{"asOf":"2026-07-25T12:13:52.723Z","block":"2300-2399 DELANCEY PL","blockUrl":"https://philadelphia.blockreport.homes/block/2300-2399-delancey-pl","address":"2319 DELANCEY PL","parcelNumber":"881001367","source":"https://property.phila.gov/?p=881001367","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"U50","buildingCodeNew":"806","buildingClass":"ROW CONV/APT 3 STY MASON","buildingClassNew":"APARTMENTS - BLT AS RESID","useLabel":"Apartment building","owner":"2319 DELANCEY LLC","coOwner":null,"marketValue":2259500,"landAssessment":225900,"improvementAssessment":2033600,"livableArea":5700,"yearBuilt":1850,"lastSale":{"price":1,"date":"2025-07-03T04:00:00Z"},"openViolations":4,"violations":[{"number":"VI-2022-004724","date":"2022-01-25","code":"A-302.10/3","title":"WORK OUTSIDE OF SCOPE","status":"COMPLIED","resolutionDate":"2025-03-01","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-083953","date":"2022-11-04","code":"A-402.8.1","title":"FAILURE TO NOTIFY PRIOR TO START\n","status":"SVN ISSUED","resolutionDate":"2022-11-04","resolution":"SVN ISSUED"},{"number":"VI-2024-019867","date":"2024-03-26","code":"A-302.8","title":"POSTING OF PERMITS \n","status":"SVN ISSUED","resolutionDate":"2024-03-26","resolution":"SVN ISSUED"},{"number":"VI-2025-050749","date":"2025-07-14","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-050750","date":"2025-07-14","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-029418","date":"2026-05-07","code":"F-901.6","title":"INSPECTION, TESTING & MAINTENANCE\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-029419","date":"2026-05-07","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"CF-2022-006021","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2022-01-25","completedDate":"2025-03-01","violations":[{"number":"VI-2022-004724","date":"2022-01-25","code":"A-302.10/3","title":"WORK OUTSIDE OF SCOPE","status":"COMPLIED","resolutionDate":"2025-03-01","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2022-112461","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2022-11-04","completedDate":null,"violations":[{"number":"VI-2022-083953","date":"2022-11-04","code":"A-402.8.1","title":"FAILURE TO NOTIFY PRIOR TO START\n","status":"SVN ISSUED","resolutionDate":"2022-11-04","resolution":"SVN ISSUED"}]},{"number":"CF-2024-024400","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2024-03-26","completedDate":null,"violations":[{"number":"VI-2024-019867","date":"2024-03-26","code":"A-302.8","title":"POSTING OF PERMITS \n","status":"SVN ISSUED","resolutionDate":"2024-03-26","resolution":"SVN ISSUED"}]},{"number":"CF-2025-068227","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"IN VIOLATION","createdDate":"2025-07-11","completedDate":null,"violations":[{"number":"VI-2025-050749","date":"2025-07-14","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-050750","date":"2025-07-14","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"OPEN","resolutionDate":null,"resolution":null}]},{"number":"CF-2026-048318","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QUALITY OF LIFE COURTS","status":"IN VIOLATION","createdDate":"2026-05-06","completedDate":null,"violations":[{"number":"VI-2026-029418","date":"2026-05-07","code":"F-901.6","title":"INSPECTION, TESTING & MAINTENANCE\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-029419","date":"2026-05-07","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2022,"n":2,"worst":null},{"y":2024,"n":1,"worst":null},{"y":2025,"n":2,"worst":null},{"y":2026,"n":2,"worst":null}],"investigations":[{"caseNumber":"CF-2022-006021","date":"2022-01-25","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-006021","date":"2022-03-01","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-006021","date":"2022-04-07","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-006021","date":"2022-05-18","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-006021","date":"2022-08-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-112461","date":"2022-11-04","type":null,"status":null},{"caseNumber":"CF-2024-024400","date":"2024-03-26","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-006021","date":"2025-03-01","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-068227","date":"2025-07-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-048318","date":"2026-05-07","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-048318","date":"2026-06-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-048318","date":"2026-07-20","type":null,"status":"FAILED"}],"inspYears":[{"y":2022,"fails":5,"passes":0},{"y":2024,"fails":1,"passes":0},{"y":2025,"fails":1,"passes":1},{"y":2026,"fails":3,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.948352987104194,"lng":-75.17986257603074,"geom":{"type":"Polygon","coordinates":[[[-75.179797471,39.948486102],[-75.179857556,39.948211543],[-75.179927925,39.94822047],[-75.179867159,39.948494773],[-75.179797471,39.948486102]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2025-027775","type":"Sprinkler Certification","inspectionDate":"2025-06-30","result":"Certified","expirationDate":"2026-06-30","buildingId":"1508706"},{"number":"BC-2026-012568","type":"Fire Alarm Certification","inspectionDate":"2026-04-02","result":"Deficient","expirationDate":null,"buildingId":"1508706"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19103","beds":null,"baths":null,"stories":3,"lotArea":2000,"zoning":"RM1","grade":"B+","basement":null,"heater":null,"centralAir":null,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"PO BOX 379, WAYNE PA, 19087","mailOut":true,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR A MULTI-FAMILY HOUSEHOLD LIVING (SEVEN (7) DWELLING UNITS) IN AN EXISTING STRUCTURE.","status":"Prepare Meeting","outcome":"Withdrawn","date":"2021-11-04","number":"ZP-2021-012882","relatedPermit":"ZP-2021-012882"},{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR