{"asOf":"2026-07-22T23:53:06.853Z","block":"3900-3999 SPRUCE ST","blockUrl":"https://philadelphia.blockreport.homes/block/3900-3999-spruce-st","address":"3940 SPRUCE ST","parcelNumber":"881822585","source":"https://property.phila.gov/?p=881822585","ownerType":"investor","kind":"multi-family","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":true,"institutional":false,"buildingCode":"X30","buildingCodeNew":"217","buildingClass":"HOTEL/RM HSE 2 STY MASON","buildingClassNew":"BOARDING/ROOMING HOSUE","useLabel":"Hotel","owner":"TRUSTEES OF THE UNIVERSIT","coOwner":null,"marketValue":1283100,"landAssessment":320775,"improvementAssessment":962325,"livableArea":42000,"yearBuilt":2011,"lastSale":{"price":10,"date":"2009-09-30T04:00:00Z"},"openViolations":3,"violations":[{"number":"723219","date":"2007-11-02","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2026-004739","date":"2026-01-23","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-004740","date":"2026-01-23","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-004738","date":"2026-01-23","code":"F-315.3.3","title":"EQUIPMENT ROOMS\n","status":"COMPLIED","resolutionDate":"2026-04-16","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"133404","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2007-11-02","completedDate":"2011-05-18","violations":[{"number":"723219","date":"2007-11-02","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2026-007217","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QUALITY OF LIFE COURTS","status":"IN VIOLATION","createdDate":"2026-01-23","completedDate":null,"violations":[{"number":"VI-2026-004739","date":"2026-01-23","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-004740","date":"2026-01-23","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-004738","date":"2026-01-23","code":"F-315.3.3","title":"EQUIPMENT ROOMS\n","status":"COMPLIED","resolutionDate":"2026-04-16","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2007,"n":1,"worst":null},{"y":2026,"n":3,"worst":null}],"investigations":[{"caseNumber":"133404","date":"2007-11-02","type":"BC INSP","status":"FAILED"},{"caseNumber":"133404","date":"2011-05-17","type":"BC INSP","status":"PASSED"},{"caseNumber":"CF-2026-007217","date":"2026-01-23","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-007217","date":"2026-03-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-007217","date":"2026-04-16","type":null,"status":"FAILED"}],"inspYears":[{"y":2007,"fails":1,"passes":0},{"y":2011,"fails":0,"passes":1},{"y":2026,"fails":3,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.951381914716286,"lng":-75.20268960616478,"geom":{"type":"Polygon","coordinates":[[[-75.202557629,39.951166225],[-75.202907268,39.95120905],[-75.202821546,39.951598886],[-75.202471189,39.95155287],[-75.202557629,39.951166225]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19104","beds":null,"baths":null,"stories":2,"lotArea":3713,"zoning":"RM1","grade":"A-","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"3101 WALNUT ST, PHILADELPHIA PA, 19104","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE RELOCATION OF LOT LINES TO CREATE ONE (1) LOT FROM TWO (2) LOTS, FOR THE ERECTION OF A TWO (2) STORY DETACHED STRUCTURE MAX HEIGHT NOT TO EXCEED 35 FT FOR USE AS A ROOMING HOUSE  BY PATIENTS UNDERGOING ORGAN TRANSPLANT SURGER","status":"CLOSED","outcome":"Granted with conditions","date":"2009-11-18","number":"10180","relatedPermit":"233297"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":722500,"taxable":0,"land":464100,"improvement":258400,"taxableLand":0,"taxableImprovement":0,"exemptLand":464100,"exemptImprovement":258400},{"y":2017,"v":722500,"taxable":0,"land":464100,"improvement":258400,"taxableLand":0,"taxableImprovement":0,"exemptLand":464100,"exemptImprovement":258400},{"y":2018,"v":1245800,"taxable":0,"land":311450,"improvement":934350,"taxableLand":0,"taxableImprovement":0,"exemptLand":311450,"exemptImprovement":934350},{"y":2019,"v":1283100,"taxable":0,"land":320775,"improvement":962325,"taxableLand":0,"taxableImprovement":0,"exemptLand":320775,"exemptImprovement":962325},{"y":2020,"v":1283100,"taxable":0,"land":320775,"improvement":962325,"taxableLand":0,"taxableImprovement":0,"exemptLand":320775,"exemptImprovement":962325},{"y":2021,"v":1283100,"taxable":0,"land":320775,"improvement":962325,"taxableLand":0,"taxableImprovement":0,"exemptLand":320775,"exemptImprovement":962325},{"y":2022,"v":1283100,"taxable":0,"land":320775,"improvement":962325,"taxableLand":0,"taxableImprovement":0,"exemptLand":320775,"exemptImprovement":962325},{"y":2023,"v":1283100,"taxable":0,"land":320775,"improvement":962325,"taxableLand":0,"taxableImprovement":0,"exemptLand":320775,"exemptImprovement":962325},{"y":2024,"v":1283100,"taxable":0,"land":320775,"improvement":962325,"taxableLand":0,"taxableImprovement":0,"exemptLand":320775,"exemptImprovement":962325},{"y":2025,"v":1283100,"taxable":0,"land":320775,"improvement":962325,"taxableLand":0,"taxableImprovement":0,"exemptLand":320775,"exemptImprovement":962325},{"y":2026,"v":1283100,"taxable":0,"land":320775,"improvement":962325,"taxableLand":0,"taxableImprovement":0,"exemptLand":320775,"exemptImprovement":962325},{"y":2027,"v":1283100,"taxable":0,"land":320775,"improvement":962325,"taxableLand":0,"taxableImprovement":0,"exemptLand":320775,"exemptImprovement":962325}],"taxNow":0,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"251224","date":"2010-01-04","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2010-01-04","scope":"CONSTRUCTION OF ROOMING HOUSE FOR PATIENTS UNDERGOING ORGAN TRANSPLANT SURGERY"},{"number":"233297","date":"2010-01-08","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2010-01-08","scope":"CONSTRUCTION OF ROOMING HOUSE FOR PATIENTS UNDERGOING ORGAN TRANSPLANT SURGERY"},{"number":"249119","date":"2010-05-25","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2010-05-25","scope":"FOUNDATION ONLY PERMIT"},{"number":"268667","date":"2010-06-02","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2011-07-14","scope":"ERECTION OF A 2 STORY DETACHED STRUCTURE. FOUNDATION PERMIT ISSUED UNDER AP#249119."