{"asOf":"2026-07-24T16:52:41.817Z","block":"1400-1499 FAIRMOUNT AVE","blockUrl":"https://philadelphia.blockreport.homes/block/1400-1499-fairmount-ave","address":"1406-10 FAIRMOUNT AVE","parcelNumber":"881001377","source":"https://property.phila.gov/?p=881001377","ownerType":"investor","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":"GUZMAN LOFTS L L C","coOwner":null,"marketValue":3085500,"landAssessment":308500,"improvementAssessment":2777000,"livableArea":20811,"yearBuilt":1925,"lastSale":{"price":1,"date":"2020-06-23T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.96679575477775,"lng":-75.1611457118389,"geom":{"type":"Polygon","coordinates":[[[-75.16100744,39.966952589],[-75.161021001,39.966618198],[-75.161287122,39.96665296],[-75.161274577,39.966960131],[-75.16100744,39.966952589]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19130","beds":null,"baths":null,"stories":3,"lotArea":6498,"zoning":"CMX4","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"1406-10 FAIRMOUNT AVE, PHILADELPHIA PA, 19130","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2026,"v":1207000,"taxable":1207000,"land":362100,"improvement":844900,"taxableLand":362100,"taxableImprovement":844900,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":3085500,"taxable":3085500,"land":308500,"improvement":2777000,"taxableLand":308500,"taxableImprovement":2777000,"exemptLand":0,"exemptImprovement":0}],"taxNow":16896,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"719247","date":"2017-04-27","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR A COMPLETE CHANGE IN OCCUPANCY TO CREATE SEVENTEEN (17) DWELLING UNITS WITHIN AN EXISTING 3-STORY STRUCTURE AS PER PLANS; FOR INTERIOR DEMOLITION OF NON-LOAD BEARING WALLS AND FOR THE LEVEL III INTERIOR ALTERATIONS THROUGHOUT; NEW NON-LOAD BEARING PARTITIONS TO CREATE NEW DWELLING UNITS, AND REPLACE THIRTY (30) WINDOWS; NO CHANGE IN HEIGHT OR AREA OF EXISTING BUILDING; SEPARATE PERMITS REQUIRED FOR ANY AND ALL MECHANICAL, ELECTRICAL, PLUMBING, AND FIRE SUPPRESSION WORK; BUILDING TO BE FULLY SPRINKLERED WITH NFPA 13R MINIMUM THROUGHOUT; NO SIGNS ON THIS PERMIT; SEE AP#676212 FOR USE REGISTRATION PERMIT."},{"number":"850527","date":"2018-07-23","work":"Amend for conversion","type":"Administrative","description":"Administrative Permit","status":"Expired","completedDate":"2022-10-24","scope":"TO AMEND PREVIOUSLY ISSUED AP#719247 TO REVISE FLOOR PLANS, REVISE UNDERPINNING PLAN, AND UPDATE SPECIAL INSPECTIONS, AS PER PLANS; NO OTHER CHANGES ON THIS PERMIT; ALL WORK NOT ORIGINALLY APPROVED UNDER AP#719247 TO REQUIRE SEPARATE PERMITS."},{"number":"EP-2020-006007","date":"2020-08-13","work":"Rough-In","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-09-08","scope":"install 1200 amp service complete with grounding wire in sub panels throughout wire throughout building for general purposes outlets switches lights G.F.C.I smoke detector Install fire alarm system complete fire alarm panel box horns and strobes throughout smoke detector throughout pull stations throughout Per NFPA 72"},{"number":"EP-2020-006011","date":"2020-11-05","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-08-01","scope":"INSTALL A 1200 AMP SERVICE, FIRE PUMP SERVICE, 20 GANG METER BANK, PANELS, ELEVATOR FEEDER, WIRING THROUGHOUT (17) UNITS LIGHTS, SWITCHES, RECEPTACLES,SMOKE ALARMS, HVAC EQUIPMENT. INSTALL A NEW FIRE ALARM SYSTEM THROUGHOUT AS PER THE 2017 NEC & 2016 NFPA-72."},{"number":"PP-2021-024438","date":"2021-12-22","work":"Rough-In","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2022-11-09","scope":"Rough in drain and water supply for fixtures"},{"number":"FP-2020-002313","date":"2022-03-24","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2026-07-18","scope":"FOR THE INSTALLATION OF A TWO (2) INCH FIRE SERVICE LINE WITH A TWO (2) INCH BACKFLOW PREVENTERS AND AUTOMATIC FIRE SUPPRESSION SYSTEM AS PER NFPA 13R SYSTEM. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/HYDRAULIC CALCULATIONS. SEPARATE PERMIT REQUIRED FOR ANY OTHER WORK. *AMEND 4/12/24; REVISE BACKFLOW PREVENTER PER AMENDED CONSTRUCTION DOCUMENTS*"},{"number":"PP-2023-000717","date":"2023-01-24","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"1-1/2 DOMESTIC, 8 INCH SAN LATERAL, CURB TRAP AND FAI"},{"number":"PP-2023-014865","date":"2023-10-31","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2026-04-13","scope":"REPLACE 2\" BACKFLOW DEVICE. **AMENDMENT** BACKFLOW DEVICE IS A 1-1/2\"."},{"number":"PP-2024-001733","date":"2024-03-25","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2026-07-18","scope":"Replace water and drain lines to 91 fixtures 18- toilets 18- lavs 18 tub/shower 17-kitchen sinks 18-washer box"},{"number":"MP-2025-005142","date":"2025-10-23","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2026-07-18","scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS, AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH THE MANUFACTURER’S SPECIFICATIONS. FOR USE AS PREVIOUSLY APPROVED. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2005,"k":"sale","p":400000},{"y":2017,"k":"permit","w":"Addition and/or Alteration"},{"y":2018,"k":"permit","w":"Amend for conversion"},{"y":2020,"k":"permit","w":"Rough-In"},{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Rough-In"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"New Construction or Additions"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"}],"rented":true,"licenses":[{"number":"1005695","type":"Rental","status":"Active","businessName":"Guzman Lofts LLC (Guzman Lofts)","legalName":"Guzman Lofts LLC","address":"1406-10 FAIRMOUNT AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":17,"issuedDate":"2026-04-24","latestIssueDate":"2026-04-24","expirationDate":"2027-04-23","inactiveDate":null}],"licenseActivity":[{"number":"1005695","type":"Rental","businessName":"Guzman Lofts LLC (Guzman Lofts)","legalName":"Guzman Lofts LLC","issuedDate":"2026-04-24","latestIssueDate":"2026-04-24","closureDate":null,"expirationDate":"2027-04-23","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-23","units":17,"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":["4 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 156% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $1,207,000 to $3,085,500","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 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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"4 permits not marked completed: 719247 (Issued), 850527 (Expired), PP-2021-024438 (Expired), PP-2023-000717 (Issued). 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":"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":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1925 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"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.","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":"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/"}]}