{"asOf":"2026-07-25T23:53:01.543Z","block":"2400-2499 SPRUCE ST","blockUrl":"https://philadelphia.blockreport.homes/block/2400-2499-spruce-st","address":"2402 SPRUCE ST","parcelNumber":"881526300","source":"https://property.phila.gov/?p=881526300","ownerType":"investor","kind":"multi-family","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"CA0","buildingCodeNew":"806","buildingClass":"APTS 5-50 UNITS MASONRY","buildingClassNew":"APARTMENTS - BLT AS RESID","useLabel":"Apartment building","owner":"2402 SPRUCE LLC","coOwner":null,"marketValue":921800,"landAssessment":184300,"improvementAssessment":737500,"livableArea":3294,"yearBuilt":1910,"lastSale":{"price":1159750,"date":"2019-11-06T05:00:00Z"},"openViolations":0,"violations":[{"number":"3936702","date":"2016-03-29","code":"FC-915.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3936701","date":"2016-03-29","code":"FC-907.4/1","title":"FA-INSTALL BOX","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3936700","date":"2016-03-29","code":"FC-1027.4/1","title":"EGRESS-INT CLEAR OBSTRUCTION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3936699","date":"2016-03-29","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2021-004462","date":"2021-01-25","code":"FC-13-915","title":"CERTIFICATION","status":"COMPLIED","resolutionDate":"2021-04-05","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2021-004463","date":"2021-01-25","code":"9-3902 (2)","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"COMPLIED","resolutionDate":"2021-03-01","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2024-066923","date":"2024-08-08","code":"A-301.1/3","title":"ALTER EXTERIOR PORTION","status":"COMPLIED","resolutionDate":"2024-10-01","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2024-066924","date":"2024-08-08","code":"A-203.2/1","title":"UNAPPROVED USED MATERIALS","status":"COMPLIED","resolutionDate":"2024-10-01","resolution":"COMPLIED - PERMIT OBTAINED"}],"violationCases":[{"number":"525959","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2016-03-31","completedDate":"2016-06-02","violations":[{"number":"3936702","date":"2016-03-29","code":"FC-915.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3936701","date":"2016-03-29","code":"FC-907.4/1","title":"FA-INSTALL BOX","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3936700","date":"2016-03-29","code":"FC-1027.4/1","title":"EGRESS-INT CLEAR OBSTRUCTION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3936699","date":"2016-03-29","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2021-006061","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2021-01-25","completedDate":"2021-04-05","violations":[{"number":"VI-2021-004462","date":"2021-01-25","code":"FC-13-915","title":"CERTIFICATION","status":"COMPLIED","resolutionDate":"2021-04-05","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2021-004463","date":"2021-01-25","code":"9-3902 (2)","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"COMPLIED","resolutionDate":"2021-03-01","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]},{"number":"CF-2024-086310","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CONSTRUCTION COMPLAINT INVESTIGATOR","status":"CLOSED","createdDate":"2024-08-08","completedDate":"2024-10-01","violations":[{"number":"VI-2024-066923","date":"2024-08-08","code":"A-301.1/3","title":"ALTER EXTERIOR PORTION","status":"COMPLIED","resolutionDate":"2024-10-01","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2024-066924","date":"2024-08-08","code":"A-203.2/1","title":"UNAPPROVED USED MATERIALS","status":"COMPLIED","resolutionDate":"2024-10-01","resolution":"COMPLIED - PERMIT OBTAINED"}]}],"violYears":[{"y":2016,"n":4,"worst":null},{"y":2021,"n":2,"worst":null},{"y":2024,"n":2,"worst":null}],"investigations":[{"caseNumber":"525959","date":"2016-03-29","type":"CI INSP","status":"FAILED"},{"caseNumber":"525959","date":"2016-05-03","type":"CI INSP","status":"FAILED"},{"caseNumber":"525959","date":"2016-05-31","type":"CI