},{"number":"285848","date":"2010-07-14","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2010-12-29","scope":"INSTALLING NEW BATHROOM FIXTURES (LAVS,WC,UR,MR,FD) SANITARY LINES, AND WATER LINES SERVING THE NEW FIXTURES. INSTALLING THE RAIN WATER CONDUCTORS WITHIN THE BUILDING SPACE."},{"number":"299257","date":"2010-09-01","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2011-01-13","scope":"INSTALL 8\" SANITARY LATERAL, INSTALL 6\" STORM TO TIE ON 5' FROM BUILDING"},{"number":"285857","date":"2010-10-13","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2011-05-09","scope":"INSTALL NEW HVAC THROUGHOUT FIRST AND SECOND FLOORS."},{"number":"302845","date":"2010-11-15","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2011-06-29","scope":"NEW 2 STORY BLD,1ST FLOOR COMMON/COMMUNITY SPACE,2ND FLOOR 12 HOTEL/BEDROOMS TO BE USED BY THE FAMILY MEMBER OF PATIENTS UNDERGOING TRANSPLANTS SURGERY,SIMILAR TO A (RONALD MCDONALD) HOUSE PER 2008 NEC"},{"number":"306599","date":"2010-11-15","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2011-07-14","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM & SPRINKLER SYSTEM,FDC, SERVICE LINE, THROUGHOUT ENTIRE BLDG ON LEVELS 1 & 2"},{"number":"336970","date":"2011-04-21","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2011-04-21","scope":"TEMPORARY CERTIFICATE OF OCCUPANCY (180 DAY) IN ASSOCIATION WITH A/P# 268667"},{"number":"334522","date":"2011-05-26","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2011-05-26","scope":"ADDITION OF 3 FOOT HIGH METAL FENCE ALONG SPRUCE ST AND A 6FT HIGH CEDAR/WOOD FENCE WITHIN THE PROPERTY LINE ON THE EAST AND WEST SIDES OF THE PROPERTY"},{"number":"CP-2024-006329","date":"2025-01-16","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2026-04-20","scope":"FOR LEVEL 1 ALTERATIONS TO REPAIR DRYWALL AS NEEDED. FOR USE AS PREVIOUSLY APPROVED. NO ALTERATIONS TO FIRE RATED ASSEMBLIES. AS PER APPROVED PLANS."},{"number":"MP-2025-002655","date":"2025-05-27","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2026-04-20","scope":"FOR INSTALLATION OF HVAC APPLIANCES AND EQUIPMENT PER APPROVED PLANS AND MANUFACTURER'S SPECIFICATIONS."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2010,"k":"permit","w":"Plumbing"},{"y":2010,"k":"permit","w":"Plumbing"},{"y":2010,"k":"permit","w":"Mechanical"},{"y":2010,"k":"permit","w":"Electrical"},{"y":2010,"k":"permit","w":"Suppression"},{"y":2011,"k":"permit","w":"Administrative"},{"y":2011,"k":"permit","w":"Zoning"},{"y":2011,"k":"insp","w":"Inspection passed"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2026,"k":"viol","w":"3 L&I violations"},{"y":2026,"k":"insp","w":"Inspection failed ×3"}],"rented":false,"licenses":[{"number":"269822","type":"Rental","status":"Inactive","businessName":"TRUSTEES UNIV OF PENNA (ATTEN: BILL TURNER)","legalName":"TRUSTEES UNIV OF PENNA","address":"3940 SPRUCE ST","revenueCode":"3202","rentalCategory":null,"units":20,"issuedDate":"2004-09-15","latestIssueDate":"2005-02-26","expirationDate":"2006-02-28","inactiveDate":"2012-10-05"}],"licenseActivity":[{"number":"269822","type":"Rental","businessName":"TRUSTEES UNIV OF PENNA (ATTEN: BILL TURNER)","legalName":"TRUSTEES UNIV OF PENNA","issuedDate":"2004-09-15","latestIssueDate":"2005-02-26","closureDate":"2012-10-05","expirationDate":"2006-02-28","inactiveDate":"2012-10-05","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-21","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":["3 open L&I violations","failed L&I inspection activity in 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #10180: CLOSED · Granted with conditions; related permit 233297. Use permit #251224: 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":"violations","level":"attention","title":"3 open L&I violations","finding":"4 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"4 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Apr 16, 2026.","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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"2 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":"full-tax-exemption","level":"verify","title":"OPA shows a full exemption; its legal basis is unverified","finding":"OPA currently marks the land and building assessment fully tax-exempt; BlockReport does not receive the exemption determination or basis.","why":"Full OPA exemptions can have different legal bases, including government, religious, charitable/institutional, veteran, or other treatment. The current owner/use record is not a buyer’s tax forecast.","action":"Confirm the exact exemption basis, buyer eligibility, and next tax-year treatment directly with OPA.","url":"https://www.phila.gov/departments/office-of-property-assessment/tax-exemptions-and-abatements/"},{"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/"}]}