{"asOf":"2026-07-27T15:23:12.066Z","block":"2100-2199 REED ST","blockUrl":"https://philadelphia.blockreport.homes/block/2100-2199-reed-st","address":"2101 REED ST","parcelNumber":"882059990","source":"https://property.phila.gov/?p=882059990","ownerType":"absentee","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"AA0","buildingCodeNew":"256","buildingClass":"STORE 1 STY MASONRY","buildingClassNew":"RETAIL - * SINGLE OCCUPANCY","useLabel":"Store","owner":"PALINA CHERYL L","coOwner":"PALINA JOSEPH M","marketValue":93600,"landAssessment":18700,"improvementAssessment":74900,"livableArea":500,"yearBuilt":1923,"lastSale":{"price":1,"date":"2018-06-22T04:00:00Z"},"openViolations":4,"violations":[{"number":"632967","date":"2007-06-21","code":"PM-304.4/1","title":"EXT S-ROOF 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GRAFFITI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2026-049492","date":"2026-07-02","code":"F-304.1","title":"WASTE ACCUMULATION PROHIBITED\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-049493","date":"2026-07-02","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-049494","date":"2026-07-02","code":"PM15-506.3","title":"PLUMBING SYSTEMS- GREASE INTERCEPTOR","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-049495","date":"2026-07-02","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"118111","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2007-06-22","completedDate":"2007-07-24","violations":[{"number":"632967","date":"2007-06-21","code":"PM-304.4/1","title":"EXT S-ROOF REPAIR","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"632966","date":"2007-06-21","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"411420","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2013-11-20","completedDate":null,"violations":[{"number":"3319630","date":"2013-11-20","code":"14-1704/50","title":"NO ZONING/USE PERMIT-SIGN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3319632","date":"2013-11-20","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3319631","date":"2013-11-20","code":"PM-304.1/1","title":"EXT S-EXTERIOR REPAIR/MAINTAIN","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"525877","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2016-03-30","completedDate":"2016-04-21","violations":[{"number":"3883447","date":"2016-03-30","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3883448","date":"2016-03-30","code":"PM15-302.9","title":"EXTERIOR AREA GRAFFITI","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2026-080000","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL VACANT PROPERTY INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-07-02","completedDate":null,"violations":[{"number":"VI-2026-049492","date":"2026-07-02","code":"F-304.1","title":"WASTE ACCUMULATION PROHIBITED\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-049493","date":"2026-07-02","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-049494","date":"2026-07-02","code":"PM15-506.3","title":"PLUMBING SYSTEMS- GREASE INTERCEPTOR","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-049495","date":"2026-07-02","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2007,"n":2,"worst":null},{"y":2013,"n":3,"worst":null},{"y":2016,"n":2,"worst":null},{"y":2026,"n":4,"worst":null}],"investigations":[{"caseNumber":"118111","date":"2007-06-21","type":"CI INSP","status":"FAILED"},{"caseNumber":"118111","date":"2007-07-23","type":"CI INSP","status":"PASSED"},{"caseNumber":"118111","date":"2007-07-23","type":"CI INSP","status":"PASSED"},{"caseNumber":"411420","date":"2013-11-20","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"411420","date":"2013-12-26","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"411420","date":"2014-01-30","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"411420","date":"2014-05-22","type":"PRECOURT","status":"FAILED"},{"caseNumber":"411420","date":"2014-09-09","type":"PRECOURT","status":"FAILED"},{"caseNumber":"411420","date":"2014-10-28","type":"PRECOURT","status":"PASSED"},{"caseNumber":"525877","date":"2016-03-29","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"525877","date":"2016-04-21","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"CF-2026-080000","date":"2026-07-02","type":null,"status":"FAILED"}],"inspYears":[{"y":2007,"fails":1,"passes":2},{"y":2013,"fails":2,"passes":0},{"y":2014,"fails":2,"passes":1},{"y":2016,"fails":1,"passes":1},{"y":2026,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.93450938502572,"lng":-75.17939312094721,"geom":{"type":"Polygon","coordinates":[[[-75.179377357,39.934467206],[-75.179449182,39.934477682],[-75.179352823,39.934583267],[-75.179377357,39.934467206]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2024-004634","type":"Special