{"asOf":"2026-07-28T22:05:58.950Z","block":"2400-2499 N 27TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/2400-2499-n-27th-st","address":"2432-34 N 27TH ST","parcelNumber":"882014530","source":"https://property.phila.gov/?p=882014530","ownerType":"absentee","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"ZL0","buildingCodeNew":"246","buildingClass":"MISC FUNERAL HOME MASONRY","buildingClassNew":"FUNERAL HOME","useLabel":"Commercial","owner":"GARRIS BRIAN","coOwner":null,"marketValue":392000,"landAssessment":78400,"improvementAssessment":313600,"livableArea":7000,"yearBuilt":1940,"lastSale":{"price":1,"date":"2016-08-23T04:00:00Z"},"openViolations":0,"violations":[{"number":"211940449","date":"2017-08-19","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"CLOSED","resolutionDate":"2025-01-11","resolution":"CLOSED - STOP PROCESSING"},{"number":"211940450","date":"2017-08-19","code":"A-504.1/3","title":"SWO- CONSTR W/O BLDG PERMIT","status":"CLOSED","resolutionDate":"2025-01-11","resolution":"CLOSED - STOP PROCESSING"},{"number":"211940447","date":"2017-08-19","code":"A-901.13/1","title":"PENALTY- NO BLDG PERM INFO","status":"CLOSED","resolutionDate":"2025-01-11","resolution":"CLOSED - STOP PROCESSING"},{"number":"211940448","date":"2017-08-19","code":"A-301.1/3","title":"PERMB- ALTER REP'R EXT PORTION","status":"CLOSED","resolutionDate":"2025-01-11","resolution":"CLOSED - STOP PROCESSING"},{"number":"VI-2020-008873","date":"2020-06-08","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"CLOSED","resolutionDate":"2020-09-10","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2020-008874","date":"2020-06-08","code":"PM15-302.8","title":"EXTERIOR AREA MOTOR VEHICLE WITHIN THE PROPERTY LINE","status":"CLOSED","resolutionDate":"2020-09-10","resolution":"CLOSED - WRITTEN IN ERROR"}],"violationCases":[{"number":"600325","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"COMPLIED, BALANCE DUE","createdDate":"2017-08-19","completedDate":null,"violations":[{"number":"211940449","date":"2017-08-19","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"CLOSED","resolutionDate":"2025-01-11","resolution":"CLOSED - STOP PROCESSING"},{"number":"211940450","date":"2017-08-19","code":"A-504.1/3","title":"SWO- CONSTR W/O BLDG PERMIT","status":"CLOSED","resolutionDate":"2025-01-11","resolution":"CLOSED - STOP PROCESSING"},{"number":"211940447","date":"2017-08-19","code":"A-901.13/1","title":"PENALTY- NO BLDG PERM INFO","status":"CLOSED","resolutionDate":"2025-01-11","resolution":"CLOSED - STOP PROCESSING"},{"number":"211940448","date":"2017-08-19","code":"A-301.1/3","title":"PERMB- ALTER REP'R EXT PORTION","status":"CLOSED","resolutionDate":"2025-01-11","resolution":"CLOSED - STOP PROCESSING"}]},{"number":"CF-2020-023422","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2020-06-08","completedDate":"2020-09-10","violations":[{"number":"VI-2020-008873","date":"2020-06-08","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"CLOSED","resolutionDate":"2020-09-10","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2020-008874","date":"2020-06-08","code":"PM15-302.8","title":"EXTERIOR AREA MOTOR VEHICLE WITHIN THE PROPERTY LINE","status":"CLOSED","resolutionDate":"2020-09-10","resolution":"CLOSED - WRITTEN IN ERROR"}]}],"violYears":[{"y":2017,"n":4,"worst":null},{"y":2020,"n":2,"worst":null}],"investigations":[{"caseNumber":"600325","date":"2017-08-19","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"600325","date":"2017-09-26","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"600325","date":"2017-11-02","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"600325","date":"2018-05-10","type":"PRECOURT","status":"FAILED"},{"caseNumber":"600325","date":"2018-10-31","type":"PRECOURT","status":"FAILED"},{"caseNumber":"600325","date":"2019-05-02","type":"PRECOURT","status":"FAILED"},{"caseNumber":"600325","date":"2019-07-10","type":"PRECOURT","status":"FAILED"},{"caseNumber":"600325","date":"2019-07-31","type":"PRECOURT","status":"FAILED"},{"caseNumber":"600325","date":"2019-10-31","type":"PRECOURT","status":"FAILED"},{"caseNumber":"CF-2020-023422","date":"2020-06-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-023422","date":"2020-09-10","type":null,"status":"PASSED"},{"caseNumber":"600325","date":"2025-01-11","type":null,"status":"PASSED"}],"inspYears":[{"y":2017,"fails":2,"passes":0},{"y":2018,"fails":2,"passes":0},{"y":2019,"fails":4,"passes":0},{"y":2020,"fails":1,"passes":1},{"y":2025,"fails":0,"passes":1}],"taxOwed":31427.23,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":31427.23,"principalDue":15381.78,"penaltyDue":1730.09,"interestDue":8977.41,"otherChargesDue":5337.95,"yearsOwed":6,"oldestYearOwed":2016,"mostRecentYearOwed":2021,"mostRecentPaymentDate":"2022-02-15","assessmentYear":2022,"totalAssessment":123900,"taxableAssessment":123900,"exemptAbatementAssessment":0,"homesteadValue":0,"netTaxAfterHomestead":1734.35,"actionableAtSnapshot":false,"paymentAgreementAtSnapshot":true,"bankruptcyAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.99318802294661,"lng":-75.17659784425464,"geom":{"type":"Polygon","coordinates":[[[-75.176371869,39.993215609],[-75.176395646,39.993107511],[-75.176829077,39.993161622],[-75.176794732,39.993268258],[-75.176371869,39.993215609]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19132","beds":null,"baths":null,"stories":2,"lotArea":4832,"zoning":"RSA5","grade":"A-","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"415 SOUTHERN VIEW DR, SMYRNA DE, 19977","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR DOCUMENTATION OF CREATION OF TWO (2) LOTS (2432 - 34 N. 27TH STREET AND 2436\nN. 27TH STREET) FROM ONE (1) LOT (2432 - 2436 N. 27TH ST). EXPANSION OF FUNERAL HOME (FUNERAL AND MORTUARY SERVICES) TO 2ND FLOOR WITH EXISTING FUNERAL ","status":"OPEN","outcome":"Dismissed","date":"2019-05-01","number":"36451","relatedPermit":"925275"},{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR THE ERECTION OF A ONE-STORY REAR ADDITION AS PART OF AN EXISTING THREE-STORY ATTACHED STRUCTURE, FOR USE AS FUNERAL AND MORTUARY SERVICES.  