OF EXISTING BUILDING. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL AND PLUMBING."},{"number":"EP-2022-011559","date":"2022-11-20","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-02-21","scope":"Supply and install 32-2x4 led lights, 7 switches, 18 receptacles and 30 dat points. All wiring in m/c cable, utilize existing service. AS PER NEC 2017"},{"number":"FP-2023-000037","date":"2023-01-05","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2023-03-16","scope":"EZ PERMIT SPRINKLER RELOCATION (NFPA 13)- For the Relocation of Sprinkler Heads as per attached standards. Deviations from these standards require submission of construction and site plans. MK Fire to relocated 30 Sprinkler heads throughout permitted area."},{"number":"PP-2023-004374","date":"2023-05-19","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-06-09","scope":"Install exterior PVC storm drain line from the rear of the building to the front of the building and connect to the pre-existing storm lateral in sidewalk."},{"number":"ZP-2023-005867","date":"2023-06-06","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2023-08-07","scope":"For the issuance of one(1) non-illuminated doubled-faced projecting sign. size and location as shown in the plan."},{"number":"GP-2023-005084","date":"2023-07-05","work":"Sign","type":"General","description":"General Permit","status":"Completed","completedDate":"2023-08-07","scope":"FOR THE ERECTION OF ONE (1) NON-ILLUMINATED DOUBLE-FACED PROJECTING SIGN. SIZE AND LOCATION AS PER APPROVED PLAN. SIGN ACCESSORY TO BUSINESS AND PROFESSIONAL OFFICE ON THE FIRST FLOOR OF AN EXISTING STRUCTURE."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2022,"k":"permit","w":"New Construction or Additions"},{"y":2022,"k":"permit","w":"New Construction or Additions"},{"y":2022,"k":"permit","w":"Change of Use"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Addition and/or Alterations"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2023,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2023,"k":"permit","w":"Sign"},{"y":2024,"k":"viol","w":"2 L&I violations"},{"y":2024,"k":"insp","w":"Inspection failed ×2"},{"y":2025,"k":"appeal","w":"Appeal complete"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-23","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":["2 open L&I violations","failed L&I inspection activity in 2024"],"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":["4 permit events since 2023","1 zoning/board appeal since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"The record identifies more than one dwelling/use.","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":"2 open L&I violations","finding":"2 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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Sprinkler Certification: Certified through May 11, 2027; Fire Alarm Certification: Certified through Apr 18, 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-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, 0 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Dec 6, 2024.","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":"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/"}]}