{"asOf":"2026-07-28T12:57:55.775Z","block":"3400-3499 SPRING GARDEN ST","blockUrl":"https://philadelphia.blockreport.homes/block/3400-3499-spring-garden-st","address":"3423-27 SPRING GARDEN ST","parcelNumber":"881108174","source":"https://property.phila.gov/?p=881108174","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"CA0","buildingCodeNew":"804","buildingClass":"APTS 5-50 UNITS MASONRY","buildingClassNew":"APARTMENTS - LOW RISE","useLabel":"Apartment building","owner":"UNIVERSITY REALTY LP","coOwner":null,"marketValue":2155800,"landAssessment":431100,"improvementAssessment":1724700,"livableArea":8544,"yearBuilt":2014,"lastSale":{"price":1,"date":"2013-08-01T04:00:00Z"},"openViolations":0,"violations":[{"number":"3151588","date":"2013-11-23","code":"A-302.8/30","title":"PERM - MUST POST","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3026235","date":"2013-12-04","code":"A-104.1/4","title":"WORKMANLIKE- PLUMBING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3151589","date":"2014-02-01","code":"A-104.1/6","title":"PROPERLY REMOVE DEMO DEBRIS","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"489926","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"3151588","date":"2013-11-23","code":"A-302.8/30","title":"PERM - MUST POST","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3151589","date":"2014-02-01","code":"A-104.1/6","title":"PROPERLY REMOVE DEMO DEBRIS","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"499896","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"3026235","date":"2013-12-04","code":"A-104.1/4","title":"WORKMANLIKE- PLUMBING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2013,"n":2,"worst":null},{"y":2014,"n":1,"worst":null}],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.963005884211334,"lng":-75.19250883932332,"geom":{"type":"Polygon","coordinates":[[[-75.192402453,39.962901832],[-75.192579299,39.962881239],[-75.192618998,39.963080977],[-75.192543086,39.963083056],[-75.192552157,39.963134825],[-75.192450445,39.963147243],[-75.192402453,39.962901832]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2022-002320","type":"Sprinkler Certification","inspectionDate":"2022-01-10","result":"Certified","expirationDate":"2023-01-10","buildingId":"1494617"},{"number":"BC-2022-007336","type":"Sprinkler Certification","inspectionDate":"2022-12-15","result":"Certified","expirationDate":"2023-12-15","buildingId":"1494617"},{"number":"BC-2023-026185","type":"Sprinkler Certification","inspectionDate":"2023-11-01","result":"Certified","expirationDate":"2024-11-01","buildingId":"1494617"},{"number":"BC-2024-031230","type":"Sprinkler Certification","inspectionDate":"2024-10-17","result":"Certified","expirationDate":"2025-10-17","buildingId":"1494617"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19104","beds":null,"baths":null,"stories":3,"lotArea":4142,"zoning":"RM1","grade":"B-","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"1111 STREET ROAD, SOUTHAMPTON PA, 18966","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":76900,"taxable":76900,"land":76900,"improvement":0,"taxableLand":76900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":271300,"taxable":271300,"land":271300,"improvement":0,"taxableLand":271300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":271300,"taxable":271300,"land":271300,"improvement":0,"taxableLand":271300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":1800000,"taxable":180000,"land":180000,"improvement":1620000,"taxableLand":180000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1620000},{"y":2021,"v":1800000,"taxable":180000,"land":180000,"improvement":1620000,"taxableLand":180000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1620000},{"y":2022,"v":1800000,"taxable":180000,"land":180000,"improvement":1620000,"taxableLand":180000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1620000},{"y":2023,"v":2786000,"taxable":278600,"land":278600,"improvement":2507400,"taxableLand":278600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":2507400},{"y":2024,"v":2786000,"taxable":278600,"land":278600,"improvement":2507400,"taxableLand":278600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":2507400},{"y":2025,"v":2507400,"taxable":2507400,"land":752220,"improvement":1755180,"taxableLand":752220,"taxableImprovement":1755180,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":2507400,"taxable":2507400,"land":752220,"improvement":1755180,"taxableLand":752220,"taxableImprovement":1755180,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":2155800,"taxable":2155800,"land":431100,"improvement":1724700,"taxableLand":431100,"taxableImprovement":1724700,"exemptLand":0,"exemptImprovement":0}],"taxNow":35099,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"480890","date":"2013-07-08","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2013-07-08","scope":"ERECTION OF A NINE FAMILY DWELLING."