INSP","status":"PASSED"},{"caseNumber":"CF-2021-006061","date":"2021-01-25","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-006061","date":"2021-03-01","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-006061","date":"2021-04-05","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-086310","date":"2024-08-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-086310","date":"2024-10-01","type":null,"status":"PASSED"}],"inspYears":[{"y":2016,"fails":2,"passes":1},{"y":2021,"fails":2,"passes":1},{"y":2024,"fails":1,"passes":1}],"taxOwed":11798.08,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":11798.08,"principalDue":9386.56,"penaltyDue":563.19,"interestDue":492.8,"otherChargesDue":1355.53,"yearsOwed":1,"oldestYearOwed":2021,"mostRecentYearOwed":2021,"mostRecentPaymentDate":"2020-02-05","assessmentYear":2022,"totalAssessment":583100,"taxableAssessment":583100,"exemptAbatementAssessment":0,"homesteadValue":0,"netTaxAfterHomestead":8162.23,"actionableAtSnapshot":true,"paymentAgreementAtSnapshot":false,"bankruptcyAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.9487116753611,"lng":-75.18025727479565,"geom":{"type":"Polygon","coordinates":[[[-75.180201648,39.948816215],[-75.180252198,39.948599892],[-75.180313926,39.948608642],[-75.1802612,39.948824288],[-75.180201648,39.948816215]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2023-009804","type":"Fire Alarm Certification","inspectionDate":"2023-03-01","result":"Certified","expirationDate":"2024-03-01","buildingId":"1419864"},{"number":"BC-2024-010649","type":"Fire Alarm Certification","inspectionDate":"2024-03-12","result":"Certified","expirationDate":"2025-03-12","buildingId":"1419864"},{"number":"BC-2025-012255","type":"Fire Alarm Certification","inspectionDate":"2025-04-01","result":"Certified","expirationDate":"2026-04-01","buildingId":"1419864"},{"number":"BC-2026-010320","type":"Fire Alarm Certification","inspectionDate":"2026-04-02","result":"Certified","expirationDate":"2027-04-02","buildingId":"1419864"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19103","beds":null,"baths":null,"stories":3,"lotArea":1360,"zoning":"RM1","grade":"B-","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"1500 MARKET ST 12TH FLR E, PHILADELPHIA PA, 19102","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"APPLICATION IS FOR A VISITOR ACCOMODATIONS IN AN EXISTING STRUCTURE. \n\nThe permit for the above location cannot be issued because the proposal does not comply with the following provisions of the Philadelphia Zoning Code. (Codes can be acce","status":"Dismissed / Withdrawn","outcome":"Withdrawn","date":"2024-09-20","number":"ZP-2022-011275","relatedPermit":"ZP-2022-011275"},{"type":"LIRB Violation Appeal","grounds":"See attached","status":"Closed","outcome":"Complete","date":"2025-07-30","number":"HA-2024-003684","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":707500,"taxable":707500,"land":87676,"improvement":619824,"taxableLand":87676,"taxableImprovement":619824,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":707500,"taxable":707500,"land":87676,"improvement":619824,"taxableLand":87676,"taxableImprovement":619824,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":562000,"taxable":562000,"land":286770,"improvement":275230,"taxableLand":286770,"taxableImprovement":275230,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":578800,"taxable":578800,"land":173640,"improvement":405160,"taxableLand":173640,"taxableImprovement":405160,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":583100,"taxable":583100,"land":174930,"improvement":408170,"taxableLand":174930,"taxableImprovement":408170,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":583100,"taxable":583100,"land":174930,"improvement":408170,"taxableLand":174930,"taxableImprovement":408170,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":583100,"taxable":583100,"land":174930,"improvement":408170,"taxableLand":174930,"taxableImprovement":408170,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":906700,"taxable":906700,"land":272010,"improvement":634690,"taxableLand":272010,"taxableImprovement":634690,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":906700,"taxable":906700,"land":272010,"improvement":634690,"taxableLand":272010,"taxableImprovement":634690,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":946300,"taxable":946300,"land":283890,"improvement":662410,"taxableLand":283890,"taxableImprovement":662410,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":946300,"taxable":946300,"land":283890,"improvement":662410,"taxableLand":283890,"taxableImprovement":662410,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":921800,"taxable":921800,"land":184300,"improvement":737500,"taxableLand":184300,"taxableImprovement":737500,"exemptLand":0,"exemptImprovement":0}],"taxNow":13246,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"108860","date":"2007-10-12","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2009-01-27","scope":"REPAIRS TO BROWNSTONE AND CORNICE. SAMPLES TO BE APPROVED BY HISTORICAL COMMISSION STAFF IN FIELD"},{"number":"GM-2024-008113","date":"2024-09-20","work":"Wall Covering Replacement","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2025-04-08","scope":"EZ EXTERIOR WALL COVERINGS - For the Applications of Exterior Wall Coverings as per attached standards. Deviations from these standards shall result in permit revocation and require submission of construction and site plans. