{"asOf":"2026-07-24T04:23:06.402Z","block":"5100-5199 BELFIELD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/5100-5199-belfield-ave","address":"5115-39 BELFIELD AVE","parcelNumber":"881001396","source":"https://property.phila.gov/?p=881001396","ownerType":"investor","kind":"multi-family","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"LB0","buildingCodeNew":"804","buildingClass":"IND. LGHT MFG MASONRY","buildingClassNew":"APARTMENTS - LOW RISE","useLabel":"Multi-family","owner":"BELFIELD LOFTS LLC","coOwner":null,"marketValue":1350000,"landAssessment":270000,"improvementAssessment":1080000,"livableArea":68320,"yearBuilt":1925,"lastSale":{"price":1,"date":"2021-09-09T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.037242907615656,"lng":-75.15937143885091,"geom":{"type":"Polygon","coordinates":[[[-75.158641665,40.037521444],[-75.158588763,40.037336553],[-75.158601468,40.037200508],[-75.158685279,40.037102889],[-75.158878258,40.036802195],[-75.160239762,40.036896802],[-75.160309414,40.037022511],[-75.159496186,40.037823364],[-75.158641665,40.037521444]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19144","beds":null,"baths":null,"stories":3,"lotArea":116195,"zoning":"I2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"6","intCond":"6","garage":null,"homestead":false,"mail":"9450 SW GEMINI DR PMB 32627, BEAVERTON OR, 97008","mailOut":true,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR ERECTION OF AN ADDITION TO CONNECTING TWO EXISTING STRUCTURES. SIZE AND LOCATION AS SHOWN ON THE APPLICATION / PLAN.\n\nFOR CHANGE IN USE TO MULTI-FAMILY HOUSEHOLD LIVING SEVENTY-SEVEN (77) UNITS, AND  ACCESSORY OFF STREET SURFACE ","status":"Completed","outcome":"Granted with conditions","date":"2021-11-09","number":"ZP-2021-003272","relatedPermit":"ZP-2021-003272"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2026,"v":1350000,"taxable":1350000,"land":405000,"improvement":945000,"taxableLand":405000,"taxableImprovement":945000,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":1350000,"taxable":1350000,"land":270000,"improvement":1080000,"taxableLand":270000,"taxableImprovement":1080000,"exemptLand":0,"exemptImprovement":0}],"taxNow":18897,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2021-003272","date":"2021-10-27","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR ERECTION OF AN ADDITION TO CONNECTING TWO EXISTING STRUCTURES. SIZE AND LOCATION AS SHOWN ON THE APPLICATION / PLAN. **EXTENSION OF ZONING PERMIT ZP-2021-003272 FOR 1-YEAR FROM THE EXPIRATION DATE (UNTIL 10/27/2025) IN ACCORDANCE WITH SECTION 14-303(10)(d) OF THE PHILADELPHIA ZONING CODE AND PER ZBA ADMINISTRATIVE REVIEW. NO CHANGES TO PERMIT LANGUAGE.**"},{"number":"CP-2025-004348","date":"2025-10-23","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR CHANGE OF OCCUPANCY, ERECTION OF AN ADDITION, AND LEVEL III ALTERATIONS TO INCLUDE NEW PARTITIONS, FIXTURES, FURNISHINGS, FINISHES AS PER APPROVED PLANS. BUILDINGS DIVIDED INTO SEPARATE FIRE AREAS. BUILDING TO BE SPRINKLERED PER NFPA 13R MINIMUM. SEPARATE PERMITS REQUIRED FOR ANY MEP AND FIRE SUPPRESSION WORK. **ASBESTOS ABATEMENT REQUIRED PRIOR TO START OF WORK.**"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2021,"k":"permit","w":"New construction, addition, GFA change"},{"y":2021,"k":"appeal","w":"Appeal granted with conditions"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-23","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #ZP-2021-003272: Completed · Granted with conditions; related permit ZP-2021-003272.","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":"1 permit not marked completed: CP-2025-004348 (Issued).","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 multi-family; 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 multi-family. 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/"}]}