{"asOf":"2026-07-30T16:02:05.284Z","block":"4200-4299 LANCASTER AVE","blockUrl":"https://philadelphia.blockreport.homes/block/4200-4299-lancaster-ave","address":"4217-19 LANCASTER AVE","parcelNumber":"881001383","source":"https://property.phila.gov/?p=881001383","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"AB0","buildingCodeNew":"804","buildingClass":"STORE 2 STY MASONRY","buildingClassNew":"APARTMENTS - LOW RISE","useLabel":"Store","owner":"BQ LANCASTER AVE LLC","coOwner":null,"marketValue":856000,"landAssessment":85600,"improvementAssessment":770400,"livableArea":6498,"yearBuilt":2026,"lastSale":{"price":1,"date":"2020-06-18T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.96711764746621,"lng":-75.20835717958178,"geom":null,"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":2404,"zoning":"CMX2","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"45 N UNION AVE UNIT, LANSDOWNE PA, 19050","mailOut":true,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR THE ERECTION OF AN ADDTION AT THE REAR OF AN EXISITNG ATTACHED STRUCUTRE WITH ROOF DECK AND ROOF DECK ACCESS STRUCUTRE (TO ENCLOSE STAIRS AND LANDINGS ONLY). SIZE AND LOCATION AS SHOWN ON PLANS. FOR USE AS A TAKE-OUT RESTAURANT A","status":"Completed","outcome":"Granted","date":"2021-01-05","number":"ZP-2020-004133","relatedPermit":"ZP-2020-004133"},{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH ROOF DECK AND ROOF DECK ACCESS STRUCTURE (TO ENCLOSE STAIRS AND LANDINGS ONLY). FOR USE AS A TAKE-OUT RESTAURANT AND A CULTURAL EXHIBIT SPACE ON THE FIRST FLOOR AND MULTI-FAMILY HOUSEHOL","status":"Completed","outcome":"Granted with conditions","date":"2025-06-18","number":"ZP-2024-012758","relatedPermit":"ZP-2024-012758"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2026,"v":74400,"taxable":74400,"land":14880,"improvement":59520,"taxableLand":14880,"taxableImprovement":59520,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":856000,"taxable":278200,"land":85600,"improvement":770400,"taxableLand":85600,"taxableImprovement":192600,"exemptLand":0,"exemptImprovement":577800}],"taxNow":1041,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"986326","date":"2020-02-28","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Cancelled","completedDate":"2020-11-06","scope":"FOR ALTERATIONS TO BASEMENT AND FIRST FLOOR, INCLUDING NEW INTERIOR PARTITIONS, INTERIOR FINISHES, AND THE INSTALLATION OF NEW WINDOWS WITHIN THE EXISTING OPENING, TO CREATE A FULL SERVICE SALON, AS PER APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR MEP WORK."},{"number":"ZP-2020-004133","date":"2020-12-15","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Expired","completedDate":"2025-01-27","scope":"FOR THE ERECTION OF AN ADDTION AT THE REAR OF AN EXISITNG ATTACHED STRUCUTRE WITH ROOF DECK AND ROOF DECK ACCESS STRUCUTRE (TO ENCLOSE STAIRS AND LANDINGS ONLY). SIZE AND LOCATION AS SHOWN ON PLANS. **EXTENSION OF ZONING PERMIT ZP-2020-004133 FOR 1-YEAR FROM THE EXPIRATION DATE (UNTIL 12/15/2024) IN ACCORDANCE WITH SECTION 14-303(10)(d) OF THE PHILADELPHIA ZONING CODE AND PER ZBA ADMINISTRATIVE REVIEW. NO CHANGES TO PERMIT LANGUAGE.**"},{"number":"ZP-2024-009967","date":"2024-10-04","work":"Full Demolition","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE COMPLETE DEMOLITION OF ALL EXISTING BUILDINGS ON THE LOT. NO DEVELOPMENT ON THIS PERMIT."},{"number":"PP-2024-014113","date":"2024-10-10","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-01-07","scope":"Seal lateral for demo"},{"number":"ZP-2024-012758","date":"2025-05-21","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH ROOF DECK AND ROOF DECK ACCESS STRUCTURE (TO ENCLOSE STAIRS AND LANDINGS ONLY). SIZE AND LOCATION AS SHOWN ON PLANS. ** A NEW DEED MUST BE RECORDED TO CONSOLIDATE PREMISES A (4217 LANCASTER AVENUE) AND PREMISES B (4219 LANCASTER AVENUE AS LISTED IN THE DOC ID 54347569, RECORD DATED 10-1-2024)** **AMENDMENT (8-27-2025): CHANGE IN PILOT HOUSE SIZE AND LOCATION AS SHOWN ON THE APPROVED AMENDED ZONING PLANS. NO OTHER CHANGES TO ZONING PLAN."