{"asOf":"2026-07-29T18:09:16.339Z","block":"1500-1599 W ERIE AVE","blockUrl":"https://philadelphia.blockreport.homes/block/1500-1599-w-erie-ave","address":"1500 W ERIE AVE","parcelNumber":"882012330","source":"https://property.phila.gov/?p=882012330","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"BC0","buildingCodeNew":"822","buildingClass":"STR/OFF 3 STY MASONRY","buildingClassNew":"BSMTRETAIL MXD-COM/RES-BA RES","useLabel":"Commercial","owner":"QUATRE MANAGEMENT LLC","coOwner":null,"marketValue":297400,"landAssessment":59400,"improvementAssessment":238000,"livableArea":2880,"yearBuilt":1930,"lastSale":{"price":186000,"date":"2021-12-08T05:00:00Z"},"openViolations":12,"violations":[{"number":"4595798","date":"2018-01-02","code":"FC-13-915.1","title":"FIRE ALARM 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CLEARANCE\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-090830","date":"2025-11-18","code":"PM15-109.1","title":"UNFIT STRUCTURE","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-090831","date":"2025-11-18","code":"F-604.6","title":"UNAPPROVED CONDITIONS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-090875","date":"2025-11-18","code":"A-701.1/3","title":"NEW USE OCCUPIED PRIOR TO CO","status":"CLOSED","resolutionDate":"2025-11-26","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2025-090876","date":"2025-11-18","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-042933","date":"2026-06-12","code":"9-3902 (2)","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"617237","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2018-01-02","completedDate":"2018-03-08","violations":[{"number":"4595798","date":"2018-01-02","code":"FC-13-915.1","title":"FIRE ALARM TESTED/CERTIFIED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4595799","date":"2018-01-02","code":"PM15-603.1","title":"MECH - MECHANICAL EQUIPMENT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2023-034361","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"IN VIOLATION","createdDate":"2023-04-24","completedDate":null,"violations":[{"number":"VI-2023-026183","date":"2023-04-24","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2024-06-21","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-026184","date":"2023-04-24","code":"F-1103.8","title":"SINGLE- & MULTIPLE-STATION SMOKE ALARMS\n","status":"COMPLIED","resolutionDate":"2024-06-21","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-026185","date":"2023-04-24","code":"9-3902 (2)","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"COMPLIED","resolutionDate":"2024-02-16","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2025-126036","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2025-11-19","completedDate":"2025-11-20","violations":[{"number":"VI-2025-090652","date":"2025-11-19","code":"F-901.6","title":"INSPECTION, TESTING & MAINTENANCE\n","status":"CLOSED","resolutionDate":"2025-11-20","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2025-090653","date":"2025-11-19","code":"F-901.6.4.2","title":"SUBMISSION OF CERTIFICATIONS\n","status":"CLOSED","resolutionDate":"2025-11-20","resolution":"CLOSED - WRITTEN IN ERROR"}]},{"number":"CF-2025-126206","type":"NOTICE OF VIOLATION","priority":"ADMINISTRATIVE NOTICE OF VIOLATION","responsibility":"QOL PROPERTY MAINTENANCE INVESTIGATOR","status":"IN VIOLATION","createdDate":"2025-11-20","completedDate":null,"violations":[{"number":"VI-2025-090874","date":"2025-11-18","code":"A-301.1/65","title":"NEW USE","status":"CLOSED","resolutionDate":"2025-11-26","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2025-090833","date":"2025-11-18","code":"PM15-604.1","title":"ELECTRICAL- REQUIRED","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-090839","date":"2025-11-18","code":"F-604.1","title":"ABATEMENT OF ELECTRICAL HAZARDS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-090832","date":"2025-11-18","code":"F-604.3","title":"WORKING SPACE & CLEARANCE\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-090830","date":"2025-11-18","code":"PM15-109.1","title":"UNFIT STRUCTURE","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-090831","date":"2025-11-18","code":"F-604.6","title":"UNAPPROVED CONDITIONS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-090875","date":"2025-11-18","code":"A-701.1/3","title":"NEW USE OCCUPIED PRIOR TO CO","status":"CLOSED","resolutionDate":"2025-11-26","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2025-090876","date":"2025-11-18","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null}]},{"number":"CF-2026-064233","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL PROACTIVE RENTAL INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-06-04","completedDate":null,"violations":[{"number":"VI-2026-042933","date":"2026-06-12","code":"9-3902 (2)","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2018,"n":2,"worst":null},{"y":2023,"n":3,"worst":null},{"y":2025,"n":10,"worst":null},{"y":2026,"n":1,"worst":null}],"investigations":[{"caseNumber":"617237","date":"2018-01-02","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"617237","date":"2018-02-22","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"617237","date":"2018-03-02","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"CF-2023-034361","date":"2023-04-24","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-034361","date":"2023-05-31","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-034361","date":"2023-09-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-034361","date":"2024-02-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-034361","date":"2024-04-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-034361","date":"2024-06-21","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-126036","date":"2025-11-19","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-126206","date":"2025-11-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-126036","date":"2025-11-20","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-126206","date":"2025-11-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-064233","date":"2026-06-12","type":null,"status":"FAILED"}],"inspYears":[{"y":2018,"fails":2,"passes":1},{"y":2023,"fails":3,"passes":0},{"y":2024,"fails":3,"passes":0},{"y":2025,"fails":3,"passes":1},{"y":2026,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.00919542495359,"lng":-75.15306614218798,"geom":{"type":"Polygon","coordinates":[[[-75.153013576,40.009297688],[-75.153064108,40.009059565],[-75.153123829,40.009067298],[-75.153068565,40.009331027],[-75.153008255,40.009322812],[-75.153013576,40.009297688]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2024-016489","type":"Fire