USE AS EIGHT (8) DWELLING UNITS IN AN EXISTING STRUCTURE.","status":"Completed","outcome":"Denied","date":"2022-05-12","number":"ZP-2021-015476","relatedPermit":"ZP-2021-015476"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2026,"v":3610500,"taxable":1269200,"land":361000,"improvement":3249500,"taxableLand":361000,"taxableImprovement":908200,"exemptLand":0,"exemptImprovement":2341300},{"y":2027,"v":2259500,"taxable":794269,"land":225900,"improvement":2033600,"taxableLand":225900,"taxableImprovement":568369,"exemptLand":0,"exemptImprovement":1465231}],"taxNow":17766,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"1042978","date":"2020-01-21","work":"Exterior Window and Door Replacement","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2021-03-17","scope":"EZ PERMIT WINDOWS & DOORS - For Replacement of Exterior Windows & Doors. ALL WOOD SASH REPLACEMENT KITS IN EXISTING WOOD SURROUND AS PER ATTACHED DRAWINGS 3RD FLOOR FRONT - 2 UNITS ALUMINUM CLAD WOOD SASH REPLACEMENTS IN EXISTING WOOD SURROUND AS PER ATTACHED DRAWINGS 3RD FLOOR SIDE/REAR - 8 UNITS AS PER PHILADELPHIA HISTORIC COMMISSION APPROVAL."},{"number":"GM-2021-013039","date":"2021-11-16","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2023-03-13","scope":"Interior Demo of Non-Load Bearing Walls and Finishes, No Structural Elements., (Remove Dry-Wall and Floor Finishes)"},{"number":"ZP-2022-006010","date":"2022-05-31","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Multi-Family"},{"number":"CP-2022-005266","date":"2022-10-10","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-05-21","scope":"FOR LEVEL 3 ALTERATIONS TO AN EXISTING ATTACHED, THREE-STORY STRUCTURE AS PER PLANS. FOR FIVE (5) DWELLING UNITS AMENDMENT (11/10/2022) TO REVISE STRUCTURAL WORK INCLUDING DEMOLITION OF A LOAD BEARING WALL AS PER REVISED PLANS."},{"number":"FP-2023-000447","date":"2023-03-01","work":"Rough-In","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Expired","completedDate":"2023-09-07","scope":"Rough-In Permit for FP-2023-000445 (CP-2022-005266)"},{"number":"EP-2022-010072","date":"2023-05-05","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-05-10","scope":"Electrical Permit for combo CP-2022-005266"},{"number":"MP-2022-005132","date":"2023-05-05","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-05-21","scope":"Mechanical / Fuel Gas Permit for combo CP-2022-005266"},{"number":"PP-2022-014474","date":"2023-05-07","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-05-21","scope":"Plumbing Permit (Interior) for combo CP-2022-005266"},{"number":"PP-2023-013068","date":"2023-09-26","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-05-21","scope":"Install 1.5\" water service, curb to foundation wall. Replace 5\" curb trap with fresh air inlet."},{"number":"FP-2024-000065","date":"2024-01-22","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2024-05-21","scope":"FOR THE INSTALLATION OF A NFPA 13R SYSTEM FOR A MULTI-FAMILY DWELLING SERVICED BY A TWO (2) INCH FIRE SERVICE LINE WITH A 2-INCH WILKINS 950XLT2BFSS 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":"ZP-2021-015476","date":null,"work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Refused","completedDate":"2022-06-30","scope":"Residential - Household Living - Multi-Family"},{"number":"ZP-2021-012882","date":null,"work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Denied","completedDate":null,"scope":null}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2023,"k":"permit","w":"Rough-In"},{"y":2023,"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":"Alterations"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"viol","w":"L&I violation"},{"y":2024,"k":"insp","w":"Inspection failed"},{"y":2025,"k":"viol","w":"2 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2026,"k":"viol","w":"2 L&I violations"},{"y":2026,"k":"insp","w":"Inspection failed ×3"}],"rented":false,"licenses":[{"number":"648286","type":"Rental","status":"Inactive","businessName":"HOWARD REISS","legalName":"HOWARD REISS","address":"2319 DELANCEY PL","revenueCode":"3202","rentalCategory":null,"units":3,"issuedDate":"2014-11-24","latestIssueDate":"2016-03-14","expirationDate":"2017-02-28","inactiveDate":"2017-04-29"}],"licenseActivity":[{"number":"648286","type":"Rental","businessName":"HOWARD REISS","legalName":"HOWARD REISS","issuedDate":"2014-11-24","latestIssueDate":"2016-03-14","closureDate":"2017-04-29","expirationDate":"2017-02-28","inactiveDate":"2017-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","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":["4 open L&I violations","failed L&I inspection activity in 2022, 2024, 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":["6 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"building-certifications","level":"urgent","title":"A life-safety certification is deficient","finding":"Sprinkler Certification: Certified through Jun 30, 2026; Fire Alarm Certification: Deficient","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":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #ZP-2021-012882: Prepare Meeting · Withdrawn; related permit ZP-2021-012882.","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":"4 permits not marked completed: GM-2021-013039 (Expired), FP-2023-000447 (Expired), ZP-2021-015476 (Refused), ZP-2021-012882 (Denied). At least one row also carries a completion date, so the City fields conflict.","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":"violations","level":"attention","title":"4 open L&I violations","finding":"7 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-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":"10 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jul 20, 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":"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/"}]}