Hazards Certification","inspectionDate":"2024-02-07","result":"Certified","expirationDate":"2025-02-07","buildingId":"1502784"},{"number":"BC-2025-008992","type":"Special Hazards Certification","inspectionDate":"2025-04-07","result":"Certified","expirationDate":"2026-04-07","buildingId":"1502784"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":null,"baths":null,"stories":1,"lotArea":500,"zoning":"CMX2","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"10 SUMMER DR, BERLIN NJ, 08009","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"SPECIAL EXCEPTION/PERMIT FOR ERECTION OF THREE (3) INTERNALLY ILLUMINATED ROOFTOP ACCESSORY SIGNS. SIZE AND LOCATION AS SHOWN IN THE APPLICATION. FOR SIGNS ACCESSORY TO THE PROPOSED TAKE OUT RESTAURANT IN AN EXISTING ONE STORY STRUCTURE.","status":"OPEN","outcome":"Granted with conditions","date":"2018-01-24","number":"32333","relatedPermit":"811358"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":61600,"taxable":61600,"land":11000,"improvement":50600,"taxableLand":11000,"taxableImprovement":50600,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":61600,"taxable":61600,"land":11000,"improvement":50600,"taxableLand":11000,"taxableImprovement":50600,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":121200,"taxable":121200,"land":24199,"improvement":97001,"taxableLand":24199,"taxableImprovement":97001,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":120900,"taxable":120900,"land":24180,"improvement":96720,"taxableLand":24180,"taxableImprovement":96720,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":121800,"taxable":121800,"land":24360,"improvement":97440,"taxableLand":24360,"taxableImprovement":97440,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":121800,"taxable":121800,"land":24360,"improvement":97440,"taxableLand":24360,"taxableImprovement":97440,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":121800,"taxable":121800,"land":24360,"improvement":97440,"taxableLand":24360,"taxableImprovement":97440,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":133100,"taxable":133100,"land":26619,"improvement":106481,"taxableLand":26619,"taxableImprovement":106481,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":133100,"taxable":133100,"land":26619,"improvement":106481,"taxableLand":26619,"taxableImprovement":106481,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":133100,"taxable":133100,"land":26620,"improvement":106480,"taxableLand":26620,"taxableImprovement":106480,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":133100,"taxable":133100,"land":26620,"improvement":106480,"taxableLand":26620,"taxableImprovement":106480,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":93600,"taxable":93600,"land":18700,"improvement":74900,"taxableLand":18700,"taxableImprovement":74900,"exemptLand":0,"exemptImprovement":0}],"taxNow":1863,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"852939","date":"2018-02-16","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2020-02-12","scope":"EZ EXTERIOR WALL COVERINGS- FOR THE APPLICATION OF EXTERIOR WALL COVERINGS AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS."},{"number":"811358","date":"2018-07-10","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2018-07-10","scope":"*** FOR SIGNS ACCESSORY TO THE PROPOSED TAKE OUT RESTAURANT IN AN EXISTING ONE STORY STRUCTURE.(SEE PROVISOS: HOURS OF OPERATION 10AM TO 10PM; NO OUTSIDE SEATIING; ALL TRASH STORED INDOORS)*. .**FOR SIGNS ACCESSORY TO THE PROPOSED TAKE OUT RESTAURANT IN AN EXISTING ONE STORY STRUCTURE.(SEE PROVISOS: HOURS OF OPERATION 10AM TO 10PM; NO OUTSIDE SEATIING; ALL TRASH STORED INDOORS).