{"asOf":"2026-07-25T12:25:57.557Z","block":"400-499 S 60TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/400-499-s-60th-st","address":"427 S 60TH ST","parcelNumber":"882019010","source":"https://property.phila.gov/?p=882019010","ownerType":"absentee","kind":"commercial","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"AB0","buildingCodeNew":"820","buildingClass":"STORE 2 STY MASONRY","buildingClassNew":"ROW MIXED-COM/RES-BLT AS RES","useLabel":"Store","owner":"CHAMBERS-GRAY MILLICENT","coOwner":"GRAY IAN","marketValue":203900,"landAssessment":40700,"improvementAssessment":163200,"livableArea":2336,"yearBuilt":1920,"lastSale":{"price":23000,"date":"2012-11-08T05:00:00Z"},"openViolations":0,"violations":[{"number":"1887787","date":"2010-10-14","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"255186","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2010-10-15","completedDate":"2014-03-07","violations":[{"number":"1887787","date":"2010-10-14","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2010,"n":1,"worst":null}],"investigations":[{"caseNumber":"87665","date":"2006-10-30","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"255186","date":"2010-10-14","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"255186","date":"2010-11-15","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"255186","date":"2014-03-07","type":"HCEU INSP","status":"CLOSED"}],"inspYears":[{"y":2010,"fails":2,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.95477596801882,"lng":-75.24200701492934,"geom":{"type":"Polygon","coordinates":[[[-75.241860308,39.954781174],[-75.241869877,39.95473641],[-75.242153764,39.954770728],[-75.24214392,39.95481555],[-75.241860308,39.954781174]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19143","beds":null,"baths":null,"stories":2,"lotArea":1296,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"539 N SIMPSON ST, PHILADELPHIA PA, 19151","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":111400,"taxable":111400,"land":6369,"improvement":105031,"taxableLand":6369,"taxableImprovement":105031,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":111400,"taxable":111400,"land":6369,"improvement":105031,"taxableLand":6369,"taxableImprovement":105031,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":121000,"taxable":121000,"land":24200,"improvement":96800,"taxableLand":24200,"taxableImprovement":96800,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":110900,"taxable":110900,"land":22180,"improvement":88720,"taxableLand":22180,"taxableImprovement":88720,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":111700,"taxable":111700,"land":22340,"improvement":89360,"taxableLand":22340,"taxableImprovement":89360,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":111700,"taxable":111700,"land":22340,"improvement":89360,"taxableLand":22340,"taxableImprovement":89360,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":111700,"taxable":111700,"land":22340,"improvement":89360,"taxableLand":22340,"taxableImprovement":89360,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":198800,"taxable":198800,"land":39760,"improvement":159040,"taxableLand":39760,"taxableImprovement":159040,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":198800,"taxable":198800,"land":39760,"improvement":159040,"taxableLand":39760,"taxableImprovement":159040,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":203900,"taxable":203900,"land":40780,"improvement":163120,"taxableLand":40780,"taxableImprovement":163120,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":203900,"taxable":203900,"land":40780,"improvement":163120,"taxableLand":40780,"taxableImprovement":163120,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":203900,"taxable":203900,"land":40700,"improvement":163200,"taxableLand":40700,"taxableImprovement":163200,"exemptLand":0,"exemptImprovement":0}],"taxNow":2854,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"443488","date":"2012-12-13","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2013-12-19","scope":"2245 SQUARE FEET, INTERIOR DEMOLITION OF NON LOAD BEARING WALLS AND CEILINGS ONLY. NO OTHER WORK ALLOWED UNDER THIS PERMIT. SEPARATE PERMITS REQUIRED FOR RENOVATION. NO STRUCTURAL CHANGES. MUST MAINTAIN ALL CODE REQUIRED FIRE RATING ON WALL AND FLOOR/CEILING ASSEMBLIES. THREE SETS OF PLANS DRAWN TO PROFESSIONAL QUALITY ARE TO BE SUBMITTED FOR REVIEW AND APPROVAL BY THE DEPARTMENT BEFORE WORK ON RENOVATION STARTS."},{"number":"467273","date":"2013-04-24","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2013-04-24","scope":"RENOVATE EXISTING (2) STORY BUILDING INTO UNI-SEX HAIR SALON."