},{"number":"489926","date":"2013-08-28","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2014-06-25","scope":"NEW CONSTRUCTION OF 3 STORY STRUCTURE AND BASEMENT. BUILDING TO BE FULLY SPRINKLERED. NO UNDERPINNING PROPOSED BY DESIGNER OR APPROVED OF BY THIS OFFICE. NO SPECIAL PRECAUTIONS CITED FOR EXCAVATION, SEE SOILS REPORT FOR REFERENCES ON SITE EXCAVATION - MAINTAINING SAFE EXCAVATION PROCEDURES. ADDITONAL PERMITS REQUIRED: ELECTRICAL, PLUMBING, HVAC, SPRINKLERS."},{"number":"499896","date":"2013-10-29","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"EXPIRED","completedDate":null,"scope":"INSTALLING 27 TOILETS, 27 LAV, 27 SHOWER, 9 KITCHEN SINK, 2 WASHERS, 27 WATER HEATERS (9 FAMILY DWELLINGJ)"},{"number":"504611","date":"2013-11-06","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2013-11-15","scope":"6\" LATERAL,HOUSE TRAP,FRESH AIR INLET,2\" WATER SERVICE DOMESTIC PA20133100039 (MULTI FAMILY)"},{"number":"524641","date":"2014-03-17","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2014-06-20","scope":"INSTALL 9 HEATPUMPS WITH DUCTWORK(MULTI FAMILY)"},{"number":"526937","date":"2014-04-28","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2014-06-20","scope":"INSTALLATION OF NEW FIRE SUPPRESSION SYSTEM-ROUGH IN, 13R, 2\" SERVICE"},{"number":"526465","date":"2014-05-01","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2014-05-28","scope":"AMEND PERMIT 489926. FIRST FLOOR LAYOUT CHANGE FROM APPROVED DRAWINGS: NEW HALLWAY TO OUTSIDE, ELIMINATE CLOSETS, EXPAND BATHROOM, NEW CLEARSTORY WINDOW BETWEEN LIVING ROOM AND BEDROOM."},{"number":"528068","date":"2014-05-08","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2015-12-03","scope":"WIRE 9 APTS INSTALL FIRE SYSTEM THROUGHOUT BUILDING INSTALL A 600AMP 3 PHASE IN SINGLE PHASE OUT ELECTRICAL SERVICE WITH (9)200AMP PANELS IN APTS AND (1)200AMP PANEL IN COMMON LIVING AREA PER 2008 NEC & NFPA 72 (APT BLDG)"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2013,"k":"viol","w":"2 L&I violations"},{"y":2013,"k":"permit","w":"Zoning/use"},{"y":2013,"k":"land","p":480000},{"y":2013,"k":"permit","w":"New construction"},{"y":2013,"k":"permit","w":"Plumbing"},{"y":2013,"k":"permit","w":"Plumbing"},{"y":2014,"k":"permit","w":"Mechanical"},{"y":2014,"k":"permit","w":"Suppression"},{"y":2014,"k":"permit","w":"Administrative"},{"y":2014,"k":"permit","w":"Electrical"},{"y":2014,"k":"viol","w":"L&I violation"}],"rented":true,"licenses":[{"number":"633970","type":"Rental","status":"Active","businessName":"UNIVERSITY REALTY LLC","legalName":"UNIVERSITY REALTY LLC","address":"3423-27 SPRING GARDEN ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":9,"issuedDate":"2014-07-02","latestIssueDate":"2026-02-24","expirationDate":"2027-02-28","inactiveDate":null}],"licenseActivity":[{"number":"633970","type":"Rental","businessName":"UNIVERSITY REALTY LLC","legalName":"UNIVERSITY REALTY LLC","issuedDate":"2014-07-02","latestIssueDate":"2026-02-24","closureDate":null,"expirationDate":"2027-02-28","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-27","units":9,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 563% in 2020, but no matching permit appears in the property timeline.","evidence":["assessment moved from $271,300 to $1,800,000","no permit shown in 2019-2021"],"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":"Use permit #480890: COMPLETED.","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: 499896 (EXPIRED).","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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Sprinkler Certification: Certified through Oct 17, 2025","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-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":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (1111 STREET ROAD, SOUTHAMPTON PA, 18966).","why":"A tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.","action":"Verify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"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/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 3 historical violations across 2 cases.","why":"A closed case is materially better than an open one, but it does not by itself prove that every altered use, unit, or concealed condition matches today’s approvals.","action":"Use the closed cases to target the inspection and occupancy-file review.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"}],"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/"}]}