},{"number":"CP-2024-005883","date":"2025-10-20","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF AN ATTACHED 3- STORY BUILDING WITH A ROOF DECK AND ROOF DECK ACCESS STRUCTURE FOR THE USE OF TWO (2) VACANT COMMERCIAL SPACES (SEPARATE FIT OUT PERMITS REQUIRED PRIOR TO OCCUPANCY) ON THE FIRST FLOOR AND R2 OCCUPANCY (6 DWELLING UNITS) ABOVE FIRST FLOOR. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. **A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED WITHIN THE BUILDING FACADE IN ACCORDANCE WITH SECTION 3306 OF THE 2018 IBC. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK. ***DEED NEEDS TO RECORDED TO CONSOLIDATE PREMISES A AND PREMISES B PRIOR TO THE ISSUANCE OF CERTIFICATE OF OCCUPANCY***"},{"number":"SP-2025-001159","date":"2025-11-24","work":"Excavation","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Issued","completedDate":null,"scope":"Site / Utility Permit for CP-2024-005883"},{"number":"FP-2025-002537","date":"2026-01-20","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF AN NFPA 13 SYSTEM FOR A MULTI-FAMILY DWELLING SERVICED BY A TWO (2) INCH FIRE SERVICE LINE WITH A 2.5\" WILKINS 350AST BACKFLOW PREVENTER ASSEMBLY. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/HYDRAULIC CALCULATIONS AND SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK."},{"number":"PP-2026-001816","date":"2026-02-27","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"INSTALL SANITARY AND STORM CT, FAI, MD & 2\" WATER DISTRIBUTION PIPE. INSTALL 2\" BACKFLOW DEVICE."},{"number":"PP-2025-013374","date":"2026-04-20","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"NEW CONSTRUCTION OF 6 DWELLING 1 COMMERCIAL BUILDING. INTERIOR INSTALLATION OF DRAINAGE, WASTE, VENT, AND WATER SUPPLY FOR LISTED FIXTURES. ALL MATERIALS SHALL BE METALLIC TO ROOF EXTENSION FOR COMMERCIAL SPACE. VENTING TO BE DESIGNED AND INSTALLED IN ACCORDANCE WITH SECTION 919 PHILADELPHIA SINGLE STACK VENT SYSTEM. ALL WORK TO BE INSTALLED IN STRICT COMPLIANCE WITH 2018 PPC AND APPROVED PLANS"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2020,"k":"permit","w":"New construction, addition, GFA change"},{"y":2021,"k":"appeal","w":"Appeal granted"},{"y":2024,"k":"permit","w":"Full Demolition"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2025,"k":"permit","w":"New construction, addition, GFA change"},{"y":2025,"k":"appeal","w":"Appeal granted with conditions"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"Excavation"},{"y":2026,"k":"permit","w":"New Construction"},{"y":2026,"k":"permit","w":"New Construction or Additions"},{"y":2026,"k":"permit","w":"New Construction or Additions"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-29","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":["8 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":"Appeal #ZP-2020-004133: Completed · Granted; related permit ZP-2020-004133.","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":"7 permits not marked completed: 986326 (Cancelled), ZP-2020-004133 (Expired), CP-2024-005883 (Issued), SP-2025-001159 (Issued), FP-2025-002537 (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-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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"1 fire/suppression-related permit 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/"}],"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/"}]}