},{"number":"450072","date":"2013-05-15","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"COMPLETE CHANGE OF OCCUPANCY WITH LEVEL 3 ALTERATIONS TO AN EXISTING (2) STORY BUILDING AS PER APPROVED PLANS. **SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL AND PLUMBING**"},{"number":"467275","date":"2013-05-15","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"EXPIRED","completedDate":null,"scope":"INSTALLATION OF NEW HVAC SYSTEM TO CONVERTED HAIR SALON AS PER APPROVED PLANS."},{"number":"541498","date":"2014-06-06","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-05-02","scope":"REPLACE STACK AND WASTE AND WATER LINE AND SET FIXTURE 2 WC,2 LAV SINK AND 1 SHOWER (COMM)"},{"number":"548068","date":"2014-07-10","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"EXPIRED","completedDate":"2015-12-09","scope":"INSTALL 115,000 BTU GAS FURNACE, 5 TON COIL, 5 TON CONDENSER W/ASSOCIATED DUCTWORK. *** NO PENETRATIONS OF RATED ASSEMBLIES***"},{"number":"612936","date":"2015-10-13","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-06-27","scope":"INSTALL WIRING THROUGH OUT A 2 STORY BEAUTY SALON AS PER 2008 NEC (WEST DISTRICT) INSTALL FIRE ALARM SYSTEM AS PER NFPA72"},{"number":"790876","date":"2017-06-13","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2017-06-13","scope":"FOR THE USE OF RETAIL SALES OF CONSUMER PRODUCTS (SHOES) IN A PREVIOULY VACANT BUILDING WITH BUSINESS AND OFFICE ON THE 2ND FLOOR, BASEMENT TO REMAIN VACANT. (NO SIGN PERMIT ON THIS APPLICATION)"},{"number":"860396","date":"2019-01-04","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-06-27","scope":"FOR LEVEL II ALTERATION AS PER IEBC WORK AREA DESIGN METHOD TO CREATE A RETAIL SALES OF CONSUMER PRODUCTS ON THE FIRST FLOOR. THE 2ND FLOOR IS REMAINED AS VACANT SPACE.(SEPARATE USE REGISTRATION AND FIT-OUT PERMITS REQUIRED PRIOR TO OCCUPANCY).SEPARATE PERMITS REQUIRED FOR PLUM, MECH AND ELEC WORK."},{"number":"PP-2021-011969","date":"2021-07-07","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-07-12","scope":"Replacement of 5x4\" house trap, FAI and 4\" main house drain from sidewalk to front wall inside basement only. PPC 2018"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2010,"k":"insp","w":"Inspection failed ×2"},{"y":2012,"k":"sale","p":23000},{"y":2012,"k":"permit","w":"Demolition"},{"y":2013,"k":"permit","w":"Use"},{"y":2013,"k":"permit","w":"Major alteration"},{"y":2013,"k":"permit","w":"Mechanical"},{"y":2014,"k":"permit","w":"Plumbing"},{"y":2014,"k":"permit","w":"Mechanical"},{"y":2015,"k":"permit","w":"Electrical"},{"y":2017,"k":"permit","w":"Use"},{"y":2019,"k":"permit","w":"Major alteration"},{"y":2021,"k":"permit","w":"Alterations"}],"rented":false,"licenses":[{"number":"603839","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"CHAMBERS-GRAY MILLICENT  GRAY IAN","legalName":"CHAMBERS-GRAY MILLICENT  GRAY IAN","address":"427 S 60TH ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2013-08-29","latestIssueDate":"2018-03-16","expirationDate":"2019-02-28","inactiveDate":"2019-04-29"}],"licenseActivity":[{"number":"603839","type":"Vacant Residential Property / Lot","businessName":"CHAMBERS-GRAY MILLICENT  GRAY IAN","legalName":"CHAMBERS-GRAY MILLICENT  GRAY IAN","issuedDate":"2013-08-29","latestIssueDate":"2018-03-16","closureDate":"2019-04-29","expirationDate":"2019-02-28","inactiveDate":"2019-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #467273: 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":"3 permits not marked completed: 450072 (EXPIRED), 467275 (EXPIRED), 548068 (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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"2 failed, 0 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was CLOSED on Mar 7, 2014.","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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #603839: Inactive since Apr 29, 2019","why":"A license record proves the licensed activity existed at that time. An inactive or expired license does not establish that the business still operates—or that it may legally reopen under the same use.","action":"If business income matters, verify the current tenant, use registration, and active license in eCLIPSE.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/licenses/business-licenses/"},{"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 1 historical violation across 1 case.","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/"}]}