Alarm Certification","inspectionDate":"2024-05-31","result":"Certified","expirationDate":"2025-05-31","buildingId":"1213092"},{"number":"BC-2025-031592","type":"Fire Alarm Certification","inspectionDate":"2025-11-26","result":"Certified","expirationDate":"2026-11-26","buildingId":"1213092"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19140","beds":null,"baths":null,"stories":3,"lotArea":1552,"zoning":"RSA5","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"5946 GERMANTOWN AVENUE, PHILADELPHIA PA, 19144","mailOut":false,"appeals":[],"taxYears":[{"year":2014,"total":904.48,"principal":673.92,"interest":45.49,"penalty":47.17}],"taxNet":904.48,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":82000,"taxable":82000,"land":15600,"improvement":66400,"taxableLand":15600,"taxableImprovement":66400,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":82000,"taxable":82000,"land":15600,"improvement":66400,"taxableLand":15600,"taxableImprovement":66400,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":118600,"taxable":118600,"land":23720,"improvement":94880,"taxableLand":23720,"taxableImprovement":94880,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":114900,"taxable":114900,"land":22980,"improvement":91920,"taxableLand":22980,"taxableImprovement":91920,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":115700,"taxable":115700,"land":23140,"improvement":92560,"taxableLand":23140,"taxableImprovement":92560,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":115700,"taxable":115700,"land":23140,"improvement":92560,"taxableLand":23140,"taxableImprovement":92560,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":115700,"taxable":115700,"land":23140,"improvement":92560,"taxableLand":23140,"taxableImprovement":92560,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":126400,"taxable":126400,"land":25286,"improvement":101114,"taxableLand":25286,"taxableImprovement":101114,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":126400,"taxable":126400,"land":25286,"improvement":101114,"taxableLand":25286,"taxableImprovement":101114,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":288800,"taxable":288800,"land":57760,"improvement":231040,"taxableLand":57760,"taxableImprovement":231040,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":288800,"taxable":288800,"land":57760,"improvement":231040,"taxableLand":57760,"taxableImprovement":231040,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":297400,"taxable":297400,"land":59400,"improvement":238000,"taxableLand":59400,"taxableImprovement":238000,"exemptLand":0,"exemptImprovement":0}],"taxNow":4043,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"449384","date":"2013-01-30","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2013-02-14","scope":"REPLACE CURB TRAP AND MD.(SFD)PA1#20130211308"}],"storyTag":"Improved","storyDelta":61,"timeline":[{"y":2013,"k":"permit","w":"Plumbing"},{"y":2018,"k":"viol","w":"2 L&I violations"},{"y":2018,"k":"sale","p":3000},{"y":2021,"k":"sale","p":186000},{"y":2023,"k":"viol","w":"3 L&I violations"},{"y":2023,"k":"insp","w":"Inspection failed ×3"},{"y":2024,"k":"insp","w":"Inspection failed ×3"},{"y":2025,"k":"viol","w":"10 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 3 failed, 1 passed"},{"y":2026,"k":"viol","w":"L&I violation"},{"y":2026,"k":"insp","w":"Inspection failed"}],"rented":false,"licenses":[{"number":"889251","type":"Rental","status":"Inactive","businessName":"aminah perez (quatre management)","legalName":"aminah perez","address":"1500 W ERIE AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":6,"issuedDate":"2022-03-08","latestIssueDate":"2025-01-22","expirationDate":"2026-03-07","inactiveDate":"2026-05-06"}],"licenseActivity":[{"number":"889251","type":"Rental","businessName":"aminah perez (quatre management)","legalName":"aminah perez","issuedDate":"2022-03-08","latestIssueDate":"2025-01-22","closureDate":"2026-05-06","expirationDate":"2026-03-07","inactiveDate":"2026-05-06","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-28","signals":[{"kind":"record-pressure","level":"strong","title":"Records to verify together","summary":"Several independent, separately dated records stack up here and deserve prompt verification.","evidence":["12 open L&I violations","a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2023, 2024, 2025, 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 128% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $126,400 to $288,800","no permit shown in 2024-2026"],"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":"The history also contains “NEW USE.”","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":"12 open L&I violations","finding":"16 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"12 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jun 12, 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":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as commercial. 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":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Nov 26, 2026","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/"}]}