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."},{"number":"ZP-2022-011275","date":null,"work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Refused","completedDate":"2024-09-28","scope":null}],"storyTag":"Renovated & sold on","storyDelta":2.34,"timeline":[{"y":2007,"k":"permit","w":"Alteration"},{"y":2016,"k":"viol","w":"4 L&I violations"},{"y":2016,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2017,"k":"sale","p":12288800},{"y":2019,"k":"sale","p":1159750},{"y":2021,"k":"viol","w":"2 L&I violations"},{"y":2021,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2024,"k":"viol","w":"2 L&I violations"},{"y":2024,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2024,"k":"permit","w":"Wall Covering Replacement"},{"y":2024,"k":"appeal","w":"Appeal withdrawn"},{"y":2025,"k":"appeal","w":"Appeal complete"}],"rented":true,"licenses":[{"number":"404657","type":"Rental","status":"Closed","businessName":"ROY & MARY ENG (SIGNATURE INVESTMENT REALTY)","legalName":"ROY & MARY ENG","address":"2402 SPRUCE ST","revenueCode":"3202","rentalCategory":null,"units":6,"issuedDate":"2007-03-27","latestIssueDate":"2017-02-03","expirationDate":"2018-02-28","inactiveDate":"2018-04-29"},{"number":"745798","type":"Rental","status":"Closed","businessName":"Rittenhouse Portfolio Associates, LLC","legalName":"Rittenhouse Portfolio Associates, LLC","address":"2402 SPRUCE ST","revenueCode":"3202","rentalCategory":null,"units":6,"issuedDate":"2017-07-17","latestIssueDate":"2019-07-08","expirationDate":"2020-07-16","inactiveDate":null},{"number":"833253","type":"Rental","status":"Active","businessName":"2402 SPRUCE ST LLC","legalName":"2402 SPRUCE ST LLC","address":"2402 SPRUCE ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":6,"issuedDate":"2020-01-07","latestIssueDate":"2026-01-14","expirationDate":"2027-01-06","inactiveDate":null}],"licenseActivity":[{"number":"833253","type":"Rental","businessName":"2402 SPRUCE ST LLC","legalName":"2402 SPRUCE ST LLC","issuedDate":"2020-01-07","latestIssueDate":"2026-01-14","closureDate":null,"expirationDate":"2027-01-06","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"745798","type":"Rental","businessName":"Rittenhouse Portfolio Associates, LLC","legalName":"Rittenhouse Portfolio Associates, LLC","issuedDate":"2017-07-17","latestIssueDate":"2019-07-08","closureDate":"2020-07-16","expirationDate":"2020-07-16","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false},{"number":"404657","type":"Rental","businessName":"ROY & MARY ENG (SIGNATURE INVESTMENT REALTY)","legalName":"ROY & MARY ENG","issuedDate":"2007-03-27","latestIssueDate":"2017-02-03","closureDate":"2018-04-29","expirationDate":"2018-02-28","inactiveDate":"2018-04-29","status":"Closed","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","units":6,"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":["$11,798 appeared in the City's June 2022 delinquency snapshot","failed L&I inspection activity in 2021"],"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":["1 permit event since 2023","2 zoning/board appeals 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-2022-011275: Dismissed / Withdrawn · Withdrawn; related permit ZP-2022-011275.","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":"2 permits not marked completed: GM-2024-008113 (Expired), ZP-2022-011275 (Refused). 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":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$11,798.08 was recorded in the City’s 2022-06 delinquency snapshot for 2021.","why":"That is historical evidence, not today’s amount due. A current exemption, payment, credit, or assistance agreement can coexist with an older snapshot row.","action":"Check period balances and request a dated Property Payoff statement for settlement.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"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 1910 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"5 failed, 3 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Oct 1, 2024.","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":"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/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 8 historical violations across 3 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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Apr 2, 2027","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":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"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/"}]}