SIZE AND LOCATION AS SHOWN ON THE APPLICATION / PLAN.","status":"Completed","outcome":"Granted","date":"2022-05-09","number":"ZP-2021-004246","relatedPermit":"ZP-2021-004246"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":531100,"taxable":531100,"land":48300,"improvement":482800,"taxableLand":48300,"taxableImprovement":482800,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":531100,"taxable":531100,"land":48300,"improvement":482800,"taxableLand":48300,"taxableImprovement":482800,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":124000,"taxable":124000,"land":24800,"improvement":99200,"taxableLand":24800,"taxableImprovement":99200,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":123900,"taxable":123900,"land":24780,"improvement":99120,"taxableLand":24780,"taxableImprovement":99120,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":123900,"taxable":123900,"land":24780,"improvement":99120,"taxableLand":24780,"taxableImprovement":99120,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":123900,"taxable":123900,"land":24780,"improvement":99120,"taxableLand":24780,"taxableImprovement":99120,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":123900,"taxable":123900,"land":24780,"improvement":99120,"taxableLand":24780,"taxableImprovement":99120,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":350000,"taxable":350000,"land":70000,"improvement":280000,"taxableLand":70000,"taxableImprovement":280000,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":350000,"taxable":350000,"land":70000,"improvement":280000,"taxableLand":70000,"taxableImprovement":280000,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":315000,"taxable":315000,"land":63000,"improvement":252000,"taxableLand":63000,"taxableImprovement":252000,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":315000,"taxable":315000,"land":63000,"improvement":252000,"taxableLand":63000,"taxableImprovement":252000,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":392000,"taxable":392000,"land":78400,"improvement":313600,"taxableLand":78400,"taxableImprovement":313600,"exemptLand":0,"exemptImprovement":0}],"taxNow":4409,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"969300","date":"2019-04-29","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Expired","completedDate":"2022-06-14","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES-INSTALL ONE FURNACE, 140000BTU 90% WITH A/C 6TON For the installation of new ductwork, registers/grilles/diffusers, and warm-air appliances as per attached standard. Deviations from this standard will result in permit revocation and require submission of construction plans."},{"number":"969252","date":"2019-04-29","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Expired","completedDate":"2022-06-15","scope":"EZ PERMIT STADARD ALTERATIONS-PERFORM MINOR DEMO OF NONLOAD BEARING PARTITION WALLS. INSTALL GYPBOARD, TRIM AND OTHER FINISHES. For alterations to an existing one family dwelling as per attached standard. Deviations from this standard will result in permit revocation and require submission of construction plans.STRUCTURAL ALTERATION OR REPAIR IS EXPRESSLY PROHIBITED UNDER THIS PERMIT. PROHIBITED STRUCTURAL WORK INCLUDES ANY MODIFICATION TO EXTERIOR WALLS, PARTY WALLS, FLOOR/ROOF FRAMING, FOUNDATIONS, AND EXCAVATIONS (I.E. DIGGING IN BASEMENT). NO WORK TO BE PERFORMED IN BASEMENT."},{"number":"ZP-2021-004246","date":"2022-04-13","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF A ONE-STORY REAR ADDITION AS PART OF AN EXISTING THREE-STORY ATTACHED STRUCTURE. SIZE AND LOCATION AS SHOWN ON THE APPLICATION / PLAN."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2017,"k":"viol","w":"4 L&I violations"},{"y":2018,"k":"insp","w":"Inspection failed ×2"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"Addition and/or Alteration"},{"y":2019,"k":"appeal","w":"Appeal dismissed"},{"y":2019,"k":"insp","w":"Inspection failed ×4"},{"y":2020,"k":"viol","w":"2 L&I violations"},{"y":2020,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2022,"k":"permit","w":"New construction, addition, GFA change"},{"y":2022,"k":"appeal","w":"Appeal granted"},{"y":2025,"k":"insp","w":"Inspection passed"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-27","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #ZP-2021-004246: Completed · Granted; related permit ZP-2021-004246.","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: 969300 (Expired), 969252 (Expired). 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":"$31,427.23 was recorded in the City’s 2022-06 delinquency snapshot for 2016–2021.","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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"9 failed, 2 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Jan 11, 2025.","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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 6 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/"}]}