**"},{"number":"843624","date":"2018-08-23","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2020-02-12","scope":"TO INSTALL A 10'-0\" HOOD W/DUCT & FANS"},{"number":"910706","date":"2018-11-01","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2020-02-12","scope":"LEVEL III ALTERATIONS WITH COMPLETE CHANGE OF OCCUPANCY TO CREATE A TAKE-OUT RESTAURANT (NO INDOOR OR OUTDOOR CUSTOMER SEATING) IN AN EXISTING ONE STORY STRUCTURE AS PER APPROVED PLANS. BUILDING NOT REQUIRED TO BE SPRINKLERED. **SEPARATE PERMITS REQUIRED FOR ANY MEP WORK**"},{"number":"930289","date":"2019-02-28","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2020-02-12","scope":"REWIRE & INSTALL BRANCH CIRCUITS FOR LIGHTING & POWER USING EXISTING 200AMP SERVICE AS PER 2008 AND FIRE ALARM SYSTEM HORN STROBES, PULL STATION AND SMOKE DETECTORS AS PER NFPA 72"},{"number":"936971","date":"2019-02-28","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2020-02-12","scope":"INSTALLING 1/2 BATH, 3 BEN SINK, HAND SINK, 2 FLOOR DRAINS, HOTWATER TANK & GREASE TRAP. THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004 (SOUTH DIST)"},{"number":"965905","date":"2019-07-24","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2020-02-12","scope":"INSTALLATION OF HVAC SYSTEM IN EXISTING BUILDING FOR TAKE-OUT RESTAUARANT AS PER APPROVED PLANS."},{"number":"PP-2023-001147","date":"2023-01-25","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-02-13","scope":"Replace curb trap & fresh air inlet"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2016,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2018,"k":"appeal","w":"Appeal granted with conditions"},{"y":2018,"k":"permit","w":"Alteration"},{"y":2018,"k":"permit","w":"Zoning/use"},{"y":2018,"k":"permit","w":"Mechanical"},{"y":2018,"k":"permit","w":"Major alteration"},{"y":2019,"k":"permit","w":"Electrical"},{"y":2019,"k":"permit","w":"Plumbing"},{"y":2019,"k":"permit","w":"Mechanical"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2026,"k":"viol","w":"4 L&I violations"},{"y":2026,"k":"insp","w":"Inspection failed"}],"rented":false,"licenses":[{"number":"614375","type":"Vacant Residential Property / Lot","status":"Closed","businessName":"PALINA MICHAEL A         PALINA CHERYL L","legalName":"PALINA MICHAEL A         PALINA CHERYL L","address":"2101 REED ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2014-01-07","latestIssueDate":"2017-03-12","expirationDate":"2018-02-28","inactiveDate":"2018-04-29"},{"number":"839270","type":"Food Preparing and Serving","status":"Inactive","businessName":"MOC-TIM ENTERPRISES","legalName":"MOC-TIM ENTERPRISES","address":"2101 REED ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2020-03-06","latestIssueDate":"2025-01-20","expirationDate":"2026-03-05","inactiveDate":"2026-05-04"}],"licenseActivity":[{"number":"839270","type":"Food Preparing and Serving","businessName":"MOC-TIM ENTERPRISES","legalName":"MOC-TIM ENTERPRISES","issuedDate":"2020-03-06","latestIssueDate":"2025-01-20","closureDate":"2026-05-04","expirationDate":"2026-03-05","inactiveDate":"2026-05-04","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"614375","type":"Vacant Residential Property / Lot","businessName":"PALINA MICHAEL A         PALINA CHERYL L","legalName":"PALINA MICHAEL A         PALINA CHERYL L","issuedDate":"2014-01-07","latestIssueDate":"2017-03-12","closureDate":"2018-04-29","expirationDate":"2018-02-28","inactiveDate":"2018-04-29","status":"Closed","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","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":["4 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":"Use permit #811358: 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":"4 open L&I violations","finding":"11 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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Special Hazards Certification: Certified through Apr 7, 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":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"7 failed, 4 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was FAILED on Jul 2, 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #614375: Closed since Apr 29, 2018; Food Preparing and Serving #839270: Inactive since May 4, 2026","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":"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 and appears related-party/family-held.","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":"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/"}],"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/"}]}